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LUA99-027 Vol 3
I 1 Lake Washington t t ti t 2 z , ts ,I-4 ' :,-,••,0 4t 1 i ^ a re 7 gi :i: !! IIiiis a The Boeing Corp . f ti scene Conlon Park o r r S i[ f.( a aa1 ' l r - 1°E t t A;,. i4P,r7,51,,,,,, ,e v P ' w. \ LT /. 1:4" '4.- I, 1,4: - b//" z,, 4t. 1'•.Y3 j NSF - 4 t,` i`,-, f v aBilif lid la r F. p S.r;. x a Puget i' vti=, c r d " u" .a otir,, rr. ca jtx, zoo i a s-4.4 a M 5QUTHPC} RT IN E I P D PER KINSS COI 1 AUG 11is' 1201 THIRD AVENUE, 48TH FLOOR•SEATTLE,WASHINGTON 98101-3099 TELEPHONE: 206 583-8888• FACSIMILE: 206 583-8500 oa'lTiAii:UiGF.Ai; VG RICHARD E.MCCANN 206)583-8616 August 9, 1999 Susan Carlson Administrator Economic Development/Neighborhoods and Strategic Planning Depai lment City of Renton 1055 S. Grady Way Renton, WA 98055 Re: Southport Development Project File Nos. LUA 99-027, ECF; 99-M-2; 99-T-3 Dear Sue: This is to formally request that I be placed on your mailing list for any and all City activities that relate to or will affect the Southport Development Planned Action project. This request specifically includes, but is not limited to, activities with respect to the Environmental Impact Statement, including issuance of the Final EIS; the Comprehensive Plan amendment and the rezone; issuance of the shoreline substantial development permit; and any other actions or activities being undertaken by the City with respect to this project. I will appreciate your written confirmation that I am on the mailing list for each of these activities, as well as any others that may be underway now or are initiated in the future. Cordially, Richard E. McCann REM:vg 03003-0241/SB992210.131] ANCHORAGE BELLEVUE DENVER HONG KONG LOS ANGELES MENLO PARK OLYMPIA PORTLAND SAN FRANCISCO SEATTLE SPOKANE TAIPEI WASHINGTO' i).C. I CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:July 30, 1999 TO: File 99-027 FROM:Lisa Grueter SUBJECT: Additional Changes to Proposed COR Zone Attached are replacement pages for the proposed Center Office Residential code amendments submitted on March 31, 1999, and updated periodically since that time. Seco Development is considering an alternative conceptual plan that would replace Building A with a hotel. This building would be up to 75 feet in height and would be setback fifty feet from the shoreline. The new proposed Building A would be 25 feet taller than the previously proposed Building A. To further address shading potential along the shoreline, and ensure compatibility with other buildings and uses on the site, the attached replacement pages for the proposed COR code amendments would introduce a maximum building height of 75 feet for buildings located within 100 feet of the shoreline. For buildings that are taller than 50 feet and within 100 feet of the shoreline, upper-story setbacks (10 feet for fifth story and each succeeding story) would apply. There would be an administrative modification process available to provide a different upper-story setback if solar access would be the same or better and if there is a variation in height in comparison to other buildings. These amendments would apply only to the proposed COR-3 zone. These changes would be considered a part of the new alternative to be reviewed in the Final SEIS. cc:Sue Carlson CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\LGRUETER\SHUFFLTN\codechgheight.doc\cor a 7/19/99 4-1-050 ROLES AND RESPONSIBILITIES: he regulation of land development is a cooperative activity including many different elected and appointed boards and City staff. The specific responsibilities of these bodies is set forth below: A. PLANNING/BUILDING/PUBLIC WORKS ADMINISTRATOR OR DESIGNEE: 1. Authority: The Planning/Building/Public Works Administrator or his or her designee shall review and z,ct on the following: I . Modifications to development standards in the Centers Residential Demonstration Overlay District, nd Center Office Residential-3 (COR-3) District . 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: CENTER OFFICE RESIDENTIAL ZONE (COR 1-and, COR 2, and COR-3): The purpose of the Center Office/Residential 1 and 2 Zone(COR 1 and 2)Zone is to provide for a mix of intensive ffice and residential activity in a high quality, master planned development which is integrated with the natural nvironment. Commercial retail uses which support the primary uses of the site and are architecturally and functionally integrated are permitted. Also commercial uses which provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR zone. Jces. Policies governing these uses are primarily contained in the Land Use Element, Center Office/Residential section f the City's adopted Comprehensive Plan.The scale ar location of these sites will typically denote a gateway into the City and should be designed accordingly(see also Land Use Element, Community Design -Chapter 0, Section IV°Gateways' section). Since the sites function as gateways, the site planning should incorporate features of interest and use for the users. In order to address differing site conditions, and recognizing the gateway and environmentally sensitive features these sites, this Zone is divided into three (3)two (2)sections: COR 1,and COR 2, and COR 3. COR 1 and 2 sha the same uses and development standards, but differ in heights allowed. COR 3 shares a majority of uses allow( in COR1 and 2 as well as most development standards, but differs primarily in densities allowed. COR 1 is appli( to the property known as the Stoneway Concrete Site. COR 2 is applied to the property known as the Port Quend Site. -COR 3 is applied to the property known as the Shuffleton Site. 7/19/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR HEIGHT 250 ft.8.17.28 COR 114: 10 stories and/or 125 five ft 8.19.28 Maximum Building Height, 95 ft.8,13,28 except for uses having a COR 2 and 316: 10 stories and/or 125 ft.; Public Suffix" (P) pro vided the master plan includes a designation30 balance of building height, bulk and density.8' Maximum Building Height 20 ft. more than the maximum height 20 ft. more than the maximum height NA When a Building is allowed in the adjacent residential allowed in the adjacent residential zone! Adjacent to a Lot zone.8.22 Designated as Residential on the City Comprehensive Plan Maximum Height for See RMC 44140G.See RMC 44140G. See RMC 44140G. Wireless Communication Facilities SCREENING Minimum Required for NA None required except when a CO lot NA Outdoor Loading, Repair, abuts or is adjacent to a residential zoned Maintenance or Work lot', then a fence, or landscaping,or a Areas landscaped berm,or a combination thereof to achieve adequate visual or acoustical screening as determined by the Reviewing Official.' Surface-Mounted Utility Must be screened from public view. Must be screened from public view. Must be screened from public view. and Mechanical Equipment Roof Top Equipment Must be enclosed so as to be Must be enclosed so as to be shielded Must be enclosed so as to be shielded Except for shielded from view.from view.from view. Telecommunication Equipment) SCREENING (Continued) 7/19/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR DENSITY (Net Density in Dwelling Units per Acre) COR-3 Zone: To consider shade/shadow SPECIAL DEVELOPMENT effects and encourage compatibility, the STANDARDS following modulation/articulation and upper-story setbacks shall apply in the COR-3 Zone. Modulation/Articulation: Buildings that are immediately adjacent or abutting a public park, open space, or trail shall incorporate at least one of the features in items 1 through 3, and shall provide item 1. Incorporate building modulation to reduce the overall bulk and mass of buildings, or 2. For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or 3. Vertical and horizontal modulation of roof lines and facades of a minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. Upper Story Setbacks: Buildings or portions of buildings which exceed fifty feet (50') in height34 which are located within one hundred feet (100')of the shoreline shall include upper story 35b 7/19/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR setbacks for the facade facing the shoreline and for facades facing publically accessible plazas as follows: The minimum setback for a fifth story and suceedinq stories shall be ten feet(10') minimum from the preceding story, applicable to each story. Projects not meeting the upper story setbacks defined above may be approved through a modification process when superior design is demonstrated. Application may be made for modification of these development standards pursuant to RMC section 4-9-250.D. For a modification to be granted, the project must comply with the decision and design criteria stipulated in RMC section 4-9- 250.D.2 and D.4 . 3 1 7/19/99 Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre may be allowed; provided there is a balance of height, bulk and density established through a floor area ratio system and/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provision may be allowed; provided, there is a balance of height, bulk and density established addressing the following public benefits: a) Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site, b) Provision of an additional twenty five foot 25') setback from the shoreline above that required by the Shoreline Management Act, c) Establishment of view corridors from upland boundaries of the site to the shoreline, d) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area ratios may be established for the property to be determined at the time of site plan review as approved by Council. 33. RESERVED —for Convenience Commercial Zone Amendments 34. COR-3 Zone Only: Buildings or portions of buildings which are within one hundred feet 100') of the shoreline shall not exceed a maximum height of seventy five feet (75'). 41 COR3ZONE\ 7/19/99 1.This information is required only for those home occupations that will have customer visits,more than six(6)business deliveries per week,or external indication of commercial activity. 2.Level of detail limited to scope listed in RMC 49210A. 3.Level of detail required may be reduced by Administrator. 4.For conditional use permit applications for wireless communication facilities,the applicant shall submit a preliminary sketch(five(5)copies)for preliminary staff review prior to submittal 5.Only required for projects requiring a public hearing. 6.Only required for residential projects requesting modification to special development standards in a Centers Residential Demonstration District Section 4-3-120.B.3,or for any development subject to special develoment standards requiring upper story setbacks in the Center Office Residential—3(COR-3) Zone,Section 4-2-120.B. Number of required copies (if any) is indicated in each column unless waived by the Development Services Division. 4R COR3ZONE\ 7/19/99 4-8-120.D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 18. Definitions R: Report on Design Criteria for Modifications: A written evaluation issued by the Economic Development, Neighborhoods and Strategic Planning Administrator. This report assesses whether a proposed project qualifies as a superior design and is eligible for modification of development standards based on adopted criteria of Section 4-3-250.D.3 and D.4 19. Definitions S: Site Plan, Level !Land Use Review: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and alleys, e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse and recycling areas, freestanding lighting fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/or use, COR3ZONE\ 7/19/99 iii. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: Number of stalls required, by use; number of stalls provided, by use, Sizes of stalls and angles, Location and number of handicap stalls, compact, employee and/or guest parking stalls, Location and size of curb cuts, Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, Location of wheel stops, Loading space, Stacking space, Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, Square footage of interior parking lot landscaping. Site Plan, Land Use, Level II: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) consisting of a conceptual plan indicating the following: a. Information from Site Plan Level I items a, b, and c. b. A legend listing the following must be included on one of the sheets: Total square footage of the site, Square footage (by floor and overall total) of each individual building and/or use, Total estimated square footage of all buildings (footprint of each building), COR3ZONE\ 7/19/99 Percentage estimate of lot coverage, Square footage estimate of all landscaping (total and parking lot), Allowable and proposed building height, Building setbacks proposed and required by Code, Parking analysis, including estimated number, size, and type of stalls required, by use and number of stalls provided, by use. c. General location and size of buildings and uses, d. Phasing of development, e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops, f. Critical areas, q. Focal points within the project (e.q.,public plazas, art work, gateways both into the site and into the City, etc.) h. Private and public open space provisions, and recreation areas i. View corridors, j. Public access to water and/or shoreline areas. COR3ZONE\ 7/19/99 4-9-250.D. MODIFICATION PROCEDURES: 1. Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be subject to approval by the Planning/Building/Public Works Department upon submittal in writing of jurisdiction for such modification. Application will be made prior to detailed engineering and design. 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b. Will not be injurious to other property(s) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5- 8-1995) 3. Additional Decision Criteria Only for Center Residential Demonstration District: 4. ADDITIONAL DECISION CRITERIA ONLY FOR CENTER OFFICE RESIDENTIAL-3 COR-3) ZONE: For a modification to special upper story setback standards in the COR-3 zone, RMC Section 4-2-120B, the Department shall rely on the recommendations contained within the Report on Design Criteria for Modifications prepared by the Economic Development, Neighborhoods and Strategic Planning Administrator or designee as the basis for approval or denial of the request. In addition to the criteria in Section 4-9-250.D.2, the request for modification in the COR-3 zone requirements for upper story setbacks shall meet all of the following criteria: a.In comparison to the standard upper story setbacks, the proposed building design will achieve the same or better results in terms of solar access to the public shoreline trails/opens space and publically accessble plazas; the building will allow access to sunlight alonq_the public trail/open space system and plazas abutting the shoreline during daytime and seasonal periods projected for peak utilization by pedestrians. b.The building will create a step in perceived height, bulk and scale in comparison to buildings surrounding_the subject building. COR3ZONE\ 72 I PERKINS COIE LLP 1_/a1201THIRDAVENUE, 48TH FLOOR •SEATTLE, WASHINGTON 98101-3099 RECEI >E! TELEPHONE: 206 583-8888• FACSIMILE: 206 583-8500 JUL 1 4 14V ECONOMIC DEVELOP IT CHARLES E.MADUELL NEIGHBORHOODANDSTRATEGICPLA, ;G206583-8886 maduc@perkinscoie.corn July 14, 1999 Larry Brosman, Chair City of Renton Planning Commission 1055 S. Grady Way Renton, WA 98055 Re: The Southport Project— File No. LUA 99-027; #99-M-2; T-3 Dear Mr. Brosman: We represent The Boeing Company. As you know, the proposed Southport project is located immediately adjacent to The Boeing Company's manufacturing facility for its 737 and 757 aircraft. Please include this letter as a part of the record on this project and The Boeing Company as a party of record. The Boeing Company has carefully reviewed the Southport project proposal and the requested comprehensive plan amendment and rezone. We have met extensively with city staff and the developer to address the Company's concerns—the incompatibility of the proposed residential uses and manufacturing operations, the absence of changed conditions since the site was last zoned, and consideration of the project before the Final Environmental Impact Statement has been issued. While we are hopeful that an agreement will be reached with the developer and the City to resolve the Company's concerns, this letter is to inform the Planning Commission of these issues, place our concerns on the record, and preserve the Company's right to take further action if that becomes necessary. V ly yours, Charles E. Maduell CEM:cf cc: Members of Planning Commission 103003-024103003-0241/SB991950.019] ANCHORAGE BELLEVUE DENVER HONG KONG LOS ANGELES MENLO PARK OLYMPIA PORTLAND SAN FRANCISCO SEATTLE SPOKANE TAIPEI WASHINGT. D.C. STRATEGIC ALLIANCE: RUSSELL&DuMOULIN,VANCOUVER, CANADA CITY OF RENTON PLANNING COMMISSION PUBLIC MEETING July 14, 1999 7:00 PM COUNCIL CHAMBER AGENDA 1. CALL TO ORDER 2.ROLL CALL 3. PUBLIC HEARING - 1999 COMPREHENSIVE PLAN AMENDMENTS 99-M-1 (LUA-99-051): Residential Planned Neighborhood(R-14 zoning) to Convenience Commercial Designation (CC zoning) 99-M-2 and T-3 (LUA-99-027): Employment Area Industrial/Heavy Industrial to Center Office Residential 99-M-3 (LUA-99-054): Residential Single Family with RMH Zoning to Residential Options (R-10 Zoning), Residential Planned Neighborhood (R-14 Zoning), and Convenience Commercial (CC Zoning) 99-M-4 (LUA-99-055): East side of Talbot Road Study Area Review of Residential Rural, Residential Planned Neighborhood, Residential Single Family, Center Institution 99-M-5 (LUA-99-053): Residential Single Family to Residential Options 4.8 acres adjacent to 104th Ave. SE. Woods 99-T-3 (LUA-99-027): Comprehensive Plan policy amendments to the Center Office Residential Policies. See above under#99-M-2 99-T-4: Comprehensive Plan Text Amendment to add a reference to the Issaquah School District Capital Facilities Plan in the Introduction of the Comprehensive Plan STAFF PRESENTATION AUDIENCE COMMENTS 4.POLICY/CODE STUDY SESSION: Code Amendment to change the Comprehensive Plan Amendment Review Process 5.COMMISSION DELIBERATIONS: a)Code Amendment to Change the Comprehensive Plan Amendment Review Process b)1999 COMPREHENSIVE PLAN AMENDMENTS 6. ADJOURNMENT NOTE:IF NECESSARY, PLANNING COMMISSION WILL CONTINUE DELIBERATION ON THl 1999 COMPREHENSIVE PLAN AMENDMENTS - THURSDAY, July 15TH, 7:00 P.M., CIT COUNCIL CHAMBERS. 07/14/99 14:15 FAX 206 447 9700 F P & S L6001 I FOSTER PEPPER & SHEFELMAN PLLC ATTORNRYS AT LAw 11 l 1 THIRD AVENUE, SUITE 3400 SEAT7'LE, WA 98101 FAX: (206)447-9700 PHONE: (206)447-4400 FACSIMILE TRANSMITTAL SHEET July 14, 1999 TO: FAX NUMBER: VOICE CONTACT: VOICE CONFIRM: Larry Brosman 425) 430-7300 (425) 430-6575 Yes El No From: Charles R. Wolfe Direct Dial: (206)447-2901 Direct Return Fax: (206) 749-2035 Attachments: Number of Pages (Including this cover page): 4 User & Client/Matter Number:888 336-57 Return to/Location: 34-71 Message: Kevin Teague of our office will be attending the planning commission meeting this evening and will deliver a hard copy of the attached letter at that time. IF YOU HAVE QUESTIONS REGARDING THE TRANSMISSION OF THIS FAX, PLEASE CONTACT THE FAX DEPARTMENT AT(206)447-2903 THE INFORMATION CONTAINED IN THIS FACSIMILE COMMUNICATION IS PRIVILEGED AND/OR CONFIDENTIAL INFORMATION INTENDED ONLY FOR THE USE OF EACH INDIVIDUAL OR ENTITY NAMED ABOVE, IF THE READER OF THIS COVER PAGE LS NOT AN INTENDED RECIPIENT, YOU ARE HEREBY NOTIFIED THAT ANY DISSEMINATION. DISTRIBUTION OR COPYTNG OF THIS COMMUNICATION OR THE INFORMATION CONTAINED IN THIS COMMUNICATION IS STRICTLY PROHIBITED, IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR.PLEASE IMMEDIATELY NOTIFY US BY TELEPHONE AND RETURN THIS FACSIMILE TO US AT THE ABOVE ADDRESS VIA THE U.S. POSTAL SERVICE. THANK YOU. 07/14/99 14:15 FAX 206 447 9700 F P & S IQfuuz 110 FOSTER PEPPER & SHEFELMAN P L L C k i' TORS EY ' IT LAB' Direct Phone 706) J47-2901 July 14, 1999 Uiteet Fucsinala 2U6) 749-2035 Mr. Larry Brosman, Chairman u.lferarostet. Renton Planning Commission Renton Municipal Building 1055 S. Grady Way Renton, WA 98055 Re: Comments re Proposed 1999 Updates to Renton Comprehensive Plan and Municipal Code Dear Chairman Brosman and Planning Commission Members: I,k T THIRD AvE'UE We are writing on behalf of the Port Quendall Company ("PQC"). PQC currently N, e ), owns the"Pan Abode" property in the COR 2 Zone ("COR 2"). PQC is also under SEATTCk contract to purchase the"J.H. Baxter"property within the same zoning classification. WJSl:irtgtor. 9 s T PQC generally supports the general Comprehensive Plan and Municipal Code Telephone amendments currently under consideration by the Planning Commission. In I:a 6 1.i 7 44, particular, PQC supports the City's efforts.to require cooperation of property owners Fi<tinci( within COR zones through the revision of Commercial Development Standard W e b s i t e language. However, as outlined below, PQC has concerns with the proposed w u,>•.E o s T E.. >,t amendment to the Commercial Development Standards which would require "all contiguous properties with COR zoning"to be included in a Level II site plan for the entire zone. I,Requiring Participation of All Contiguous Properties May Delay Development As owner of the "Pan Abode" property and potential owner of-multiple COR 2 properties, PQC is concerned that the currently proposed language would limit the ability of some or most COR 2 property owners to proceed with development b E ,,,. without the voluntary participation of contiguous property owners who are not yet W,sk.,nxt prepared to develop their property. The currently proposed language assumes unified development control over contiguous properties and a uniform development PO RTLwNn Oregon timeline. This level of coordination is not always readily achieved in the development marketplace. A T T G e Was c•ing cr,n Spn CAve sOt 1011).01 07/14/99 14:15 FAX 206 447 9700 F P & S uus 411 Larry Brosman, Chairman July 14, 1999 Page 2 lI. The Proposed Level II Site Plan Requirements Are Too Detailed For Properties Not Ready for Development Under the language currently proposed,those property owners prepared to develop within a COR zone will be forced to create speculative representations of prospective development on contiguous COR properties not yet ready for development. This will be difficult, if not impossible given the high level of detail proposed for Level II Site Plan preparation and review in revised RMC 4-8-120 and 4-9-200. Further, if the owner of a contiguous property underseparateownershipisunpreparedorunwillingtoprovidetheinformationrequiredforaLevel II Site Plan, it could handicap the ability of the contiguous properties within the remainder of thezonetomoveforwardwiththedevelopment,regardless of the willingness of the majority of owners to participate in the Level II Site Plan process. III. The City's Desire For Coordinated Planning Can Be Met by Less Inclusive Language While coordinated site planning is critical given issues such as traffic capacity, railroad crossings, environmental cleanup and improvements to public infrastructure such as highway interchanges, PQC believes the City's intent could be preserved through a requirement that called for a Level II Site Plan submittal by all contiguous properties with COR zoning"within the area proposed for development." If this language were added to the existing proposal, a contiguous property which is under separate ownership not currently proposed for developmentwouldnotbesubjecttotheLevelIISitePlanrequirement- Another approach would be to allow a substantial majority of property owners within a COR zone (e.g., two thirds of acreage with the zone, 40 out of 60 acres, or a similar threshold)to proceed with a Level II Site Plan without the participation of all properties within the zone. IV. "Contiguous" Should Be Better Defined Finally, PQC suggests that the City provide a definition of"contiguous" for purposes of theCommercialDevelopmentStandards. At present it is unclear whether properties would be interpreted to be "contiguous" based on any proximity other than sharing common boundary. 07/14/99 14:16 FAX 206 447 9700 F P & S-004 1110 Larry Brosman, Chairman July 14, 1999 Page 3 Thank you for the opportunity to provide comments. We look forward to ongoing participation in the amendment process. Very truly yours, eV Charles R. Wolfe CRW:kc cc: Larry Martin, Port Quendall Company Lisa Grueter, Senior Planner/Project Manager, City of Renton Kevin Teague, Esq. 50110413 UI CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:July 7, 1999 TO: Planning Commissioners FROM: Rebecc Lind STAFF CONTACT: Lisa Grueter(ext. 6578) SUBJECT: Floor Area Ratio and Density—Southport Site Floor area ratio is usually calculated as follows: the gross floor area of all buildings or structures on a lot divided by the total lot area. The Southport gross lot area equals 17.102 acres. About 2.86 acres of this gross area consist of private shorelands(water area). Based on preliminary conceptual plans total building area is as follows: BUILDING PLAN A—Square Feet PLAN B—Square Feet Including Parking) Including Parking) Residential Total 767,830 808,030 Office Tower Total 1,003,320 1,253,320 TOTAL 1,771,150 2,061,350 With the above information,the floor area ratios would be calculated as follows: FAR PLAN A PLAN B FAR—total building, gross 2.378 2.767 site FAR—total building,net site , 2.86 3.32 FAR—office building,net site 3.57 4.45 with office portion FAR—residential buildings, 2.27 2.39 net site with residential portion Comparable floor area ratios in Renton include: City Hall—2.42 Dally Renaissance—2.75 July 7, 1999 Page 2 Cedar River Court—2.02 Spencer Court—2.86 In Vancouver,B.C.,there are examples of compact,urban residential development. On Beach Street the FAR is estimated at 3.5 to 4 by Don Erickson who managed the developments while employed by the City of Vancouver. Photos are attached. Residential Density Staff has collected a few examples of density in Renton and elsewhere as shown below: Renton Daily Renaissance— 110 units on 1.23 acres, 89 du/ac Cedar River Court—99 dwellings on 0.65 ac, 152 du/ac Spencer Court—72 dwellings on 0.39 ac, 186 du/ac Kirkland Carillon Point—east of Lake Washington Boulevard, 135 units on 14 hillside acres, 10 du/ac. This portion of the development is located away from the mixed use development along Lake Washington. Development in downtown Kirkland is not subject to density limits. Projects such as the Portsmith development, Central Way Apartments (Seco Development project),and Brezza Condominiums can be found in the Downtown zones at higher densities. According to Kirkland City staff,the listed projects have densities of 89, 103 and 72 units to the acre, respectively. A newspaper photo showing the Brezza Condominiums(72 du/ac)is attached. Seco Development will present other information about their buildings in Kirkland and elsewhere. Seattle Along Harbor Avenue SW and Alki Avenue SW there are numerous condominium developments located across from the Puget Sound shoreline. The buildings stand 4 or 5 stories tall above parking garages. The example photos show residential densities ranging from 39 to 55 dwelling units per net acre. cc:Sue Carlson H:\Econ omicDevelopment\STRATPLN\PLANNING\LG RUETER\S H UFFLTN\pcfarmem.doc.dot\cor 0 PHOTO INFORMATION LOCATION DENSITY/FAR STORIES Beach Street,Vancouver B.C. 3.5 to 4 FAR,estimated Varies Daily Renaissance,Renton 89.43 du/acre,2.75 FAR 4 stories,50'generally,60'max. 1140 Alki Avenue SW 54.76 du/ac 4 stories+ 1 parking 1402 Alki Avenue SW 50 du/ac 5 stories+ 1 parking 1388 Alki Avenue SW 51.28 du/ac 5 stories+ 1 parking 1374 Alki Avenue SW 38.88 du/ac 5 stories+ 1 parking 2440 Alki Avenue SW 45.45 du/ac 4 stories D . 9 ,4 n o7 VA 77-..-/,..9 .1i7-. 7g rr4 a i .ram T.. A i II. 1,1 Li ag r III: ,. ; :". . ; r . '. / ji_... L.' di 1 1 , g 'nn7i n 07 c r /1 ' ,s 17L5 -if wag k40Billikt ,., r .. wassicoli ..% an,lt,per-,i . Id q ...E:--, c,-- 1: -._ c ice-• I r I _A i 7 . . - irii ., . . , 40,,,,41. AIM 1 4 Si.r==:.,,,MI• NIMPWIANIZEIl.MI.11 ,,~11111011.111116, ia.r.1:-. ' , ilg 1 11.Iii 1ii 7III III/ I a n m: am, di.. ws awl i NMI 1 •ifSriaza1 sham iiditi9t1Piesiiin Qs. . no.... maw is- zr : '-.J ----"4 "II , %ILiIlk A OGlc 4 • T7 i i J a 1 Qiia/55a-n -1--,) / e•147 YYL i. 1 j. . v _ A RC t ' is ai 4I1111 I I Iy J I . . 0 1.„ Iiii 4v 4/ f Alin 12.6-, ff/.<... 1€.__ 12- we tins' -7 7 1a/ . '2//jY ,gS c / 11, , vigil. el„ I 10.11. equi ei of idmil i *f. 4; ii 11 i . I. i i may y'/' f : i- 111 I' API1' 44 it1.s ` q#1J 4 7r IP.g 7-PPITnY .o.//b/ --6°0/,/ 1 ram! .1.. 1, 4111e! 11 et". t. M t 1 ice pi a - _ 1, - . Nikiii, sii..."'"' goo. MIiii • bil 1";* 1.1111111111111111111N[ 111! MII`lKM iirriglillielArtir r it i I 4.la al-ll iliasi J d 1ii - mi, 1 . lJfl I. I R1 Arta s LStaf IA 3 a_ ..._ G- M._a, s.-40 IF , I•I ll sir-,._: t fir° 1r"! 3 k" noe Svt! ee___ i ft I t\''' . i. i`C•11 i ' 111 'I i 111 11. ___. i - I 2 0 /4/kJ. .4-rzn e_ 51/(J , 6.tfi Kllr Carillon Point Mixed Use Development A The largest waterfront development in Kirkland is Carillon Point, a mixed-use project constructed in the late 1980's and early 90's. The 31 acre site is located on the east and west sides of Lake Washington Boulevard at approximately NE 55 Street in Kirkland, Washington. The development sits on 17 acres west of Lake Washington Boulevard and another 14 on the hillside to the east. The predominant use is office, and office lease rates are the highest in the Seattle metropolitan area. The development also contains a 123 Fifth Avenue luxury hotel, several restaurants, a few specialty shops and a large marina. A luxury Kirkland,Washington waterfront condominium building is located at the north end. The entire hillside is apartment buildings. 98033-6189 The name "Carillon Point" refers to the distinctive carillon bells that ring hourly and are Tel:(425)828-1100 housed in six tall columns in the central public plaza. The site is located on a point of land jutting into Lake Washington. Public amenities include a 1,800 foot shoreline trail, 475 TTY:(425)828-224 foot public fishing pier,two shoreline parks, and two view corridors each averaging 225 feet wide. The site's western parcel is known as the "Old Lake Washington Shipyards" because it housed shipbuilding operations from the 1880's through World War II. Early shipbuilding activities included sea-going vessels and repairing whaling ships. During World War I, the shipyard employed up to 600 workers and filled contracts for the French government, among others. Between the World Wars, the yard began producing steel-hulled ships, including Puget Sound ferries. During WWII,the shipyard produced submarine tenders and seaplane tenders and employed up to 6,000 workers. After the war,the Alaska Steamship Company and the ferry system used the yard for repair work and moorage. During the 50's and 60's the owner used the site for boat storage, repair, carpentry and engine work. There were as many as 8 to 10 small boat builders and over 100 various other tenants. For several years prior to development of Carillon Point,the site was used as the headquarters and training facility for the Seattle Seahawks football team. Statistics: 467,000 square feet of office 20,000 square feet of retail 20,000 square feet of restaurant 100 room hotel 200 slip marina 14 condominiums (west side) 1700 parking stalls 135 apartments (east side) Misc/Carillon Point-current Info./4.12.99 i 4••y_ t 3.r-. gika rr 7 a Ik Lti!t 1 y•+•.it --. fie,,kik-41 Q''' 10s tct' ;yf • H 4z l, .te 1 ; • 7 I l Y •_•:. r ! . +• w •'! Lve ,, a r v$•k • gyp t^(vn'e 4. a,P' 9 A e Tr L• F l •'av-fl„. ,1C+'i a:.., fit',,•.., `. r3 . S. , y« c b Dft' i-4 rkli KING iTRUCTUR s_- BUILDING 6 t UPLAND APARTMENTS 1 c, r" j BUILDING 3 V s 1 r a t vPcSTRUCTw . r tw Ii .e L• A Heat{ u te.3itb a y 1 E IIDREUNE pAII.S.YSTF B 1 D kKING if' I. SHORELINE / E;. i; I Y I be y PR Ali.St 1 t NORTH PARK y -s`' I II F:\V e.a i4[h1D\i4R,.h17TEL- liiit 1 ` , Y CFN1RAL PLA. PAwKIAs:w7dlY, '.:$. y r. f ' • i-F.RRACE B.ESfAL;R ANT -- y '0. J. PI'BI`CPIER r.. 1-:4b eta i `— w AK' sl'-•(eli '4 VI a•• L PHASE ONE FUTURE PHASES WOODMARK HOTEL TERRACE RESTAURANT BUILDING 2 MARINA CONDOMINIUMS UIIDING) UOroar completion: ,ummer 19[9 e9,aplete=toads 1909 complete=December '189 11 UIY*Aimee oft.UMW omplrion summer'9[9 Seem*Entry 5,000w ft oul Small 11[e-out rood F.aln9 ESPL,vAOE LEVF.1. OS SLIPS 130 ft-100', Some Uod.ryoead Wnme Outside Table. Rauunm Dining Herber!Never SPt.AHADF.LEVEL Covered Patin[Lotter,a Shpeen Health Club amp-outFacdibw UPLAND APARTMENTS JUILDING 4 Weiel Room. Electric a Mar S.rnce, i 3S Units Fleets Office ShopPLAZALEVEL 5.000,t ft teal e e L Restaurant. PLAZA Slop Breakwater hotection rebvounp Restaurant 1ne.p m'' Parkin[ SITE nMENITIES Office Sne.,,Ooo,9't BUILDING 5 PLAZA LEVEL Shoaling ihil SPalem ompWioru February t909 jI1]I.I]IN(6 Kesel Loeb/ Public Par irk!)a 4TH FIAORS i FLOORS.I:0.OM Id.'L tdL pBOO-- 4413 Read Shops teeth a South carts MRee Space.S0.000 W , atal Outdop'Otrea4 0.000 t ft IpYI 4.food Restaurant Omni F•aptaned. Leper Floor Bekoares itr0,e Enirr Pion a Covered Welt I!4TH FL OURS Centel Hm RD Floor-h,-Float NNW teal rinesiroomt Tfecuon Elenton ona.d Patting I 'lit ,L,S,,.NLR I'FRSHII' 014RI LL.C)N SKINNER DRVP tENF CO/a1MNY POI NI' L oY 9 I i I Wili j s II • I t j 1 1 I 1 in 4 AllNAL- ice) 1 . 1 Ai I - 4•• -`. - '•-- 4.: - '" Atelli l1U., ' '-' I I 1 Fq ripi.:ii 91 • 4 4• I.. s' ti- ram. i 1CM--.414 t gmrifit:-I i. __. 79'..-. -Cs. .... 7.•_Li. 47-'-. it .-. !!' ptt 1 4 Carillon Point Development from Water 0 die fiq/7:/tea P-- rn z,. a sJ'kYi € .+"' 4 ) k 6 "',i rTta r Mel 4 F ‘., ' s' : m rt`- r o y,' ' 13''! t f t f y 44 mawOIN ,, t:. ?.s,,-;-,, r 3'.,3y,y".d1u„;.t x .g:. 0 ,' x I S Art r ". orf' ram,,...— .,r,#.-e " ' .' y r, f t, q go r a ors ....,vsva+m€•:s+-,.,,..,..,e,-.--.:_ 07 Brezza Condominiums 75 units 4tri k ,. , , v ,x5t4 225 Fourth Ave.,Kirkland I i' ,` Baylis Brand Wagner Architects a°d : Located on asouth-facing hillside overlooking Kirkland, tt4 F the building design was inspired by Italian hill-town if At ; i ,• * R architecture—meaning that care was taken to merge l-.`i'the building with its sloping site.Concrete walls provide i i a strong base for the homes and hide under-building r "; y.e ' parking,while the uppermost floor of each building is r r; stepped back,creating a strong top.The 75 units are in # .. ', two wings of five and six stories organized around a cen-a ,r°d ,,, . tral courtyard.Many have views.On the top floors are 1° ` seven penthouses with 12-foot ceilings;rooftop terracesxi .r offer views of Lake Washington.The units range from a M` a 5 ' °K0 one-bedroom with a den,priced at$209,500,to the two- i• x=` ^zr:: bedroom penthouses at$779,500.More than two-thirds L.C, 0'' << 1 y' of the units are sold.Judges liked the way the project's large mass was broken up by varying heights,decks,facades and colors.They also found the outdoor space,including the roof deck,attractively designed. m pus k:pit. 4 410 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS,AND STRATEGIC PLANNING MEMORANDUM DATE: June 24, 1999 TO: File 99-027, CPA, R,ECF FROM: Lisa Grueter SUBJECT:Proposed Comprehensive Plan Text and Code Amendments - Amended Pages On March 31, 1999 I submitted proposed draft Comprehensive Plan policy amendments and Renton Municipal Code amendments in support of the proposed Southport Planned Action proposal. On April 20, 1999, I filed a couple of minor amendments to the original proposal. Based on the environmental review of the Southport proposal, issues such as building modulation and articulation were raised in relationship to compatibility and shade effects upon Gene Coulon Park. Staff decided to write an amendment to the proposed COR-3 code that would apply to the Southport site that would address building modulation and articulation along public parks, open space and trails. Therefore, page 37 of the proposed code would be amended as shown on the attachment. The language is based upon similar requirements recently adopted for the Center Suburban zone. Also, related to the proposed policy amendments, the new policy LU-136 uses the word "shall" which needs to be changed to "should" because all policy language uses "may" or "should." Code language,on the other hand,uses "shall"in most cases. The revised policy is also attached. cc: Sue Carlson Jana Hanson Laureen Nicolay TS_SERVER\SYS2:\COMMON\- CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\LGRUETER\S HUFFLTN\CODECHG2.doc\cor e. gateways, f. structured parking, and g. other features meeting the spirit and intent of these policies. Policy LU-136. Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations. Center Office Residential designations placed next to higher intensity zones such as industrial may provide for a transition to lesser intense designations. Where placed next to industrial designations, site design of Center Office Residential properties should consider the long-term retention of the adjacent or abutting industrial uses. R-eseFved Policy LU-137. Reserved POLAMD\2 5/24/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR in accordance with requirements in Section 4-9-200by the Zoning Administrator. Level I Site Pplans for each phase of the project shall comply with the approved Level II Site Planmaster plan. SPECIAL DEVELOPMENT COR-3: To consider shade/shadow STANDARD effects and encourage compatibility: buildings that are immediately adjacent or abutting a public park, open space, or trail shall incorporate at least one of the features in items 1 through 3, and shall provide item 4: 1. Incorporate building modulation to reduce the overall bulk and mass of buildings, or 2. For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or 3. Vertical and horizontal modulation of roof lines and facades of a minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. 37 NOTICE OF PUBLIC HEARING 1999 UPDATES TO THE RENTON COMPREHENSIVE PLAN Notice is hereby given that the Renton Planning Commission will hold a Public Hearing at its regular meeting on Wednesday, July 14, 1999 at 7:00 P.M. at the Renton Municipal Building, City Council Chambers, 1055 S. Grady Way, 7th Floor,Renton,WA. The purpose of the Public Hearing is to consider potential amendments to the Land Use Map as part of the 1999 update of the Renton Comprehensive Plan, the potential rezoning of the properties described below,and potential amendments to the text of the Comprehensive Plan and the Municipal Code. Map Amendments 99-M-1 (LUA-99-051): Residential Planned Neighborhood(R-14 zoning)to Convenience Commercial Designation(CC zoning) for 20,000 sq./ft at 5218 Talbot Rd. S., Singh The proposed CC zoning would allow the development of a range of small scale commercial uses on the subject parcel, with the option of including a residential component of up to 5 units per net acre in a mixed use development. 99-M-2 and T-3 (LUA-99-027): Employment Area Industrial/Heavy Industrial to Center Office Residential for 17 acres on the south shore of Lake Washington, Southport, SECO Development. The Southport proposal includes redevelopment of the 17-acre property from industrial uses to a mixed use development including residential, retail and office uses as well as recreational amenities. The Southport proposal would require: 1) Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential; 2) Center Office Residential policy amendments; 3) Renton Municipal Code amendments. While the majority of the Comprehensive Plan and Municipal Code amendments address the Southport site, some policy and code amendments would be applicable to other Center Office Residential sites in the City. The purpose of the Planning Commission hearing on July 14, 1999 is to receive public testimony about the merits of the Southport application for Comprehensive Plan policy and map amendments, concurrent rezone, and Municipal Code amendments. A separate public hearing conducted by the City of Renton will be held on July 20, 1999, 7 p.m., City Council Chambers, to solicit oral and written comments about the adequacy of the Draft Supplemental Environmental Impact Statement (DSEIS) issued June 29, 1999. The DSEIS analyzes the proposed Southport application. Related to the environmental review, the proposed redevelopment of the Southport site is proposed to be designated by the City of Renton as a Planned Action pursuant to State Environmental Policy Act (SEPA). The adoption of a Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and that further environmental review under SEPA, for each specific development application, would not be necessary if it is determined that each future project is consistent with the development levels specified in the Planned Action ordinance or resolution. 99-M-3 (LUA-99-054): Residential Single Family with RMH Zoning to Residential Options (R-10 Zoning) 74.2 acres, Residential Planned Neighborhood (R-14 zoning)20 acres and Convenience Commercial .9 acres, South side of NE 3rd/4th for 96 acres, La Pianta Limited Partnership. This application is for a Land Use Map Amendment changing 74.2 acres of this property from Residential Single Family allowing manufactured homes at 8 dwelling units per net acre to two designations which would allow attached and detached housing at 10 dwelling units per net acre PH7-I4\ RO)and 14 dwelling units per net acre(RPN). The proposed Convenience Commercial designation would allow a range of small scale commercial uses. 99-M-4 (LUA-99-055): East side of Talbot Road Study Area Review of Residential Rural, Residential Planned Neighborhood, Residential Single Family,Center Institution, City of Renton. This application is intended to review the current mapping of the Residential Rural designation and implementing R-1 and P-1 zoning east of Talbot Road S.,between Carr Road and S. 55th Street. The subject Residential Rural designation generally includes slopes over 25% and four large parcels currently under public ownership. The primary issues are: 1) whether the existing land use and zoning designations are necessary to protect sensitive portions of the steep slopes within the Study Area and to preserve adequate buffers between the adjacent R-14 and R-8 Zones, and 2) what alternative boundaries should divide the Residential Single Family, Residential Planned Neighborhood and Center Institution land use designations and implementing zoning. 99-M-5 (LUA-99-053): Residential Single Family to Residential Options 4.8 acres adjacent to 104th Ave. SE. Woods. This property currently has split zoning designations, Residential Options and Residential Single family. The proposal is to change 4.8 acres from Residential Single Family to Residential Options with R-10 zoning. The Residential Option designation would allow attached and detached housing. The total parcel is 9.8 acres. Five acres are already Residential Options/R-10. The property is located at 3521 Cedar Ave. S. Text Amendments 99-T-3 (LUA-99-027): Comprehensive Plan policy amendments to the Center Office Residential Policies. See above under#99-M-2. 99-T-4: Comprehensive Plan Text Amendment to add a reference to the Issaquah School District Capital Facilities Plan in the Introduction of the Comprehensive Plan. The Issaquah School District Capital Facilities Plan must be included by reference in the Renton Comprehensive Plan to allow adoption of an impact fee ordinance and collection of school impact fees by the City on behalf of the School District. Maps of the areas described above, staff reports, and draft policy amendments are available for public review at the City's Strategic Planning Section, 6th Floor, Renton Municipal Building, 1055 S. Grady Way, Renton, WA, 98055, Monday through Friday 8 A.M. - 5 P.M. For further information, please call425-430-6575. All interested parties are invited to the Planning Commission Public Hearing on July 14, 1999, at 7:00 P.M. to express their opinion. Written comments may also be submitted prior to the Public Hearing at the above address. Beverly Franklin, Secretary Renton Planning Commission Publish: July 1, 1999 Acct.No. 51067 PH7-14\ CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:Navembe.4r1-9.98- July 1, 1999 TO: Planning Commissioners FROM: RebeccOf" STAFF CONTACT: Lisa Grueter(ext. 6578) SUBJECT: Revised Southport Staff Report Updated Staff Report The Southport Executive Summary and Staff Report dated May 13/May 19, 1999 have been updated to address: an additional proposed code amendment regarding building modulation/articulation(see discussion below),the status of the Supplemental EIS, the status of the site clean up, and the amount of Heavy Industrial Zoned land. The attached Executive Summary and Staff Report dated June 30, 1999 replace the Executive Summary and Staff Report dated May 13/May 19; 1999. Additional Code Amendment/Policy Clarification Based on the environmental review of the Southport proposal,issues such as building modulation and articulation were raised in relationship to compatibility and shade effects upon Gene Coulon Park. Staff decided to write an amendment to the proposed COR-3 code that would apply to the Southport site addressing building modulation and articulation along public parks, open space and trails. Page 35-b of the proposed code is provided and should be inserted into Attachment G of the Executive Summary and Staff Report. The language is based upon similar requirements recently adopted for the Center Suburban zone. Also,related to the proposed policy amendments, the new policy LU-136 uses the word"shall" which needs to be changed to"should"because all policy language uses "may"or"should." Code language, on the other hand,uses"shall"in most cases. The revised policy is also attached, and would replace page 2 of the policy amendments in Attachment G of the Executive Summary and Staff Report. Please contact Lisa Grueter with any questions(425-430-6578). cc: Sue Carlson H:\EconomicDevelopment\STRATPLN\PLANNING\LGRUETER\SHUFFLTN\rptupd t.doc.dot\cor 06/30/99 AMENDMENT 99-M-2 SOUTHPORT ON LAKE WASHINGTON AND 94-T-3 COR POLICY AND ASSOCIATED RMC CHANGES EXECUTIVE SUMMARY PROPOSAL The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail and office uses as well as recreational amenities. For the Planning Commission's review,the Southport proposal will require: A Comprehensive Plan Amendment/Rezone from Employment Area — IndustriaUHeavy Industrial to Center Office Residential. Center Office Residential policy amendments Renton Municipal Code amendments PLANNING COMMISSION REVIEW The focus of the Planning Commission's review will be to make recommendations about the suitability of the Center Office Residential plan and zoning designation for the subject site, as well as recommendations related to the proposed policy and code amendments. Information about a preliminary conceptual plan is provided to help illustrate how development may occur given the potential application of the Center Office Residential designation and zone. Although the proponent has provided a preliminary conceptual plan illustrating potential development comments, it is primarily used to help facilitate environmental review and a Planned Action resolution or ordinance, and is not provided for critique. Work on the Planned Action ordinance will occur subsequent to the Planning Commission review as the environmental and public review process continues with the City Council. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Recommendations to Planning Commission Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential. M2_T3ISS\ I 06/30/99 Approve the proposed policy amendments to accommodate the density of the Southport proposal, eliminate the "small,scale" retail phrase as a consistency measure, and add a policy recognizingretentionofindustrialusesonindustriallyzonedproperties. Approve the proposed Renton Municipal Code amendments to COR uses, development standards, and permit process. The Planned Action Ordinance would be prepared and reviewed with the City Council later in the process. Through City Council review, in the Planned Action Ordinance the City would adoptthresholdsofdevelopment, performance standards, and development phasing that reflect the environmental and public review process, and the goals of the City and proponent for the site. ANALYSIS History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately 17-acres of which comprise the Southport site. Puget Sound Energy will retain ownership of the 10 acres immediatelysouthoftheSouthportsite. The Shuffelton Steam Plant, located on the Southport portion of the site, was constructed in 1929 and served as an oil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s. Because of an abundance of electrical power available in the region by the mid-1950s, power from the steam plant was needed only to provide power during peak load seasons, emergencies, and equipment outages. The last time the steam plant operated for power production was 1989. Uses—Site and Vicinity. The site is surrounded immediately by industrial and park uses. In general the site and vicinity usesinclude: Site—Industrial use as power plant(refer to Attachment C) East and Northeast—Gene Coulon Park,Kennydale Neighborhood West and South-Industrial Boeing Operations,Puget Sound Energy property to be retained Northwest-Lake Washington Site and Vicinity Comprehensive Plan and Zoning Designations The proposed site is designated as Employment Area—Industrial/Heavy Industrial as is the adjacent Boeing property to the west and south. Gene Coulon Park on the east is designated Residential Rural - in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the future to R-1 or Resource Conservation with a "P" suffix. To the northeast across Lake Washington Boulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D- Zoning Maps. M2 T3ISS\ 2 06/30/99 Proposal Proposed Map Amendment Area The Southport proposal'will require a Comprehensive Plan Amendment/Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of the Shuffleton Site. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site would be retained by Puget Sound Energy and would continue to be designated as Employment Area — Industrial/Heavy Industrial. The applicant has prepared several statements which address the relationship of the request to the public health, safety and welfare, the changing needs of the City, compatibility with goals of the City, compatibility with surrounding properties, effects upon community facilities, suitability of the site. Refer to Attachment E. Proposed Conceptual Plan Southport is envisioned as an active mixed-use neighborhood with public and private amenities and recreational opportunities. The planned mixed-use development would contain a mixture of residential, office and retail uses located in six buildings above single or multilevel parking structures. Housing would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along the shoreline that would provide opportunities for walking, outdoor dining, visual access to the lake and an extension of the lake walk at the adjacent Gene Coulon Park. Redevelopment of the site would consist of the demolition and removal of the existing steam plant building and the phased construction of a mixed-use development. Refer to Table 1 for potential development levels. To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, a preliminary Conceptual Master Plan for the site has been formulated. Refer to Attachment F—Plan "A". The preliminary Conceptual Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation, recreation and open space opportunities and other development features. (Plan B is not shown, but has a nearly identical layout; it's the building heights that primarily differ.) Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Multifamily Residential Units 543 581 Retail Area in Sq.Ft. 38,000 38,000 Commercial Area in Sq. Ft. 500,000 750,000 Residential Building Heights in Stories 5 5 M2 T3ISS\ 3 06/30/99 Use Characteristics Plan A Plan B Office Building Heights is Stories 8-10 10 Total Parking Spaces 2,243 3,043 Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the CenterOffice/Residential zone and other portions of Title 4 to accommodate the Southport proposal. See Attachment G. The following charts and text describe the proposed policy and code amendments to the Center Office/Residential land use designation of the Comprehensive Plan and to Title 4. These amendments were filed by staff as a companion to the privately initiated map amendments. Policy amendments include: LU-125,delete "small scale"as a descriptor of retail uses—housekeeping/consistency measure LU-131, create density range and allow a maximum net density of 60 units per acre,which through proposed development standards would only be applied to the Southport site. LU-136,recognize existing industrial uses when applying COR designations Use allowance amendments include: Change intent of COR zone to recognize COR-3. Add hotels as a permitted use which do not have to be combined with a convention center or office and residential Eating and drinking establishments-the amendments would affect some conditions applicable to the use. Conditions would allow for freestanding restaurants subject to size minimums and to being architecturally and functionally integrated into a project. Eliminate mini-marts. Have consistent permit types for Parks and Open Space that recognize the COR requirement for"master"plans. Make marinas a primary use instead of a secondary use. In all COR zones allow for all of the types of offices listed in the larger use table. Add shoe repair to allowed service uses. Allow car washes as accessory when placed inside parking garages. Eliminate gas stations. M2 T3ISS\ 4 06/30/99 Allow commercial and non-commercial parking garages as permitted uses. Don't allow industrial uses/expansion on the COR-3 (Southport)site. Delete recycling collection centers. Outdoor storage is prohibited,and a housekeeping amendment would delete an inapplicable condition. Code-Development Standard Amendments The density maximum would be changed to be higher for the Southport site (60 du/ac), but would not change for the Port Quendall or Stoneway sites. For the Southport site, the special shoreline setback language allows the City some ability to increase the 25 foot shoreline setbacks that apply to some uses such as residential, where appropriate. This would not apply to the other COR zoned.sites. For the Southport site only, a provision requiring building modulation and articulation would be added. It would apply to buildings adjacent or abutting public parks,open space or trails. Outdoor storage requirements are deleted because it is not permitted in any of the COR zones. . This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be called Level II Site Plans) for all contiguous properties zoned COR regardless of ownership in order to assure appropriate coordination of access and infrastructure. This would apply in all COR zones. Amendments to the Master Development Plan review process are also proposed to eliminate inconsistencies and integrate the COR master plan review process with the Site Plan review process. COMPREHENSIVE PLAN/ZONING CONSISTENCY A brief policy review appears below. A more broad policy analysis can be found in the Southport Planned Action Draft Supplemental Environmental Impact Statement, available under separate cover. While some policy amendments have been identified above for consistency with proposed densities, a preliminary staff analysis shows that the Comprehensive Plan Amendment/Rezone proposal is generally consistent with: Policies guiding the location of"Center"designations COR policies addressing master plan features,public review, access and circulation Regional Growth policies to maintain a balance of single family and multi-family growth Housing Element policies to achieve dwelling unit targets Economic Development policies to expand the City's office and retail base M2 T3ISS\ 5 06/30/99 The code amendments likewise are generally found to be consistent with COR policies that addressallowablelandusesanddevelopmentparameters. A preliminary analysis of the conceptual plan in relation to COR policies is included in the report,but will occur more specifically in the future when site plan applications are submitted. A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map isamendedwiththecategoryCOR. Zoning code amendments are needed to accommodate the proposeddevelopment. CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a site that would add employment or residential uses. With the proposed Comprehensive Plan Amendment,there would beaddedcapacityforemploymentandresidentialgrowth. M2 T3ISS\ 6 06/30/99 AMENDMENT NI-M-2 SOUTHPORT ON LAKE WASHINGTON AND 91i-T-3 COR POLICY AND ASSOCIATED RMC CHANGES PROPOSAL SUMMARY The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail and office uses as well as recreational amenities. The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential. Additionally Comprehensive Plan policy amendments, and Renton Municipal Code amendments will be needed. This report analyzes the merits of the proposed Comprehensive Plan policy and map amendments, concurrent Rezone, and Municipal Code Amendments. LOCATION The site is located along the Lake Washington shoreline, between the Boeing industrial complex and Gene Coulon Park. Refer to Attachment A- Shuffleton Location Map. The Southport redevelopment would occur on approximately 17.1 acres. Refer to Attachment B-Southport. This acreage also includes about 2.9 acres of water where the property boundaries extend over Lake Washington. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Recommendations to Planning Commission Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential. Approve the proposed policy amendments to accommodate the density of the Southport proposal, eliminate the "small scale" retail phrase as a consistency measure, and add a policy recognizing retention of industrial uses on industrially zoned properties. Approve the proposed Renton Municipal Code amendments to COR uses, development standards, and permit process. The Planned Action Ordinance would be prepared and reviewed with the City Council later in the process. Through City Council review, in the Planned Action Ordinance the City would adopt thresholds of development, performance standards, and development phasing that reflect the environmental and public review process, and the goals of the City and proponent for the site. M2 T3ISS\ 7 06/30/99 LEVEL OF REVIEW BY PLANNING COMMISSION The focus of the Planning Commission's review will be to make recommendations about the suitability of the Center Office Residential plan and zoning designation for the subject site, as well as recommendations related to the proposed policy and code amendments. Information about the preliminary conceptual plan is provided to help illustrate how development may occur given the potential application of the Center Office Residential designation and zone. Although the proponent has provided a preliminary conceptual plan illustrating potential development comments, it is primarily used to help facilitate environmental review and a Planned Action resolution or ordinance, and is not provided for critique. Work on the Planned Action ordinance will occur subsequent to the Planning Commission review as the environmental and public review processcontinues. ANALYSIS Background History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately 17-acres of which comprise the Southport site. Puget Sound Energy will retain ownership of the 10 acres immediatelysouthoftheSouthportsite. The Shuffelton Steam Plant, located on the Southport portion of the site, was constructed in 1929 and served as an oil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s. Because of an abundance of electrical power available in the region by the mid-1950s, power from the steam plant was needed only to provide power during peak load seasons, emergencies, and equipment outages. The last time the steam plant operated for power production was 1989. The grounds around the steam plant have been used as storage area for miscellaneous equipment, including transformers,capacitors,regulators, and bushings. An electrical substation and substation maintenance facilities have also been located on the site, south of the Southport portion of the site, since the 1950s. This portion of the Shuffelton Steam Plant site has also been used for the storage of miscellaneous equipment. Access to the site has been provided via a private roadway connecting with the southern access road to Gene Coulon Park, which intersects with Lake Washington Boulevard N. Remediation Activities Environmental Cleanup Summary: An environmental site investigation was performed at the Shuffleton Facility in 1995 to identify the nature and extent of chemical contaminants present in sitesoil, offshore sediment, and groundwater. A potential for releases of chemical contaminants wasidentifiedonseveralareasofthesiteasaresultofthatstudy. Subsequently, a Phase II sampling planwasdevelopedtotestsitesoil, sediment, and groundwater for a broad range of potential contaminants. In 1996, soil samples showed contamination, including petroleum hydrocarbons, polychlorinatedbiphenyls (PCBs), lead, arsenic and asbestos, exceeding screening criteria. Freshwater sediment M2_T3ISS\ 8 06/30/99 samples were collected in the adjoining harbor area. No contaminants were detected at levels exceeding screening criteria. Shallow groundwater under the site was characterized by installing nine monitoring wells. Results indicate that except for naturally-elevated levels of arsenic, no contaminants were discovered in site groundwater above the State cleanup levels for drinking water. Site Remediation Plan: In late 1996,a remedial work plan was developed to remediate those areas of the site where contaminants (primarily petroleum, lead and arsenic, and lesser amount of PCB and asbestos) were discovered above cleanup levels. That plan was implemented in late 1998. All site soils were to be cleaned up to residential standards. Eleven areas on the site were identified for excavation of contaminated soil. To date, over 15,000 cubic yards of contaminated soil have been removed from the site for disposal or treatment. In addition, demolition of four site structures was called out in the remedial work plan. These include removal of two large above ground storage tanks, removal of the site railroad spur and removal of an underground fuel pipeline from the former tanks to the pumphouse. The remedial action is now complete. A cleanup action report will be submitted to the Department of Ecology for their review,and designation as a no further action site is expected by late Summer 1999. Uses—Site and Vicinity Over the past 80 years, the Southport site has undergone numerous physical changes, including clearing, draining and filling, and the establishment of the Shuffleton Steam Plant facility and associated uses. The site currently contains seven buildings, including the 36,700 sq. ft. power plant, three small storage buildings, a 3,750 sq. ft. pumphouse, a 5,000 sq. ft. transformer structure, and a 14,110 sq. ft. warehouse. Refer to Attachment C- Topographic Survey. The steam plant building is approximately 60 feet in height, and the stacks extend approximately 40 feet above the building. Other uses on the site include asphalt parking and storage area (recently removed and replaced with gravel as part of the remediation effort), roadways, railroad spur line, and landscaped area. Prior to the remediation activities, the proponent estimates that approximately 90 percent of the site has had impervious surfaces. The Puget Sound Energy property to the immediate south (10 acres to be retained) contains nine buildings, including five small storage buildings, a 15,750 sq. ft. high bay building, 2,130 sq. ft. control house, and a one-story concrete "high voltage" building. Other uses on the adjacent Puget Sound Energy property include outdoor storage of power system equipment including transformers, roadways and parking areas, a railroad spur line, and some landscaped area. Land uses in the vicinity of the site include Gene Coulon Memorial Beach Park and the Kennydale residential neighborhood to the east and northeast. The Boeing Plant is located to the immediate west and southwest. The Puget Sound Energy property, Lake Washington Boulevard N., Park Avenue N., and the north Renton neighborhood are located to the south. Lake Washington is located to the immediate north of the site; Mercer Island is located approximately 2 miles to the north, across Lake Washington. Site and Vicinity Comprehensive Plan and Zoning Designations The proposed site is designated as Employment Area—Industrial/Heavy Industrial, as is the adjacent Boeing property to the west and south. Gene Coulon Park on the east is designated Residential Rural in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the future to R-1 or Resource Conservation with a "P" suffix. To the northeast across Lake Washington M2 T3ISS\ 9 06/30/99 Boulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D- Zoning Maps. Proposal Proposed Map Amendment Area The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of the Shuffleton Site. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site would be retained by Puget Sound Energy and would continue to be designated as Employment Area — Industrial/Heavy Industrial. The applicant has prepared several statements which address the relationship of the request to the public health, safety and welfare,the changing needs of the City, compatibility with goals of the City, compatibility with surrounding properties, effects upon community facilities, and suitability of the site. Refer to Attachment E. Proposed Conceptual Plan To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, a preliminary Conceptual Master Plan for the site has been formulated. Refer to Attachment F—Plan "A". The preliminary Conceptual Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation, recreation and open space opportunities and other development features. Southport is envisioned as an active mixed-use neighborhood with public and private amenities and recreational opportunities. The planned mixed-use development would contain a mixture of residential, office and retail uses located in six buildings above single or multilevel parking structures. Housing would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along the shoreline that would provide opportunities for walking, outdoor dining, visual access to the lake and an extension of the lake walk at the adjacent Gene Coulon Park. Redevelopment of the site would consist of the demolition and removal of the existing steam plant building and the phased construction of a mixed-use development. The intensity of site development would fall within the range of development represented by Conceptual Master Plan scenario A (Plan A) and Conceptual Master Plan scenario B (Plan B). Plan A represents the lower point of the development range and would consist of 543 multifamily residential units, 38,000 square feet of retail area, and 500,000 square feet of office space. Plan B represents the upper point of the development range and would consist of 581 multifamily residential units, 38,000 square feet of retail area, and 750,000 square feet of office space. Plans A and B both include six buildings (with a total of ten building towers) over structured parking. Three of the buildings (Buildings 1, 2 and 3) would contain commercial office use, and three of the buildings (Buildings A, B and C) would contain residential uses. Buildings 1, A and B would also contain some retail uses at the ground level. The residential buildings under both plans would be located along the northern and eastern edges of the site, adjacent to Lake Washington and Gene Coulon Park. Under both plans, the three office buildings would be located in the western portion of the site, with the westernmost building adjacent to the Boeing facility. Attachment F illustrates M2 T3ISS\ 10 06/30/99 conceptual Plan A. (Plan B is not shown, but has a nearly identical layout; it's the building heights that primarily differ.) Under Plan A, the residential buildings would be approximately 50 feet high above finished grade, and would contain five stories (four stories over two levels of structured parking, one parking level being a basement). The heights of the office buildings would vary, stepping down in height from northwest to southeast. Building 1, located adjacent to the Boeing facility,would be the tallest at 125 feet and would contain 10 stories(six stories over four stories of structured parking). Buildings 2 and 3 would progressively step down in height,with Building 2 at nine stories(115 feet) and Building 3 at eight stories(105 feet). Under Plan B, the residential buildings would be the same height as under Plan A. The height of all three office buildings under Plan B would be 125 feet and would consist of six stories over four stories of structured parking. The office buildings 2 and 3 would be taller under Plan B to accommodate the greater amount of office space. Table 1 summarizes the range of potential development under each plan. Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Multifamily Residential Units 543 581 Retail Area in Sq.Ft. • 38,000 38,000 Commercial Area in Sq. Ft. 500,000 750,000 Residential Building Heights in Stories 5 5 Office Building Heights is Stories 8-10 10 Total Parking Spaces 2,243 3,043 Site development under both Plans A and B would include office and residential buildings above parking structures. Under both plans, a 35 foot wide boardwalk promenade along the lake edge, extending along the shoreline of the site would provide physical and visual access to the lake and Gene Coulon Park. Numerous plazas and walkways would be provided throughout the site. Phasing According to the proponent, development of the Master Plan elements included in the proposed Planned Action would be phased over an approximately five year period beginning in late 1999 and ending in early 2004. The building construction sequence would begin at the north end of the site and proceed to the south. It is anticipated that there would be no gap in the construction process. The general sequence of construction would be as follows: 1)building demolition and clearing; 2) grading and pile driving; 3)roadway and building construction; and 4)landscaping. M2_T3ISS\ 11 06/30/99 It is anticipated that construction of the main site access roadway, the waterfront promenade, and Buildings A and B would begin in late 1999 with construction completed in mid 2001. Construction of Building 1 would begin in mid 2000 and be completed in late 2001. Construction of Building 2wouldbegininmid2001andbecompletedinmid2002. Construction of Buildings C and 3 would begin in early 2002 and end in late 2003 or early 2004. It is anticipated that full occupancy ofSouthportwouldoccurinlate2004. Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the Center Office/Residential zone and other portions of Title 4 to accommodate the Southport proposal. See Attachment G. The following charts and text describe the proposed policy and code amendments to the Center Office/Residential land use designation of the Comprehensive Plan and to Title 4. These amendments were filed by staff as a companion to the privately initiated map amendments. Policy Amendments Summary of Purpose and Effect on COR Designations/Zone(s) Amendment LU-125, eliminate The policy allows for commercial uses if they support the primary uses of small scale"the site,or if they have a high economic value and are designed with the appropriate scale and intensity. The current policy was last amended in 1996 to allow for more flexibility in commercial uses in COR sites,but to discourage"box"retail. Elimination of the words"small scale"removes an inconsistency with the words"major commercial use"in the same sentence. Larger commercial uses may locate on Pt. Quendall or Stoneway sites depending on the mix of uses authorized in the required master"plans. Big box retail would still be discouraged by requirements that there be multiple businesses, and that they be designed with the scale and intensity envisioned for the COR. The Zoning Code primarily allows for retail and service uses as secondary, and does not provide size limits except for food stores. The secondary use conditions do provide direction that the uses be integrated with primary uses of the development. The policies and code language would not encourage big box retail. At the time that master plans are being formulated,the size of the commercial uses and relationship to the other proposed uses of the site can be assessed. In the case of the Shuffleton site,the proposed Southport Development includes a minor amount of commercial space which is integrated into the primary use buildings. LU-131, create density The policy is being amended to accommodate the proposed COR _ range accommodating designation for the Shuffleton site. The Southport development proposal higher density would result in net densities between 54-58 units per acre assuming that water,promenade/plazas, street and sidewalk areas are deducted from the gross site area. No changes are proposed to the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. If there is a proposal to amend the Zoning Code maximum densities for the Port Quendall and M2_T3ISS\ 12 06/30/99 Summary of Purpose and Effect on COY.Designations/Zone(s) Amendment Stoneway sites,separate environmental review would be required at that time. LU-136,recognize Other policy amendments recognize existing industrially zoned property existing industrial uses which is presented in response to discussions with Boeing about Southport, and their desire to ensure that their operations are recognized. This policy would generally apply when COR is proposed for designation on a site. Code- Use Amendments USES Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Change intent of COR zone to Amendments are needed to apply the designation to the recognize COR-3.Shuffleton site for the Southport development. It would be known as COR-3. Incorporate Valley Zoning These amendments affect all COR-designated areas. A Amendments to use tables. separate code revision project is underway which includes some"housekeeping"amendments to the COR, and these amendments are assumed in the attached amendments. For example, some uses have dual permit types shown(e.g.AD/H)which is confusing. One permit type needs to be selected. Add hotel as a permitted use which This amendment affects all COR-designated areas. does not have to be combined with a Policy LU-124 considers hotels and convention centers convention center or office and as a primary use. Policy LU-126 allows for single uses if residential developed to the appropriate scale. Hotels should be a primary use of the zone. There are incentives to mix uses in the policies and code which would remain. Eating and drinking establishments are This amendment affects all COR-designated areas. The currently allowed in the COR zones.use is currently allowed, and the amendments would The amendments would affect some affect some conditions that relate to the configuration or conditions applicable to the use. The design of the eating and drinking establishments. Since use would continue to be secondary.gas stations are being eliminated as a use (discussed Changes in conditions include below), and since drive through service for eating and eliminating the conditional use drinking establishments was conditioned on being co- requirement for drive-through service located with a gas station, the drive through allowance where combined with a gas station. No needs to be eliminated. The other changes to conditions drive-through service is allowed under would allow for freestanding establishments subject to any circumstance. Also, conditions size and design conditions. This is intended to allow M2_T3ISS\ 13 . 06/30/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) would allow for freestanding restaurants more flexibility for these uses which may be subject to size minimums and to being appropriately located outside of a primary use structure architecturally and functionally to take advantage of site amenities such as water views, integrated into a project. etc. The size limitation is based upon trying to discourage smaller establishments from proliferating away from primary use structures and maintain a compact environment. Review of permit files showed that fast food establishments are typically less than 5,000 square feet,while general restaurants are usually larger than 5,000 square feet. It should be noted that the Southport proposal includes the proposed retail within primary use structures. Other plans for the Port Quendall and Stoneway site would be able to choose whether to include eating and drinking establishments either in a primary use structure or freestanding subject to the required conditions. ' Eliminate mini-marts. This amendment affects all COR-designated areas. Since gas stations are being eliminated as a use(discussed below),and since mini-marts were conditioned on being co-located with a gas station,the use is proposed to be eliminated. It should be noted that food stores less than 25,000 square feet would continue to be allowed. Have consistent permit types for Parks This amendment affects all COR-designated areas. and Open Space that recognize the COR Because the COR zones require"master"plans,parks, requirement for"master"plans. trails,and open spaces would be sufficiently reviewed, and should be permitted instead of secondary or Hearing Examiner conditional uses. In all zones in the City, the use"parks,playground, or recreation/community center" is listed with either an administrative or Hearing Examiner conditional use permit. As part of the Valley Zoning amendments,the permit type would be clarified to be a Hearing Examiner conditional use in the COR. In relation to the other specifically listed parks, trails, etc. that would become primary uses, it appears that if the use can be classified as one of the primary use parks,trails, etc. a Hearing Examiner conditional use would not be required,but if the use cannot be classified as one of the primary use parks,trails, etc. it would require a Hearing Examiner conditional use permit. The use category parks,playground,or recreation/community center" needs to be reviewed City wide. Make marinas a primary use instead of This amendment affects all COR-designated areas. The a secondary use. secondary use conditions for marinas for the most part are inapplicable,such as being housed in a"primary use structure." The requirement to meet the Shoreline Master M2 T3ISS\ 14 06/30/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Program applies whether stated or not. Therefore,the use is shown as primary instead of secondary. In all COR zones allow for all of the This amendment affects all COR-designated areas. types of offices listed in the larger use Offices are a primary use in the COR policies and in the table(Section 4-2-060).COR zoning regulations,and the amendments would allow for the full range of office types listed in the larger use table. Add shoe repair to allowed service uses. This amendment affects all COR-designated areas. The addition of shoe repair is a use which could support employees or residents of a COR site. The change is minimal,and is within the range of repair services already shown in the COR zone. Allow car washes as accessory and This amendment affects all COR-designated areas. Car allowed inside parking garages. washes are currently allowed in the COR if co-located with a gas station. The amendments would allow the use as accessory when inside a parking garage instead of being co-located with gas stations,a use which is proposed to be eliminated. Eliminate gas stations. This amendment affects all COR-designated areas. Currently the use is allowed by Hearing Examiner Conditional Use Permit. Gas stations would likely not be allowed at the Stoneway site due to Aquifer Protection Regulations. A gas station is not proposed for the Southport development on the Shuffleton site, and nearby industrial and commercial zones accommodate the use. There are other land use designations near the Port Quendall site which allow for gas stations(near Exit 7). The use is not needed most likely in the COR zone which promotes compact,urban development. Allow commercial and non-commercial This amendment affects all COR-designated areas. parking garages as permitted uses. Currently,non-commercial parking garages are allowed as accessory uses(no more than 33%of the gross floor area of the primary use). The change would allow for larger parking garages,whether commercially operated or not. The Southport development parking garages would exceed the 33%accessory size, and may have commercial parking garages. For any COR site larger parking garages may be needed to support the office, residential,and commercial uses, and to meet parking regulations/parking demand. The uses would be approved as part of the"master"plans for the COR sites, and impacts can be determined at that time on a site- M2 T3ISS\ 15 06/30/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) specific basis. Don't allow industrial uses/expansion The amendments affect the Shuffleton(Southport)site on COR-3 site. only, and would not allow industrial uses/expansions. Industrial structures on the Southport site are inactive and industrial uses are not a part of development plans. The current limitations on expansions would remain for COR- 1 and COR-2 sites. Delete recycling collection centers. This amendment affects all COR-designated areas. Recycling collection centers are larger than recycling collection stations,and probably are not needed in the COR zones. Smaller recycling collection stations would continue to be allowed. Delete condition 94 related to outdoor Outdoor storage is specifically prohibited in the COR storage which is prohibited. zone. Condition 94 related to outdoor storage seems to be contradictory with the"conditional use clause." Elimination of the condition is a clarification measure. Code-Development Standard Amendments The density maximum would be changed to be higher for the Southport site, but would not change for the Port Quendall or Stoneway sites. For Southport, density would be limited to 60 du/ac maximum on the Southport site based on preliminary net density calculations. Language about minimum density for single uses, and calculating density using all of a site's area including commercial and office areas is from Comprehensive Plan policy LU-131. For the Southport site, the special shoreline setback language allows the City some ability to increase the 25 foot shoreline setbacks that apply to some uses such as residential, where appropriate. This would not apply to the other COR zoned sites. For the Southport site only, a provision requiring building modulation and articulation would be added. It would apply to buildings adjacent or abutting public parks, open space or trails. Modulation and articulation would result in greater compatibility, and potentially a reduction in shade/shadow effects where feasible (feasible physically and feasible while still achieving applicant objectives.) Outdoor storage requirements are deleted because it is not permitted in any of the COR zones. This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be called Level II Site Plans) for all contiguous properties zoned COR regardless of ownership in order to assure appropriate coordination of access and infrastructure. This would apply in all COR zones. M2_T3ISS\ 16 06/30/99 Code-Master Development Plan Process There are a variety of terms and processes that need to be clarified. The COR zone references a master development plan." Title 4 includes processes for site plans and master site plans. As part of the COR amendments, amendments to Chapter 9 procedures for site plans are proposed. A process for conceptual site plans has been integrated into the Site Plan Review section of Title 4, and would be called Level II Site Plans instead of master development plans. If a Planned Action has been designated there is less process for a Level II Site Plan than if there isn't a Planned Action designated for a site. The main differences include whether a hearing is required and who makes the decision on the Level H Site Plan. The Master Site Plan section of Title 4 is proposed for deletion since it has not been utilized. Some portions (e.g. intent, minor modification provisions, and time limits) have been incorporated with the Level II Site Plan process. Southport Approval Process Planned Action The proposed redevelopment of the Southport site is proposed to be designated by the City of Renton, via ordinance or resolution, as a Planned Action pursuant to SEPA(WAC 197-11-168). The adoption of a Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and that further environmental review under SEPA, for each specific development application, would not be necessary if it is determined that each future project is consistent with the development levels specified in the Planned Action ordinance. The development levels would be consistent with those analyzed through environmental review. The Planned Action Ordinance may contain performance standards and mitigation measures from the environmental and Comprehensive Plan application review process. At the time the Final SEIS is prepared, the Planned Action Ordinance would be prepared which will be based upon the outcome of the environmental and public review process. Supplemental EIS A Supplemental Environmental Impact Statement has been issued for the Southport proposal on June 29, 1999. It supplements EIS's prepared for the Comprehensive Plan Update in 1993 and 1995. Topics discussed in the Southport Supplemental EIS include: Earth, Air Quality, Water (Stormwater/Groundwater/Water Quality); Plants and Animals; Noise; Land and Shoreline Use; Socioeconomics (Population, Housing, Employment); Aesthetics, Light and Glare; Transportation; Public Services and Utilities (Fire and Emergency Medical Services; Police Services; Schools; Parks and Recreation; Water; Wastewater; Solid Waste). Future Permits The current proposal includes: Adoption of a Planned Action designation M2_T3ISS\ 17 06/30/99 Comprehensive Plan Map and Text Amendments and concurrent Rezone Municipal Code Text Amendment To facilitate environmental review,preliminary conceptual master plans have been submitted. As stated above, the Planned Action designation would indicate that adequate environmental review has been completed and further environmental review under SEPA, for each specific development phase, would not be necessary if it is determined that each phase is consistent with the development levels specified in a Planned Action ordinance. The process assumes that a formal Site Plan Level II under the proposed process amendments), Level I site plan(s) for individual phases, and shoreline substantial development permit applications will be submitted at a later stage as a Planned Action. Application for construction-related permits (City, State and Federal) would also be requested for approval subsequent to the adoption of the Planned Action. A list of potential permits will be included in the Supplemental EIS under preparation. COMPREHENSIVE PLAN COMPLIANCE A policy analysis is presented below. A more broad policy analysis can also be found in the Southport Draft Supplemental Environmental Impact Statement issued June 29, 1999. This is available under separate cover. COMPREHENSIVE PLAN COMPLIANCE: MAP AND POLICY AMENDMENTS AND SOUTHPORT CONCEPUTAL PLAN Policies Guiding Land Use Designation Center Designation The Comprehensive Plan provides several policies related to appropriate designation of Centers throughout the City, including COR(See Attachment H for a complete list of relevant policies): Policy LU-92. Centers should be designated where there are the following characteristics: a.a nucleus of existing multi-use development, b.potential for redevelopment, or vacant land to encourage significant concentration of development. c.principal gateways to the City as defined in the Community Design Section of the Land Use Element. d.Center locations should be located on major transit and transportation routes. e.Center locations should be served by the City's arterial street system. The proposal would meet two criteria, "b" (redevelopment leading to significant concentration of development) and "e" (Lake Washington Boulevard is a collector arterial). The site would not meet criteria "a" regardless of any proposal type. Gateways in criteria "c" have not yet been designated formally in the Comprehensive Plan. The site would be a gateway from Lake Washington, and a gateway into the Urban Center. Regarding criteria"d"there is no transit route directly in front of the site along Lake Washington Boulevard according to Transportation Element maps, but there are routes in the vicinity along Park Avenue N. and Sunset Boulevard. M2_T3ISS\ 18 06/30/99 Policy LU-93. Transitional land uses which surround the Center are designated to provide buffers to the less intensive uses. The park would be a buffer to the east. Boeing is more intensive on the west than the proposed development. PSE property on the southwest would buffer the site from other uses, and is more intensive in its industrial character. Policy LU-94. Changes to adopted boundaries should only be made in the following circumstances: a. The original mapping failed to consider a major natural feature or significant land use which would make implementation of the boundary illogical. b. The amount of land within a Center is inadequate to allow development of the range and intensity of uses'envisioned for the Center. There is no COR designation in the area. This policy appears to restrict expansion of existing centers rather than preventing designation of new centers. Center Office/Residential COR policies give less direction about placement of the land use designation, but the intent of the designation does give some direction: Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, and landmark developments integrated with natural amenities. The intention is to create a compact,urban development with high amenity values that is a gateway to the City. The Southport proposal is compact and urban. Natural amenities include Lake Washington which would be viewed from a public promenade and plazas. The development would be a gateway from Lake Washington and into the immediately adjacent Urban Center. Policies Guiding Master Plans The purpose of this report is to discuss the merits of the Comprehensive Plan Amendments, associated Rezone, and Municipal Code Amendments. Preliminary conceptual plans were provided to facilitate environmental review. If the Comprehensive Plan Amendments are approved, formal site plan applications would be made. At that time a more detailed compliance review of Comprehensive Plan policies and Code requirements would be made. A preliminary general analysis is provided below: Policy LU-130. A public review process should be required for proposed development plans of each parcel with separate ownership or abutting parcels of the same ownership within the Center. Properties may be combined for public review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing. Through the Planned Action/SEIS process, public review is occurring for the Southport site. The proposed plan includes a mix of uses consistent overall with the land uses encouraged in the policies and in the code (housing, office, and retail). Gateway features are included, such as the promenade, M2_T3ISS\ 19 06/30/99 and plazas. A"main street"would provide the primary internal circulation. Transit opportunities will be identified in the SEIS. Phasing has been described above. Additional specific information will be provided with more formal plans submitted after adoption of the Planned Action. Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations across the various components of each proposed development. The preliminary conceptual plan addresses setbacks, building heights, and parking. Setbacks would be between 10 and 30 feet from the Park, and 20 or more feet from the Boeing Property. Setbacks near the park would be landscaped, except where emergency access is potentially needed. Building heights are lower near the Park and higher near the Boeing property recognizing the different intensities of the adjacent properties. With future more specific site plan submittals in the future, the proponent will provide more information about building bulk, landscaping and signage. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. The proposed conceptual plan provides a substantial promenade and trail connection along Lake Washington Boulevard. A"main street" would include sidewalks. Secondary access loops primarily direct cars to parking garages. Overall, pedestrians will be accommodated. The mixed use nature of the proposal encourages pedestrian utilization between buildings and uses. When formal site plans are prepared, the issue of sidewalks and pedestrian usage will be reviewed further to ensure the intent is met. Policy LU-134. Vehicular access to each proposed development should be from a major street with the number of access points reasonably minimized. There is one access point to and from Lake Washington Boulevard, via a shared easement over the Burlington Northern Santa Fe Railroad Tracks. Policy LU-135. A combination of internal and external site design features should be encouraged such as: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f structured parking, and g. other features meeting the spirit and intent of these policies. Plazas including focal features and structured parking would be provided. A view corridor is provided along the eastern boundary of the site through the "main-street" to the larger plaza and ultimately to the Lake. Additional specifics would be provided at the time of a site plan application. Regional Growth Policies Comprehensive Plan policies call for a balance of single family and multi-family housing outside of the Urban Center: M2_T3ISS\ 20 06/30/99 Policy LU-4. Future residential growth should achieve a maximum 50% multi family housing in parts of the City located outside of the Urban Center. The Southport site is immediately adjacent, but outside of the City's identified Urban Center (see Attachment I). The proposal will add between 543 and 581 attached multi-family dwellings. A portion of the units may be rental and a portion may be ownership, but the units will be in the style of attached flats. The amendment to COR will add capacity for multi-family that was not previously assumed in the Comprehensive Plan. While the proposal would increase.the capacity for multi-family development, it should be noted that in 1998 staff concluded a detailed review of single family capacity on parcels under one acre. In the R-8 zone alone, it was estimated that the Comprehensive Plan Capacity Analysis did not account for enough single family potential on smaller parcels. It was estimated that an additional 700 single family dwellings could be developed on vacant properties, and an additional 3,500 single family dwellings could be developed on partially developed lands, both numbers in addition to previous capacity estimates. The City is experiencing this incremental additional growth on vacant and partially developed properties under 1 acre. Based on the additional single family capacity, the addition of multi-family dwellings by applying the COR designation to the Southport site is not expected to negatively affect the City's policy of maintaining a 50/50 split outside of the Urban Center. Policy Amendments Needed for Consistency As described previously, an amendment to Policy LU-131 is needed to accommodate the proposed density of the Southport development. The Southport development proposal would result in net densities between 54-58 units per acre assuming that water, promenade/plazas, street and sidewalk areas are deducted from the gross site area. No changes are proposed to the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. Other Desired Policy Amendments As described previously, proposed amendments to policy LU-125 include elimination of the words small scale" to remove an inconsistency with the words "major commercial use" in the same sentence. The additional Policy 136 recognizes existing industrially zoned property which would generally apply when COR is proposed for designation on a site. Housing Element In 2010, The Housing Element projects a households target of 7,925 units of which 6,324 would be multi family. The Target is a number of units the City is striving to achieve to help accommodate its fair share of population growth expected to occur in King County. Providing additional multifamily capacity through the application of the Center Office Residential designation would help achieve the targets. The Housing Element promotes the increased housing opportunities for all income groups, upper, middle and low. The Southport dwellings will likely be market rate and appeal to middle and upper income groups given its location adjacent to Lake Washington. M2_T3ISS\ 21 06/30/99 Capital Facilities(Growth Rate; Parks 6 year funding) The Capital Facilities Element is reviewed every 2 years to help ensure that planned improvements are keeping pace with new development. The next review and update will occur in the year 2000. Related to the Lake Washington Trail, it was estimated that funding would be available for various segments in the years 1998-2000. This needs to be updated in the next update cycle as the activities have not yet occurred in these time frames. Economic Development The Economic Development Element includes policies which support utilization of land with existinginfrastructure, expansion of office and retail bases, and sustaining and expanding the industrial/manufacturing base. Application of the COR designation would help attract economic development to the City. The Southport proposal would occur on a site with existing infrastructure, and help expand the office base and the retail base in the City. It would orient the office buildings to the Boeing side for greater compatibility with the manufacturing operations and the residential uses would be oriented to the East Side near the Park. The proposal wold result in 17.1 (14.2 dry land) acres being reallocated from industrially designated/zoned land to mixed office/residential designated/zoned land. Currently industrially zoned land equals 1,388 acres (excludes property boundaries extending into water bodies) in the City. Center Office-Residential zones are applied to a total 133 acres (also excludes property boundaries extending into water bodies). With the Southport proposal there would be a 1% reduction in industrially zoned land and an 11% increase in COR zoned land. When considering only the supplyofHeavyIndustrialzonedland,which currently equals 576 acres,there would be a 2.4%reduction. COMPREHENSIVE PLAN CONSISTENCY—CODE AMENDMENTS Proposed code amendments have been described previously above. The use amendments make no major changes, but typically refine the permit types and use conditions. The development standard amendments allow for greater consistency with policies (e.g. policies regarding minimum density forresidentialonlydevelopment, and calculation of density across a site), as well as incorporating standards applicable to the Southport site. The proposed use and development standard amendments maintain consistency with policies guiding allowable uses, incentives for structured parking, and flexibility to encourage redevelopment. Policy LU-124. Primary uses should include complexes of offices or residential development, hotels and convention centers, research and development facilities, and corporate headquarters. Policy LU-126. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the designation, or if proposed as part of a phased development and multi parcel proposal which includes a mix of uses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided in development regulations. M2_T3ISS\ 22 06/30/99 Policy LU-128. Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access and land assembly constraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure development,public uses and amenities. ZONING CONCURRENCY A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map is amended with the category COR. Zoning code amendments are needed to accommodate the proposed development. CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a site that would add employment or residential uses. The Comprehensive Plan employment capacity would not be reduced with the Southport site being redesignated because it was never factored into the City's capacity model since the site was not shown as a vacant or partially developed land, and little redevelopment potential was assumed in the Capacity model. With the proposed Comprehensive Plan Amendment,there would be added capacity for employment and residential growth. The original Capacity Methodology assumed a usable area for vacant sites of 62%, and that half the property would be used for residential at 35 units/acre and half would be used for nonresidential at an FAR of.7(employment rates were 300 sf/employee for office and 450 sf/employee for retail). After the Capacity Methodology was prepared in 1992, there were changes to the COR policies in 1996 which allowed the density to be applied to 100% of the site acreage even if the units were clustered on another part of the site. The Capacity Methodology was not revised after the 1996 policy amendments. At the time there were other Comprehensive Plan Amendments that reduced capacity elsewhere in the City for residential developments that was thought to off-set any increased density realized as a result of changing the COR policies. With the proposed Southport-related amendments, the density would be a maximum of 60. Through the zoning amendments, this increased density would only apply to the Southport site and not to other COR sites. The following analysis relates to the Southport site only. CAPACITY COMPARISON USES 1992 With 1996 With 1996 Proposed Methodology Policy Change Policy Change Conceptual and 1999 Plan Density Amendment Residential dwellings 186 371 636 543-581 dwellings Office Employees 512 512 512 1,667—2,500 M2_T3ISS\ 23 06/30/99 USES 1992 With 1996 With 1996 Proposed Methodology Policy Change Policy Change Conceptual and 1999 Plan Density Amendment Retail Employees 18 18 18 84 The increased employment and residential population is being analyzed in the SEIS, and needed services,utilities and improvements are identified. M2 T3ISS\ 24 REPLACEMENT PAGES ATTACHMENT G OF THE SOUTHPORT EXECUTIVE SUMMARY AND STAFF REPORT mn DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR DENSITY (Net Density in Dwelling Units per Acre) COR-3: To consider shade/shadow SPECIAL DEVELOPMENT effects and encourage compatibility: STANDARD buildings that are immediately adjacent or abutting a public park, open space, or trail shall incorporate at least one of the features in items 1 through 3, and shall provide item 4: 1. Incorporate building modulation to reduce the overall bulk and mass of buildings, or 2. For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or 3. Vertical and horizontal modulation of roof lines and facades of a minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. 35b e. gateways, f. structured parking, and g. other features meeting the spirit and intent of these policies. Policy LU-136. Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations. Center Office Residential designations placed next to higher intensity zones such as industrial may provide for a transition to lesser intense designations. Where placed next to industrial designations, site design of Center Office Residential properties should consider the long-term retention of the adjacent or abutting industrial uses. Reserved Policy LU-137. Reserved POLAMD\2 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:Ncvrembec4,.I99& July 1, 1999 TO: PlanningCommissioners FROM:Rebecca Z ind STAFF CONTACT: Lisa Grueter SUBJECT: Southport-Additional Development Information At the Planning Commission's June 9, 1999 meeting,there were several questions about the Southport floor area ratios/density,park usage numbers, and requirements for marinas. Floor Area Ratio/Density Staff is collecting examples of comparable developments,and information available would be presented at the Planning Commission meeting. Park Usage Based on information from the Southport Draft Supplemental Environmental Impact Statement, Gene Coulon Park attracts 1.5 million visitors each year. There are 510 parking stalls. Also there is an agreement with Boeing to use Boeing Lot Number 7 for overflow purposes when it is not in use. Summer park usage has been estimated in the Draft Supplemental EIS based on parking stall utilization: 30% occupancy during a.m.peak hours between 7 to 9 a.m., and 99%occupancy during p.m.peak hours of 4 to 6 p.m. Marinas A marina is not a proposed use on the Southport site,but it is an allowed use in the COR zones. With the proposed amendments,marinas would be changed from a secondary use to a primary use. There were questions about City requirements for public access and parking related to marinas. The Renton Shoreline Master Program(SMP)allows marinas on Lake Washington subject to requirements regarding minimizing adverse effects upon fish resources, limitation on length of moorage in shallow waters, adequate disposal of waste,containment/clean up plans for any spills, and adequate parking. Performance standards do not specifically address public access. However, general performance standards in the SMP encourage public access such as trails on the immediate shoreline. The Renton Municipal Code and SMP include the following parking requirements for marinas: H:\Economic Development\STRATPLN\PLANNING\LGRUETER\S HUFFLTN\pc fllw77.doc.dot\cor 2 per 3 slips.For private marina associated with a residential complex,then 1 per 3 slips. Also 1 loading area per 25 slips. These shall be located near the piers. Please contact Lisa Grueter(430-6578)if there are more questions. Thank you. cc: Sue Carlson H:\EconomicDevelopment\STRATPLN\PLANNING\.GRUETER\SHUFFLTN\pcfllw77.doc.dot\cor w 6/30/99 AMENDMENT 99-M-2 SOUTHPORT ON LAKE WASHINGTON AND 99-T-3 COR POLICY AND ASSOCIATED RMC CHANGES EXECUTIVE SUMMARY PROPOSAL The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail and office uses as well as recreational amenities. For the Planning Commission's review,the Southport proposal will require: A Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential. Center Office Residential policy amendments Renton Municipal Code amendments PLANNING COMMISSION REVIEW The focus of the Planning Commission's review will be to make recommendations about the suitability of the Center Office Residential plan and zoning designation for the subject site, as well as recommendations related to the proposed policy and code amendments. Information about a preliminary conceptual plan is provided to help illustrate how development may occur given the potential application of the Center Office Residential designation and zone. Although the proponent has provided a preliminary conceptual plan illustrating potential development comments, it is primarily used to help facilitate environmental review and a Planned Action resolution or ordinance, and is not provided for critique. Work on the Planned Action ordinance will occur subsequent to the Planning Commission review as the environmental and public review process continues with the City Council. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Recommendations to Planning Commission Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential. M2_T3ISS\ I 06/30/99 Approve the proposed policy amendments to accommodate the density of the Southport proposal,eliminate the "small scale" retail phrase as a consistency measure, and add a policy recognizingretentionofindustrialusesonindustriallyzonedproperties. Approve the proposed Renton Municipal Code amendments to COR uses,developmentandpermitprocess. standards, The Planned Action Ordinance would be prepared and reviewed with the City Council later in theprocess. Through City Council review, in the Planned Action Ordinance the City would adoptthresholdsofdevelopment, performance standards, and development phasing that reflect theenvironmentalandpublicreviewprocess, and the goals of the City and proponent for the site. ANALYSIS History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately.17-acres of whichcomprisetheSouthportsite. Puget Sound Energy will retain ownership of the 10 acres immediatelysouthoftheSouthportsite. The Shuffelton Steam Plant, located on the Southport portion of the site, was constructed in 1929 andservedasanoil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s.Because of an abundance of electrical power available in the region by the mid-1950s, power fromthesteamplantwasneededonlytoprovidepowerduringpeakloadseasons, emergencies, andequipmentoutages. The last time the steam plant operated for power production was 1989. Uses—Site and Vicinity The site is surrounded immediately by industrial and park uses. In general the site and vicinity usesinclude: Site—Industrial use as power plant(refer to Attachment C) East and Northeast—Gene Coulon Park, Kennydale Neighborhood West and South_Industrial Boeing Operations,Puget Sound Energy p roPerty to be retained Northwest-Lake Washington Site and Vicinit Com rehensive Plan and Zonin Designations The proposed site is designated as Employment Area—Industrial/Heavy Industrial as is the adjacentBoeingpropertytothewestandsouth. Gene Coulon Park on the east is designated Residential Rural -in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the futuretoR-1 or Resource Conservation with a "P" suffix. To the northeast across Lake WashingtonBoulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D-Zoning Maps. M2 T3ISS\ 2 06/30/99 Proposal Proposed Map Amendment Area The Southport proposal'will require a Comprehensive Plan Amendment/Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of the Shuffleton Site. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site would be retained by Puget Sound Energy and would continue to be designated as Employment Area — Industrial/Heavy Industrial. The applicant has prepared several statements which address the relationship of the request to the public health, safety and welfare, the changing needs of the City,compatibility with goals of the City, compatibility with surrounding properties, effects upon community facilities, suitability of the site. Refer to Attachment E. Proposed Conceptual Plan Southport is envisioned as an active mixed-use neighborhood with public and private amenities and recreational opportunities. The planned mixed-use development would contain a mixture of residential, office and retail uses located in six buildings above single or multilevel parking structures. Housing' would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along the shoreline that would provide opportunities for walking, outdoor dining, visual access to the lake and an extension of the lake walk at the adjacent Gene Coulon Park. Redevelopment of the site would consist of the demolition and removal of the existing steam plant building and the phased construction of a mixed-use development. Refer to Table 1 for potential development levels. To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, a preliminary Conceptual Master Plan for the site has been formulated. Refer to Attachment F—Plan "A". The preliminary Conceptual Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation, recreation and open space opportunities and other development features. (Plan B is not shown, but has a nearly identical layout; it's the building heights that primarily differ.) Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Multifamily Residential Units 543 581 Retail Area in Sq. Ft. 38,000 38,000 Commercial Area in Sq. Ft. 500,000 750,000 Residential Building Heights in Stories 5 5 M2 T31SS\ 3 06/30/99 Use Characteristics Plan A Plan B Office Building Heights is Stories 8-10 10 Total Parking Spaces 2,243 3,043 Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the CenterOffice/Residential zone and other portions of Title 4 to accommodate the Southport proposal. SeeAttachmentG. The following charts and text describe the proposed policy and code amendments totheCenterOffice/Residential land use designation of the Comprehensive Plan and to Title 4. Theseamendmentswerefiledbystaffasacompaniontotheprivatelyinitiatedmapamendments. Policy amendments include: LU-125, delete "small scale"as a descriptor of retail uses—housekeeping/consistencymeasure LU-131, create density range and allow a maximum net density of 60 units per acre,whichthroughproposeddevelopmentstandardswouldonlybeappliedtotheSouthportsite. LU-136,recognize existing industrial uses when applying COR designations Use allowance amendments include: Change intent of COR zone to recognize COR-3. Add hotels as a permitted use which do not have to be combined with a convention center orofficeandresidential Eating and drinking establishments -the amendments would affect some conditions applicable to the use. Conditions would allow for freestanding restaurants subject to sizeminimumsandtobeingarchitecturallyandfunctionallyintegratedintoaproject. Eliminate mini-marts. Have consistent permit types for Parks and Open Space that recofor"master"plans. gnize the COR requirement Make marinas a primary use instead of a secondary use. In all COR zones allow for all of the types of offices listed in the larger use table. Add shoe repair to allowed service uses. Allow car washes as accessory when placed inside parking garages. Eliminate gas stations. M2 T3ISS1 4 06/30/99 Allow commercial and non-commercial parking garages as permitted uses. Don't allow industrial uses/expansion on the COR-3 (Southport)site. Delete recycling collection centers. Outdoor storage is prohibited,and a housekeeping amendment would delete an inapplicable condition. Code-Development Standard Amendments The density maximum would be changed to be higher for the Southport site (60 du/ac), but would not change for the Port Quendall or Stoneway sites. For the Southport site, the special shoreline setback language allows the City some ability to increase the 25 foot shoreline setbacks that apply to some uses such as residential, where appropriate. This would not apply to the other COR zoned.sites. For the Southport site only, a provision requiring building modulation and articulation would be added. It would apply to buildings adjacent or abutting public parks,open space or trails. Outdoor storage requirements are deleted because it is not permitted in any of the COR zones. . This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be called Level II Site'Plans) for all contiguous properties zoned COR regardless of ownership in order to assure appropriate coordination of access and infrastructure. This would apply in all COR zones. Amendments to the Master Development Plan review process are also proposed to eliminate inconsistencies and integrate the COR master plan review process with the Site Plan review process. COMPREHENSIVE PLAN/ZONING CONSISTENCY A brief policy review appears below. A more broad policy analysis can be found in the Southport Planned Action Draft Supplemental Environmental Impact Statement, available under separate cover. While some policy amendments have been identified above for consistency with proposed densities, a preliminary staff analysis shows that the Comprehensive Plan Amendment/Rezone proposal is generally consistent with: Policies guiding the location of"Center" designations COR policies addressing master plan features,public review, access and circulation Regional Growth policies to maintain a balance of single family and multi-family growth Housing Element policies to achieve dwelling unit targets Economic Development policies to expand the City's office and retail base M2 T31SS\ 5 06/30/99 The code amendments likewise are generally found to be consistent with COR•policies that addressallowablelandusesanddevelopmentparameters. A preliminary analysis of the conceptual plan in relation to COR policies is included in the report,butwilloccurmorespecificallyinthefuturewhensiteplanapplicationsaresubmitted. A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map isamendedwiththecategoryCOR. Zoning code amendments are needed to accommodate the proposeddevelopment. CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a site that would addemploymentorresidentialuses. With the proposed Comprehensive Plan Amendment, there would beaddedcapacityforemploymentandresidentialgrowth. M2 T31SS\ 6 6/30/99 AMENDMENT 99-M-2 SOUTHPORT ON LAKE WASHINGTON AND 99-T-3 COR POLICY AND ASSOCIATED RMC CHANGES PROPOSAL SUMMARY The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail and office uses as well as recreational amenities. The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential. Additionally Comprehensive Plan policy amendments, and Renton Municipal Code amendments will be needed. This report analyzes the merits of the proposed Comprehensive Plan policy and map amendments, concurrent Rezone, and Municipal Code Amendments. LOCATION The site is located along the Lake Washington shoreline, between the Boeing industrial complex and Gene Coulon Park. Refer to Attachment A- Shuffleton Location Map. The Southport redevelopment would occur on approximately 17.1 acres. Refer to Attachment B-Southport. This acreage also includes about 2.9 acres of water where the property boundaries extend over Lake Washington. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Recommendations to Planning Commission Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential. Approve the proposed policy amendments to accommodate the density of the Southport proposal, eliminate the "small scale" retail phrase as a consistency measure, and add a policy recognizing retention of industrial uses on industrially zoned properties. Approve the proposed Renton Municipal Code amendments to COR uses,development standards, and permit process. The Planned Action Ordinance would be prepared and reviewed with the City Council later in the process. Through City Council review, in the Planned Action Ordinance the City would adopt thresholds of development, performance standards, and development phasing that reflect the environmental and public review process, and the goals of the City and proponent for the site. M2_T3ISS\ 7 06/30/99 LEVEL OF REVIEW BY PLANNING COMMISSION The focus of the Planning Commission's review will be to make recommendations about thesuitabilityoftheCenterOfficeResidentialplanandzoningdesignationforthesubjectsite, as well asrecommendationsrelatedtotheproposedpolicyandcodeamendments. Information about the preliminary conceptual plan is provided to help illustrate how developmentmayoccurgiventhepotentialapplicationoftheCenterOfficeResidentialdesignationandzone.Although the proponent has provided a preliminary conceptual plan illustrating potential developmentcomments, it is primarily used to help facilitate environmental review and a Planned Actionresolutionorordinance, and is not provided for critique. Work on the Planned Action ordinance willoccursubsequenttothePlanningCommissionreviewastheenvironmentalandpublicreviewprocess .continues. ANALYSIS Backirround History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately 17-acres of whichcomprisetheSouthportsite. Puget Sound Energy will retain ownership of the 10 acres immediatelysouthoftheSouthportsite. The Shuffelton Steam PIant, located on the Southport portion of the site, was constructed in 1929 andservedasanoil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s.Because of an abundance of electrical power available in the region by the mid-1950s, power fromthesteamplantwasneededonlytoprovidepowerduringpeakloadseasons, emergencies, andequipmentoutages. The last time the steam plant operated for power production was 1989. The grounds around the steam plant have been used as storage area for miscellaneous equipment,including transformers, capacitors, regulators, and bushings. An electrical substation and substation maintenance facilities have also been located on the site, southoftheSouthportportionofthesite, since the 1950s. This portion of the Shuffelton Steam Plant sitehasalsobeenusedforthestorageofmiscellaneousequipment. Access to the site has been provided via a private roadway connecting with the southern access road •to Gene Coulon Park, which intersects with Lake Washington Boulevard N. Remediation Activities Environmental Cleanup Summary: An environmental site investigation was performed at theShuffletonFacilityin1995toidentifythenatureandextentofchemicalcontaminantspresentinsitesoil, offshore sediment, and groundwater. A potential for releases of chemical contaminants wasidentifiedonseveralareasofthesiteasaresultofthatstudy. Subsequently, a Phase II sampling planwasdevelopedtotestsitesoil, sediment, and groundwater for a broad range of potentialcontaminants. In 1996, soil samples showed contamination, including petroleum hydrocarbons, polychlorinatedbiphenyls (PCBs), lead, arsenic and asbestos, exceeding screening criteria. Freshwater sediment M2 T3ISS1 8 I 06/30/99 samples were collected in the adjoining harbor area. No contaminants were detected at levels exceeding screening criteria. Shallow groundwater under the site was characterized by installing nine monitoring wells. Results indicate that except for naturally-elevated levels of arsenic, no contaminants were discovered in site groundwater above the State cleanup levels for drinking water. Site Remediation Plan: In late 1996, a remedial work plan was developed to remediate those areas of the site where contaminants (primarily petroleum, lead and arsenic, and lesser amount of PCB and asbestos) were discovered above cleanup levels. That plan was implemented in late 1998. All site soils were to be cleaned up to residential standards. Eleven areas on the site were identified for excavation of contaminated soil. To date, over 15,000 cubic yards of contaminated soil have been removed from the site for disposal or treatment. In addition, demolition of four site structures was called out in the remedial work plan. These include removal of two large above ground storage tanks, removal of the site railroad spur and removal of an underground fuel pipeline from the former tanks to the pumphouse. The remedial action is now complete. A cleanup action report will be submitted to the Department of Ecology for their review, and designation as a no further action site is expected by late Summer 1999. Uses—Site and Vicinity Over the past 80 years, the Southport site has undergone numerous physical changes, including clearing, draining and filling, and the establishment of the Shuffleton Steam Plant facility and associated uses. The site currently contains seven buildings, including the 36,700 sq. ft.power plant, three small storage buildings, a 3,750 sq. ft. pumphouse, a 5,000 sq. ft. transformer structure, and a 14,110 sq. ft. warehouse. Refer to Attachment C- Topographic Survey. The steam plant building is approximately 60 feet in height, and the stacks extend approximately 40 feet above the building. Other uses on the site include asphalt parking and storage area (recently removed and replaced with gravel as part of the remediation effort), roadways, railroad spur line, and landscaped area. Prior to the remediation activities, the proponent estimates that approximately 90 percent of the site has had impervious surfaces. The Puget Sound Energy property to the immediate south (10 acres to be retained) contains nine buildings, including five small storage buildings, a 15,750 sq. ft. high bay building, 2,130 sq. ft. control house, and a one-story concrete "high voltage" building. Other uses on the adjacent Puget Sound Energy property include outdoor storage of power system equipment including transformers, roadways and parking areas, a railroad spur line, and some landscaped area. Land uses in the vicinity of the site include Gene Coulon Memorial Beach Park and the Kennydale residential neighborhood to the east and northeast. The Boeing Plant is located to the immediate west and southwest. The Puget Sound Energy property, Lake Washington Boulevard N., Park Avenue N., and the north Renton neighborhood are located to the south. Lake Washington is located to the immediate north of the site; Mercer Island is located approximately 2 miles to the north, across Lake Washington. Site and Vicinity Comprehensive Plan and Zoning Designations The proposed site is designated as Employment Area—Industrial/Heavy Industrial, as is the adjacent Boeing property to the west and south. Gene Coulon Park on the east is designated Residential Rural in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the future to R-1 or Resource Conservation with a "P" suffix. To the northeast across Lake Washington M2 T3ISS\ 9 06/30/99 Boulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D-Zoning Maps. Proposal Proposed Map Amendment Area The Southport proposal will require a Comprehensive Plan Amendment/Rezone from EmploymentArea—Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of theShuffletonSite. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site wouldberetainedbyPugetSoundEnergyandwouldcontinuetobedesignatedasEmploymentArea —Industrial/Heavy Industrial. The applicant has prepared several statements which address the relationship of the request to thepublichealth, safety and welfare,the changing needs of the City,compatibility with goals of the City,compatibility with surrounding properties, effects upon community facilities, and suitability of thesite. Refer to Attachment E. Proposed Conceptual Plan To facilitate the City's consideration of the Planned Action designation and environmental review ofimplementationofthePlannedAction, a preliminary Conceptual Master Plan for the site has beenformulated. Refer to Attachment F—Plan "A". The preliminary Conceptual Master Plan providesconceptualinformationonthepotentialmixofuses, building density and height, access/circulation,recreation and open space opportunities and other development features. Southport is envisioned as an active mixed-use neighborhood with public and private amenities andrecreationalopportunities. The planned mixed-use development would contain a mixture ofresidential, office and retail uses located in six buildings above single or multilevel parking structures.Housing would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along theshorelinethatwouldprovideopportunitiesforwalking, outdoor dining, visual access to the lake andanextensionofthelakewalkattheadjacentGeneCoulonPark. Redevelopment of the site would consist of the demolition and removal of the existing steam plantbuildingandthephasedconstructionofamixed-use development. The intensity of site development would fall within the range of development represented byConceptualMasterPlanscenarioA (Plan A) and Conceptual Master Plan scenario B (Plan B). Plan A represents the lower point of the development range and would consist of 543 multifamilyresidentialunits, 38,000 square feet of retail area, and 500,000 square feet of office space. Plan B represents the upper point of the development range and would consist of 581 multifamily residentialunits, 38,000 square feet of retail area, and 750,000 square feet of office space. Plans A and B both include six buildings (with a total of ten building towers) over structured parking.Three of the buildings (Buildings 1, 2 and 3) would contain commercial office use, and three of thebuildings (Buildings A, B and C) would contain residential uses. Buildings 1, A and B would alsocontainsomeretailusesatthegroundlevel. The residential buildings under both plans would belocatedalongthenorthernandeasternedgesofthesite, adjacent to Lake Washington and Gene Coulon Park. Under both plans, the three office buildings would be located in the western portion ofthesite, with the westernmost building adjacent to the Boeing facility. Attachment F illustrates M2_T31SS1 10 06/30/99 conceptual Plan A. (Plan B is not shown, but has a nearly identical layout; it's the building heights that primarily differ.) Under Plan A, the residential buildings would be approximately 50 feet high above finished grade, and would contain five stories (four stories over two levels of structured parking, one parking level being a basement). The heights of the office buildings would vary, stepping down in height from northwest to southeast. Building 1, located adjacent to the Boeing facility,would be the tallest at 125 feet and would contain 10 stories (six stories over four stories of structured parking). Buildings 2 and 3 would progressively step down in height,with Building 2 at nine stories(115 feet)and Building 3 at eight stories(105 feet). Under Plan B, the residential buildings would be the same height as under Plan A. The height of all three office buildings under Plan B would be 125 feet and would consist of six stories over four stories of structured parking. The office buildings 2 and 3 would be taller under Plan B to accommodate the greater amount of office space. Table 1 summarizes the range of potential development under each plan. Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Multifamily Residential Units 543 581 Retail Area in Sq.Ft. • 38,000 38,000 Commercial Area in Sq.Ft. 500,000 750,000 Residential Building Heights in Stories 5 5 Office Building Heights is Stories 8-10 10 Total Parking Spaces . 2,243 3,043 Site development under both Plans A and B would include office and residential buildings above parking structures. Under both plans, a 35 foot wide boardwalk promenade along the lake edge, extending along the shoreline of the site would provide physical and visual access to the lake and Gene Coulon Park. Numerous plazas and walkways would be provided throughout the site. Phasing According to the proponent, development of the Master Plan elements included in the proposed Planned Action would be phased over an approximately five year period beginning in late 1999 and ending in early 2004. The building construction sequence would begin at the north end of the site and proceed to the south. It is anticipated that there would be no gap in the construction process. The general sequence of construction would be as follows: 1)building demolition and clearing; 2) grading and pile driving; 3)roadway and building construction; and 4)landscaping. M2_T3ISS\ 11 06/30/99 It is anticipated that construction of the main site access roadway, the waterfront promenade, andBuildingsAandBwouldbegininlate1999withconstructioncompletedinmid2001. ConstructionofBuilding1wouldbegininmid2000andbecompletedinlate2001. Construction of Building 2wouldbegininmid2001andbecompletedinmid2002. Construction of Buildings C and 3 wouldbegininearly2002andendinlate2003orearly2004. It is anticipated that full occupancy ofSouthportwouldoccurinlate2004. Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the CenterOffice/Residential zone and other portions of Title 4 to accommodate the Southport proposal. SeeAttachmentG. The following charts and text describe the proposed policy and code amendments totheCenterOffice/Residential land use designation of the Comprehensive Plan and to Title 4. Theseamendmentswerefiledbystaffasacompaniontotheprivatelyinitiatedmapamendments. Policy Amendments Summary of Purpose and Effect on COR Designations/Zone(s)Amendment LU-125,eliminate The policy allows for commercial uses if they support the primary uses ofsmallscale" the site, or if they have a high economic value and are designed with the appropriate scale and intensity. The current policy was last amended in1996toallowformoreflexibilityincommercialusesinCORsites,but todiscourage"box"retail. Elimination of the words "small scale"removesaninconsistencywiththewords "major commercial use"in the same sentence. Larger commercial uses may locate on Pt. Quendall or Stoneway sites depending on the mix of uses authorized in the required master"plans. Big box retail would still be discouraged by requirements that there be multiple businesses, and that they be designed with the scale and intensity envisioned for the COR. The Zoning Code primarily allowsforretailandserviceusesassecondary, and does not provide size limits except for food stores. The secondary use conditions do provide direction that the uses be integrated with primary uses of the development. The policies and code language would not encourage big box retail. At the time that master plans are being formulated,the size of the commercial uses and relationship to the other proposed uses of the site can be assessed. In the case of the Shuffleton site,the proposed Southport Development includes a minor amount of commercial space which isintegratedintotheprimaryusebuildings. LU-131, create density The policy is being amended to accommodate the proposed CORrangeaccommodatingdesignationfortheShuffletonsite. The Southport development proposalhigherdensitywouldresultinnetdensitiesbetween54-58 units per acre assuming that water, promenade/plazas, street and sidewalk areas are deducted from the gross site area. No changes are proposed to the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. If there is a proposal toamendtheZoningCodemaximumdensitiesforthePortQuendalland M2 T3ISS\ 12 06/30/99 Summary of Purpose and Effect on COR Designations/Zone(s) Amendment Stoneway sites, separate environmental review would be required at that time. LU-136,recognize Other policy amendments recognize existing industrially zoned property existing industrial uses which is presented in response to discussions with Boeing about Southport,and their desire to ensure that their operations are recognized. This policy would generally apply when COR is proposed for designation on a site. Code- Use Amendments USES Summary of Amendment Purpose and Effect on COR Designations/Zone(s) • Change intent of COR zone to Amendments are needed to apply the designation to the recognize COR-3.Shuffleton site for the Southport development. It would be known as COR-3. Incorporate Valley Zoning These amendments affect all COR-designated areas. A Amendments to use tables. separate code revision project is underway which includes some"housekeeping"amendments to the COR, and these amendments are assumed in the attached amendments. For example, some uses have dual permit types shown(e.g. AD/H) which is confusing. One permit type needs to be selected. Add hotel as a permitted use which This amendment affects all COR-designated areas. does not have to be combined with a Policy LU-124 considers hotels and convention centers convention center or office and as a primary use. Policy LU-126 allows for single uses if residential developed to the appropriate scale. Hotels should be a primary use of the zone. There are incentives to mix uses in the policies and code which would remain. Eating and drinking establishments are This amendment affects all COR-designated areas. The currently allowed in the COR zones.use is currently allowed, and the amendments would The amendments would affect some affect some conditions that relate to the configuration or conditions applicable to the use. The design of the eating and drinking establishments. Since use would continue to be secondary.gas stations are being eliminated as a use (discussed Changes in conditions include below), and since drive through service for eating and eliminating the conditional use drinking establishments was conditioned on being co- requirement for drive-through service located with a gas station, the drive through allowance where combined with a gas station. No needs to be eliminated. The other changes to conditions drive-through service is allowed under would allow for freestanding establishments subject to any circumstance. Also, conditions size and design conditions. This is intended to allow M2_T3ISS\ 13 06/30/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) would allow for freestanding restaurants more flexibility for these uses which may besubjecttosizeminimumsandtobeingappropriatelylocatedoutsideofaprimaryuse structurearchitecturallyandfunctionallytotakeadvantageofsiteamenitiessuchaswaterviews,integrated into a project. etc. The size limitation is based uponp trying to discourage smaller establishments from proliferatingawayfromprimaryusestructuresandmaintaina compact environment. Review of permit files showed that fast food establishments are typically less than 5,000 square feet,while general restaurants are usually larger than 5,000 square feet. It should be noted that the Southport proposal includes the proposed retail within primary use structures. Other plans for the Port Quendall and Stoneway site would be able to choose whether to include eating and drinking establishments either in a primary use structure or freestanding subject to the required conditions. ' Eliminate mini-marts. This amendment affects all COR-designated areas. Since gas stations are being eliminated as a use(discussed below),and since mini-marts were conditioned on beingco-located with a gas station,the use is proposed to be eliminated. It should be noted that food stores less than 25,000 square feet would continue to be allowed. Have consistent permit types for Parks This amendment affects all COR-designated areas.and Open Space that recognize the COR Because the COR zones require "master"plans,requirement for"master"plans. trails, and open spaces would be sufficiently reviewed, and should be permitted instead of secondary or Hearing Examiner conditional uses. In all zones in the City, the use "parks,playground, or recreation/community center" is listed with either an administrative or Hearing Examiner conditional use permit. As part of the Valley Zoning amendments,the permit type would be clarified to be a Hearing Examiner conditional use in the COR. In relation to the other specifically listed parks, trails, etc. that would become primary uses, it appears that if the use can be classified as one of the primary use parks, trails, etc. a Hearing Examiner conditional use would not be required,but if the use cannot be classified as one of the primary use parks, trails, etc. it would require a Hearing Examiner conditional use permit. The use category parks,playground, or recreation/community center" needs to be reviewed City wide. Make marinas a primary use instead of This amendment affects all COR-designated areas. Theasecondaryuse. secondary use conditions for marinas for the most part are inapplicable,such as being housed in a"primary use structure." The requirement to meet the Shoreline Master M2 T3ISS1 14 06/30/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Program applies whether stated or not. Therefore,the use is shown as primary instead of secondary. In all COR zones allow for all of the This amendment affects all COR-designated areas. types of offices listed in the larger use Offices are a primary use in the COR policies and in the table(Section 4-2-060).COR zoning regulations, and the amendments would allow for the full range of office types listed in the larger use table. Add shoe repair to allowed service uses. This-amendment affects all COR-designated areas. The addition of shoe repair is a use which could support employees or residents of a COR site. The change is minimal,and is within the range of repair services already shown in the COR zone. Allow car washes as accessory and This amendment affects all COR-designated areas. Car allowed inside parking garages. washes are currently allowed in the COR if co-located with a gas station. The amendments would allow the use as accessory when inside a parking garage instead of being co-located with gas stations,a use which is proposed to be eliminated. Eliminate gas stations. This amendment affects all COR-designated areas. Currently the use is allowed by Hearing Examiner Conditional Use Permit. Gas stations would likely not be allowed at the Stoneway site due to Aquifer Protection Regulations. A gas station is not proposed for the Southport development on the Shuffleton site, and nearby industrial and commercial zones accommodate the use. There are other land use designations near the Port Quendall site which allow for gas stations(near Exit 7). The use is not needed most likely in the COR zone which promotes compact, urban development. Allow commercial and non-commercial This amendment affects all COR-designated areas. parking garages as permitted uses. Currently,non-commercial parking garages are allowed as accessory uses (no more than 33% of the gross floor area of the primary use). The change would allow for larger parking garages, whether commercially operated or not. The Southport development parking garages would exceed the 33% accessory size,and may have commercial parking garages. For any COR site larger parking garages may be needed to support the office, residential, and commercial uses,and to meet parking regulations/parking demand. The uses would be approved as part of the "master"plans for the COR sites, and impacts can be determined at that time on a site- M2 T3ISS\ 15 06/30/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) specific basis. Don't allow industrial uses/expansion The amendments affect the Shuffleton(Southport)siteonCOR-3 site. only, and would not allow industrial uses/expansions. Industrial structures on the Southport site are inactive and industrial uses are not a part of development plans. The current limitations on expansions would remain for COR-I and COR-2 sites. Delete recycling collection centers. This amendment affects all COR-designated areas. Recycling collection centers are larger than recycling collection stations, and probably are not needed in the COR zones. Smaller recycling collection stations would continue to be allowed.. Delete condition 94 related to outdoor Outdoor storage is specifically prohibited in the CORstoragewhichisprohibited. zone. Condition 94 related to outdoor storage seems to be contradictory with the"conditional use clause." Elimination of the condition is a clarification measure. Code-Development Standard Amendments The density maximum would be changed to be higher for the Southport site, but would notchangeforthePortQuendallorStonewaysites. For Southport, density would be limited to 60du/ac maximum on the Southport site based on preliminary net density calculations. Languageaboutminimumdensityforsingleuses, and calculating density using all of a site's area includingcommercialandofficeareasisfromComprehensivePlanpolicyLU-131. For the Southport site, the special shoreline setback language allows the City some ability toincreasethe25footshorelinesetbacksthatapplytosomeusessuchasresidential, whereappropriate, This would not apply to the other COR zoned sites. For the Southport site only, a provision requiring building modulation and articulation would beadded. It would apply to buildings adjacent or abutting public parks, open space or trails.Modulation and articulation would result in greater compatibility, and potentially a reduction inshade/shadow effects where feasible (feasible physically and feasible while still achievingapplicantobjectives.) Outdoor storage requirements are deleted because it is not permitted in any of the COR zones.This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be calledLevelIISitePlans) for all contiguous properties zoned COR regardless of ownership in order toassureappropriatecoordinationofaccessandinfrastructure. This would apply in all COR zones. M2_T3ISS\ 16 I 06/30/99 Code-Master Development Plan Process - - There are a variety of terms and processes that need to be clarified. The COR zone references a master development plan." Title 4 includes processes for site plans and master site plans. As part of the COR amendments, amendments to Chapter 9 procedures for site plans are proposed. A process for conceptual site plans has been integrated into the Site Plan Review section of Title 4, and would be called Level II Site Plans instead of master development plans. If a Planned Action has been designated there is less process for a Level II Site Plan than if there isn't a Planned Action designated for a site. The main differences include whether a hearing is required and who makes the decision on the Level II Site Plan. The Master Site Plan section of Title 4 is proposed for deletion since it has not been utilized. Some portions (e.g. intent,minor modification provisions, and time limits) have been incorporated with the Level II Site Plan process. Southport Approval Process Planned Action The proposed redevelopment of the Southport site is proposed to be designated by the City of Renton, via ordinance or resolution, as a Planned Action pursuant to SEPA(WAC 197-11-168). The adoption of a Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and that further environmental review under.SEPA, for each specific development application, would not be necessary if it is determined that each future project is consistent with the development levels specified in the Planned Action ordinance. The development levels would be consistent with those analyzed through environmental review. The Planned Action Ordinance may contain performance standards and mitigation measures from the environmental and Comprehensive Plan application review process. At the time the Final SEIS is prepared;the Planned Action Ordinance would be prepared which will be based upon the outcome of the environmental and public review process. Supplemental EIS A Supplemental Environmental Impact Statement has been issued for the Southport proposal on June 29, 1999. It supplements EIS's prepared for the Comprehensive Plan Update in 1993 and 1995. Topics discussed in the Southport Supplemental EIS include: Earth, Air Quality, Water (Stormwater/Groundwater/Water Quality); Plants and Animals; Noise; Land and Shoreline Use; Socioeconomics (Population, Housing, Employment); Aesthetics, Light and Glare; Transportation; Public Services and Utilities (Fire and Emergency Medical Services; Police Services; Schools; Parks and Recreation; Water; Wastewater; Solid Waste). Future Permits The current proposal includes: Adoption of a Planned Action designation M2 T3ISS\ 17 06/30/99 Comprehensive Plan Map and Text Amendments and concurrent Rezone Municipal Code Text Amendment To facilitate environmental review,preliminary conceptual master plans have been submitted. As stated above, the Planned Action designation would indicate that adequate environmental reviewhasbeencompletedandfurtherenvironmentalreviewunderSEPA, for each specific developmentphase, would not be necessary if it is determined that each phase is consistent with the developmentlevelsspecifiedinaPlannedActionordinance. The process assumes that a formal Site Plan Level IIundertheproposedprocessamendments), Level I site plan(s) for individual phases, and shorelinesubstantialdevelopmentpermitapplicationswillbesubmittedatalaterstageasaPlannedAction.Application for construction-related permits (City, State and Federal) would also be requested forapprovalsubsequenttotheadoptionofthePlannedAction. A list of potential permits will beincludedintheSupplementalEISunderpreparation. COMPREHENSIVE PLAN COMPLIANCE A policy analysis is presented below. A more broad policy analysis can also be found in theSouthportDraftSupplementalEnvironmentalImpactStatementissuedJune29, 1999. This isavailableunderseparatecover. COMPREHENSIVE PLAN COMPLIANCE: MAP AND POLICY AMENDMENTS ANDSOUTHPORTCONCEPUTALPLAN Policies Guiding Land Use Designation Center Designation The Comprehensive Plan provides several policies related to appropriate designation of CentersthroughouttheCity, including COR(See Attachment H for a complete list of relevant policies): Policy LU-92. Centers should be designated where there are the following characteristics: a.a nucleus of existing multi-use development, b. potential for redevelopment, or vacant land to encourage significant concentration ofdevelopment. c.principal gateways to the City as defined in the Community Design Section of theLandUseElement. d.Center locations should be located on major transit and transportation routes.e.Center locations should be served by the City's arterial street system. The proposal would meet two criteria, "b" (redevelopment leading to significant concentration ofdevelopment) and "e" (Lake Washington Boulevard is a collector arterial). The site would not meetcriteria "a" regardless of any proposal type. Gateways in criteria "c" have not yet been designatedformallyintheComprehensivePlan. The site would be a gateway from Lake Washington, and agatewayintotheUrbanCenter. Regarding criteria "d" there is no transit route directly in front of thesitealongLakeWashingtonBoulevardaccordingtoTransportationElementmaps, but there areroutesinthevicinityalongParkAvenueN. and Sunset Boulevard. M2 T3ISS\ 18 06/30/99 Policy LU-93. Transitional land uses which surround the Center are designated to provide buffers to the less intensive uses. • The park would be a buffer to the east. Boeing is more intensive on the west than the proposed development. PSE property on the southwest would buffer the site from other uses, and is more intensive in its industrial character. 0 Policy LU-94. Changes to adopted boundaries should only be made in the following circumstances: a. The original mapping failed to consider a major natural feature or significant land use which would make implementation of the boundary illogical. b. The amount of land within a Center is inadequate to allow development of the range and intensity of uses'envisionedfor the Center. There is no COR designation in the area. This policy appears to restrict expansion of existing centers rather than preventing designation of new centers. Center Office/Residential COR policies give less direction about placement of the land use designation, but the intent of the designation does give some direction: Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, and landmark developments integrated with natural amenities. The intention is to create a compact,urban development with high amenity values that is a gateway to the City. The Southport proposal is compact and urban. Natural amenities include Lake Washington which would be viewed from a public promenade and plazas. The development would be a gateway from Lake Washington and into the immediately adjacent Urban Center. Policies Guiding Master Plans The purpose of this report is to discuss the merits of the Comprehensive Plan Amendments, associated Rezone, and Municipal Code Amendments. Preliminary conceptual plans were provided to facilitate environmental review. If the Comprehensive Plan Amendments are approved, formal site plan applications would be made. At that time a more detailed compliance review of Comprehensive Plan policies and Code requirements would be made. A preliminary general analysis is provided below: Policy LU-130. A public review process should be required for proposed development plans of each parcel with separate ownership or abutting parcels of the same ownership within the Center. Properties may be combined for public review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing. Through the Planned Action/SEIS process, public review is occurring for the Southport site. The proposed plan includes a mix of uses consistent overall with the land uses encouraged in the policies and in the code (housing, office, and retail). Gateway features are included, such as the promenade, M2_T3ISS\ 19 06/30/99 and plazas. A"main street"would provide the primary internal circulation. Transit opportunities willbeidentifiedintheSEIS. Phasing has been described above. Additional specific information will beprovidedwithmoreformalplanssubmittedafteradoptionofthePlannedAction. Policy LU-132. Site plans.and proposed structures should be designed so as to fullyintegratesignage, building height, bulk, setbacks, landscaping, and parking considerationsacrossthevariouscomponentsofeachproposeddevelopment. The preliminary conceptual plan addresses setbacks, building heights, and parking. Setbacks wouldbebetween10and30feetfromthePark, and 20 or more feet from the Boeing Property. Setbacksneartheparkwouldbelandscaped, except where emergency access is potentially needed. BuildingheightsarelowerneartheParkandhigherneartheBoeingpropertyrecognizingthedifferentintensitiesoftheadjacentproperties. With future more specific site plan submittals in the future, theproponentwillprovidemoreinformationaboutbuildingbulk, landscaping and signage. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. The proposed conceptual plan provides a substantial promenade and trail connection along LakeWashingtonBoulevard. •A"main street"would include sidewalks. Secondary access loops primarilydirectcarstoparkinggarages. Overall, pedestrians will be accommodated. The mixed use nature oftheproposalencouragespedestrianutilizationbetweenbuildingsanduses. When formal site plansareprepared, the issue of sidewalks and pedestrian usage will be reviewed further to ensure the intentismet. Policy LU-134. Vehicular access to each proposed development should be from a majorstreetwiththenumberofaccesspointsreasonablyminimized. There is one access point to and from Lake Washington Boulevard, via a shared easement over theBurlingtonNorthernSantaFeRailroadTracks. Policy LU-135. A combination of internal and external site design features should beencouragedsuchas: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f structured parking, and g. other features meeting the spirit and intent of these policies. Plazas including focal features and structured parking would be provided. A view corridor isprovidedalongtheeasternboundaryofthesitethroughthe "main street" to the larger plaza and ultimately to the Lake. Additional specifics would be provided at the time of a site plan application. Regional Growth Policies Comprehensive Plan policies call for a balance of single family and multi-family housing outside oftheUrbanCenter: M2 T3ISS\ 20 06/30/99 Policy LU-4. Future residential growth should achieve a maximum 50% multifamily housing in parts of the City located outside of the Urban Center. The Southport site is immediately adjacent, but outside of the City's identified Urban Center (see Attachment I). The proposal will add between 543 and 581 attached multi-family dwellings. A portion of the units may be rental and a portion may be ownership,but the units will be in the style of attached flats. The amendment to COR will add capacity for multi-family that was not previously assumed in the Comprehensive Plan. While the proposal would increase the capacity for multi-family development, it should be noted that in 1998 staff concluded a detailed review of single family capacity on parcels under one acre. In the R-8 zone alone, it was estimated that the Comprehensive Plan Capacity Analysis did not account for enough single family potential on smaller parcels. It was estimated that an additional 700 single family dwellings could be developed on vacant properties, and an additional 3,500 single family dwellings could be developed on partially developed lands, both numbers in addition to previous capacity estimates. The City is experiencing this incremental additional growth on vacant and partially developed properties under 1 acre. Based on the additional single family capacity, the addition of multi-family dwellings by applying the COR designation to the Southport site is not expected to negatively affect the City's policy of maintaining a 50/50 split outside of the Urban Center. Policy Amendments Needed for Consistency As described previously, an amendment to Policy LU-131 is needed to accommodate the proposed density of the Southport development. The Southport development proposal would result in net densities between 54-58 units per acre assuming that water, promenade/plazas, street and sidewalk areas are deducted from the gross site area. No changes are proposed to'the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. Other Desired Policy Amendments As described previously, proposed amendments to policy LU-125 include elimination of the words small scale" to remove an inconsistency with the words "major commercial use" in the same sentence. The additional Policy 136 recognizes existing industrially zoned property which would generally apply when COR is proposed for designation on a site. Housing Element In 2010, The Housing Element projects a households target of 7,925 units of which 6,324 would be multi family. The Target is a number of units the City is striving to achieve to help accommodate its fair share of population growth expected to occur in King County. Providing additional multifamily capacity through the application of the Center Office Residential designation would help achieve the targets. The Housing Element promotes the increased housing opportunities for all income groups, upper, middle and low. The Southport dwellings will likely be market rate and appeal to middle and upper income groups given its location adjacent to Lake Washington. M2_T3ISS\ 21 06/30/99 Capital Facilities (Growth Rate• Parks 6 year fundingl The Capital Facilities Element is reviewed every 2 years to help ensure that planned improvementsarekeepingpacewithnewdevelopment. The next review and update will occur in the year 2000.Related to the Lake Washington Trail, it was estimated that funding would be available for varioussegmentsintheyears1998-2000. This needs to be updated in the next update cycle as the activitieshavenotyetoccurredinthesetimeframes. Economic Development The Economic Development Element includes policies which support utilization of land with existinginfrastructure, expansion of office and retail bases, and sustaining and expanding theindustrial/manufacturing base. Application of the COR designation would help attract economic development to the City. TheSouthportproposalwouldoccuronasitewithexistinginfrastructure, and help expand the office baseandtheretailbaseintheCity. It would orient the office buildings to the Boeing side for greatercompatibilitywiththemanufacturingoperationsandtheresidentialuseswouldbeorientedtotheEastSidenearthePark. The proposal wold result in 17.1 (14.2 dry land) acres being reallocated from industriallydesignated/zoned land to mixed office/residential designated/zoned land. Currently industrially zonedlandequals1,388 acres (excludes property boundaries extending into water bodies) in the City.Center Office-Residential zones are applied to a total 133 acres (also excludes property boundariesextendingintowaterbodies). With the Southport proposal there would be a 1% reduction inindustriallyzonedlandandan11% increase in COR zoned land. When considering only the supplyofHeavyIndustrialzonedland,which currently equals 576 acres, there would be a 2.4%reduction. COMPREHENSIVE PLAN CONSISTENCY—CODE AMENDMENTS Proposed code amendments have been described previously above. The use amendments make nomajorchanges, but typically refine the permit types and use conditions. The development standardamendmentsallowforgreaterconsistencywithpolicies (e.g. policies regarding minimum density forresidentialonlydevelopment, and calculation of density across a site), as well as incorporatingstandardsapplicabletotheSouthportsite. The proposed use and development standard amendmentsmaintainconsistencywithpoliciesguidingallowableuses, incentives for structured parking, andflexibilitytoencourageredevelopment. Policy LU-124. Primary uses should include complexes of offices or residential development,hotels and convention centers, research and development facilities, and corporateheadquarters. Policy LU-126. Individual properties may have a single use if they can be developed at thescaleandintensityenvisionedforthedesignation, or if proposed as part of a phaseddevelopmentandmultiparcelproposalwhichincludesamixofuses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should beprovidedindevelopmentregulations. M2_T3ISS\ 22 06/30/99 Policy LU-128.' Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access and land assembly constraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure development,public uses and amenities. ZONING CONCURRENCY A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map is amended with the category COR. Zoning code amendments are needed to accommodate the proposed development. CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a site that would add employment or residential uses. The Comprehensive Plan employment capacity would not be reduced with the Southport site being redesignated because it was never factored into the City's capacity model since the site was not shown as a vacant or partially developed land, and little redevelopment potential was assumed in the Capacity model. With the proposed Comprehensive Plan Amendment,there would be added capacity for employment and residential growth. The original Capacity Methodology assumed a usable area for vacant sites of 62%, and that half the property would be used for residential at 35 units/acre and half would be used for nonresidential at an FAR of.7 (employment rates were 300 sf/employee for office and 450 sf/employee for retail). After the Capacity Methodology was prepared in 1992, there were changes to the COR policies in 1996 which allowed the density to be applied to 100% of the site acreage even if the units were clustered on another part of the site. The Capacity Methodology was not revised after the 1996 policy amendments. At the time there were other Comprehensive Plan Amendments that reduced capacity elsewhere in the City for residential developments that was thought to off-set any increased density realized as a result of changing the COR policies. With the proposed Southport-related amendments, the density would be a maximum of 60. Through the zoning amendments, this increased density would only apply to the Southport site and not to other COR sites. The following analysis relates to the Southport site only. CAPACITY COMPARISON USES 1992 With 1996 With 1996 Proposed Methodology Policy Change Policy Change Conceptual and 1999 Plan Density Amendment Residential dwellings 186 371 636 543-581 dwellings Office Employees 512 512 512 1,667—2,500 M2 T3ISS\ 23 06/30/99 USES 1992 With 1996 With 1996 Methodology PolicyChange PolicyChange Proposed g g Conceptual and 1999 Plan Density Amendment Retail Employees 18 18 18 84 The increased employment and residential population is being analyzed in the SEIS, and neededservices,utilities and improvements are identified. M2 T3ISS\ 24 I•I . 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(, ,,, Ai N i CC a -' i I ii. •^J •.;::• ,. etlr i 2, e f n o ri•i t.. , CDC. . Mil ss i ./...../ A\::::/.:. .,‘ 4'. I cl Sin...._ -. n /Yi .i. _,__ TOP* I SURVEY r a.a r•.r t.....a.r> ."f r Y11's._. : ->- u r+ l..s Y la M s. —.- r_.- .-:— ......._ fle' . yr i. _ l .. i,~ r!-+• aeY /' 0n•Yla If` I.1MKi I.IJo•s,ulsc C4 . 32 SN R5E W v2 Oh , ,Pl , R ', 8R`8 , R-8 4 , r 8 I R-8 r - R—gam oo-z ; N 26th St_ l ; f R 1 , i I -R=8:0 N _ ti z . I ,.c,r.`00 - i ' RM-I U 1I I P-1 N`24th St_. R-8, F Z. ee c> i pq RM—I z iNE2 W I ' N A - RM—I RC V] --r H' 1 i FFyy 1 ,d 1/4.--. vv 0'U I . i I a] 1' RM-I. N E 14,t P-1 ' IHC SITE L . R- E4 - 8 T23N R5E W 1/2 ffl°^ ZONING 4 1.4800 4,)O D4 ATTACHMENI D-1 p'H'PW TECHNICAL SERVICES 5 T23N R5E W 1/2 D4 - 5 *N R5E W 1/2 i IH CC •.,. SITE i/ 1, rl \ 1 \ 4 1 R` jj i \ \\ r 11_i` 1//' 1 ryIu , . IH e4 i i z I i CO z a CO M i-- --- .. N 8th St. tt rri z CO C N i i r r czir tap i iO I C0 - C0 I r 1 i N 6th S' .ln F o o -o— . f a. I H;, n 2H CI. ce - I 1 oo - Z 7. - ce 0W- 'cat% C.:ZI,:. ( 1C1D0 CIe OD _ OD i ILCtoo. CD m D ii/ 0 0 0 0 - 1 R-10 ty ce ce ix U Ue Tifi s aI - oo , MCA CAl1 1 0o aom 6a, : , R-10 I 1ce rer , /•.. F4 - 17 T23N R5E W 1/2 ATTACHMEN1 D-a 4o E4ZONING• Y oa R •' maw itatrucm.SERVICES FN,:o 8 T23N R5E W 1/2 r raa V O UTH PO SECO Development 11009 NE 1111 St. Bellevue, Washington 98004 Comprehensive Plan Amendment Application Project Narrative Southport is a seventeen acre site located on the south shore of Lake Washington, west of Gene Coulon Park and east of the Boeing 737 assembly plant. This application seeks to amend the Comprehensive Plan and Zoning for this site from its present Heavy Industrial designation to a mixed use designation such as Center Office Residential(COR). The site is current location of the former Puget Sound Energy Shuffelton Steam Plant, which is in the process of being decomissioned. Besides the power plant building there are several other buildings on the site including a warehouse and a pump house. Locations of existing structures are shown on the enclosed drawing labeled Topo Survey. There are no special site features. Additional criteria for consideration in the Comprehensive Plan Amendment and Rezone are as follows: A. This CPA/Rezone bears a substantial relation to the public health, safety and welfare by enhancing the use from Industrial to one that is much more compatible with the adjacent Coulon Park. A continued Heavy Industrial zone on this property would authorize industrial uses within 25 feet of the lake, with unlimited height and lot coverage and would likely result in the development of large featureless buildings similar to the Boeing Company on the adjacent parcel to the west. B. This CPA/Rezone addresses the changing needs of the City by reclaiming Industrial land for a more suitable land use. An important gateway site will be created giving the City a new urban link to Lake Washington. The employment and tax bases will be expanded by the new use compared with the existing, creating the opportunity to diversify the employment opportunities in the City. C. This CPA/Rezone is compatible with the goals of the City in this area of the city. The mixed use proposal will bring new housing and provide expanded public access to the Lake and Gene Coulon Park. High quality housing will be located in close proximity to existing and new employment centers decreasing the impact to transportation systems and providing new and varied housing opportunities in the City. This proposal creates a gateway link to Lake Washington and the neighborhoods and cities to the north, providing a new image to the northern entrance to Renton. This new image combines office, residential and retail uses harmoniously with the natural beauty of tilpt,oqC Park and an urban shoreline on Lake Washington. pELOPME REN pN CITY OF MpR 31 1° Page 1 REGEtUEDATTACHMENTE D.e proposed CPA/Rezone is more beneficial to adjacent land uses and n 'ghborhoods than the existing zoning. A housing use adjacent to the park will createaeighborhoodkeepingawatchfuleyeonthepark. The sense of ownership createdwillhelpcurtailunwantedactivitiesintheparkandenhancethesenseofsecurityofparkusers. The proposed project will also create a visual buffer between the park andthelargebuildingsoftheBoeingplantwithsmallerscaleresidentialbuildingsbacked by taller office towers. The building scale will effectively terrace back from the parkandtheI_Ike providing a more pleasing transition to the Industrial zoning to the west.Additionally, the location of the office development on the south and west portions ofthesitewilleffectivelybuffertheresidentialunitsfromanyadverseaffectsfromtheoperationsattheBoeingplanttothewest. E. Development resulting from the proposed CPA/Rezone will not adversely affectcommunityfacilities. Studies of the impacts of this development are currently underwayasapartoftheSupplementalEnvironmentalImpactStatement. All communityfacilitiesincludingtransportation, parks and schools and utilities are being reviewed to determine potential impacts from this proposal and determine methods to mitigate anyimpact. F. The parcel considered under this CPA/Rezone is eminently suited to the type of development proposed. It is of sufficient size and dimension to accept the density anddiversityofthisproposal. It is anticipated that new development standards will be developed that will further harmonize the development with the Comprehensive Plan. Page 2 Lake Washinc, ton i lam A. I n' s a rat a, ,' • I ice +: ,; alt r-1 ,,,i, '000 jig) i ip I. 1..earl ..,i,k, cdk 1 1 , 11, •<:. •rka .;• in l• if itimill, ' • elk• ,, ill el r y , L . ,„ .1,„:„.A ....\%,, 9 ,..: , i; 1 gunio 4:: \ :" Ir ) .if ,_ , kfS 4-ut ,•i l •s 1' It c I? o c i n g C' o r l .C.a f 1 g G c n c C o tt I o n I a r k 001..N.i • :. i IC, kill•r 'j ' IIjjJJ114 l I f 14, 1 e latogit.'-‘1,>!-ii i r'° I.11 all. r,`:. :..,,,,•': ridli ,I: 1 Ilk :. Z. 4.•;.:6 - . 1 e8 8 i 3 F. [ coo 1 r,.^ I' n g I. t I' o.V. c r II. firf wiu:'? Ad: s 4 777.TI::7—'''''' '''1 i-e- le 8: 1 Ars, V° , -as 1,:%.4.,,, ezr.,..,,,,::t.,-.- ter,. ;, A n,nt '. S Ii C () I) c v c I u h to r n t C' o r 1, u r a t i o n March 2 (1 , I 9 9 9 PI 11n1 itAu CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: March 31, 1999 TO: File 99-027,ECF FROM: Lisa Grueter Ityg SUBJECT:Proposed Comprehensive Plan and related Code Amendments Attached is a draft of amendments to Center Office/Residential Policies and related code amendments to Title 4 which are being filed in support of the Southport Planned Action Environmental Review. The proposal involves a Comprehensive Plan Amendment/Rezone from Employment Area - Industrial/Heavy Industrial to Center Office/Residential. Staff has noted that policy amendments would be needed as well to accommodate the proposal, as well as code amendments to the Center Office/Residential zone and other portions of Title 4. Q`v7- cCpp Cin' PIAP N R 3 i i ATTACHMENT G TS SERVER\SYS2:\COMMON\-H:\ECONDEV\STRATPLN\PLAN 1NG\LGRUETER\SHUFFLTN\CPAMEM.DOC\1g Center Office/Residential Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, andlandmarkdevelopmentsintegratedwithnaturalamenities. The intention is to create a compact, urbandevelopmentwithhighamenityvaluesthatisagatewaytotheCity. Policy LU-124. Primary uses should include complexes of offices or residential development, hotels andconventioncenters,research and development facilities,and corporate headquarters. Policy LU-125. Commercial uses such as retail and services should also be permitted provided that theysupporttheprimaryusesofthesiteandarearchitecturallyandfunctionallyintegratedintothe Idevelopment. An exception to this limitation on commercial uses may occur if a major commercial useprovidinghigheconomicvaluetotheCityisproposedwithsmallscale, multiple businesses, and isdesignedwiththescaleandintensityenvisionedforCOR. Policy LU-126. Individual properties may have a single use if they can be developed at the scale andintensityenvisionedforthedesignation, or if proposed as part of a phased development and multi-parcelproposalwhichincludesamixofuses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided indevelopmentregulations. Policy LU-128. Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access andlandassemblyconstraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure development,public uses and amenities. Policy LU-130. A public review process should be required for proposed development plans of eachparcelwithseparateownershiporabuttingparcelsofthesameownershipwithintheCenter. Propertiesmaybecombinedforpublicreview. Such plans should coordinate the mix and compatibility of uses,residential density, conceptual building, site and landscape design, identification of gateway features,signs, circulation, transit opportunities, and phasing. Policy LU-131. Maximum residential density on the various COR sites should range between be 30 and6035dwellingunitsperacre. The same area used for commercial and office development can also beusedtocalculateresidentialdensity. When proposed development does not involve a mix of uses, thenminimumresidentialdensityshouldbe5dwellingunitspernetacre. Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage,building height,bulk, setbacks, landscaping, and parking considerations across the various components ofeachproposeddevelopment. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. Policy LU-134. Vehicular access to each proposed development should be from a major street with thenumberofaccesspointsreasonablyminimized. Policy LU-135. A combinatian of internal and external site design features should be encouraged suchas: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f. structured parking, and PM A%An nnnm g. other features meeting the spirit and intent of these policies. Policy LU-136. Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations. Center Office Residential designations placed next to higher intensity zones such as industrial may provide foratransitiontolesserintensedesignations. Where placed next to industrial designations, site design of Center Office Residential properties should consider the long-term retention of the adjacent or abutting industrial uses.Resefved Policy LU-137. Reserved POLAMD\ 2 3/31/99 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: P. CENTER OFFICE RESIDENTIAL ZONE (COR 1 ,COR 2, and COR-3): The purpose of the Center Office/Residential Zone is mix ofofficeandresidentialactivityInahighquality, master planned development which isointegrated wi rovide foritth the natural intensive environment. Commercial uses which support the primary uses of the site and are architecturally and functionallyintegratedarepermitted. Also commercial uses which provide high economic value may be allowed if designedwiththescaleandintensityenvisionedfortheCORzone. Policies governingthese uses are primarily contained in the Land Use Element, Center Office/Residential section .Chapter 1, Section-V"Office/Residential Centers,"of the City's adopted Comprehensive Plan. The scale andIlocationofthesesieswilltypicallydenoteagatewayintotheCityandshouldbedesignedaccordingly (see alsoLandUseElement.Community Design - tion IV Gateways section). Since the sites function asgateways, the site planning should incorporate features of interest and use for the users. In order to address differing site conditions, and recognizing the gateway and environmentally sensitive features ofthesesites, this Zone is divided into three (3) two (2)sections: COR 1,and COR 2, and COR 3. COR 1 and 2 sharethesameusesanddevelopmentstandards, but differ in heights allowed.COR 3 shares a maiority of uses allowedinCOR1and2aswellasmostdevelopmentstandards, but differs primarily in densities allowed. COR 1 is appliedtothepropertyknownastheStonewayConcreteSite. COR 2 is applied to the property known as the Port QuendallSite. -COR 3 is applied to the property known as the Shuffleton Site. 3/31/99 USES: TYPE: TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES Car washes I: AC44#81 Parking garages, commercial P Parking garages, noncommercial PAC-#50 Air Transportation Uses Helipads, accessory to primary use H MANUFACTURING AND INDUSTRIAL Industrial/manufacturing facilities P #128 existing) I Industrial/manufactruing facilities, major H # modification, production increase or expansion of existing Research, development and testing H Assembly and packaging of: Electronics H Solid Waste/Recycling Recycling collection center Recycling collection station AC #51 COMMERCIAL/INDUSTRIAL ACCESSORY USES Food preparation AC #50 Handcrafting of items/products AC #50 Storage of products in conjunction with AC #50 retail sales PUBLIC FACILITIES Government I Government offices and facilities AD/H Churches Churches, synagogues, temples H Social/Social Service Organizations Community facilities S #224 Philanthropic institution AD/H Private club, fraternal or nonprofit ADM organizations Service clubs and social organizations H Utilities Public utility use or structure AD/H Utilities, small P Utilities, medium AD Utilities, large H 3/31/99 USES: TYPE: PUBLIC FACILITIES (Continued) Communications Communications broadcast and relay H towers I Radio or television transmitter AD/H Wireless communication facilities Micro facility antennas p Mini facility antennas P#237/ADMacrofacilityantennasP#237/ADMonopoleIsupportstructureAD #240/HMonopoleIIsupportstructureX#242/HLatticetowerssupportstructureX#242/HMinormodificationstoexistingwirelessP#243 communicatopion facilities SCHOOLS PUBLIC AND PRIVATE I Educational institution (public or private) ADMSchool, elementary (existing) p School, elementary (new) H School, secondary(existing) p School, secondary(new) H Portables (existing) P Portables (new, up to 4) S#1 Change in use for existing school H School expansion up to 10% P #1 School expansion more than 10% H Business and professional schools S#68 MISCELLANEOUS USES AND MODIFICATIONS TO DEVELOPMENT STANDARDS Temporary uses S PROHIBITED USES, SPECIFICALLY IDENTIFIED Bulk storage of products X II Exterior storage of products I X-#94 Hazardous waste treatment and storage, X off-site Travel trailers or recreational vehicles for X habitation Manufacturing of: Any product not specifically listed X LEGEND OF REVISIONS Revision marks with no "box" = changes assumed in Valley Zoning code amendments in rocess Revision marks or bold numbers with e 3/31/99 4-2-0700 CENTER OFFICE RESIDENTIAL (COR) USES: - TYPE: GRICULTURE, RESOURCE RODUCTION AND ANIMAL KEEPING 3ardens and Nurseries Vursery or greenhouse AD/H Agriculture and Natural Resources Mineral/natural resource recovery AD/H RESIDENTIAL Attached Dwellings Flats or townhouses P #119 Other Residences and Lodging Bed and breakfast houses S#68 Boarding and lodging houses S #68 Group homes II, for 6 or less P Group homes II, for 7 or more AD Retirement residences P Hotel/convention center with office and/or P residential uses on-site I Hotel P RETAIL SALES Apparel and accessories S #68 I Books, music, stationery, art supply S #68 I Eating and drinking establishments S #68/-H-#137 Food store no more than 25,000 square S #68 feet of gross floor area Mini marto H tf11 Newsstands S #68 Pharmacies S #68 Taverns S #68 CULTURAL, ENTERTAINMENT AND RECREATIONAL Parks and Open Space Open space (new) PH Open space (existing)P Park, playground or recreation/community AD/H center Parks, regional (new) PH Parks, regional (existing) P Parks, community (new) PS Parks, community (existing)P Parks, neighborhood (new) PS Parks, neighborhood (existing) P 3/31/99 USES: TYPE: CULTURAL, ENTERTAINMENT AND RECREATIONAL (Continued) II Trails (new) PI4 Trails (existing) p Recreational Facilities Marinas S-#425P Cultural I Library or museum, public or nonprofit AD/H OFFICE AND CONFERENCE Administrative headquarters p Business P Medical and dental clinics p IOffices P Personal I P Private conference centers AC #50 Professional P SERVICES Barber, beauty shops S #68 Beeps S#68 Cemetery, crematory, mausoleum AD/H Financial institutions S#153 Health clubs/fitness centers/sports clubs S#154 Personal services S#68 Repair Services Electrical S #68IIShoeS#68 Television S #68 Upholstery S #68 Watches/jewelry S #68 Day Care Services Family day care P Day care centers S #68 Adult day care I, maximum 4 on p residential property Adult day care I, maximum 12 on P nonresidential property Adult day care II, 5+ on residential S #68 property Adult day care II, 13+ on nonresidential S #68 property Health Services Convalescent centers and nursing homes AD I Hospitals, sanitarium or similar uses AD/H 3/31/99 U;3ES: TYPE: TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES Car washes ACH#81 I G ssolinc service stations H I P 3rking.g rages, commercial P I Parking garages, noncommercial PAC-#50 Air Transportation Uses I-elipads, accessory to primary use H MANUFACTURING AND INDUSTRIAL Iiidustrial/manufacturing facilities P #128 xisting) I I idustrial/manufactruing facilities, major H # r codification, production increase or E xpansion of existing Research, development and testing H Assembly and packaging of: Electronics H Solid Waste/Recycling IL cycling coHcction_renter HLL Recycling collection station AC #51 COMMERCIAL/INDUSTRIAL ACCESSORY USES Food preparation AC #50 Handcrafting of items/products AC #50 Storage of products in conjunction with AC #50 retail sales PUBLIC FACILITIES Government I Government offices and facilities AD/H Churches Churches, synagogues, temples H Social/Social Service Organizations Community facilities S #224 Philanthropic institution AD/H Private club, fraternal or nonprofit AD/H organizations Service clubs and social organizations H Utilities Public utility use or structure AD/H Utilities, small P Utilities, medium AD Utilities, large H 4 3/31/99 USES: TYPE: PUBLIC FACILITIES (Continued) Communications Communications broadcast and relay H towers I Radio or television transmitter ADM Wireless communication facilities Micro facility antennas p Mini facility antennas P#237/AD Macro facility antennas P#237/ADMonopoleIsupportstructureAD#240/HMonopoleIIsupportstructureX#242/H Lattice towers support structure X#242/HMinormodificationstoexistingwirelessP#243 communicatopion facilities SCHOOLS PUBLIC AND PRIVATE I Educational institution (public or private) ADM School, elementary (existing) p School, elementary (new) H School, secondary(existing) p School, secondary (new) H Portables (existing) p Portables (new, up to 4) S #1 Change in use for existing school H School expansion up to 10% P#1 School expansion more than 10% H Business and professional schools S #68 MISCELLANEOUS USES AND MODIFICATIONS TO DEVELOPMENT STANDARDS Temporary uses S PROHIBITED USES, SPECIFICALLY IDENTIFIED Bulk storage of products X II Exterior storage of products I X#91 Hazardous waste treatment and storage, X off-site Travel trailers or recreational vehicles for X habitation Manufacturing of: Any product not specifically listed X LEGEND OF REVISIONS Revision marks with no "box" = changes assumed in Valley Zoning code amendments in rocess Revision marks or bold numbers with 3/31/99 USES: TYPE: box = changes proposed with COR 3 code amendments either to permit type or content of condition Note: Corresponding revisions will be made to 4-2-060, Zoning Use Table. 4/19/99 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1.Subject to site plan review. 2.Subject to site plan review and consistency with the City Comprehensive Parks, Recreation andOpenSpaceMasterPlanandTrailsMasterPlan. 3.Administrative approval under RMC 4-9-200, Site Plan Review, for new neighborhood parkswhicharesmallerthanten (10) acres. Hearing Examiner approval under the Site Plan Reviewsectionfornewneighborhoodparkswhichareten (10) acres or larger. In either case, subject toconsistencywiththeCityComprehensiveParks, Recreation and Open Space Master Plan andTrailsMasterPlan. 4. Administrative approval under the Site Plan Review section for new community gardens which aresmallerthanten (10) acres. Hearing Examiner approval under the Site Plan Review section fornewcommunitygardenswhichareten (10) acres or larger. 5.Including restaurants and associated buildings as part of a residential development project. 6.RESERVED. 7.Including restaurants and associated buildings. 8.Size and location of these uses will be reviewed as part of the site plan approval. 9.Expansion of existing retail structures subject to site plan review. Construction of new retailbuildingsonthesamesiteasexistingretailbuildings, subject to site plan review. Considerationgiventocommunityneed (i.e., suitable location). 10. Except not permitted in the "Downtown Core Area". See Downtown Core Area Map in RMC 4-2-080C. 11. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited inconjunctionwithgasstation. 12. These uses shall include high visibility retail or service space on the ground floor along streetfrontageinthe "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 13. Except school facilities. 14. RMC 4-2-120C, Condition 21, Additional Conditional Use Permit Criteria for Excess Height alsoapplies. 15. These uses shall not be located on the ground floor along street frontage in the "DowntownPedestrianDistrict". See Downtown Pedestrian District Map in RMC 4-2-080D. 16. These uses, except their supportive offices and sales uses, shall not be located on the groundflooralongstreetfrontageinthe "Downtown Pedestrian District". See Downtown PedestrianDistrictMapinRMC4-2-080D. 3/31/99 17. These uses shall not be located on the ground floor along street frontage in the "Downtown Pedestrian District". Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. See Downtown Pedestrian District Map in RMC 4- 2-080D. 18. These uses shall be permitted only as a continuation of an existing commercial laundry use. Existing use of this type may be expanded on existing properties, contiguous properties, or on properties a portion of which is within one hundred feet (100') of existing buildings, subject to site plan review. These uses shall not be expanded on the ground floor along street frontage in the Downtown Pedestrian District" except for those supportive office and sales uses. Along propert lines adjacent to residential uses, there shall be a fifteen foot (15') wide continuous landscapec buffer. 19. In the "Downtown Core Area", bulk storage must be contained within the buildings, e.g., it basements, upper stories of buildings. See Downtown Core Area Map in RMC 4-2-080C. 20. Consideration must be given to community need (i.e., suitable location). 21. Consideration must be given to community need (i.e., suitable location) and subject to th provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. 22. Consideration must be given to community need (i.e., suitable location). Gaming activities nc permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parkin( joint parking may be permitted within five hundred feet (500') subject to the standards of tf parking and loading regulations. 23. Consideration must be given to community need (i.e., suitable location). Intended and designed > serve immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No exterr 1 signage. 24. Buildings/structures which support the agricultural or animal husbandry use of a site such s barns, silos, sheds, and enclosed buildings used for the storage of agricultural products a d equipment. Animal shelter or animal manure storage facilities may also be allowed on lots at le it one acre in size. 25. Consideration must be given to community need (i.e., suitable location). Intended and designed o serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must e located in a "primary use" structure. No drive-through service.Signage: For lots within c e hundred feet (100') of residential zoned properties, external signage shall be subject to le provisions of RMC 4-4-100F, Signs within Shoreline Areas— Special Requirements. 26. Consideration must be given to community need (i.e., suitable location). Intended and designer to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must Je located in a "primary use" structure. Three (3) drive-up windows in conjunction with a bra h operation. Integrated into the exterior wall-of a "primary use" structure. 27. Located on the same lot as the single family home. 28. Located adjacent to or on the same lots as the single family home and conforming with he development standards. Accessory structures shall only be allowed on residential lot in conjunction with an existing primary residential use. 29. For four (4) or fewer guests per night. 8 3/31/99 30. The guest house must be conducted by the property owner. No more than fifty percent (50%) oftheprincipalresidenceisusedfortheguesthouseandthenumberofpersonsaccommodatedpernightshallnotexceedfour(4). 31. The guest house must be conducted by the property owner. No more than fiftytheprincipalresidenceisusedfortheguesthouseandthenumberofpersons accommodatedpernightshallnotexceedfour (4). One off-street parking space must be provided for each guestroom. The parking space must not be located in any required setback. The domestic water supplyandwastewaterdisposalfacilitiesshallbeapprovedbytheCity. 32. Normally associated with and ancillary to single family homes and conforming to the developmentstandardsofthisZone (i.e., maximum size, height, etc.). 33_ Subject to the requirements of RMC 4-9-090, Home Occupations, with the written approval of thepropertyowner, which may be revoked for good cause. 34. Subject to approval by the Zoning Administrator and the standards of RMC 4-9-090, HomeOccupations. 35. I.e., temporary seasonal uses, job shacks, model homes, subject to approval by the ZoningAdministrator. 36. One accessory dwelling unit — may be detached or attached. Subject to the developmentstandardsapplicabletoprimarystructures, to house family members related to the propertyowneroranemployeeofpropertyowner, including a unit attached to a primary dwelling or adesignatedmanufacturedhome. See Auto Mall Map in RMC 4-3-040. 37. An administrative conditional use permit is required to exceed the maximum number of farmanimalsallowedoutrightinthisZone. 38. Allowed only in the Residential Multi-FamilyInfill suffix,twenty-four (24) hour on-site managementrequired. The manager's unit is not subject to minimum density requirements. No estate, garageorothersalesfromanyleasablespaces. No outdoor storage, including vehicle or trailer storagelots. Self service storage uses in this Zone are subject to the following special developmentstandards: Temporary customer moving van/truck parking, if provided, must be clearly markedwithsignageorpaint. The dimensions and demarcation of moving van/truck spaces subject to siteplanreview. Side and rear setbacks subject to the Commercial Arterial Zone standards of RMC 4-2-120A, Development Standards for Commercial Zoning Designations, in lieu of the RM-Idevelopmentstandards. (Ord:4736, 8-24-1998) 39. Cannot exceed five percent (5%) of the total number of mobile home spaces. 40. Except for development consistent with an approved "master site plan" which is considered to beasecondaryuse. 41. Used in conjunction with an approved public or quasi-public use when the collection station isutilizedmorethanninety (90) days per calendar year. 42. Accessory to a permitted use where adverse impacts are appropriately mitigated and the use ispartofamixedtenancyand/or use development where the average amount of indoor storage,accessory to all permitted uses, does not exceed thirty three percent (33%) of the totaldevelopment's gross floor area. 3/31/99 43. Where adverse impacts are appropriately mitigated and said parking is consistent with the Stat Commute Trip Reduction Act. 44. When not exceeding fifty percent (50%) of the gross floor area of such use. 45. For a period not to exceed the duration of construction. 46. In conjunction with a primary use when operated primarily for employees of the Industrial Zone i which they are located and with consideration given to community need (i.e., suitable location). 47. As accessory only; except where such storage is prohibited by the Aquifer ProtectioRegulations. 48. Allowed where incidental to a permitted use and shall not exceed thirty three percent (33%) of thgrossfloorarea. 49. Allowed where ordinarily incidental to and associated with the primary permitted use and n( exceeding thirty three percent(33%) of the gross floor area of such a use. 50. Allowed where incidental to a permitted primary or secondary use and shall not exceed thir three percent (33%) of the gross floor area, except for floor area that is devoted to food preparE Iwhollyforretailsaleson-site. 51. Allowed where incidental to a permitted primary or secondary use and shall not exceed thir three percent (33%) of the gross floor area, except for floor area that is devoted to food preparE i wholly for retail sales on-site, and providing the structure is not located within any requirE I setback and/or landscaping area. 52. Allowed where incidental to a permitted use, not to exceed thirty three percent (33%) of the gro floor area and allowed for on-site sales purposes only. 53. Located adjacent to or on the same lot as the mobile home park. Residential accessory structur s shall only be allowed on residential lots in conjunction with an existing primary residential use. 54. For employee use only in conjunction with a permitted primary use. 55. Located on the same lot as the residential dwelling unit. 56. For security or maintenance personnel when located on the premises where they are employ( i; provided, there is only one residence per permitted establishment. 57. Must be associated with a permitted use and if appropriately screened, limited to fifteen feet (1 ') in height or one story. 58. Allowed in the nonlandscaped portion of the required setback/open space, provided the build g does not contain more than one hundred fifty (150) square feet. 59. Accessory to a public or quasi-public use. The collection station is portable and temporary (no toexceedninety (90) calendar day out of each year). The collection station is not located on iy public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. 1 le property owners or managers shall keep the area surrounding the recycling station maintair ;d and clean of debris. 60. Subject to the RMC 4-3-010, Adult Entertainment Regulations. 3/3 1/99 61. These uses must be included as part of the total development (not allowed to developindependently). 62. The design of structures, including signs, shall be generally consistent in character withsurroundinguses. No drive-up windows or outside automobile service shall be permitted, exceptforfinancialinstitutionswhicharepermittedthree (3) drive-up windows in conjunction with abranchoperationandintegratedintotheexteriorwallofa "primary use" structure. No exterior •display of merchandise is permitted. Retail and service uses shall be developed as part of largerofficestructures. Such retail or service uses shall not stand alone and shall not occupy more thantwentyfivepercent (25%) of any one floor of a building whose primary use is office. Direct arterialaccesstoindividualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 63. When part of a mixed use development. 64. Must be part of a mixed office/light industrial or mixed office/manufacturing complex. 65. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited inconjunctionwithgasstation, and limited to one self-service, drive-through facility. 66. No freestanding structures. Single drive-up window in conjunction with a branch operation. 67. No more than three (3) drive-up windows in conjunction with a branch operation and integratedintotheexteriorwallofa "primary use" structure. 68. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage.No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No exterior display or storage of merchandise shall be permitted. 69. Any freestanding day care center must be physically connected to a primary use by any of thefollowingmeans: a shared roof line, a paved pedestrian walkway on the interior or the primaryuse's site or a covered walkway. The day care center is intended and designed to serve theimmediatemarketarea (i.e., contiguous CO Zone), the freestanding daycare center structure beorientedtotheprimaryusestructure(s). Vehicular access to the freestanding structure only befromwithinthesite. 70. Which serve adjacent employees subject to the following conditions: No signage other than thatlocatedonthecartitself. Cart location must be pedestrian oriented and not street oriented. CartlocationcannotbeonrequiredlandscapingorparkingareasunlessinaParkandRidelotwherenomorethanasingleparkingspacemaybetakenupbythecart. No more than two (2) espresso or other temporary vendors per primary use, except for master planned office parks over five (5)acres in size for which a maximum number of carts will be determined by the ZoningAdministrator. 71. These offices shall be associated with a primary permitted use on the same site or a contiguoussite. The office uses may be developed in conjunction with, or subsequent to, the industrial use.The office uses may serve the administrative needs of employees company-wide including thoseemployeeslocatedonothersites. 72. The only structures that may be erected within the open space areas shall promote the use of theopenspace. No open space is counted for any use within rights-of-way. These uses shall be 3/31/99 maintained by the homeowners association if the property is subdivided, or by a managemen organization if the property is not subdivided. 73. Except exterior storage and long-term parking of commercial vehicles. 74. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. 75. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 76. Multi-family residential may also be located in a mixed use building of commercial and residentL uses. Residential uses shall not be located along the street frontage on the ground floor in th Downtown Pedestrian District". Density shall be consistent with Section 4-2-120B, Developmer Standards for Commercial Zoning Designations. 77. Size and location of these uses will be reviewed as part of site plan approval. No outside kennel: runs or stables. Retail and Commercial development is not allowed to exceed thirty five thousar 35,000) gross square feet/use without a conditional use permit and must be scaled to serve th needs of the adjacent neighborhood abutting the center. 78. Provided the structure is not located within any required setback and/or landscaped area. 79. Provision of peripheral landscaping which does not obscure views into the garage structure I order to maintain visual security. Increased lighting for security. Limited curb cuts and trail access. Size and location shall be reviewed as part of site plan approval. 80. Service bays and automobile storage areas shall be visually and acoustically screened from viE of adjacent residential uses and abutting public rights-of-way. Size and location of these uses v 'I be reviewed as part of site plan approval. 81. In addition to the criteria a. Sited in conjunction with a gas station. b. Limited to one self service, drive through facility. Permitted where housed in a parking garage. 82. These uses shall have no outside storage. Size and location of these uses will be reviewed is part of site plan approval. 83. No outdoor facilities. 84. No outdoor facilities or storage. Retail sales of products or merchandise-produced on le premises; providing the sales area does not exceed thirty three percent (33%) of the gross fi or area of the use. 85. Outdoor storage of materials shall be screened from view of adjacent uses and abutting pu lie streets. These uses may contain a maximum of seventy five thousand (75,000) square feE: of gross floor area. 12 3/31/99 86. Service bays and automobile storage areas shall be screened from view of adjacent residentialusesandabuttingpublicrights-of-way. Size and location of these uses will be reviewed as part ofsiteplanapproval. 87. Outside storage must be screened from all adjacent or abutting property zoned for residential,public, commercial, or office use. Screening shall consist of an existing structure, a solid wall orsight-obscuring fence a minimum of six feet (6') in height up to a maximum of ten feet (10') or asrequiredbyRMC4-4-110, Bulk Storage Facilities. Outside storage shall not be permitted in anysetbackarea. 88. These uses shall not be located within one thousand feet(1,000') of one another. 89. On a minimum of five (5)acres. 90.- Not exceeding four hundred (400) square feet in floor area and not over twenty (20) lineal feet onanysideforthesaleofagriculturalproductsproducedonthepremises. 91. On parcels twenty (20) acres or larger in size, including gravel, sand and valuable metallicsubstances; provided, the use is consistent with the State and local regulations. 92. On parcels eighty (80)acres or greater in size, consistent with the Forest Practices Act and whereitdoesnotconflictwithanyotherCityregulations. 93. Not exceeding fifty percent (50%) of the gross floor area of the primary light industrial use. 94. Which would be construed as bulk storage except for the fact that they do not exceed theminimumarearequirementsofRMC4-4-110, Bulk Storage Facilities. Except as allowed as aconditionaluse. 95. Repair and maintenance of vehicles may be permitted if incidental to a permitted use or ifspecificallypermitted. 96. Fully enclosed on all sides. Screened from view of adjacent uses and abutting public streets. 97. Without outside storage. 98. Provided that the total gross floor area of each use in any one site shall not exceed threethousand (3,000) square feet and subject to the following criteria: (a) activities with a limited needforwalk-in clientele and (b) activities for which a reduction in parking standards to one space perfivehundred (500) square feet of gross floor space could be justified. 99. Maximum size of five thousand (5,000) square feet gross floor area. Size and location of theseuseswillbereviewedaspartofsiteplanapproval. 100. Up to twenty percent (20%) or seven thousand (7,000) gross square feet or forty two thousand42,000) gross square feet. 101. Up to twenty percent (20%) or thirteen thousand (13,000) gross square feet. 102. Up to forty percent (40%) or fourteen thousand (14,000) gross square feet. Note: In no case shallaconditionalusepermitbegrantedforanyincreaseinareaformorethanfortypercent (40%) orfourteenthousand (14,000) gross square feet. I 3/31/99 103. Up to forty percent (40%) or twenty six thousand (26,000) gross square feet. Note: In no cas shall a conditional use permit be granted for any increase in area for more than forty percer 40%) or twenty six thousand (26,000) gross square feet. 104. For sale off-site. 105. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) gro. , • square feet/use without a conditional use permit and must be scaled and oriented to serve tf needs of the adjacent neighborhood abutting the center. 106. Heights exceeding the maximum height of thirty five feet (35') by less than twenty feet (20'). SE also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements. 107. Multi-family residential uses located in a structure that is restricted solely to residential uses sh; I be subject to the development standards as specified in the Multi-Family Zone, Communi ,' Center, (RM-C), RMC 4-2-110F. Density shall be consistent with Section 4-2-120A, Developme t Standards for Commercial Zoning Designations. Projects reviewed under RMC 4-9-200, Si Plan Review, may be required to build a ten foot (10') high ceiling for the first story of a buildi: 3 constructed solely for residential use, in order to maintain the long-term potential for conversion commercial usage. 108. Heights exceeding the maximum height of forty five feet (45') by more than twenty five feet (2f ). See also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements for Excess Heigt . 109. Subject to density limitations located in development standards for this Zone. These uses must e included as part of the total development(not allowed to develop independently). 110. Heights exceeding the maximum height of fifty feet (50') by less than twenty five feet (25'). S e also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 111. Heights may exceed the maximum height by up to fifty feet (50') with bonuses for plazas s id other amenities. When a building is adjacent to a lot designated as residential on the C ty Comprehensive Plan, the building may exceed the height allowed in the adjacent residential zc e by a maximum of twenty feet (20'). For uses located with the Federal Aviation Administrat )n airport zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in )o case shall the height of any use or structure exceed the maximum allowed by that section. 112. Allowed where incidental to a permitted primary or secondary use and shall not exceed tb -ty three percent (33%) of the gross floor area, except for floor area that is devoted to food prepa :d wholly for retail sales on-site. May be located on the ground floor street frontage when access Ty to a permitted residential use. Subject to approval by the Zoning Administrator. 113. Subject to the density limitations located in the development standards for this Zone. 114_ No more than two (2) units may be consecutively attached. Subject to the density limitati ns located in the development standards for this Zone. 115. RESERVED. 116. Commercial and residential uses may be located within the same structure. Residential my structures must be unified with existing or planned commercial uses by similar design ther es, pedestrian access, and compatible lighting and signage. Density shall be consistent with Se< ion 4-2-120A, Development Standards for Commercial Zoning Designations. 3/31/99 117. In conjunction with a primary use when operated primarily for employees of the Industrial Zone inwhichthyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location).Subject o site plan review and consistency with the City Comprehensive Parks, Recreation andOpenSaceMasterPlanandTrailsMasterPlan. 118. In conju ction with a primary use when operated primarily for employees of the industrial zone inwhichthyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location).Subject t site plan review. 119. These uses may also be located in mixed use building of commercial and residential uses.Density shall be consistent with Section 4-2-120B, Development Standards for CommercialZoningDesignations. 120. These uses are permitted when located in mixed use building of commercial and residential uses.Size and location of these uses will be reviewed as part of site plan approval. No residential usesareallowedonthefirstfloor. Density shall be consistent with Section 4-2-120A, DevelopmentStandardsforCommercialZoningDesignations. 121. I.e., temporary/seasonal uses,job shacks, model homes, subject to approval.pp val. 122. Excluding Slaughter houses. 123. I.e., temporary/seasonal uses,job shacks, model homes, subject to approval by the DevelopmentServicesDivision. 124. If a portion of the lot fronts on a principal or minor arterial, as designated by the City's ArterialPlan, and when at least one entrance/exit is on the arterial. 125. RESERVED. In accordance with provisions of the RMC 4 3 090, Shoreline Master ProgramRegulations. intended and designed to serve the-immediate market arcs (i.e., contiguous CORZone). No freestanding buildings must be housed in a "primary use" structure. Limited externalsignage. No drive up windows or outside automobile service shall be permitted (except for permitted. 126. Except school facilities. Indoor only. 127. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) grosssquarefeet/use without a conditional use permit and may serve more than one neighborhood, butnotprovideCity-wide services. 128. With Only those modifications or expansions allowed which does not increase production levelsarepermittedinCOR-1 and COR-2. No modifications or expansions are allowed in C_OR-3. 129. Subject to the requirements of RMC 4-4-110, Bulk Storage Facilities. 130. Property located within the Commercial Office Zone shall be given an existing proposeddevelopmentdesignation, which will vest the property to the prior Office Park (O-P) ZoningRegulations,,if the property has one or more of the following: an existing valid site plan or anyCouncil-approved time extension to an existing site plan, as well as any same or similar site planasdefinedinRMC4-9-200G, Major Adjustments to an Approved Site Plan, for which theapplicationhasbeenmadepriortothelapseofanapprovedsiteplan, and which application isdiligentlypursued. In no case will an existing or approved site plan, or the uses under it, continue I 3/31/99 to be recognized under prior zoning regulations if construction has not commenced by the year 2001. 131. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, bul not provide City-wide services. Size and location of these uses will be reviewed as part of the site plan approval. 132. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, bu not provide City-wide services. Subject to the provisions of RMC 4-3-010, Adult Entertainmen Regulations. 133. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, bL not provide City-wide services. Including small trees, shrubs, flowers, supplies, and tools within a enclosed area. 134. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, bi not provide City-wide services. Size and location of these uses will be reviewed as part of sil plan approval. The total gross square footage of these uses shall not exceed fifty percent (50°r of the gross square footage of the site. 135. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gro: square feet/use without a conditional use permit and may serve more than one neighborhood, b t not provide City-wide services. These uses shall have no outside storage. Size and location f these uses will be reviewed as part of site plan approval. 136. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gro square feet/use without a conditional use permit and may serve more than one neighborhood, t t not provide City-wide services. Must be part of a mixed use development. 137. Eating and drinking establishments with drive through service, subject to the following in addit. to criteria in RMC 1 9 030, Conditional Usc Permits: a. Intended and designed to sewe the immediate market area (i.c., contiguous COR Zonc). a freestanding buildings must-be housed in a "primary use" structure. The use shall have ILimi' d external signage. The use shall be architecturally and functionally integrated into le development. The design of structures, including signs, shall be generally consistent in charac r with surrounding uses. No exterior display of merchandise s#afl be permitted. No outd ar facilities. b. Drive through service may be permitted if the establishment is sited in cenjtfnctiofl with a as statior.No drive-through or outside auto service is permissible. Freestanding establishments r be permitted if they are 5,000 square feet or larger per establishment and consistent with le preceding requirements. 138. Outdoor storage is prohibited if it is not associated with a permitted use. 139. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) g >ss square feet/use without a conditional use permit and may serve more than one neighborhood DLit not provide City-wide services. Subject to site plan review. 16 3/31/99 140. Minor repair facilities are permitted. 141. No outdoor facilities or storage. Retail sales of products or merchandise produced on the•premises; providing, the sales area does not exceed thirty three percent (33%) of the gross floorareaoftheuse. 142. The structure is not located within any required setback and/or landscaped area. 143. Size and location of these uses will be reviewed as part of the site plan approval. Retail andCommercialdevelopmentisnotallowedtoexceedthirtyfivethousand (35,000) gross squarefeet/use without a conditional use permit and must be scaled and oriented to serve the needs oftheadjacentneighborhoodabuttingthecenter. 144.' Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 145. Except school facilities. 146. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. 147. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. Retail andCommercialdevelopmentisnotallowedtoexceedthirtyfivethousand (35,000) gross squarefeet/use without a conditional use permit and must be scaled to serve the needs of the adjacentneighborhoodabuttingthecenter. 148. RESERVED. 149. Subject to site plan review. Consideration must be given to community need (i.e., suitablelocation). 150. RESERVED. 151. Size and location of these uses will be reviewed as part of the site plan approval. Retail andCommercialdevelopmentisnotallowedtoexceedthirtyfivethousand (35,000) gross squarefeet/use without a conditional use permit and must be scaled and oriented to serve the needs oftheadjacentneighborhoodabuttingthecenter. 152. In conjunction with a primary use when operated primarily for employees of the industrial zone inwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location).No freestanding structures. Single drive-up window in conjunction with a branch operation. 153. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage.No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No exterior display of merchandise shall be permitted. No more than three-3) drive-up windows in conjunction-with a branch operation. Integrated into the exterior wall of aprimaryuse" structure. 154. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage.No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No exterior display of merchandise shall be permitted. No outdoorfacilities. 3/31/99 155. Size and location of these uses will be reviewed as part of site plan approval. The total gros! square footage'of these uses shall not exceed fifty percent (50%) of the gross square footage c the site. Retail and Commercial development is not allowed to exceed thirty five thousan( 35,000) gross square feet/use without a conditional use permit and must be scaled and Oriente, to serve the needs of the adjacent neighborhood abutting the center. 156. Must be part of a mixed office/light industrial or mixed office/manufacturing comple) • Consideration given to community need (i.e., suitable location). 157. Allowed if a portion of the lot fronts on a principal or minor arterial, as designated by the City' arterial plan, and when at least one entrance/exit is on the arterial. These uses must be include as part of the total development (not allowed to develop independently). 158. Except exterior storage and long-term parking of commercial vehicles. 159. When conducted entirely within an enclosed structure. 160. Provision of peripheral landscaping which does not obscure views into the garage structure order to maintain visual security. Increased lighting for security. Limited curb cuts and trafi ; access. Size and location shall be reviewed as part of site plan approval. 161. For sale off-site. These uses shall not be located on the ground floor along street frontage in t downtown pedestrian district. 162. Subject to site plan review and consistency with the City Comprehensive Parks, Recreation a i Open Space Master Plan and Trails Master Plan. Consideration must be given to commun y need (i.e., suitable location). 163. Consideration must be given to community need (i.e., suitable location). No outdoor facilities )r storage. Retail sales of products or merchandise produced on the premises; providing, the sal s area does not exceed thirty three percent (33%) of the gross floor area of the use. 164. Allowed where incidental to a permitted primary or secondary use and shall not exceed thi .y three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar d wholly for retail sales on-site. For purposes of on-site management, security and maintenar :e may be located on the ground floor street frontage with the approval of the Zoning Administrate 165. The maximum gross floor area of any single commercial use on a site shall not exceed f 'e thousand (5,000) gross square feet, except by conditional use permit. 166. Size and location of these uses will be reviewed as part of the site plan approval. The maxim m gross floor area of any single commercial use on a site shall not exceed five thousand (5,0 0) gross square feet, except by conditional use permit. 167. Up to ten percent (10%) or five hundred (500) gross square feet. - 168. Up to twenty percent (20%) or one thousand (1,000) gross square feet. (Note: In no case st-K I a conditional use permit be granted for any increase in area for more than twenty percent (20% or one thousand (1,000) gross square feet). 169. See also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 170. Location shall be limited to those parcels abutting a Commercial Arterial (CA) Zone in the 3W 41st/SW 43rd corridor. 3/31/99 171. In conjunction with a primary use when operated primarily for employees of the industrial zone inwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location).Allowed where ordinarily incidental to and associated with the primary permitted use and notexceedingthirtythreepercent(33%) of the gross floor area of such a use. 172. A manufactured home which complies with HUD standards may be permitted as a temporarydwellingonthesamelotasthepermanentdwellingprovidedtheapplicantdemonstratesthetemporarydwellingisnecessarytoprovidedailycaretoanindividualcertifiedbyaphysicianasneedingsuchcare. The primary provider of daily care shall reside on-site; the manufacturedhometogetherwiththepermanentresidenceshallmeetthesetback, height, building footprint,and lot coverage provisions for the applicable zone; the temporary manufactured home permit formedicalhardshipshallbeeffectivefortwelve (12) months (extension of the temporarymanufacturedhomepermitmaybeapprovedintwelve (12) month increments subject todemonstrationofcontinuingmedicalhardship); and the manufactured home shall be removedwithinninety (90) days of the expiration of the temporary manufactured home permit or thecessationofprovisionofdailycare. 173. Permitted in conjunction with a primary use when operated primarily for employees of theindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e.,suitable location). 174. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. In conjunctionwithaprimaryusewhenoperatedprimarilyforemployeesoftheindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location). Subject to siteplanreviewandconsistencywiththeCityComprehensiveParks, Recreation and Open SpaceMasterPlanandTrailsMasterPlan. 175. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. Subject to siteplanreview. In conjunction with a primary use when operated primarily for employees of theindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e.,suitable location). 176. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. Subject to siteplanreview. 177. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. In conjunctionwithaprimaryusewhenoperatedprimarilyforemployeesoftheindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location). 178. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. Excludingslaughterhouses. 179. Temporary uses as defined by RMC 4-9-240 except that when operations are predominatelyconductedoutdoorsratherthancompletelyenclosedwithinanenclosedstructure, a conditionalusepermitisrequired. 180. An accessory restaurant and/or gift shop is also allowed. 3/31/99 181. Must be fully enclosed on all sides and screened from view of adjacent uses and abutting public streets. 182. Subject to applicable commercial/civic development standards of Section 4-2-110F, Developmen Standards for Residential Zoning Designations. 183. Provided the building length does not exceed eighty five feet (85'). Subject to the densit limitations located in the development standards for this Zone. 184. These unit types shall not exceed fifty percent(50%) of the permitted units in a project. Subject t the density limitations listed in the development standards for this Zone. Buildings shall nc exceed six (6) dwelling units per structure, except as provided in RMC 4-2-110H, Condition 1 Bonuses. Buildings shall not exceed one hundred fifteen feet(115') in length. 185. Administrative approval under the Site Plan Review section for new neighborhood gardens wit an area smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Revie section, for new neighborhood gardens with an area of ten (10) acres or larger. 186. Administrative approval under the Site Plan Review section for new neighborhood parks whit i are smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Review sectio , for new neighborhood parks which are ten (10) acres or larger. Consistency with the City f Renton Parks and Trails Master Plan. 187. Civic and/or Commercial Uses: Civic uses and/or commercial uses are permitted only conjunction with and intended to serve residential development in the R-14 Zone. Civic us and/or commercial uses may be allowed if it is determined by the City that such uses are: a. Designed to serve as a focal point for the residential community. b. Compatible with architectural character and site features of surrounding residential development a d characteristics. c. Consistent with applicable City regulations (e.g., Comprehensive Plan, Site Plan Review section). d. These uses may only be provided in conjunction with residential development. e. These uses shall be created as a focal point for the development. f. These uses shall be designed to include a common motif or theme. 188. Permitted only in conjunction with and intended to serve primarily the surrounding resider al development. Civic and/or commercial uses may be allowed if it is determined by the City t at such uses are: Designed to serve as a focal point for the residential community; compatible ' th architectural character and site features of surrounding residential development id characteristics; and consistent with applicable City regulations (e.g., Comprehensive Plan, : to Plan Review section). No drive-through services permitted. 189. RESERVED. 190. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowed on )ts less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards and Re% w Criteria for Keeping Animals. Only combinations of medium and small animals or large and s iall animals may be permitted outright on one undeveloped gross acre. 3/31/99 191. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allowed onlotslessthanoneacreinsize. Subject to the standards listed in RMC 4-4-010, Standards andReviewCriteriaforKeepingAnimals. Only combinations of medium and small animals or largeandsmallanimalsmaybepermittedoutrightononeundevelopedgrossacre. 192. A maximum of one large animal per undeveloped gross acre, except when a farm managementplanhasbeenadoptedbasedontheKingCountyConservationDistrict's Farm Conservation andPracticeStandardsshowingthatadequatepasturagetosupportalargernumberofanimalsisavailable. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria forKeepingAnimals. Only combinations of medium and small animals or large and small animalsmaybepermittedoutrightononeundevelopedgrossacre. 193. Heights exceeding the maximum height of fifty feet (50') by more than twenty five feet (25'). SeealsoRMC4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. • 194. Provided that all colonies are registered with the Washington State Department of Agriculture inaccordancewithapiarylaw, RCW 15.60.030. 195. A maximum of three (3) pets per dwelling unit regardless of lot size. A maximum of eight 8 petsperdwellingunitmaybeallowedonlotsoverthirtyfivethousand (35,000) square feet in size ifthekeepingofanimalscomplieswiththestandardsofRMC4-4-010F, General Requirements forKeepingAnimals. 196. A greater number of animals per acre than are allowed as a secondary use in this Zone may bepermittedbythe.Hearing Examiner; provided: a. The animal owner either lives on the property where the animal is kept or has arranged with a tenant tocarefortheanimal(s); b. The keeping of animals must meet the conditions of RMC 4-4-010F, General Requirements forKeepingAnimals; and c. A farm management plan has been adopted based on the King County Conservation District's FarmConservationandPracticeStandardsshowingtheadequatepasturagetosupportalargernumberofanimalsisavailable. 197. Six (6) or fewer small farm animals per undeveloped gross acre are permitted in this Zoneprovided: (1) the animal owner either lives on the property where the animal is kept or hasarrangedwithatenanttocarefortheanimal(s); and (2) that the keeping of animals must meettheconditionsofRMC4-4-010, Standards and Review Criteria for Keeping Animals. No smallfarmanimalsareallowedonlotslessthanoneacreinsize. 198. Four (4) or fewer medium farm animals per undeveloped gross acre are permitted in this Zoneprovided: (1) the animal owner either lives on the property where the animal is kept or hasarrangedwithatenanttocarefortheanimal(s); and (2) that the keeping of animals must meettheconditionsofRMC4-4-010, Standards and Review Criteria for Keeping Animals. No mediumfarmanimalsareallowedonlotslessthanoneacreinsize. 199. Two (2) or fewer large farm animals per four (4) undeveloped gross acres are permitted in thisZoneprovided: (1) the animal owner either lives on the property where the animal is kept or hasarrangedwithatenanttocarefortheanimal(s); and (2) that the keeping of animals must meettheconditionsofRMC4-4-010, Standards and Review Criteria for Keeping Animals. No largefarmanimalspermittedonlotslessthanfour (4) acres in size. 3/31/99 200. The following types of animals and associated storage buildings may be permitted in this Zone; provided: (1) the animal owner either lives on the property where the animal is kept or has arranged for care for the animal(s); and (2) that the keeping of animals must meet the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals: a. More than six (6) small animals per undeveloped gross acre. b. More than four (4) medium animals per undeveloped gross acre. c. More than two (2) large animals per four (4) undeveloped gross acres. No large animals permitted on lots less than four (4) acres. 201. A maximum of three (3) pets per dwelling unit is considered an accessory use. Between four (4: and eight (8) household pets may be permitted by administrative conditional use permit on lots over thirty five thousand (35,000) square feet. (Ord. 4404, 6-7-1993). 202. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Over three (3 pets.per dwelling unit requires a Hearing Examiner conditional use permit. 203. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Between four (4 and eight (8) pets per dwelling unit is permitted on lots over thirty five thousand (35,000) squar feet with an Administrative conditional use permit. 204. Consistent with RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 205. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requiremen in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 206. The single family residence shall not be located on a lot platted after the effective date of th subsection (March 2, 1997). The lot size is not greater than six thousand (6,000) square feet. The single family residence will be located on a block where a minimum of seventy percent (70' ) of the land area of the block is utilized for single family residential purposes. The single family residence will not be located in the "Downtown Core Area" as defined in RMC 2-080C, or along a street classified as a "principal", "minor", or "collector" arterial in the Rent n Arterial Street Plan. The provisions of this subsection shall expire on December 31, 1999, or upon the creation c a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the w is developed under this subsection shall be treated as primary permitted uses. 207. Subject to a location in the Employment Area Valley (EAV) land use designation. See EAV Ma in RMC 4-2-080B. 208. Subject to: a. A location west of Interstate 405 and south of Grady Way. b. The use must be housed in a building containing other primary municipal functions. c. The jail must be owned by and operated by or for the City of Renton. 22 3/31/99 209. Requirements for uses not associated with a medical institution: Permitted with considerationgiventocommunityneed. Use must be located within the Center Institution (CI) ComprehensivePlandesignation. Signage: For lots within one hundred feet (100') of residential zonedproperties, external signage shall be subject to the provisions of RMC 4-4-100E5i. 210. Those uses with associated retail sales are subject to the provisions of Condition No. 62. 211. The Hearing Examiner may grant a conditional use permit for an off-site hazardous wastetreatmentandstoragefacilityinanyzonewhichallowsindustrialandmanufacturingusesthatprocessorhandlehazardoussubstances; provided, that the use conforms with the criteria setforthinRMC4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) thelocationmustcomplywiththeStatesitingcriteriaasadoptedinaccordancewithRCW70.105.210and (b) the location of the hazardous waste treatment and storage facility is subject to site planreviewandtheapplicablecriteriasetforthinRMC4-9-200, Site Plan Review. 212. Located within the Center Institution (CI) Comprehensive Plan designation. Consideration mustbegiventocommunityneed (i.e., suitable location). 213. For medical institutions when located on site more than one hundred feet(100') from any propertyzonedforprivateresidentialuseandproducinglessthanten (10) megawatts of electricity. 214. For testing of medical and dental samples or specimens collected off-site. These uses shall notbelocatedonthegroundflooralongstreetfrontageinthe "Downtown Pedestrian District". 215. Except where incidental to a permitted primary or secondary use. 216. Allowed as an accessory use to sales when limited to the area south of SW Grady Way and WestofSR-167/Rainier Avenue S. 217. Limited to the area south of SW Grady Way and west of SR-167/Rainier Avenue S. 218. As defined in RMC 4-9-240, Temporary Use Permits. In conjunction with a primary use whenoperatedprimarilyforemployeesoftheindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location). 219. As defined in RMC 4-9-240, Temporary Use Permits. Consideration given to community need. 220. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirementsinRMC4-4-010, Standards and Review Criteria for Keeping Animals. Size and location of theseuseswillbereviewedaspartofthesiteplanapproval. 221. A maximum of eight (8) pets per dwelling unit as an accessory use. On lots over thirty fivethousand (35,000) square feet, more than eight (8) per household may be permitted byadministrativeconditionalusepermit. 222. Including accessory restaurants and accessory buildings. 223. RESERVED. 224. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage:No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No exterior display of merchandise shall be permitted. 3/31/99 225. RESERVED. 226. Subject to RMC 4-4-110, Bulk Storage Facilities. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three 3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 227. Consideration must be given to community need (i.e., suitable location) and subject to the provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. The design o structures, including signs, shall be generally consistent in character with surrounding uses. Nc drive-up windows or outside automobile service shall be permitted, except for financial institution: which are permitted three (3) drive-up windows in conjunction with a branch operation an( integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Suct retail or service uses shall not stand alone and shall not occupy more than twenty five percen 25%) of any one floor of a building whose primary use is office. Direct arterial access to individuE uses shall occur only when alternative access to local or collector streets or consolidated acces with adjacent uses is not feasible. 228. Consideration must be given to community need (i.e., suitable location). Gaming activities nc permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parkin and joint parking may be permitted.within five hundred feet (500') subject to the standards of th parking and loading regulations. The design of structures, including signs, shall be general consistent in character with surrounding uses. No drive-up windows or outside automobile servic shall be permitted, except for financial institutions which are permitted three (3) drive-up windov` in conjunction with a branch operation and integrated into the exterior wall of a "primary us( ' structure. No exterior display of merchandise is permitted. Retail and service uses shall t developed as part of larger office structures. Such retail or service uses shall not stand alone ar I shall not occupy more than twenty five percent (25%) of any one floor of a building whose prima I use is office. Direct arterial access to individual uses shall occur only when alternative access local or collector streets or consolidated access with adjacent uses is not feasible. 229. Allowed where incidental to a permitted primary or secondary use and shall not exceed thin / three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar« A wholly for retail sales on-site. The design of structures, including signs, shall be genera y consistent in character with surrounding uses. No drive-up windows or outside automobile servi shall be permitted, except for financial institutions which are permitted three (3) drive-up windo s in conjunction with a branch operation and integrated into the exterior wall of a "primary u: structure. No exterior display of merchandise is permitted. Retail and service uses shall e developed as part of larger office structures. Such retail or service uses shall not stand alone a d shall not occupy more than twenty five percent (25%) of any one floor of a building whose prim: y use is office. Direct arterial access to individual uses shall occur only when alternative access :o local or collector streets or consolidated access with adjacent uses is not feasible. 230. Which serve adjacent employees subject to the following conditions: No signage other than t at located on the cart itself. Cart location must be pedestrian oriented and not street oriented. C in location cannot be on required landscaping or parking areas unless in a Park and Ride lot wh re no more than a single parking space may be taken up by the cart. No more than two (2) espre 30 Id 3/31/99 or other temporary vendors per primary use, except for master planned office parks over five (5)acres in size for which a maximum number of carts will be determined by the ZoningAdministrator. The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No drive-up windows or outside automobile service shall be permitted,except for financial institutions which are permitted three (3) drive-up windows in conjunction withabranchoperationandintegratedintotheexteriorwallofa "primary use" structure. No exteriordisplayofmerchandiseispermitted. Retail and service uses shall be developed as part of largerofficestructures. Such retail or service uses shall not stand alone and shall not occupy more thantwentyfivepercent (25%) of any one floor of a building whose primary use is office. Direct arterialaccesstoindividualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 231. Expansion of existing retail structures subject to site plan review. Construction of new retail •buildings on the same site as existing retail buildings, subject to site plan review. Considerationgiventocommunityneed (i.e., suitable location). The design of structures, including signs,shall be generally consistent in character with surrounding uses. No drive-up windows or outsideautomobileserviceshallbepermitted, except for financial institutions which are permitted three3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall ofa "primary use"structure. No exterior display of merchandise is permitted. Retail and service usesshallbedevelopedaspartoflargerofficestructures. Such retail or service uses shall not standaloneandshallnotoccupymorethantwentyfivepercent (25%) of any one floor of a buildingwhoseprimaryuseisoffice. Direct arterial access to individual uses shall occur only whenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 232. Consideration must be given to community need (i.e., suitable location). Intended and designed toserveimmediatemarketarea (i.e., contiguous CO Zone). No freestanding buildings — must belocatedina "primary use" structure. Three (3) drive-up windows in conjunction with a branchoperation. Integrated into the exterior wall of a "primary use"structure. The design ofstructures, including signs, shall be generally consistent in character with surrounding uses. NQdrive-up windows or outside automobile service shall be permitted, except for financial institutionswhicharepermittedthree (3) drive-up windows in conjunction with a branch operation andintegratedintotheexteriorwallofa "primary use" structure. No exterior display of merchandise ispermitted. Retail and service uses shall be developed as part of larger office structures. Suchretailorserviceusesshallnotstandaloneandshallnotoccupymorethantwentyfivepercent25%) of any one floor of a building whose primary use is office. Direct arterial access to individualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 233. Consideration must be given to community need (i.e., suitable location). Intended and designed toserveimmediatemarketarea (i.e., contiguous CO Zone). No outdoor facilities. No externalsignage.The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No drive-up windows or outside automobile service shall be permitted,except for financial institutions which are permitted three (3) drive-up windows in conjunction withabranchoperationandintegratedintotheexteriorwallofa "primary use" structure. No exteriordisplayofmerchandiseispermitted. Retail and service uses shall be developed as part of largerofficestructures. Such retail or service uses shall not stand alone and shall not occupy more thantwentyfivepercent (25%) of any one floor of a building whose primary use is office. Direct arterialaccesstoindividualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 234. Consideration must be given to community need (i.e., suitable location). Intended and designed toserveimmediatemarketarea (i.e., contiguous CO Zone). No freestanding buildings — must belocatedina "primary use" structure. No drive-through service. Signage: For lots within one 3/31/99 hundred feet (100') of residential zoned properties, external signage shall be subject to the provisions of RMC 4-4-100E5i. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three (3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use' structure. No exterior display of merchandise is permitted. Retail and service uses shall bE developed as part of larger office structures. Such retail or service uses shall not stand alone anc . shall not occupy more than twenty five percent (25%) of any one floor of a building whose priman use is office. Direct arterial access to individual uses shall occur only when alternative access tc local or collector streets or consolidated access with adjacent uses is not feasible. 235. The Hearing Examiner may grant a conditional use permit for an on-site hazardous wast, treatment and storage facility in any zone, except residential, that allows the processing c handling of hazardous substances; provided, that the use conforms with the criteria set forth i RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) th location must comply with the State siting criteria as adopted in accordance with RCW 70.105.21 and (b) the location of the hazardous waste treatment and storage facility as subject to site pla review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. (Ord. 4186, 11-1, 1988) 236. Provided that the site is over one acre in size and the facility has a minimum setback of or hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with E 1 administrative conditional use in this Zone if the site is under one acre or setbacks are less the i one hundred feet(100')from any adjacent residentially zoned parcel. 237. Provided that the facility has a minimum setback of one hundred feet (100') from any adjace t residentially zoned parcel. May be allowed with an administrative conditional use in this Zone f the setbacks are less than one hundred feet(100')from any adjacent residentially zoned parcel. 238. Permitted use provided that the site is over one acre in size and the facility has a minim n setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allow d with a Hearing Examiner conditional use in this Zone if the site is under one acre or setbacks e e less than one hundred feet (100') from any adjacent residentially zoned parcel. 239. Prohibited use if site is less than one acre in size or has minimum setbacks of less than c e hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hear ig Examiner conditional use provided that the site is over one acre in size and the facility F as minimum setbacks of one hundred feet (100') from any adjacent residentially zoned parcel. 240. Provided that the facility has a minimum setback of one hundred feet (100') from any adjac nt residentially zoned parcel. May be allowed with a Hearing Examiner conditional use in this Zor if the setbacks are less than one hundred feet (100') from any adjacent residentially zoned parce 241. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Zc le; unless the Monopole II Facility is to be constructed oa property where wireless communica on support structures presently operate, and the new Monopole II Facility will not exceed the he 3ht of the existing support structures. Otherwise, may be allowed with an administrative conditi, la' use permit. 242. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Z ne, otherwise may be allowed with a Hearing Examiner conditional use permit. 243. Whether emergency or routine, so long as there is little or no change in the visual appearancf as determined by the Administrator. 3/31/99 244. Permitted subject to the density limitations and dwelling unit type mix requirements of thedevelopmentstandardsforthisZone. 245. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowed onlessthanoneacreinsize. Subject to the standards listed in RMC 4-4-010, Standards and ReviewCriteriaforKeepingAnimals. Only combinations of medium and small animals or large and smallanimalsmaybepermittedoutrightononeundevelopedgrossacre. Front yard setbacks may notbeincludedingrossareacalculation. 246. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allowed onlotslessthanoneacreinsize. Subject to the standards listed in RMC 4-4-010, Standards andReviewCriteriaforKeepingAnimals. Only combinations of medium and small animals or largeandsmallanimalsmaybepermittedoutrightononeundevelopedgrossacre. Front yard setbacksmaynotbeincludedingrossareacalculation. 247. A maximum of one large animal per undeveloped gross acre, except when a farm managementplanhasbeenadoptedbasedontheKingCountyConservationDistrict's Farm Conservation andPracticeStandardsshowingthatadequatepasturagetosupportalargernumberofanimalsisavailable. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria forKeepingAnimals. Only combinations of medium and small animals, or large and small animalsmaybepermittedoutrightononeundevelopedgrossacre. Front yard setbacks may not beincludedingrossareacalculation. 248. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirementsinRMC4-4-010, Standards and Review Criteria for Keeping Animals. Except not permitted in theAutoMallAreaA: Area bounded by Grady Way South, Rainier Avenue South, 1-405, and LindAvenueSouth. 249. See also RMC 4-11-110 and 4-4-010H, Requirements for Kennels (Nine (9) or More Animals). 250. RESERVED. 251. Administrative approval under the Site Plan Review section for new neighborhood or communityparkswhicharesmallerthanten (10) acres. Hearing Examiner approval, under the Site PlanReviewsection, for new neighborhood or community parks which are ten (10) acres or larger.Consistency with the City of Renton Parks and Trails Master Plan. Subject to applicablecommerical/civic development standards of Section 4-2-110F, Development Standards forResidentialZoningDesignations. 252. Accessory to a public or quasi-public use. The collection station is portable and temporary (not toexceedninety (90) calendar days out of each year). The collection station is not located on anypublicright-of-way unless a right-of-way use permit is granted by the Board of Public Works. Thepropertyownersormanagersshallkeeptheareasurroundingtherecyclingstationmaintainedandcleanofdebris. Subject to applicable commercial/civic development standards of Section 4-2-110F, Development Standards for Residential Zoning Designations. 253. RESERVED. 254. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirtythreepercent (33%) of the gross floor area, except for floor area that is devoted to food preparedwhollyforretailsaleson-site. If part of a mixed office/light industrial or mixed office/manufacturingcomplex. (Ord. 4432, 12-20-1993) 3/31/99 255. Permitted when ancillary to a permitted primary use where food and beverages are served on th premises and located in an area with an Employment Area — Valley land use designation shown on the City's Comprehensive Plan Land Use Map, and located south of 1-405. 256. As defined in RMC 4-9-240, Temporary Use Permits. 257. Which would be construed as bulk storage except for the fact that they do not exceed t minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. re: expansion of existing manufacturing/industrial] COR 3: Use is not permitted. 28 3/31/99 4-2-120 B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD I CO CORDENSITY (Net Density in Dwelling Units per Acre) Minimum Net Residential 25 dwelling units per net acre N/A Where a development involves a mix ofDensity uses then minimum resdential density shall be 16 dwelling units per net acre.The minimum density requirements shall not apply to When proposed development does not the subdivision, short plat and/or involve a mix of uses, then minimum unitdential density shall be 5 dwellingdevelopmentofalegallotone- half (1/2) acre or less in size as units per net acre. of March 1, 1995. (Ord. 4466, 8- The same area used for commercial and 22-1994; amd. Ord. 4631, 9-9- office development can also be used to 1996) calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. Maximum Net Residential 2-5--to-100 dwelling units per net N/A COR 1 and 2: to-25 dwelling units perDensityorDens+age acre net acre, without bonus. Bonus density may be achieved subject to noted requirements.32 Density may be increased to one COR 3: 60 dwelling units per net acre.hundred fifty (150) dwelling units per acre subject to administrative The same area used for commercial and conditional approval. office development can also be used to calculate residential density. Where The min+ remeats commercial and/or office areas are Shall not apply to the subd+visier utilized in the calculation of density, the short plat and{er-dhe su me {f a City may require restrictive covenants to • legal lot-0one-#atf( 2)acre or le in ensure the maximum density is not size as of Marsh 1, 1095. (Ord. exceeded should the property be subdivided or in another manner made 29 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR and• O ,a• available for separate lease or 0 1996) conveyance. LOT DIMENSIONS 25,000 sq.ft. None Minimum Lot Size None Minimum Lot Width None None None Minimum Lot Depth None None None LOT COVERAGE None for properties located within the 65% 29 of total lot area or 75% 29 if parking 65%of total lot area or 75% if parking is Maximum Lot Coverage " Downtown Core Area". 15 is provided within the building or within a provided within the building or within a for Buildings parking garage. parking garage. For properties located outside the P g Downtown Core Area: 65%of total lot area or 75% if parking is provided within the building or within a parking garage. SETBACKS Minimum Front Yard/0 ft. for buildings 25 ft. or less in 15 ft.1.9 buildings less than 25 ft. in height.None Street Setback 25.26 height.20 ft. 18.29 buildings 25 ft.to 80 ft. in Where an front and is 15 ft. for buildings over 25 ft. in height,height. required, no building shall Provided that no setbacks are 30 ft. 18.29 buildings over 80 ft. in height. be hereafter erected or required in the"Downtown Core altered so that any portion Area".15 (Ord.4690, eff. 151998) thereof shall be nearer the front property line than the distance indicated by the depth of the required front yard. ll-,v;m,tm rrnnt Yard/15 ft. buildings 25 ft. or less in height.On lots abutting more than 1 street the None r nchorl shall nnly he Hooked to iStreet Setback I 30 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR25ft. buildings over 25 ft. in height. the primary street as determined by the No maximum is required in the Reviewing Official. Downtown Core Area".75 SE onttnued) Minimum Arterial27/ 10 ft. landscaped setback from the 10 ft. landscaped setback from the street 10 ft. landscaped setback from the streetFreewayFrontageSetbackstreetpropertylineor, property line or, g property line or, 20 ft. landscaped setback from the 20 ft. landscaped setback from the back ot20 ft. landscaped setback from the back obackofthesidewalk,whichever is the sidewalk, whichever is less. the sidewalk, whichever is less.less. Minimum Rear Yard None, unless the CD lot is adjacent to None required, except, 15 ft. if abutting oralotdesignatedResidentialontheadjacenttoaresidentialzone. 2 NA City Comprehensive Plan, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary. Minimum Side Yard`' NA None required, except 15 ft. if abutting orWhereanyspecifiedsideadjacenttoaresidentialzone. 2 NA yard is required no build ing shall be hereafter erected or altered so that any portion thereof shall be nearer to the side lot line than the distance indicated by the width of the required side yard. Increased Shoreline Setback In COR 3,where the applicable Shoreline Master Program setback is less than 50 feet, the City may increase the setback up to 100% if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. 31 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR LANDSCAPING Minimum Landscape 10 ft. landscaping strip except for the 10 ft., except where reduced through the NA Width Required Along " Downtown Core Area". 15 site plan review process. Streets LANDSCAPING (Continued) Minimum Landscape NA 15 ft. sight-obscuring landscaping. If the NA Required When a street is a designated arterial, non-sight- Width Width Commercial Lot is obscuring landscaping shall be provided unless otherwise determined by the Adjacent to Property z Hearing Examiner through the site plan Zoned Residential review process . 31 Minimum Landscape 15 ft. landscaped strip consistent with 15 ft.wide landscaped visual barrier con NA Width Required When a the definition of landscaped visual sistent with the definition in RMC 411120, Commercial Lot is barrier in RMC 411120; or a 5 ft.wide when abutting a residentially zoned Abutting9 to Property sight-obscuring landscaped strip and property2.A 10 ft. sight-obscuring Zoned Residential a solid 6 ft. high barrier used along landscape strip may be allowed through the common boundary of resi dentiallythe site plan review process 3.5 zoned property.' Minimum Landscape 15 ft.wide sight-obscuring landscape NA Width Required When a NA strip. Commercial Zoned Lot is Adjacent10 to Property Zoned Commercial, Officg or Public/Quasi Special Requirements for In the Green River Valley, an additional NA Properties Located within NA 2%of natural landscaping shall be the Green River Valley required for developed sites as per the Planning Area71 Soil Conservation Service Environmental Mitigation Agreement.These areas should not be dispersed throughout a site, but should be aggregated in one por tion of the property.Where possible,the required 2%landscaping for adjacent properties should be contiguous. 32 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO CORHEIGHT Maximum Building Height, s,s.ze 250 ft.8'"•28 a•95 ft. COR 1 . 10 stories and/or 125 fiveexceptforuseshavingaft8,19.28 Public Suffix" (P) COR 2 and 316: 10 stories and/or 125 ft.;designation3° pro vided the master plan includes a balance of building height, bulk and density. 8 Maximum Building Height 20 ft. more than the maximum height 20 ft. more than the maximum heightWhenaBuildingisallowedintheadjacentresidentialallowedintheadjacentresidentialzone!' NA Adjacent to a Lot zone. Designated as Residential on the City Comprehensive Plan Maximum Height for ' See RMC 44140G.See RMC 44140G. See RMC 44140G.Wireless Communication Facilities SCREENING None required except when a CO lot NA Minimum Required for NA Outdoor Loading, Repair, abuts or is adjacent to a residential zoned Maintenance or Work lot2, then a fence, or landscaping, or a Areas landscaped berm, or a combination thereof to achieve adequate visual or acoustical screening as determined by the Reviewing Official.3 Surface-Mounted Utility Must be screened from public view. Must be screened from public view. Must be screened from public view.and Mechanical Equipment Roof Top Equipment Must be enclosed so as to be Must be enclosed so as to be shielded Must be enclosed so as to be shieldedExceptforshieldedfromview. from view.from view.Telecommunication Equipment) SCREENING (Continued) 33 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Permitted Outdoor StorageMust be screened from adjacent or Must be screened from adjacent or abut N/A- no outdoor storage is permitted. abutting properties and public rights- ting properties and public rights-of-way. Mtn of-way. Outdoor stage uses shall pro Outdoor storage uses shall provide fenc ting-properties-ar d--public-rights-et +vaY- vide fences, berming, and/or land ing, berming, and/or landscaping as scaping as determined by the determined by the Reviewing Official to Reviewing Official to achieve ade achieve adequate visual or acoustical mined-by-the-Reviewing-Official-to quate visual or acoustical screening. screening. Materials covered by buildings with Materials covered by buildings with roofs 96feen}ng7 roofs but without sides shall be con but without sides shall be considered out sidered outside storage and subject toside storage and subject to the screening the screening provisions of this provisions of this Section. Section. ion' Garbage, Refuse or Must be screened, except for access Must be screened, except for access Must be screened, except for access Dumpsters Contained points, by a sight-obscuring fence or points, by a sight-obscuring fence or points, by a sight-obscuring fence or within Specified Areas landscaping or some combination landscaping or some combination thereof.landscaping or some combination thereof. thereof. PARKING General See RMC 44080. See RMC 44080. Parking of vehicles See RMC 44080. Direct arterial access to related to commercial uses shall not be individual structures shall occur only when allowed on residential streets.alternative access to local or collec tor streets or consolidated access with adjacent uses is not feasible. PEDESTRIAN ACCESS A pedestrian connection shall be pro NA General NA vided from a public entrance to the street, unless the Hearing Examiner determines that the requirement would unduly endan ger the pedestrian. SIGNS See RMC 44100. See RMC 44100.See RMC 44100. General LOADING DOCKS 34 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Location NA Not permitted adjacent or abutting to a NAresidentialzone. DUMPSTER Shall not be located within 50 ft. of a res NA Location of Garbage, NA Refuse or Dumpster Areas idential zoned property, except by approval by the Hearing Examiner through the site plan review process. In no case shall garbage, refuse, or dump ster areas be located within the required setback. RECYCLING COLLECTION STATION OR CENTER Location Shall not be located within any Shall not be located within any required Shall not be located within any requiredrequiredlandscapearea.landscape area. landscape area. SENSITIVE AREAS General See RMC 43050. fSee RMC 43050. See RMC 43050. SPECIAL REVIEW PROCESS NA Because of the necessity of minimizing at-General NA grade railroad crossings. predicting traffic volumes, and avoiding duplication of public infrastructure costs, aAll contiguous properties with CROR zon ing within-the saree-ewneFs#+p-shall be included in a Level II Site Plan 42 plan -for the entire Zone to be approved in accordance with requirements in Section 4-9-200by-the-Zening Aerninis#atef. Level I Site Eplans for each phase of the project shall comply with the approved Level II Site Plan. 35 6/24/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR DENSITY (Net Density in Dwelling Units per Acre) COR-3: To consider shade/shadow SPECIAL DEVELOPMENT STANDARD effects and encourage compatibility: buildings that are immediately adjacent or abutting a public park, open space, or trail shall incorporate at least one of the features in items 1 through 3, and shall provide item 4: 1. Incorporate building modulation to reduce the overall bulk and mass of buildings, or 2. For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or 3. Vertical and horizontal modulation of roof lines and facades of a minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. 35b 3/31/99 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1. As designated by the Transportation Element of the Comprehensive Plan. 2.R-1, R-5, R-8, R-10, R-14, or RM-I. 3. These provisions may be modified by the Hearing Examiner through the site plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot be fully anticipated at this time. 4.R-1, R-5, R-8, R-10, R-14, RM-I or RM-U. 5.Provided that a solid 6' barrier wall is provided within the landscaped strip and a maintenance agreement or easement for the landscape strip is secured. A solid barrier wall shall not be located closer than 5'to an abutting residentially zoned2 lot. 6. The Hearing Examiner may modify the sight-obscuring provision in order to provide reasonable access to the property through the site plan review process. 7.On lots abutting more than 1 street, the maximum setback requirement shall only be applied to the primary street as determined by the Reviewing Official. For additions to existing structures, the maximum setback requirements shall only apply when the addition is subject to the site plan review. 8.For uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no case shall building height exceed the maximum allowed by that.Section. 9.Abutting is defined as "Lots sharing common property lines". 10. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". 11. The boundaries of the Green River Valley for purposes of this Section are generally defined as the Green River on the west, SW 43rd Street on the south, the base of Talbot Hill to the east, and the Burlington Northern Railroad tracks on the north. 12. The master development plan shall censi t of a conceptual and flexible land use plan depicting the general location and relationships of the following: Critical areas, focal points within the project (e.g., public plazas, art work, etc.), general location and size of buildings, major access points/gateways (both into the site and into the City), and public open space provisions, public access to water and/or shoreline areas, public transit, recreation areas, vehicle and pedestrian circulation and access to public streets, and view corridors.RESERVED. 13. Heights may exceed the maximum height under Hearing Examiner conditional use permit. In consideration of a request for conditional use permit for a building height in excess of 95' the Hearing Examiner shall consider the following factors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information: r - COR3ZONE.DOC\36 3/31/99 a. Location Criteria: Proximity of arterial streets which have sufficient capacity toaccommodatetrafficgeneratedbythedevelopment. Developments are encouragedtolocateinareasservedbytransit. b. Comprehensive Plan: The proposed use shall be compatible with the generalpurpose, goals, objectives and standards of the Comprehensive Plan, the zoningregulationsandanyotherplan, program, map or regulation of the City. c. Effect on Adjacent Properties: Buildings in excess of 95' in height at the proposedlocationshallnotresultinsubstantialorundueadverseeffectsonadjacentproperty.When a building in excess of 95' in height is adjacent to a lot designated residential ontheCityComprehensivePlan, then setbacks shall be equivalent to the requirementsoftheadjacentresidentialzone. d. Bulk: Buildings near public open spaces should permit public access and, wherefeasible, physical access to the public open space. Whenever practicable, buildingsshouldbeorientedtominimizetheshadowstheycauseonpubliclyaccessibleopenspace. e. Light and Glare: Due consideration shall be given to mitigation of light and glareimpactsuponstreets, major public facilities and major public open spaces. 14. COR 1 is applied to the property known as the Stoneway Concrete Site. 15. "Downtown core area" is that area bounded by the centerlines of Smithers AvenueSouthfromSouthFourthPlacetoSouthThirdAvenueandalongAvenueSouthfromSouthThirdStreettoSouthSecondStreet, bounded on the north by the Cedar River,east to Mill Avenue South, south to South Fourth Street and west to Smithers AvenueSouth. This area shall also extend to the west property line of those propertiesfrontingalongthewestsideofLoganAvenueSouthbetweenSouthSecondandAirportWay, but in no case shall the area extend more than 100' west of the LoganAvenueSouthright-of-way. 16. COR 2 is applied to the property known as the Port Quendall Site. COR 3 is appliedtothepropertyknownastheShuffletonsite. 17. Heights may exceed the maximum height by up to 50' with bonuses for plazas andotheramenities, subject to a Hearing Examiner's conditional use permit. 18. A reduced minimum setback of no less than 15' may be allowed for structures inexcessof25' in height through the site plan review process. 19. Additional height may be allowed; provided, the applicant can demonstrate provisionofthefollowingsignificantpublicbenefits: a. Provision of continuous pedestrian access to the shoreline consistent withrequirementsoftheShorelineManagementActandfittingacirculationpatternwithinthesite; b. Provision of 5 affordable units per 50 units, which meet the provisions of thehousingelementoftheComprehensivePlan; COR3ZONE.DOC\ 37 3/31/99 c. Provision of an additional 25' setback from the shoreline above that required by the Shoreline Management Act; d. Establishment of view corridors from upland boundaries of the site to the shoreline; e. Water related uses. If the applicant wishes to reach these bonus objectives in a different manner, a system of floor area ratios may be established for the property to be determined at the time of site plan review. Furthermore, the master plan must address the impact of this height on neighboring area and mitigate these impacts. 20. The maximum setback may be modified by the Reviewing Official through the site plan review process if the applicant can demonstrate that the site plan meets the following criteria: a. Orient development to the pedestrian through such measures as providing pedestrian walkways, encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Create a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promote safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. The Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site plan: a. due to factors including but not limited to the unique site design requirements or physical site constraints such as sensitive areas or utility easements; or b. one or more of the criteria would not be furthered or would be impaired by compliance with the maximum setback; or c. any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. 21. In consideration of a request for conditional use permit for additional building height the Hearing Examiner or Zoning Administrator shall consider the following factors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information. a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning COR3ZONE.DOC\38 3/31/99 regulations and any other plan, program, map or regulation of the City. (Ord. 4404, 6-7-1993) c. Effect on Adjacent Properties: Buildings height shall not result in substantial orundueadverseeffectsonadjacentproperty. When a building in excess of themaximumheightisproposedadjacenttoorabutsalotdesignatedR-1, R-5, R-8, R-10, R-14 or RM-I, then the setbacks shall be equivalent to the requirements of theadjacentresidentialzoneifthesetbackstandardsexceedtherequirementsoftheCommercialZone. (Ord. 4593, 4-1-1996) 22. Heights may exceed the maximum height under Hearing Examiner conditional usepermit. 23. Exceptions: Eaves and cornices may extend over the required side yard for adistanceofnotmorethan2'. Accessory buildings when erected so that the entirebuildingiswithinadistanceof30' from the rear lot line may also occupy the side yardofaninsidelotline. (Ord. 1905, 8-15-1961) 24. These areas should not be dispersed throughout a site, but should be aggregated inoneportionoftheproperty. Where possible, the required 2% landscaping for adjacentpropertiesshouldbecontiguous. 25. Eaves, cornices, steps, terraces, platforms and porches having no roof covering andbeingnotover42" high may be built within a front yard. 26. • Exception: When 40% or more, on front foot basis, of all property on 1 side of a streetbetween2intersectingstreetsatthetimeofthepassageofthisCodehasbeenbuiltupwithbuildingshavingaminimumfrontyardofmoreorlessdepththanthatestablishedbytheCode, and provided, that the majority of such front yards do notvarymorethan6' in depth, no building shall be built within or shall any portion, saveasaboveexcepted, project into such minimum front yard; provided, further, that nonewbuildingsberequiredtosetbackmorethan35' from the street line in the R-2 orR-3 Residential Districts, nor more than 2'farther than any building on an adjoining lotandthatthisregulationshallnotbesointerpretedastoreducearequiredfrontyardtolessthan10' in depth. (Ord. 1472, 2-18-1953) 27. Includes major or secondary arterials as defined in the arterial street map of the City's6YearTransportationImprovementPlan. Arterial Streets within the Central BusinessDistrict — bounded by the Cedar River, FAI 405 Freeway, South 4th Street, ShattuckAvenueSouth, South Second Street, and Logan Avenue South — shall be exemptfromthissetbackrequirement. 28. Exception for Community Facilities: The following development standards shall applytoalluseshavinga "P" suffix designation. Where these standards conflict with thosegenerallyapplicable, these standards shall apply: a. Publicly owned structures housing such uses shall be permitted an additional 15' inheightabovethatotherwisepermittedintheZoneif"pitched roofs", as defined herein,are used for at least 60% or more of the roof surface of both primary and accessorystructures. b. In addition, in zones where the maximum permitted building height is less than 75',the maximum height of a publicly owned structure housing a public use may be COR3ZONE.DOC1 39 3/31/99 . Increased as follows, up to a maximum height of 75' to the highest point of the building: i) When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); ii) When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line, and; iii) On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc.,when these are open and accessible to the public during the day or week. 29. Except with approved master site plans. 30. All uses having a "Public Suffix" (P) designation are subject to the following: Height: Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if"pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of 75' to the highest point of the building: a. When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); b. When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line; and c. On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 31. Through the site plan review process, the Hearing Examiner may waive the sight- obscuringprovision in order to provide reasonable access to the property. 32. Where included, affordable units must meet the provisions of housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, a transfer of density may be allowed for other portions of the site. COR3ZONE.DOC1 40 3/31/99 Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre maybeallowed; provided there is a balance of height, bulk and density established through afloorarearatiosystemand/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provisionmaybeallowed; provided, there is a balance of height, bulk and density establishedaddressingthefollowingpublicbenefits: a) Provision of continuous pedestrian access totheshorelineconsistentwithrequirementsoftheShorelineManagementActandfittingacirculationpatternwithinthesite, b) Provision of an additional twenty five foot (25')setback from the shoreline above that required by the Shoreline Management Act, c)Establishment of view corridors from upland boundaries of the site to the shoreline, d)Water Related Uses. If the applicant wishes to reach these bonus objectives in adifferentsystem, a system of floor area ratios may be established for the property to bedeterminedatthetimeofsiteplanreviewasapprovedbyCouncil. COR3ZONE.DOC1 41 3/31/99 TABLE 4-8-120C LAND USE TYPE Site Plan,Level I, Site Plan.Level II APPLICATIONS OF APPL ICATI ON/P ERMI SUBMITTAL REQUIREMENTS 10%Notice of Intent to Annex 60%Petition to Annex Affidavit of Installation of Public Infor mation Sign Applicant Agreement Statement(for wireless communication facilities) Applicant's Confirmation of Condition Compliance Application Fee per RMC 41170 x Assessment Information Authorization for Abatement Binding Site Plan Map Business License Application for Home Occupation Calculations,Survey IColored Display Maps t I Construction Mitigation Description 5 Draft Deed for Any Proposed Dedica lion of Land for Public Purposes Draft Homeowner's Association Doc 4 uments,if applicable COR3ZONE.DOC\42 3/31/99 LAND USE TYPE Site Plan,Level I, Site Plan.Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Draft Restrictive Covenants,if any 4 IDrainage Control Plan 5 IDrainage Report 4 4 Elevations,Architectural 12 Elevations,Grading 4 IEnvironmental Checklist 12 12 IExisting Covenants(recorded copy) 5 5 IExisting Easements(recorded copy) 5 Final Plat Plan I Floodplain Map,if applicable 12 12 Floor Plans 5 Geotechnical Report 5 5 IGrading Plan,Conceptual 12 12 Grading Plan,Detailed Inventory of Existing Sites(for wire less communication facilities) Justification for the Comprehensive Plan Amendment and,if applicable, Rezone COR3ZONE.DOC\ 43 3/31/99 . LAND USE TYPE Site Plans Level I Site Plan.Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Justification for the Conditional Approval Permit(nonconforming structure) Justification for the Conditional Approval Permit(nonconforming use) Justification for Conditional Permit Request Justification for Rezone Justification for Variance Request King County Assessor's Map Indicat ing Site ILandscaping Plan,Conceptual 5 Lease Agreement,Draft(for wireless communication facilities) I Legal Description 12 12 Letter Describing Proposed Home Occupation Letter from Property Owner Letter to Examiner/Council Stating Reason(s)for Appeal per RMC 48110C3 Letter Explaining Which Comprehen sive Plan Text/Policies Should Be Changed and Why List of Affected Property Owners within Annexation Area Boundary COR3ZONE.DOC\44 3/31/99 . I LAND USE TYPE Site Plan,Level I Site Plan.Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS IList of Surrounding Property Owners 2 2 Lot Line Adjustment Map Mailing Labels for Property Owners 2 Map of Existing Site Conditions Map of View Area(for wireless corn munication facilities only) IMaster Application Form 12 12 Mobile Home Park Plan Monument Cards(one per monu ment) I Neighborhood Detail Map 12 12 IParking,Lot Coverage and Land 5 •5 soaping Analysis Photo Simulations(for wireless corn munication facilities only) I Plan Reductions(PMTs) I IPostage x Plat Certificate IPreapplication Meeting Summary,if 5 5 any Preliminary Plat Plan COR3ZONE.DOC\ A[ 3/31/99 . LAND USE TYPE-Site Plan,Level I Site Plan.Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS IProject Narrative 12 12 Proposal(non-project,e.g.,draft ordi nance,plan or policy) Proposal Summary(non-project) Public Works Approval Letter Routine Vegetation Management Application Form Screening Detail,Refuse/Recycling 12 Service Area Map(for wireless corn munication facilities only) Short Plat Plan Short Plat Plan, Final Site Plan, Level I 12, Site Plan,Level II 12 Site Plan,Shoreline Permit Statement Addressing Basis for Alter nate and/or Modification Statement Addressing the Basis for the Shoreline Permit Exemption Request Statement Addressing the PUD's Relationship to the City Comprehen sive Plan COR3ZONE.DOC\ 46 3/31/99 . I LAND USE TYPE,SIte Plan,Level I• Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Survey ITitle Report or Plat Certificate 4 4 Topography Map(5 contours) I Traffic Study 5 5 ITree CuttingNegetation Clearing Plan 4 4 Tree CuttingNegetation Plan, Approved I Utilities Plan,Generalized 5 5 IWetlands Delineation Map 12 12 I Wetlands Study 5 5 COR3ZONE.DOC\ 47 3/31/99 1.This information is reauired only for those home occupations that will have customer visits.more than six(61 business deliveries per week.or external indication of commercial activity. 2.Level of detail limited to scone listed in RMC 49210A. 3.Level of detail required may be reduced by Administrator. 4.For conditional use oermit applications for wireless communication facilities.the applicant shall submit a preliminary sketch(five(51 cooiesl for preliminary staff review prior to submittal of 5.Only reauired for projects reauirina a public hearing. Number of reauired conies (if any) is indicated in each column unless waived by the Develonment Services Division. COR3ZONE.DOC\ 48 3/31/99 4-8-120.D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 19. Definitions S: I Site Plan, Level ILand Ucc Review: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and alleys, e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse and recycling areas, freestanding lighting fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/or use, iii. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, COR3ZONE.DOC\ 49 Aft 3/31/99 • vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: Number of stalls required, by use; number of stalls provided, by use, Sizes of stalls and angles, Location and number of handicap stalls, compact, employee and/or guest parking stalls, Location and size of curb cuts, Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, Location of wheel stops, Loading space, Stacking space, Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, Square footage of interior parking lot landscaping. Site Plan, Land Use, Level II: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) consisting of a conceptual plan indicating the following: a. Information from Site Plan Level I items a, b, and c. b. A legend listing the following must be included on one of the sheets: Total square footage of the site, Square footage (by floor and overall total) of each individual building and/or use, Total estimated square footage of all buildings (footprint of each building), Percentage estimate of lot coverage, Square footage estimate of all landscaping (total and parking lot), Allowable and proposed building height, Building setbacks proposed and required by Code, COR3ZONE.DOC\50 3/31/99 . Parking analysis, including estimated number, size, and type of stallsrequired, by use and number of stalls provided, by use. c. General location and size of buildings and uses, d. Phasing of development, e. Maior access points and access to public streets, vehicle and pedestriancirculation, public transit stops, f. Critical areas, g. Focal points within the project (e.g., public plazas, art work, gateways both into thesiteandintotheCity, etc.) h. Private and public open space provisions, and recreation areas i. View corridors, j. Public access to water and/or shoreline areas. COR3ZONE.DOC\ 51 3/31/99 . 4-9-200 • SITE PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site plan approval ( both Level I — detailed site plan review and Level II — conceptual site plan review) shall be to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City of Renton. Site plan elements subject to this Section include, but are not limited to, site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking and loading arrangements, and illumination. Site planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review does not include design review, which addresses the aesthetic considerations of architectural style, exterior treatment and colors. Site plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known, but before final building plans are completed. The intent of site plan approval shall be: 1. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 2. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on-and off-site; 3. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas; 5. To protect the desirable aspects of the natural landscape and environmental features of the City by minimizing the undesirable impacts of proposed developments on the physical environment; 6. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 7. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 8. To promote the creation of"campus-like" and "park-like" settings in appropriate zones; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-1986) A secondary purpose of site plan review regulations is to provide a process for Level II site plan approval whereby a conceptual plan, indicating the physical and functional COR3ZONE.DOC\52 3/31/99 interrelationships between uses and facilities on the site, and allowing consideration andmitigationofpotentialimpactsthatcouldresultfromlargescalesiteandfacilitydevelopment,can be approved and vested to current zoning without the level of detail necessary for Level Isiteplanapproval. B. APPLICABILITY: 1. Level I Site Plan Review: No building permit shall be issued for any use requiring LevelsiteplanapprovalpursuanttothisSectionuntiltheEnvironmentalReviewCommitteehasdeterminedthatapublichearingisnotrequiredortheHearingExamiceFReviewingOfficialhasapprovedorapprovedwithconditionsthesiteplanapplication. All building permits issuedshallbeincompliancewiththeapprovedLevelIsiteplan. Site plan review isrequiredfor: 4a. All Development In Certain Zones: All development in the Industrial Light (IL),Commercial Office (CO) and Public Use (P-1) Zones and CC, CN, CD, CA, CS.,CQR, and the Residential Use — Maximum 10 Units per Acre (R-10),Manufactured Housing Park (RMH), Residential Multi-Family (RM) andResidentialUse—Maximum 14 Units per Acre (R-14)Zones, b Specified and Secondary Uses: Secondary uses and other uses specified withineachzoningdistrict, provided that: ai Exceptions for Secondary Uses: Where secondary uses are required tofileanapplicationforasiteplanreviewbytheprovisionsofthezoningregulations, but would otherwise be exempt from the site plan reviewrequirements, the decisions of the Zoning Administrator shall not besubjecttopublicnoticeandcomment, or the requirement for a publichearing. (Ord. 4404, 6-7-1993) arc Development within the Valley Planning Area: All development within theValleyPlanningArea. 4d. Hazardous Waste Facilities: All hazardous waste treatment and storagefacilities. 2. Level II Site Plan Review: Applicability: Level II Site Plan Review is optional in all zoneslistedinsection4-9-200.6.1, except the COR zones where it is required pursuant to Section4-2-120.B, Special Review Process. C. EXEMPTIONS: 1. Development Exempt from Site Plan Review in All Zones (except R-10-ant R-14, andCORzones): In all zones, the following types of development shall be exempt from therequirementsofsiteplanreview: a. Interior Remodels: Interior remodel of existing buildings or structures, provided: i. The alterations conform with any prior approved site plan; and ii. The alterations do not modify the existing site layout. COR3ZONE.DOC 53 4/5/99 b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-1986) c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7- 1986) 2. Development Exempt from Site Plan Review in the R-10-and, R-14, and COR Zones: In the R-10 and, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: hi. In the R 10 Zone, all All development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4- 9-070, Environmental Review Procedures, excluding shadow platting of 2 or more units per Section 4-2-110F. ii. In the R 10 Zone, development Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. as defined in Section 4 2 110F ab. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. GI -Planned Unit Developments. lac. R-10, R-14, and COR Zones: i_ Exterior remodeling or expansion of an existing detached or semi-attached jingle family home and/or primary residence, excluding the addition of a new dwelling unit(s). eii. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6- 17-1996) eiii. Conditional Use Permits. COR3ZONE.DOC\54 3/31/99 iv. Off-Premises Signs (Billboards). gv. Minor Work in Shoreline Areas: Minor new construction, repair, remodelingandmaintenanceactivitiesthatwouldotherwisebeexemptfromsiteplanapprovaliftheywerenotlocatedwithintheShorelineMasterProgramjurisdiction. (Ord. 3981, 4-7-1986) vi. R-10, R-14, and COR Zones - Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows;changes in signage; or aesthetic alterations shall be exempt. D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with anyotherrequiredhearing, such as rezone or subdivision, if the details of the development aresufficientlydefinedtopermitadequatereview. Except for Level II Site Plans which mayrequirehearingspursuanttoSection4-9-200.G9.b or c, A—a public hearing before theHearingExaminershallberequiredforallprojectsnotrcvicwcdpursuanttoRMC49210,if: (Ord. 4551, 9-18-1995) 1. Significant Environmental Concerns Remain: The Environmental Review Committeedeterminesthatbasedondepartmentalcommentsorpublicinputtherearesignificantunresolvedconcernsthatareraisedbytheproposal; or 2.Applicant Requests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) semi-attached or attached residential units; b. One hundred thousand (100,000) square feet of gross floor area in the IL or COZoneorotherzonesintheValleyPlanningArea; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM,CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or f. Ten (10) acres in size. 4. Commercial Property Adjacent or Abutting Certain Residential Zones: Anycommercialpropertythatisadjacenttoorabuttingthefollowingresidentialzones: RC, R-1,R-5, R-8 and R-10. (Ord. 4551, 9-18-1995) E. DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS: The Hearing-E Reviewing Official shall review and act upon site plansbaseduponcomprehensiveplanningconsiderationsandthefollowingcriteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton.However, strict compliance with any one or more particular criterion may not be necessary orreasonable. These criteria also provide a frame of reference for the applicant in developing a COR3ZONE.DOC\ 55 3/31/99 . site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to,the following: 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use; and j. Prevention of neighborhood deterioration and blight. k. Special Review Criteria—COR Zones: i. The plan is consistent with the Planned Action Ordinance, if applicable: and, ii. The plan creates a compact, urban development that includes a compatible mix of uses where appropriate; and iii. The plan provides an overall urban design concept that is internally consistent, and harmonious with development on adiacent sites: and iv. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; and v. The plan provides view corridors to the shoreline area where applicable; and vi. Public access is provided to water and/or shoreline areas; and vii. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items; and viii. The plan assures adequate access to public streets; and ix. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. COR3ZONE.DOC\56 3/31/99 . 2. Waiver of Further Consideration of Level I Criteria: Approval of a Level II Site PlanwhichwasnotcombinedwithaLevelIsiteplanapplicationmayhavesatisfiedportionsofRMC4-9-200.F and the Reviewing Official or his or her designee has discretion to waivethoseportionsoftherequirementsthathavebeensatisfiedbytheLevelIIsiteplanapproval.Whenever the Zoning Administrator or his or her designee has discretion to note thoseportionsoftherequirementsashavingbeensatisfiedbytheLevelIIplanapproval, suchsectionsoftheCodeshallbedetailedandthatportionoftheapprovedLevelIIplanwhereintherequirementsweresatisfiedshallbecitedbytheReviewingOfficialorhisorherdesigneeintheapprovalofsubsequentphasesandwaivefurtherconsiderationofthem. F. ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS: 21. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that couldimpairtheuseorenjoymentorpotentialuseofsurroundingusesandstructuresandofthecommunity; b. Mitigation of undesirable impacts when an overscale structure, in terms of size,bulk, height, and intensity, or site layout is permitted that violates the spirit and/orintentoftheZoningCodeandimpairstheuse, enjoyment or potential use ofsurroundingproperties; . c. Provision of a desirable transition and linkage between uses and to the street,utility, walkway, and trail systems in the surrounding area by the arrangement oflandscaping, fencing and/or other buffering techniques, in order to prevent conflictsandtopromotecoordinatedandplannedbenefitfrom, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to thenaturalcharacteristicsofasiteinordertoavoidoverconcentrationofstructuresonaparticularportionofasitesuchthattheycreateaperceptionofgreaterheightorbulkthanintendedunderthespiritoftheZoningCode; e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities betweenuseswhenbeneficial, to promote "campus-like" or "park-like" layouts in appropriatezones, and to prevent unnecessary repetition and conflict between uses and serviceareasorfacilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on viewsfromexistingbuildingsandfuturedevelopablesites, recognizing the public benefitanddesirabilityofmaintainingvisualaccessibilitytoattractivenaturalfeaturesandofpromoting "campus-like" or"park-like" settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for allpermittedoutdoorstorageareas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, inordertopromotea "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by theZoningCode; COR3ZONE.DOC\ 57 3/31/99 h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 32. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; . b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage- from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 43. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superbiock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; COR3ZONE.DOC\58 3/31/99 h. Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas,buildings, public sidewalks and adjacent properties. 164. Review of Signage—All Zones, Site Plan Level I: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so thatsignscomplementthevisualcharacterofthesurroundingareaandappearinproportiontothebuildingandsitetowhichtheypertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary forsignvisibility; and e. Provision of an identification system to allow for quick location of buildings andaddresses. (Ord. 3981,4-7-1986) I 65. Special Review Criteria and Process for Proposals within an Aquifer ProtectionArea (APA): Prior to the issuance of any permit in an aquifer protection area, a finding mustbemadethattheproposalwillnotimpactthequantityorqualityofwaterintheaquiferonashort-term basis, long-term basis, or cumulatively in conjunction with other existing orproposeduses. a. Authority and Responsibility for Finding: The required finding shall be made by theHearingExaminerforallproposalswhicharesubjecttoapprovalbytheHearingExaminerpursuanttoRMC4-1-050F. All other findings shall be made by the WaterUtilityEngineer. b. Review Criteria: The required finding shall be based on the activities to beconducted, substances that will be stored, handled, transported, treated, used orproduced, and the potential for these activities or substances to degrade thegroundwaterquality. 76. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall beconstructedwithcontainmentcontrolswhichwillpreventtheescapeofhazardouswastesintheeventofanaccidentalreleasefromthefacility. Such controls shallconformwithalladoptedFederal, State and local design and construction standards. b. Underground hazardous waste treatment and storage facilities shall comply withRMC4-5-120, Underground Storage Tank Secondary Containment Regulations. c. Hazardous waste treatment and storage facilities shall comply with article 80 of theUniformFireCodeasadoptedbyordinancebytheCityofRenton. COR3ZONE.DOC\ 59 3/31/99 . d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits. e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. (Ord. 4186, 11-14-1988) FG. SITE PLAN REVIEW PROCEDURES: 1. General: All site plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. (Ord. 3981, 4-7-1986) 2. Preapplication Conference Recommended: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site plan review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. (Ord. 3981,4-7-1986) 3. Submittal Requirements and Application Fees: Shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with Section 4-9- 200.B, an applicant may submit: a. A Level I site plan; or b. A Level II site plan: or c. A combined Level I/Level II site plan for the entire site: or d. A Level II site plan addressing the entire site, and a Level I site plan(s) for one or more phases of the site that address(es) less than the entire site. 4. Public Notice and Comment Period Required: Whenever a completed site plan application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. (Ord. 3981, 4-7-1986) 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9- 070, Environmental Review Procedures. (Ord. 4008, 7-14-1986) Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed site plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. COR3ZONE.DOC\60 3/31/99 . 6. City Notification of Applicant: After the departmental comment period, the DevelopmentServicesDivisionshallnotifytheapplicantofanynegativecommentsorconditionsrecommendedbythedepartments. When significant issues are raised, this notificationshouldalsonormallyinvolveameetingbetweentheapplicantandappropriateCityrepresentatives. The applicant shall have the opportunity to respond to the notification eitherbysubmittingarevisedsiteplanapplication, by submitting additional information, or bystatinginwritingwhytherecommendationsareconsideredunreasonableornotacceptable. 7. Revisions or Modifications to Site Plan Application: Whenever a revised site plan ornewinformationisreceivedfromanapplicant, the Development Services Division mayrecirculatetheapplicationtoconcerneddepartments. Consulted departments shall respondinwritingwithinten (10) days with any additional comments. In general, the City'senvironmentaldeterminationofsignificanceornonsignificancepursuanttoRMC4-9-070,Environmental Review Procedures, will not be issued until after final departmental commentsonthesiteplanorrevisedsiteplanarereceived. (Ord. 3981, 4-7-1986) 8. Special Review For Planned Actions; A consistency review shall be conducted by theZoningAdministratorforproposalssubmittedundertheauthorityofanadoptedPlannedActionOrdinance. If found consistent with the Planned Action Ordinance including required conditions andmitigationmeasures, the Zoning Administrator shall notify the applicant of the departmentalcommentsandtheconsistencyanalysisconsistentwithSection4-9-200.G.6. Revisions ormodificationsmaybemadeinaccordancewithSection4-9-200.G.7. Once these steps havebeencompleted, the Zoning Administrator shall forward the Level II Site Plan to theEnvironmentalReviewCommitteetodetermineifapublichearingbeforetheHearingExaminerisrequired. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notifytheapplicantofthedepartmentalcommentsandtheconsistencyanalysisconsistentwithSection4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4-9-200.G.7. If the application is still found to be inconsistent once these steps have beencompleted, the Zoning Administrator shall forward the findings to the Environmental ReviewCommitteetodetermineifadditionalenvironmentalreviewisrequired. The application shallthenfollowtheprocess, subsections 9.b for Level II Site Plans with no applicable PlannedActionOrdinance. If the application is modified to be consistent with the Planned ActionOrdinance, the Zoning Administrator shall forward the proposed Level II Site Plan to theEnvironmentalReviewCommitteetodetermineifapublichearingbeforetheHearingExaminerisrequired. 89. Environmental Review Committee to Determine Necessity for Public Hearing: a. Level I Site Plans: Upon receipt of final departmental comments and after thecloseof-the public comment period, the Environmental Review Committee_ shalldeterminethenecessityforapublichearingonthesiteplanforthoseprojectsthathavenotbeenreviewedaspartofamasterLevelIIsiteplanpursuanttoRMC4-9-210200, Master Site Plan Approval. (Ord. 4551, 9-18-1995) Where a Level II siteplanisapproved, subsequent site plans submitted for future phases may besubmittedandapprovedadministrativelywithoutapublichearing. b. Level II Site Plans without Planned Action Ordinance, or Combined Level I/IISitePlansWithoutPlannedActionOrdinance: COR3ZONE.DOC1 6I 3/31/99 I. COR Zones: The Hearing Examiner shall consider the application and hold a public hearing consistent with Section 4-9-200.G.12, except the Examiner shall issue a recommendation rather than a decision. The City Council shall consider the recommendation of the Hearing Examiner and issue a decision on the application. ii. Other Zones: The provisions of 4-9-200.D shall apply. Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing before the Hearing Examiner on the site plan. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. c. Level II Site Plans Under Planned Action Ordinance or Combined Level I/II Site Plans Under Planned Action Ordinance: The Environmental Review Committee shall consider the following criteria to determine if a hearing before the Hearing Examiner should be held regarding the Level II Site Plan and any associated site plan applications. A hearing before the Hearing Examiner is required unless both of the following criteria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and, ii. The environmental impact statement for the Planned Action reviewed preliminary conceptual plans for the site which provided the public and decisionmakers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the • improvements. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. If a hearing is not required, the Zoning Administrator shall render a decision on the proposed application consistent with Section 4-9-200.G.10. 310. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site plan application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. (Ord. 3981, 4-7-1986) 1-811. Administrative Approval of Site Plan: When the Environmental Review Committee determines that a public hearing is not required, the proposed site plan shall be deemed approved, subject to any environmental mitigating measures that may be a part of the City's declaration of significance or nonsignificance. (Ord. 4551, 9-18-1995) 1412•. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site plan application. (Ord. 3981, 4-7-1986) b. Examiner's Decision: After conducting at least one public hearing on the site plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. COR3ZONE.DOC\ 62 3/31/99 . The Hearing Examiner shall approve a site plan if the applicant demonstrates that theproposedsiteplanisconsistentwiththegeneralpurposesofthisSectionandwiththereviewcriteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shallhavethepowertoplacereasonableconditionsonormodifyasiteplaninordertosatisfythegeneralpurposesofthisSectionandtoachieveconsistencywiththereviewcriteria. However, strict compliance with any one or more particular criterionmaynotbenecessaryorreasonable. Such conditions or modifications may include,but are not limited to, screening, buffering, building location and orientation, paving,landscaping, vegetation removal, grading and contouring. The Hearing Examiner shallalsohavethepowertofixthelocationandconfigurationofdriveways, walkways,parking and loading areas, emergency access, curbs, planting areas, and signs.When only a portion of a site is proposed for development, such power to condition,modify or fix shall be exercised only for that area which is directly related to or may beimpactedbytheactualproposeddevelopment. To the extent necessary to meet the site review criteria and to the extent necessary tocompensatefortheimpactsattributabletotheproposeddevelopment, the HearingExaminermayimposeadditionalrequirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; iv. Improvements to identified or planned public rights-of-way, includingpaving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikewaysorpedestrianpaths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Plan Subsequent to Public Hearing and Prior to Decision: Inallcases, if an applicant can demonstrate that a site plan can be made consistent with the review criteria and general purposes by alternative modifications to the site plan,the Hearing Examiner shall accept the alternative modifications as conditions ofapprovalandapprovethesiteplan. If a public hearing on the site plan application hasalreadybeenclosed, the modifications proposed by the applicant shall beadministeredaccordingtosubsection6-I of this Section. e. Denial of Site Plan: If the Hearing Examiner finds that the site plan applicationcannotbemadeconsistentwiththegeneralpurposesandreviewcriteriaofthisSectionbyrequiringreasonablecondition, then the site plan shall be denied. f. Limitations on Authority: The authority to condition or deny site plan applicationsshouldbeexercisedtotheminimumextentnecessarytoprotectthepublicinterestandwelfareasexpressedinthepurposesofthisSection. (Ord. 3981, 4-7-1986) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Minor modifications maybepermittedbyadministrativedetermination. To be considered a minor modification, theamendmentmustnot: COR3ZONE.DOC\ 63 3/31/99 1.. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. GI. MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Major adjustments to an approved site plan require an amended application pursuant to subsection 1—G of this Section. The review and approval shall rest with the approval body which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-1986) IJ. TIMING OF BUILDING PERMITS: Building permits shall not be issued until the appeal period for an approved Level I Site Plan has expired. JK. EXPIRATION AND EXTENSION OF-SITE PLAN APPROVAL: 1. Level I Site Plan: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the approval body which approved the original site plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986) 2. Level II Site Plan: For a non-phased Level II Site Plan or a combined and non-phased Level I/Level II Site Plan approval, the approval body shall determine an appropriate expiration date for the site plan which may exceed two years, but shall not exceed five years. An applicant shall submit a Level I Site Plan for the site within the specified time frame if a Level I Site Plan was not combined with the Level II Site Plan application. The Zoning Administrator may grant a one year extension for good cause provided the applicant submits a request 45 days in advance of the original expiration date. KL. EXCEPTION TO TWO (2) YEAR TIME LIMIT FOR LEVEL I OR LEVEL II PHASED PROJECTS: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site plan approval is being requested. In every case, the site plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. I 2. Authority for Extension of Time: The Hearing Examiner Reviewing Official may grant site plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection J-K of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. COR3ZONE.DOC\64 3/31/99 . 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then siteplanapprovalforthatphaseandsubsequentphasesshallexpire. The Hearing Examinershallalsodetermineifsuchaphasedprojectwillbeeligibleforanyextensionsofthetimelimits. 4. Vested for the Purposes of Zoning: As long as the development of a phased projectconformstotheapprovedphasingplan, the zoning regulations in effect at the time of theoriginalapprovalshallcontinuetoapply. However, all construction shall conform to theUniformBuildingCodeandUniformFireCoderegulationsinforceatthetimeofbuildingpermitapplication. (Ord. 3981, 4-7-1986) tM. AP EALS: decision p rsuant to RMC 4-8-110, Any decisi n on an administrative site plan approval shall be appealedAnyappellantasanadministrativeAppeals. must be seeking to protect aninterestthtisarguablywithinthezoneofinteresttobeprotectedorregulatedbythisSection, mist allege an injury in fact, and that injury must be real and present rather thanspeculativeL (Ord. 4551, 9-18-1995) COR3ZONE.DOC\ 65 3/31/99 . 4 9 210 SITE PLAN APPROVAL, MASTER: A. PURPOSE: The master site-plait process is to prev+de a site plan approval at the conceptual stage for long prod of time er which are of such a size and complexity or duration as to make independent site plan review difficult, or inclined to lead to segmented and inconsistent cend+tiens and approvals. The precess is also to provide a plan for the physical and functional interrelationships between uses and facilities en the site, and to plan for and mitigate potential impacts that ceuld result from large scale site and facility development. Ord. 1551, 9 18 1995) This-Section is to provide a system whereb Once conceptual site plan approval has been obtained, individual phases, buildings or developments will be approved, conditioned or denied by administrative determination s site plan rev+ s and this Section. B. APPLICABILITY: Master site plan review is particularly appropriate to include, but not be limited to, the following types of developments: 1. Development which will occur over a period of five (5) years or more. 2. Development which consists of a number of unconnected buildings, projects or r of development. timing of development. 5. Governmental projects including, but not limited to, prof a. will be developed repetitiously, periodically, or over an extended time period due to size, d b. have been identified in the City's Comp ble capita! facilities plan or have been the subject of a public h aring. 6. Exemptions: (Reserved) C. SUBMITTAL REQU4R-E-MENTS AND APPLICATION FEES: Shall be as stipulated in R-MG 4 1 170, Land Use Review Fees, and 4 -8 1-20-C, Land Use Applications. COR3ZONE.DOC\66 3/31/99 . D. DECISION CRITERIA: 1. Scale, Spaces, Uses and FoFm of Imprevernents: The master site plan application shallprovidesufficientdetailastothescaleoftheproposedimprovements, the quantity of thevariouetypesofspacestotprovided' structures will be the use te-which the put, the bulk 2. Compatibility and Ptblie Amenities: ma-tioe shall be provided as to the compatibility oftheproposdevelopmentwithitssurroundingareasandwhatpublicamenitieswillbeprovided, if6ny. site plan application if the Examiner feels there is inadequate detail upon which to rendersuchanapprovalunderthisSection. However, the level of detail must be appropriate for themastersiteplanprocessleaving-individual details to the administrative site plan process. For efficiency of vehicle and pedestrian access over the entire site. development pursuant to City Code to mitigate or avoid potential advedrse allowlmpacts on or off ratio of developed space to open space. The intent of such development standards would betocreateconceptualsiteplansofsufficientdetailsothatareviewercoulddeterminewhether E. OPTIONAL COMBINED APPLICATION: The applicant may wish to provide more detail than what is required by this Section and maytoplana r Examiner with the approval of an individual phase of the maser site p an that wouldotherwisebesubjecttoadministra • F.REVIEW PROCESS: except for master site plans modification as granted to hi relate to the master plan itself and the Examiner's approval sheelel net require site specific eral aer may det to issue a master si:c approve and/or efer other elements or issues for administrative site plan review. Fo-example, the Ex miner could approve the setbacks and a pprox+rtte sg4c1aFe footage of a COR3ZONE.DOC\ 67 3/31/99 . building-and-defer the approval of the exact location to the administrative` site plan review Once a master site plan has been approved pursuant to City Code subsections F or K of this individual site pla-n awe-vat pursuant is RAMC 4 9 200, Site Plan- Review, except that the hearing. The administrative Feview shall be based upon an application conforming with the requirements and judged upon the criteria of RMC 4 9 200. 1. Special Public Notice and Thirty (0) Day Comment Period Required: As part of the be public notification of such-application and that the adMinistration is aeeepting public car ent for a period of thirty (30) days. The public notice shall be posted and published in the same manner as would be a Hearing 2. Waiver of Site Plan Requirements by Administrator: Approval of the master site plan may have satisfied peFtione of RMC 1 9 200, Site Plan Review, and the department administrator or his or her designee has diseFetiee waive-those portions of the requirements of RMC 4 9 200 that have been satisfied by the master site plan approval. Whenever the department the Code shall be detailed and that portion of the approved master site plan wherein the requirements were satisfied shall be cited by the department administrator or his or her them. administrative site plan approval: the master site plan approval; b. An approval following a minor modification of the site plan approval pursuant to subsection H2 of this Section; and modification to the to subsection H1 of this Section. H. MG R SITE PLANS: sub determining whether a major or minor modification has boon proposed, the department administrator or hi basic design -plan, overall project, lication pursuant to this Chapter. COR3ZONE.DOC\ 68 3/31/99 2. Minor ifications: Miner med-ifica#iens will be-permitted by administrative determin ation. 0 floor or a over that proposed in the master site plan; approved plan; c. does not Chan the Zoning Code such as the "P" Suffix development standards for public facilities. I. EXPIRATION TIME FOR NONGOVERNMENTAL SITE PLANS: 1. General: The master site plan approval granted under subsection F of this Section shallvalidforaimeestablishedwithinthatapproval. The Hering Examiner shall establishdurationforthevalidityofthemastersiteplanningapprovalbaseduponsuchfactorsassize, Involves more than a single phase, then a--time limitation shall be established for this Section, failure to commence construction of any individual phase within the time limits hundred 000) acres, upon a sho ' a. Ten (10) Year Review Hearing: Whenever a master site plan approval is grantedformorethanten (10) years, there shall be a review hearing of the approval at theendoften (10) years. At that time the H aring Examiner shall conduct a publictiering, to review the concepts and scope of the project, the development pattern inthegeneralara, changes in laws, and whether or not the project phases arc being remain in effect unless the project would not receive approval if considered at the time of the reviewhearingandwouldnotbeinthepublicinterest, ifl ‘vhich case the master site planapprovalshalllapseandtheprojectwillnolongerbeconsideredvestedunderthis xamincr would be appealable to the COR3ZONE.DOC\ 69 3/31/99 . J.EXTENSION: year extension of an individual phase shall likewise extend the master cite plan approval fef twe (2-) years, and the master site plan approval as a whole shall 5) year extension without prior Hearing Examiner approval with respect to any individual phase, Put the pfeject as a whale shall receive not-more than a five 5) year extension without prior Hearing per approval. Such extension may be given by the Hearing Examiner fallowing public Ratification of the applicatien for extension, but no hearing. K. EXPIRATION TIME FOR GOVE-RNM€NTAL SITE PLAN APPROVALS: Governmental units inclu the laws of the State of Washington which are required to plan under the Growth Management Act er otherwise, and are required to er have developed a capital facilities plan and funding plan, may obtain a governmental site pi cite plan approval for City-of Renter prejeets shall be valid for six (fr) years or the period may be approved following public hearing by the City Council if such hearing occurs in conjunction with Council consideration of the capital facilities plan required pursuant to chapter 36.70A RCW, and by the Hearing Examiner for other governmental master site plan approvals. Any governmental master site- plan approval may be extended following any change to- the capi-tal facilities plan, financing, phasing or duration of the plan if it is determined by the administration that such change is not a major modification to the governmental master site plan approval. L. RECOGNITION OF EXISTING MASTER PLANS: Where there exists plans of a nature essentially equivalent to a master plan, which have undergone City scrutiny and have comp!' - with SEPA, and which meet the general provisions of this Section and have undergone a public hearing with proper notification, then as an existing ma oved plan, just as if it had complied fully with this Section. M. VESTING: elements, phases and improvements shown or described in a master site plan, if approved, or approved with conditions, shall vest upon master site plan approval. At the time of building permit application, or administrative site plan approval, the improvements shall be designed and approved pu h as the applicable Building Code, Fire Code, Plumbing Code and other developmental codes. N. APPEALS OF ADM("I'cTRA 4VE CITC DID" Any decision on an administrative site plan approval shall be appealable as an administrative decision pursuant to RMC 'F 8 110, Appeals. COR3ZONE.DOC\70 3/31/99 . cogent, and convincing evidence-that-there has been a sub. at the time of the review hearing OR wouki not be in the public interest, in which case the under thisvection. Such a men by the Hearin Examiner would be atheCityCouncilasadecisionunderRMC18110. g ppC#ab#e to II COR3ZONE.DOCC 71 Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Subdivision of Land Objective LU-O: Create a neighborhood development pattern consistent with Renton's older neighborhoods and an interconnected road network. Policy LU-79. Land should generally be subdivided Policy LU-80. Land should be arranged in blocks and blocks sized to minimize walking distances and divided into lots with all lots required to front on a provide convenient routes between destination points.public street or a park. Architecture Objective LU-P: Ensure structures built in residential areas are compatible with the existing or desired character of established neighborhoods and the desired character of new neighborhoods. Policy LU-81. Architectural standards governing be developed to ensure the visual compatibility of the design of structures in residential areas should structures with the site and adjacent development. CENTERS Summary: The concept of the Center relies on creating a boundary to contain more intensive uses and prevent them from encroaching on adjacent neighborhoods. However,within the boundary,greater freedom and flexibility of land use is intended compared to traditional zoning classifications. The Center is intended to be an intense urban mixed use place which is pedestrian oriented that provides a visual and physical focal point for the surrounding residential area. Centers should provide community focus for their surrounding neighborhoods. General Policies Policy LU-82. Promote the clustering of Center Policy LU-86. Centers should function as uses and discourage the development of strip gateways into the City or neighborhoods. commercial areas. Policy LU-87. Centers should provide community Policy LU-83. General policies of the Center focus for their surrounding neighborhoods. Section also apply to the Downtown Element. Policy LU-88. The boundary should encourage Policy LU-84. Different types of Centers should maintenance of unique and independent centers. have different ranges, mix and characters of Policy LU-89. Create Centers which support adevelopment. citywide transit system and encourage pedestrian Policy LU-85. Centers should have high priority access. for infrastructure improvements. Policy LU-90. Centers should incorporate transit stops within them. Locational Criteria Policy LU-91. Center boundaries should be justified by the existing land use pattern. designated according to the following criteria: Boundary lines should not be drawn throug' a. The boundary should'coincide with a major the interior of parcels. change in land use type or intensity. d. As a maximum distance,the boundary b. Boundaries should consider topography and should be drawn within 1,200-1,500 feet natural features such as ravines, hills, and from one or two focal points which may be significant stands of trees. defined by intersections, transit stops or shopping centers. c. Boundaries should occur along public rights-of-way including streets or utility easements, or at rear property lines where LIS Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT When a Center contains more than one focal point, a. The original mapping failed to consider atheboundarymaybedrawnwithin1,200-1,500 feet major natural feature or significant land useasamaximumfromalineconnectingthefocalwhichwouldmakeimplementationofthepoints. boundary illogical. Policy LU-92. Centers should be designated where b. The amount of land within a Center is there are the following characteristics: inadequate to allow development of the range and intensity of uses envisioned for • •a. a nucleus of existing multi-use development, the Center. b. potential for redevelopment, or vacant land Policy LU-95. Maximize the use of existing urbantoencouragesignificantconcentrationofservicesandfacilitiesandrevitalizecommercialdevelopment. areas outside of Renton's downtown by permitting in residential development mixed with commercialc. principal gateways to the City as defined the Community Design Section of the Land areas designated as Suburban,Neighborhood,and Use Element. Office/Residential centers. Policy LU-96. Incentives should be developed to en-d. Center locations should be located on major transit and transportation routes. courage future development or redevelopment projects e. Center locations should be served by the that incorporate residential uses. City's arterial street system. Policy LU-93. Transitional land uses 3 7,_':1, /y which surround the Center are designated to provide buffers to the less intensive j r t , a t 0/' • ,,, Y.: '. uses. y Q s L.rY j E.r• L f i , Z ,j."- . *Sul d a*Policy LU-94. Changes to adopted boundaries should only be made in the t s lz'' '• • '; i , I''.. a'xr' f 1./ i/sfollowingcircumstances: Mix and Intensity of Uses r '. . '• 44i-,,t •• \, 9. c,..l11 , y-:t Objective LU-Q: Encourage a wide i f d t ,' range and combination of uses,developed t i`\+\'' .••••: >/r at sufficient intensity to maximize t, .- A' p efficient use of land, support transit use y'V and create an urban district. s PolicyLU-97. Encourage II— 1•-rage multi-story II1 office, commercial and multi-familyMI uses. 1 Policy LU-98. Discourage single story suburban style development. Policy LU-101. Commercial uses within a Policy LU-99._Ailow for limited light industrial residential mixed use development,should be located and designed to preserve privacy and quiet -development if conditions can mitigate the impacts of these uses on adjacent development,the for residents. Neighborhood, Suburban, and Downtown centers. Policy LU-100. Mixed development within the same structure should include uses which are compatible with each other, i.e. office and certain retail uses with residential; office and retail; light industrial; and heavy commercial. Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Site and Building Design Policy LU-102. Site and building design and use much as possible through alterations in parking lotshouldbeorientedprimarilytowarddesign, landscapes,signage,and site plan pedestrian/people to maximize pedestrian activity alterations as redevelopment opportunities occur.and minimize automobile use for circulation within the center.Policy LU-104. Signage for mixed use development should be consolidated on one Policy LU-103. Existing residential and structure and located in the manner that will reducecommercialdevelopmentshouldbeintegratedaslightandglareimpactstotheresidentialusers. Focal Points Policy LU-105. Develop at least one major focal building design,transit stops or outdoor eating area.point within each Center which defines the core of These features should be connected to pedestriantheCenterandisvisuallydistinctive. pathways if possible. Policy LU-106. Focal points should include a Policy LU-107. Existing intersections of arterial combination of public areas such as parks or plazas, roadways should be evaluated for opportunities toarchitecturalfeaturessuchastowers, outstanding create focal points. Circulation and Parking Policy LU-108. Vehicular circulation should be Policy LU-112. Minimize the percentage of landinternalandaccesstoadjacentstreetsshouldbedevotedtosurfaceparkingbyencouragingsharedconsolidated. parking and development of parking structures. Policy LU-109. Vehicular access to the site should be from a principal arterial street with the number of access points minimized. Policy LU-110. Parking for residential uses in the mixed use developments should not disrupt the pedestrian or auto access to the retail component of the project. Parking should be accommodated L ,, c- ' •-t-Z as part of the structure, in back of, i _' or in the side yards for the a ;, residential users. j Policy LU-111. Site plan designs l' ` ; :'.t [ titL •.' `i-""._ # .;, which locate parking lots tip;4 ';a,•r •''• associated with commercial uses, s- . ' " !4 i^.•: - ._, I apartments or other uses behind or e t, ti ,,.vri'. - - i j- ' adjacent to structures are 19; ",.t =. '~ '. t encouraged. Discourage parking 7 t = , r: 4 i lots from locating between it"... 7,1'• , • / y' ,a. , ' ,l ' t.r : `A,1structuresandstreetrights-of-wa i 3• ` 1ttiL: r'ft lfia • \,`F: ' ,F . '''' i ji o d e 1f F I 1.17 Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Buffers • Objective LU-R: Create a buffer at the boundary of Centers to protect adjacent less intensive land uses fromtheimpactsofurbanactivitieswithintheCenter. Policy LU-113. Buffers may be a combination of: d. landscape features, a. less intensive land uses, e. fencing, andb. open space (not parking lots), f. other features which meet the spirit and c. structural elements, intent of these policies. Center Neighborhood Objective LU-S: Create neighborhood centers which include commercial, light industrial, and residential uses and serve the basic,ongoing needs of the population in adjacent and surrounding neighborhoods. law'wader, Tr••.4 S.• Mkt ftu144•41•1 A e fbfl•...u,4 1f 4,6 r -*` p • I.t4 4 b.•.t,r S SVII 4.i e , ` 1 7II, '0 r1 e; Oil or•,.- T nrr.at om a AA rC•I.-a,Tr.r.ur,0 I ` i f `• riIV''.- " ' A / + ' t'1 -r-g . j 1 11Lift i•''1 ti'ti 440 N !:. 1v.9_v'— srt+1'Sr i i. f:atoil t I' \ At1.dNutf..tl.1 44woo"tie att;. 4\ 11>wARp iTk j da .tf.%/ ..; lb" ztelir q. 1. • tf71• 4/ i CenterN hbo. afL 4f' 1r01- iii a •f. t. t;Lir s; '0 y( Neighborhood fit Al.• .;.-or itt, Idtl ..4 , z . w'/'C r 5• 1pT./ .1• d ,r. y i'p Distinguishing Featuresau. C .e s .., a ram t.. •, r, lvi 1 , yeV, ry4...4.1 SO foot height limit li =:-•Dada' fir' .tea . f• G ... o ; , A, ` ,. IJ us), 0 ,IA, • Serves one neigithorltood NI, ,..' r r ,4 + ,o 4., 1 {' ,. Mired use residential in Center C s•....1•., D J w, et P.csidelllial dcnsilyup to IS du/sereii ....d..1 1• V a • Di riinct bow.dsry around Center Sloes Y...4,`., .,' 1' 1,Vey , • kr:161•bte core with Inu,sit stopka,., Typical Uscs Pharmacies taring and drinking establishments Grocery riot. Apartments/condominiums I Policy LU-114. Promote the clustering of order to implement the growth policies in theNeighborhoodCommercialusesanddiscouragetheComprehensivePlan. development of strip commercial areas. Policy LU-117.-Multi-family uses are intended toPolicyLU-115. Adequate retail goods and services be integrated into the Center. Residential densityshouldbeprovidedatneighborhoodcenterstoshouldbe10-15 dwelling units per acre. encourage residents to shop locally for daily goods Policy LU-118. Office uses should be limited toratherthandrivetoregionalcenters. service office development and should be 1-2 Policy LU-116. Residential uses should not exceed stories in height. 50% of the overall mix within a center, with the remaining 50% commercial/light industrial uses in 1-1R Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Center Office/Residential Objective LU-U: Encourage projects throughout the designation which create cohesive,quality, and landmark developments integrated with natural amenities. The intention is to create a compact,urban development with high amenity values that is a gateway to the City. S:et4 Fe a,Center Office Residential r n I 1' DiulingulsbingFeaturesAlii . 4, rT i f \ \\ 10 story bounds limit In Distinct boundary wound Center Cr.q U.."'t.... 3\i . ,r` Residrnlial deefity l6-]7 SuJ cre 1'^i. w' i.. ;+'' ,'1y .. 1 1. \\• Itip\qu Gty.mitt,?punned dcveletmeet th Typical Uses1,„".„\x„....i , \ on rea t sl 1P, s 9tr...4s..i 1 ! to , , • y r • 1(oioVeaavontiattenten Om.J1tu7.rwrlJ.tN >or`*II!,`•(l Isbo dQar.a ra, 1..• w It.r,LC.w•.•J..Cr.<« Mixed use residential C.r.•d Moo Arba ;Y( t g Z_3.:4d ` P., I.. , ,!k . Retirement residences l FP yT ' tt ssr' 1. \ a d • . t'' I.,is „d' A!l` l.,4 Peer..Crur.u4, ii, it••••tog•od S•alod Googol c c ;'ili•., 11 Pet o•, CV.W. 3 - jt e.„.....„.„N„............. nat .10 .941i,,,, k > lib., : o d...: : 7,.;*;: e 116rA: 46, . 4 illEig7 .,- lip.41111 ; 4 i, Ts'. ,,,, u to att Nej 0) . . —... 00. ..f, • 11 "•••,,..."'f4 -'.,-*k. • " ry d tl-- a. dd r• I . 'titi•;i ; °Cam o ar .wai t, Y Plr.„--;-' ""`'1,.„.,.,,k:5, -,,§.5... 0,,, ;to,.. .:. . . c«. G 07 n Je,, ' a fit t.btk A uut a SAu,4.• ey,`:` y Policy LU-124. Primary uses should include Policy LU-127. Incentives which encourage a m. complexes of offices or residential development, of uses and structured parking should be provided hotels and convention centers, research and in development regulations. development facilities, and corporate headquarters. Policy LU-128. Flexibility of use combinations Policy LU-125. Commercial uses such as retail and development standards should be allowed to and services should also be permitted provided that encourage redevelopment of sites which have they support the primary uses of the site and are significant constraints including environmental, architecturally and functionally integrated into the access and land assembly constraints. development. An exception to this limitation on Policy LU-129. Private/public partnerships shot: 1commercialusesmayoccurifamajorcommercial be encouraged to plan for infrastructureuseprovidinghigheconomicvalue.to the City is development, public uses and amenities.proposed with small-scale, multiple businesses, and is designed with the scale and intensity envisioned Policy LU-130. A public review process should e for COR. required for proposed development plans of eacl'. parcel with separate ownership or abutting parccPolicyLU-126. Individual properties may have a single use if they can be developed at the scale and of the same ownership within the Center. intensity envisioned for the designation, or if Properties may be combined for public review. proposed as part of a phased development and Such plans should coordinate the mix and multi-parcel proposal which includes a mix of uses. compatibility of uses, residential density, conceptual building, site and landscape design, 12m Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT '. identification of gateway features,signs, circulation,transit opportunities, and phasing. Policy LU-135. A combination of internal and external site design features should be encouragedPolicyLU-131. Maximum residential density such as: should be 35 dwelling units per acre. The same a, public area plazas,area used for commercial and office development b, prominent architectural features,can also be used to calculate residential density.When proposed development does not involve a C. significant natural features, mix of uses,then minimum residential density f, structured parking,and d. distinctive focal features, should be 5 dwelling units per net acre. a gateways, Policy LU-132. Site plans and proposed structures g• other features meeting the spirit and intentshouldbedesignedsoastofullyintegratesignage, of these policies. building height, bulk, setbacks, landscaping, and Policy LU-136. Reservedparkingconsiderationsacrossthevarious components of each proposed development. Policy LU-137. Reserved Policy LU-133. Internal site circulation should beprimarilypedestrianoriented. Policy LU-134. Vehicular access to each proposeddevelopmentshouldbefromamajorstreetwiththenumberofaccesspointsreasonablyminimized. Center Institution Objective LU-V: Assure that adequate land and infrastructure are available for the development anexpansionoffacilitiestoservethepostsecondaryeducationalandhealthcareneedsoftheareaand dro•te adjacent uses from impacts of these more intensive uses. p ct L.qof 1: 4. 4/1;ig. er . r-+-tip / ni„rl.i.ent.e.<.IL4.. TT tl,.'fC w"`•s 11jT.•, 1,- f1([ . yr" CEst. I^4j.L X•i(, +ices -mil\ •, i 1'•'• 4 z..,,,_,,„ , ,.„.,‘„,, , . :::,,,,,,, ..,,,,,.. ot,,,,, , A 444H_-_-_-_,.. „--vv- ,,; vpro-tiz-- e- i•-•,z, N , ,, ---..--;.4 ..crIcer..*,5.. ...:,,..,.._,,„,, 1,.1C•75.'7•;• "-- Svc g -N•Vc,.%i' Center Institution efe(5, ..> 4'frr' NIS' v,. .,,t 4 } nc nl.r.nr I)islinlvlsllin} bcllures l` 76),, • .. c4',)---V-4"'Unified comps Jeaiyl 71r/ `\ f^6liely o:u:ibk open space 1,,, c^.,..-\`-• Distinct boufld ry ua nd Center G'..ca\ r Typical Wei Hospitals MediU1/114MA clinics Medico!offices 1 Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Urban Center Boundary 11 imii_3.11 City of Renton of «, i Urban Center Boundary-a _., JL0'"' a1ION1STIlinniria”.."1\ iii :in N item llltl It. i'i 17 t S tam sr n` 116N ILlical\Q i°.? .': 2:24 '..•>•i't::... n \ J K nI 1111J1 t^ tajj ^ ' f '°d,fir: ~`.s:.:: 4 \ \. LaMCIsr[ [ firr= 4;.,._'- r_ _ \ I l flap ici!„..,„,,:!,,,,,,g,,g.,:„:7,..+.= . 1:4 ,`•_ _ i. ••.,:•,:w „ i A ice :::8e ,. 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(sE IM Pt I 1.s RTT/1 f11. 1...11T r CITY k.sF RENTON sail. •Economic Development, Neighborhoods and Planning J e Tanner,Mayor Susan Carlson,Administrator June 10, 1999 Rex Allen Seco Development 11009 NE 11 th Street Bellevue,WA 98004 SUBJECT: SOUTHPORT PLANNING COMMISSION REVIEW Dear Rex: Enclosed is a staff report provided to the Renton Planning Commission. We had our first briefing related to Southport yesterday. There were several questions from the Commission relating to the density which would be higher than other COR sites, buffers from the shoreline and the Park, view corridors, access, amount of open space, increased Park usage, and other topics. While they will not be critiquing the preliminary conceptual plans per se, the Commission will make recommendations about the development standards included in the proposed COR-3 zone. The Commission would like to see photos and density information about sample residential developments along Lake Washington or other shoreline areas. They would also like information on the proposed FAR of the Southport office development, and comparisons to built developments. I will be gathering information for the Commission, but if you have any project examples in terms of density or FAR, please let me know. I believe we will have another Planning Commission meeting on July 7, 1999. If you are available along with your architects, it would be helpful to have you review your concept for the site, including the reasons for the density requested, and the relationship of the site to the Park and the Lake. If you have any questions,please let me know(425-430-6578). Thank you. Sincerely, Lisa Grueter, Senior Planner cc: Sue Carlson TS_SERVER\SYS2\COMMON\ECONDEV\STRATPLN\PLANNING\LGRUETER\SHUFFLTN\SECOPC.doc 1055 South Grady Way - Renton, Washington 98055 f'1r1 r.r...............---j...,cno,.........i..w...-...a.a nno,sass...,.....,......... 40 CITY 1 F RENTON LL Economic Development, Neighborhoods and Planning Jesse Tanner,Mayor Susan Carlson,Administrator May 27, 1999 SUBJECT: SOUTHPORT-PLANNING COMMISSION BRIEFINGS Dear Party of Record: Staff will begin briefing the Planning Commission about several proposed 1999 Comprehensive Plan Amendments and associated rezones and code amendments. The Planning Commission is an advisory body of citizens, and later they will make recommendations about the proposed Comprehensive Plan Amendments/Rezones, etc. Staff anticipates that the Southport CPA/Rezone/code amendments (application LUA 99-027, CPA, R, ECF) will be a topic at upcoming Planning Commission meetings beginning June 9, 1999 (located in the Council Chambers at 7:00 p.m.) as a briefing item. These meetings are not public hearings; however, the meetings are open to the public. When scheduled at a later date, public hearing notices would be sent to parties of record. Please contact me with any questions 425-430-6578). Thank you. Sincerely, Lisa Grueter, Senior Planner 1055 South Grady Way - Renton, Washington 98055 This paper contains 50%recycled material,20%post consumer Diane G.Esmay Ralph Evans Kim Browne PO Box 59264. 3306 NE 11th Place 1003 North 28th Place Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 Correen Orton Shirley Milliren Marge Richter Legacy Partners 1020 N.28thPlace 300 Meadow Avenue N. 1756 114thAvenue SE,Suite 135 Renton,WA 98056 Renton,WA 98055 Bellevue,WA 98004 Elizabeth Warman Seco Development Paul Bergen Manager,Local Government Relations Attn: Rex Allen 101 Stewart Street#101 The Boeing Company 10843 NE 8th Street Seattle,WA 98101 PO Box 3707 MC 14-49 Suite 200 Seattle,WA 98124-2207 Bellevue,WA 98004 Celia Barton Bob Boyd John Anderson State Dept.of Natural Resources Puget Western Inc. Puget Sound Air Pollution Control ency950FarmanStreetN. 19515 North Creek PrkwyPOBox68 Suite 310 110 Union Street, Suite 500 Enumclaw,WA 98022-0068 Bothell,WA 98011 Seattle,WA 98101-2038 Larry Fisher Bruce A.Coffey Larry MartinDept. of Fish and Wildlife Foster Pepper&Shefelman PLLC Vulcan Northwest Region 4 Office 1111 Third Avenue,Suite 3400 110 110th Avenue NE,#550 16018 Mill Creek Blvd. Seattle,WA 98101-3299 Bellevue,WA 98004 Mill Creek,WA 98012 James Hanken David Halinen Schwabe Williamson&Wyatt Mr.Robert Cugini,VP Halinen Law Offices,P.S. US Bank Centre,Suite 3400 4101 Lake Washington Boulevard 10500 NE 8th, Suite 1900 PO Box 359 Bellevue,WA 98004 1420 Fifth Avenue Renton,WA 98057 Seattle,WA 98101-2339 Chuck Wolfe Donald E.Marcy Foster Pepper&Shelfelman PLLC Cairncross&Hempelmann,P.S. 1111 Third Avenue,Suite 3400 701 Fifth Avenue Seattle,WA 98101-3299 Seattle,WA 98104-7016 Diane G.Esmay Kim BrowneRalphEvans PO Box 59264 4,0, 3306 NE 11th Place 1003 North 28th Place Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 ' E Y: Correen Orton At I trie..1 Legacy Partners 1 , 2 0 VZ , Kt :I 30o n ANt 4. in 1756- 114th Avenue SE, Suite 135 R - yL c t 8 Bellevue,WA 98004 tNf;r; ,, i'43 9 ( u1 eetzep, C lZl ,b e i act 4mQ v)r. tot s-trwsue' sr4idl Sealtte ,kI `tStol 1 PO Pack 3161 MC. 14-1j 1 Se—C-b 1 ,,„,,e_toefvuAge sea-t-ti-e, 10 Li3 /OE `044 Si:* ej2,11C1_ 153-et. ct, P--oo 5142- q, t3.elleUVL-1 u 19K v , g oUi , 3 At SO. Pdg-r1- Sp(-)11CI ip a, , yt. 6„b .ao 44 Poel-r . 450 fekrinft6tYk `f. .: . TO . P3t.X1 b Ict5 c 5 AcattAciuAILPd\x- eud. E Aivnc- 1 WA- 98-01I roan 7k-k/Icce, 4,6YL, ocvd 2AJ P-0 (L i -cam tfb I 0 L)vl,i S-cuth_ c© SeJ (-4j(jit') U*4- Tioot- 3g Lair A FdAitiL, FA CuAd Ui iclI(9. ie.e_w,g,' 4 o r .d. l I$nruk ; o tt au-k , oif 9 t* ' *-W441 ' -Prolf7p11.. , , • 7:1`,..,. ' 't;%,IMPIIIIIIIPPI ,IP,Illr' ll'"`!"."217' ' '. rf44-44Zt . c,-, , A.,,.. c- i.er....,..,<„:„ 4•4'X. st , ,,„ , k , , 1...4 Bruce A. Coffey Foster Pepper & Shefelman PLLC 1111 Third Avenue, Suite 3400 1' Seattle, WA 98101-3299 Chuck Wolfe cFosterPepper & Shefelman PLLC 1111' 1111 Third Avenue, Suite 3400 Seattle, WA 98101-3299 1 Donald E. MarcyTi Cairncross & Hempelmann, P.S. 701 Fifth Avenue 70th Floor, Columbia Center 1--, Seattle, WA 98104-7016 Larry Martin Vulcan Northwest 110 - 110th Ave. NE, #550 Bellevue, WA 98004 David Halinen Halinen Law Offices, P.S. Bellevue Place/Seafirst Building 10500 NE 8th, Suite 1900 Bellevue, WA 98004 James Hanken Schwabe Williamson & Wyatt I 7,.. -;.• • ,.‘,- ''. .' -'' ..;.q..,..../.04-' —v.: ' t , U.S. Bank Centre, Suite 3400 4 ,,- - u .....te 2'4' i."Ser .04"."1".. r.'•,— •t'C.--4 T 1420 Fifth Avenue Seattle, WA 98101-2339 s,.;-•,.,-',....F.r.'.. „.,4;4. Mr. Robert Cugini, Vice President 4101 Lake Washington Boulevard P.O. Box 359 4'.$. ,.;-_-'...t- .,... •..,-...o.st:',,J•*,.. Renton, WA 98057 e.a,,,.1'' ....,-,...•• ..-,...„:"•:_s,k,.-',..t ftl, ,,, f 4 • t,..i % . 7 -- ', , -. 4,,li 4. , , ,, V,', ''''''":-Z - ' •• Y41,;`,'Z 4„;4,,leA,-,••'y .*.:lis,..74i, 71';‘,..+' ' ', Or ,‘ '4 e ' -. 4;AP; 4 '1' tb'--;•ri., . A,;.'"- '. .e.ii‘t• '''''''' .'' ' '' '-- e1 itabe_tk LOT r crvvair) rvtuvaei- La it, GoJOAroc_ UCNAJAI RelZvtl(W\S . ,.. '-' - sz • 1 1" ' 11.Pe..- boe.. 4.L Ca vvviooirui f, r 3101 YvIC- 1 4 —4t1 1 Seeta Lo H. 6) 0 1 2.4- — z 2 07 4 1 44,i 4 ..x.Isn.f., •., my,.„ t-iiit:;•-- i..' 4i,„,?1.1 r:- 1,,!..., 4.x.,-*N ,.. P• I I 05/13/99 AMENDMENT 98-M-2 SOUTHPORT ON LAKE WASHINGTON AND 98-T-3 COR POLICY AND ASSOCIATED RMC CHANGES EXECUTIVE SUMMARY PROPOSAL The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail and office uses as well as recreational amenities. For the Planning Commission's review,the Southport proposal will require: A Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential. Center Office Residential policy amendments Renton Municipal Code amendments PLANNING COMMISSION REVIEW The focus of the Planning Commission's review will be to make recommendations about the suitability of the Center Office Residential plan and zoning designation for the subject site, as well as recommendations related to the proposed policy and code amendments. Information about a preliminary conceptual plan is provided to help illustrate how development may occur given the potential application of the Center Office Residential designation and zone. Although the proponent has provided a preliminary conceptual plan illustrating potential development comments, it is primarily used to help facilitate environmental review and a Planned Action resolution or ordinance, and is not provided for critique. Work on the Planned Action ordinance will occur subsequent to the Planning Commission review as the environmental and public review process continues with the City Council. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Recommendations to Planning Commission Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential. M2_T3ISS\ 1 05/13/99 Approve the proposed policy amendments to accommodate the density of the Southport proposal, eliminate the "small scale" retail phrase as a consistency measure, and add a policy recognizing retention of industrial uses on industrially zoned properties. Approve the proposed Renton Municipal Code amendments to COR uses, development standards, and permit process. The Planned Action Ordinance would be prepared and reviewed with the City Council later in the process. Through City Council review, in the Planned Action Ordinance the City would adopt thresholds of development, performance standards, and development phasing that reflect the environmental and public review process, and the goals of the City and proponent for the site. ANALYSIS History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately 17-acres of which comprise the Southport site. Puget Sound Energy will retain ownership of the 10 acres immediatelysouthoftheSouthportsite. The Shuffelton Steam Plant, located on the Southport portion of the site, was constructed in 1929 and served as an oil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s. Because of an abundance of electrical power available in the region by the mid-1950s, power from the steam plant was needed only to provide power during peak load seasons, emergencies, and equipment outages. The last time the steam plant operated for power production was 1989. Uses—Site and Vicinity The site is surrounded immediately by industrial and park uses. In general the site and vicinity usesinclude: Site—Industrial use as power plant(refer to Attachment C) East and Northeast—Gene Coulon Park, Kennydale Neighborhood West and South—Industrial Boeing Operations, Puget Sound Energy property to be retained Northwest-Lake Washington Site and Vicinity Comprehensive Plan and Zoning Designations The proposed site is designated as Employment Area — Industrial/Heavy Industrial as is the adjacent Boeing property to the west and south. Gene Coulon Park on the east is designated Residential Rural in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the future to R-1 or Resource Conservation with a "P" suffix. To the northeast across Lake Washington Boulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D- Zoning Maps. M2_T3ISS\ 2 05/13/99 Proposal Proposed Map Amendment Area The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area— Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of the Shuffleton Site. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site would be retained by Puget Sound Energy and would continue to be designated as Employment Area — Industrial/Heavy Industrial. The applicant has prepared several statements which address the relationship of the request to the public health, safety and welfare, the changing needs of the City, compatibility with goals of the City, compatibility with surrounding properties, effects upon community facilities, suitability of the site. Refer to Attachment E. Proposed Conceptual Plan Southport is envisioned as an active mixed-use neighborhood with public and private amenities and recreational opportunities. The planned mixed-use development would contain a mixture of residential, office and retail uses located in six buildings above single or multilevel parking structures. Housing would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along the shoreline that would provide opportunities for walking, outdoor dining, visual access to the lake and an extension of the lake walk at the adjacent Gene Coulon Park. Redevelopment of the site would consist of the demolition and removal of the existing steam plant building and the phased construction of a mixed-use development. Refer to Table 1 for potential development levels. To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, a preliminary Conceptual Master Plan for the site has been formulated. Refer to Attachment F— Plan "A". The preliminary Conceptual Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation, recreation and open space opportunities and other development features. (Plan B is not shown, but has a nearly identical layout; it's the building heights that primarily differ.) Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Multifamily Residential Units 543 581 Retail Area in Sq. Ft. 38,000 38,00( Commercial Area in Sq. Ft. 500,000 750,00( Residential Building Heights in Stories 5 M2 T3!SS\ 3 05/13/99 Use Characteristics Plan A Plan B Office Building Heights is Stories 8-10 10 Total Parking Spaces 2,243 3,043 Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the Center Office/Residential zone and other portions of Title 4 to accommodate the Southport proposal. See Attachment G. The following charts and text describe the proposed policy and code amendments to the Center Office/Residential land use designation of the Comprehensive Plan and to Title 4. These amendments were filed by staff as a companion to the privately initiated map amendments. Policy amendments include: LU-125, delete"small scale"as a descriptor of retail uses—housekeeping/consistency measure LU-131, create density range and allow a maximum net density of 60 units per acre, which through proposed development standards would only be applied to the Southport site. LU-136,recognize existing industrial uses when applying COR designations Use allowance amendments include: Change intent of COR zone to recognize COR-3. Add hotel as a permitted use which does not have to be combined with a convention center or office and residential Eating and drinking establishments -the amendments would affect some conditions applicable to the use. Conditions would allow for freestanding restaurants subject to size minimums and to being architecturally and functionally integrated into a project. Eliminate mini-marts. Have consistent permit types for Parks and Open Space that recognize the COR requirement for"master"plans. Make marinas a primary use instead of a secondary use. In all COR zones allow for all of the types of offices listed in the larger use table. Add shoe repair to allowed service uses. Allow car washes as accessory and allowed inside parking garages. Eliminate gas stations. M2_T3ISS\ 4 05/13/99 Allow commercial and non-commercial parking garages as permitted uses. Don't allow industrial uses/expansion on COR-3 site. Delete recycling collection centers. Outdoor storage is prohibited, and a housekeeping amendment would delete an inapplicable condition. Code -Development Standard Amendments The density maximum would be changed to be higher for the Southport site (60 du/ac), but would not change for the Port Quendall or Stoneway sites. For the Southport site, the special shoreline setback language allows the City some ability to increase the 25 foot shoreline setbacks that apply to some uses such as residential, where appropriate. This would not apply to the other COR zoned sites. Outdoor storage requirements are deleted because it is not permitted in any of the COR zones. This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be called Level II Site Plans) for all contiguous properties zoned COR regardless of ownership in order to assure appropriate coordination of access and infrastructure. This would apply in all COR zones. Amendments to the Master Development Plan review process are also proposed to eliminate inconsistencies and integrate the COR master plan review process with the Site Plan review process. COMPREHENSIVE PLAN/ZONING CONSISTENCY Staff has prepared a preliminary policy review. However, there will be additional policy review in the Supplemental EIS prepared by the consultants, and the staff report may be amended in the future. While some policy amendments have been identified above for consistency with proposed densities, a preliminary staff analysis shows that the Comprehensive Plan Amendment/Rezone proposal is generally consistent with:: Policies guiding the location of"Center" designations COR policies addressing master plan features,public review, access and circulation Regional Growth policies to maintain a balance of single family and multi-family growth Housing Element policies to achieve dwelling unit targets Economic Development policies to expand the City's office and retail base The code amendments likewise are generally found to be consistent with COR policies that address allowable land uses and development parameters. M2 T31SS\ 5 05/13/99 A preliminary analysis of the conceptual plan in relation to COR policies is included in the report, but will occur more specifically in the future when site plan applications are submitted. A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map is amended with the category COR. Zoning code amendments are needed to accommodate the proposeddevelopment. CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a site that would add employment or residential uses. With the proposed Comprehensive Plan Amendment, there would be added capacity for employment and residential growth. M2_T3ISS\ 6 05/19/99 AMENDMENT 98-M-2 SOUTHPORT ON LAKE WASHINGTON AND 98-T-3 COR POLICY AND ASSOCIATED RMC CHANGES PROPOSAL SUMMARY The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail and office uses as well as recreational amenities. The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential. Additionally Comprehensive Plan policy amendments, and Renton Municipal Code amendments will be needed. This report analyzes the merits of the proposed Comprehensive Plan policy and map amendments, concurrent Rezone, and Municipal Code Amendments. LOCATION The site is located along the Lake Washington shoreline, between the Boeing industrial complex and Gene Coulon Park. Refer to Attachment A- Shuffleton Location Map. The Southport redevelopment would occur on approximately 17.1 acres. Refer to Attachment B-Southport. This acreage also includes about 2.9 acres of water where the property boundaries extend over Lake Washington. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Recommendations to Planning Commission Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential. Approve the proposed policy amendments to accommodate the density of the Southport proposal, eliminate the "small scale" retail phrase as a consistency measure, and add a policy recognizing retention of industrial uses on industrially zoned properties. Approve the proposed Renton Municipal Code amendments to COR uses, development standards, and permit process. The Planned Action Ordinance would be prepared and reviewed with the City Council later in the process. Through City Council review, in the Planned Action Ordinance the City would adopt thresholds of development, performance standards, and development phasing that reflect the environmental and public review process, and the goals of the City and proponent for the site. M2_T3ISS\ 7 05/19/99 LEVEL OF REVIEW BY PLANNING COMMISSION The focus of the Planning Commission's review will be to make recommendations about the suitability of the Center Office Residential plan and zoning designation for the subject site, as well as recommendations related to the proposed policy and code amendments. Information about the preliminary conceptual plan is provided to help illustrate how development may occur given the potential application of the Center Office Residential designation and zone. Although the proponent has provided a preliminary conceptual plan illustrating potential development comments, it is primarily used to help facilitate environmental review and a Planned Action resolution or ordinance, and is not provided for critique. Work on the Planned Action ordinance will occur subsequent to the Planning Commission review as the environmental and public review process continues. ANALYSIS Background History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately 17-acres of which comprise the Southport site. Puget Sound Energy will retain ownership of the 10 acres immediately south of the Southport site. The Shuffelton Steam Plant, located on the Southport portion of the site, was constructed in 1929 and served as an oil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s. Because of an abundance of electrical power available in the region by the mid-1950s, power from the steam plant was needed only to provide power during peak load seasons, emergencies, and equipment outages. The last time the steam plant operated for power production was 1989. The grounds around the steam plant have been used as storage area for miscellaneous equipment, including transformers, capacitors,regulators, and bushings. An electrical substation and substation maintenance facilities have also been located on the site, south of the Southport portion of the site, since the 1950s. This portion of the Shuffelton Steam Plant site has also been used for the storage of miscellaneous equipment. Access to the site has been provided via a private roadway connecting with the southern access road to Gene Coulon Park, which intersects with Lake Washington Boulevard N. Remediation Activities Environmental Cleanup Summary: An environmental site investigation was performed at the Shuffleton Facility in 1995 to identify the nature and extent of chemical contaminants present in site soil, offshore sediment, and groundwater. A potential for releases of chemical contaminants was identified on several areas of the site as a result of that study. Subsequently, a Phase II sampling plan was developed to test site soil, sediment, and groundwater for a broad range of potential contaminants. In 1996, soil samples showed contamination, including petroleum hydrocarbons, polychlorinated biphenyls (PCBs), lead, arsenic and asbestos, exceeding screening criteria. Freshwater sediment M2_T3ISS\ 8 05/19/99 samples were collected in the adjoining harbor area. No contaminants were detected at levels exceeding screening criteria. Shallow groundwater under the site was characterized by installing nine monitoring wells. Results indicate that except for naturally-elevated levels of arsenic, no contaminants were discovered in site groundwater above the State cleanup levels for drinking water. Site Remediation Plan: In late 1996, a remedial work plan was developed to remediate those areas of the site where contaminants (primarily petroleum, lead and arsenic, and lesser amount of PCB and asbestos) were discovered above cleanup levels. That plan was implemented in late 1998. All site soils were to be cleaned up to residential standards. Eleven areas on the site were identified for excavation of contaminated soil. As of late January 1999, 9 of the 11 excavation zones were completed. Over 700 cubic yards of contaminated soil had been removed from the site for disposal or treatment. In addition, demolition of four site structures was called out in the remedial work plan. These include removal of two large above ground storage tanks, removal of the site railroad spur and removal of an underground fuel pipeline from the former tanks to the pumphouse. The remedial action is scheduled to be completed in 1999. Following that, a cleanup action report will be submitted to the Department of Ecology for their review and expected designation as a no further action site. Uses—Site and Vicinity Over the past 80 years, the Southport site has undergone numerous physical changes, including clearing, draining and filling, and the establishment of the Shuffleton Steam Plant facility and associated uses. The site currently contains seven buildings, including the 36,700 sq. ft. power plant, three small storage buildings, a 3,750 sq. ft. pumphouse, a 5,000 sq. ft. transformer structure, and a 14,110 sq. ft. warehouse. Refer to Attachment C- Topographic Survey. The steam plant building is approximately 60 feet in height, and the stacks extend above that height. Other uses on the site include asphalt parking and storage area (recently removed and replaced with gravel as part of the remediation effort), roadways, railroad spur line, and landscaped area. Prior to the remediation activities, the proponent estimates that approximately 90 percent of the site has had impervious surfaces. The Puget Sound Energy property to the immediate south (10 acres to be retained) contains nine buildings, including five small storage buildings, a 15,750 sq. ft. high bay building, 2,130 sq. ft. control house, and a one-story concrete "high voltage" building. Other uses on the adjacent Puget Sound Energy property include outdoor storage of power system equipment including transformers, roadways and parking areas, a railroad spur line, and some landscaped area. Land uses in the vicinity of the site include Gene Coulon Memorial Beach Park and the Kennydale residential neighborhood to the east and northeast. The Boeing Plant is located to the immediate west and southwest. The Puget Sound Energy property, Lake Washington Boulevard N., Park Avenue N., and the north Renton neighborhood are located to the south. Lake Washington is located to the immediate north of the site; Mercer Island is located approximately 2 miles to the north, across Lake Washington. Site and Vicinity Comprehensive Plan and Zoning Designations The proposed site is designated as Employment Area— Industrial/Heavy Industrial as is the adjacent Boeing property to the west and south. Gene Coulon Park on the east is designated Residential Rural in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the future M2_T3ISS\ 9 05/19/99 to R-1 or Resource Conservation with a "P" suffix. To the northeast across Lake Washington Boulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D- Zoning Maps. Proposal Proposed Map Amendment Area The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of the Shuffleton Site. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site would be retained by Puget Sound Energy and would continue to be designated as Employment Area — Industrial/Heavy Industrial. The applicant has prepared several statements which address the relationship of the request to the public health, safety and welfare, the changing needs of the City, compatibility with goals of the City, compatibility with surrounding properties, effects upon community facilities, suitability of the site. Refer to Attachment E. Proposed Conceptual Plan To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, a preliminary Conceptual Master Plan for the site has been formulated. Refer to Attachment F—Plan "A". The preliminary Conceptual Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation, recreation and open space opportunities and other development features. Southport is envisioned as an active mixed-use neighborhood with public and private amenities and recreational opportunities. The planned mixed-use development would contain a mixture of residential, office and retail uses located in six buildings above single or multilevel parking structures. Housing would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along the shoreline that would provide opportunities for walking, outdoor dining, visual access to the lake and an extension of the lake walk at the adjacent Gene Coulon Park. Redevelopment of the site would consist of the demolition and removal of the existing steam plant building and the phased construction of a mixed-use development. The intensity of site development would fall within the range of development represented by Conceptual Master Plan scenario A (Plan A) and Conceptual Master Plan scenario B (Plan B). Plan A represents the lower point of the development range and would consist of 543 multifamily residential units, 38,000 square feet of retail area, and 500,000 square feet of office space. Plan B represents the upper point of the development range and would consist of 581 multifamily residential units, 38,000 square feet of retail area, and 750,000 square feet of office space. Plans A and B both include six buildings (with a total of ten building towers) over structured parking. Three of the buildings (Buildings 1, 2 and 3) would contain commercial office use, and three of the buildings (Buildings A, B and C) would contain residential uses. Buildings 1, A and B would also contain some retail uses at the ground level. The residential buildings under both plans would be located along the northern and eastern edges of the site, adjacent to Lake Washington and Gene Coulon Park. Under both plans, the three office buildings would be located in the western portion of M2_T3ISS\ 10 05/19/99 the site, with the westernmost building adjacent to the Boeing facility. Attachment F illustrates conceptual Plan A. (Plan B is not shown, but has a nearly identical layout; it's the building heightsthatprimarilydiffer.) Under Plan A, the residential buildings would be approximately 50 feet high above finished grade, and would contain five stories (four stories over two levels of structured parking, one parking level being a basement). The heights of the office buildings would vary, stepping down in height from northwest to southeast. Building 1, located adjacent to the Boeing facility,would be the tallest at 125 feet and would contain 10 stories (six stories over four stories of structured parking). Buildings 2 and 3 would progressively step down in height,with Building 2 at nine stories (115 feet) and Building 3 at eight stories(105 feet). Under Plan B, the residential buildings would be the same height as under Plan A. The height of all three office buildings under Plan B would be 125 feet and would consist of six stories over four stories of structured parking. The office buildings 2 and 3 would be taller under Plan B to accommodate the greater amount of office space. Table 1 summarizes the range of potential development under each plan. Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Multifamily Residential Units 543 581 Retail Area in Sq. Ft. 38,000 38,000 Commercial Area in Sq. Ft. 500,000 750,000 Residential Building Heights in Stories 5 5 Office Building Heights is Stories 8-10 10 Total Parking Spaces 2,243 3,043 Site development under both Plans A and B would include office and residential buildings above parking structures. Under both plans, a 35 foot wide boardwalk promenade along the lake edge, extending along the shoreline of the site would provide physical and visual access to the lake and Gene Coulon Park. Numerous plazas and walkways would be provided throughout the site. Phasing According to the proponent, development of the Master Plan elements included in the proposed Planned Action would be phased over an approximately five year period beginning in late 1999 and ending in early 2004. The building construction sequence would begin at the north end of the site and proceed to the south. It is anticipated that there would be no gap in the construction process. The general sequence of construction would be as follows: 1)building demolition and clearing; 2) grading and pile driving; 3) roadway and building construction; and 4) landscaping. M2_T3ISS\ 11 05/19/99 It is anticipated that construction of the main site access roadway, the waterfront promenade, and Buildings A and B would begin in late 1999 with construction completed in mid 2001. Construction of Building 1 would begin in mid 2000 and be completed in late 2001. Construction of Building 2 would begin in mid 2001 and be completed in mid 2002. Construction of Buildings C and 3 would begin in early 2002 and end in late 2003 or early 2004. It is anticipated that full occupancy of Southport would occur in late 2004. Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the Center Office/Residential zone and other portions of Title 4 to accommodate the Southport proposal. See Attachment G. The following charts and text describe the proposed policy and code amendments to the Center Office/Residential land use designation of the Comprehensive Plan and to Title 4. These amendments were filed by staff as a companion to the privately initiated map amendments. Policy Amendments Summary of Purpose and Effect on COR Designations/Zone(s) Amendment LU-125,eliminate The policy allows for commercial uses if they support the primary uses of small scale"the site, or if they have a high economic value and are designed with the appropriate scale and intensity. The current policy was last amended in 1996 to allow for more flexibility in commercial uses in COR sites,but to discourage"box"retail. Elimination of the words"small scale"removes an inconsistency with the words "major commercial use"in the same sentence. Larger commercial uses may locate on Pt. Quendall or Stoneway sites depending on the mix of uses authorized in the required master"plans. Big box retail would still be discouraged by requirements that there be multiple businesses, and that they be designed with the scale and intensity envisioned for the COR. The Zoning Code primarily allows for retail and service uses as secondary, and does not provide size limits except for food stores. The secondary use conditions do provide direction that the uses be integrated with primary uses of the development. The policies and code language would not encourage big box retail. At the time that master plans are being formulated, the size of the commercial uses and relationship to the other proposed uses of the site can be assessed. In the case of the Shuffleton site, the proposed Southport Development includes a minor amount of commercial space which is integrated into the primary use buildings. LU-131, create density The policy is being amended to accommodate the proposed COR range accommodating designation for the Shuffleton site. The Southport development proposal higher density would result in net densities between 54-58 units per acre assuming that water,promenade/plazas, street and sidewalk areas are deducted from the gross site area. No changes are proposed to the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. If there is a proposal to amend the Zoning Code maximum densities for the Port Quendall and M2_T3ISS\ 12 05/19/99 Summary of Purpose and Effect on COR Designations/Zone(s) Amendment Stoneway sites, separate environmental review would be required at that time. LU-136, recognize Other policy amendments recognize existing industrially zoned property existing industrial uses which is presented in response to discussions with Boeing about Southport, and their desire to ensure that their operations are recognized. This policy would generally apply when COR is proposed for designation on a site. Code- Use Amendments USES Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Change intent of COR zone to Amendments are needed to apply the designation to the recognize COR-3. Shuffleton site for the Southport development. It would be known as COR-3. Incorporate Valley Zoning These amendments affect all COR-designated areas. A Amendments to use tables. separate code revision project is underway which includes some "housekeeping"amendments to the COR, and these amendments are assumed in the attached amendments. For example, some uses have dual permit types shown(e.g. AD/H)which is confusing. One permit type needs to be selected. Add hotel as a permitted use which This amendment affects all COR-designated areas. does not have to be combined with a Policy LU-124 considers hotels and convention centers convention center or office and as a primary use. Policy LU-126 allows for single uses if residential developed to the appropriate scale. Hotels should be a primary use of the zone. There are incentives to mix uses in the policies and code which would remain. Eating and drinking establishments are This amendment affects all COR-designated areas. The currently allowed in the COR zones.use is currently allowed, and the amendments would The amendments would affect some affect some conditions that relate to the configuration or conditions applicable to the use. The design of the eating and drinking establishments. Since use would continue to be secondary.gas stations are being eliminated as a use (discussed Changes in conditions include below), and since drive through service for eating and eliminating the conditional use drinking establishments was conditioned on being co- requirement for drive-through service located with a gas station, the drive through allowance where combined with a gas station. No needs to be eliminated. The other changes to conditions drive-through service is allowed under would allow for freestanding establishments subject to any circumstance. Also, conditions size and design conditions. This is intended to allow M2_T31SS\ 13 05/19/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) would allow for freestanding restaurants more flexibility for these uses which may be subject to size minimums and to being appropriately located outside of a primary use structure architecturally and functionally to take advantage of site amenities such as water views, integrated into a project. etc. The size limitation is based upon trying to discourage smaller establishments from proliferating away from primary use structures and maintain a compact environment. Review of permit files showed that fast food establishments are typically less than 5,000 square feet,while general restaurants are usually larger than 5,000 square feet. It should be noted that the Southport proposal includes the proposed retail within primary use structures. Other plans for the Port Quendall and Stoneway site would be able to choose whether to include eating and drinking establishments either in a primary use structure or freestanding subject to the required conditions. Eliminate mini-marts. This amendment affects all COR-designated areas. Since gas stations are being eliminated as a use (discussed below), and since mini-marts were conditioned on being co-located with a gas station,the use is proposed to be eliminated. It should be noted that food stores less than 25,000 square feet would continue to be allowed. Have consistent permit types for Parks This amendment affects all COR-designated areas. and Open Space that recognize the COR Because the COR zones require"master"plans, parks, requirement for"master"plans. trails, and open spaces would be sufficiently reviewed, and should be permitted instead of secondary or Hearing Examiner conditional uses. In all zones in the City, the use"parks,playground, or recreation/community center" is listed with either an administrative or Hearing Examiner conditional use permit. As part of the Valley Zoning amendments,the permit type would be clarified to be a Hearing Examiner conditional use in the COR. In relation to the other specifically listed parks, trails, etc. that would become primary uses, it appears that if the use can be classified as one of the primary use parks, trails, etc. a Hearing Examiner conditional use would not be required,but if the use cannot be classified as one of the primary use parks, trails, etc. it would require a Hearing Examiner conditional use permit. The use category parks,playground, or recreation/community center" needs to be reviewed City wide. Make marinas a primary use instead of This amendment affects all COR-designated areas. The a secondary use. secondary use conditions for marinas for the most part are inapplicable, such as being housed in a"primary use structure." The requirement to meet the Shoreline Master M2 T3ISS\ 14 05/19/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Program applies whether stated or not. Therefore,the use is shown as primary instead of secondary. In all COR zones allow for all of the This amendment affects all COR-designated areas. types of offices listed in the larger use Offices are a primary use in the COR policies and in the table (Section 4-2-060).COR zoning regulations, and the amendments would allow for the full range of office types listed in the larger use table. Add shoe repair to allowed service uses. This amendment affects all COR-designated areas. The addition of shoe repair is a use which could support employees or residents of a COR site. The change is minimal, and is within the range of repair services already shown in the COR zone. Allow car washes as accessory and This amendment affects all COR-designated areas. Car allowed inside parking garages. washes are currently allowed in the COR if co-located with a gas station. The amendments would allow the use as accessory when inside a parking garage instead of being co-located with gas stations, a use which is proposed to be eliminated. Eliminate gas stations. This amendment affects all COR-designated areas. Currently the use is allowed by Hearing Examiner Conditional Use Permit. Gas stations would likely not be allowed at the Stoneway site due to Aquifer Protection Regulations. A gas station is not proposed for the Southport development on the Shuffleton site, and nearby industrial and commercial zones accommodate the use. There are other land use designations near the Port Quendall site which allow for gas stations (near Exit 7). The use is not needed most likely in the COR zone which promotes compact, urban development. Allow commercial and non-commercial This amendment affects all COR-designated areas. parking garages as permitted uses. Currently,non-commercial parking garages are allowed as accessory uses (no more than 33%of the gross floor area of the primary use). The change would allow for larger parking garages, whether commercially operated or not. The Southport development parking garages would exceed the 33% accessory size, and may have commercial parking garages. For any COR site larger parking garages may be needed to support the office, residential,and commercial uses, and to meet parking regulations/parking demand. The uses would be approved as part of the "master"plans for the COR sites, and impacts can be determined at that time on a site- M2_T3ISS\ 15 I 05/19/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) specific basis. Don't allow industrial uses/expansion The amendments affect the Shuffleton(Southport) site on COR-3 site. only, and would not allow industrial uses/expansions. Industrial structures on the Southport site are inactive and industrial uses are not a part of development plans. The current limitations on expansions would remain for COR- I and COR-2 sites. Delete recycling collection centers. This amendment affects all COR-designated areas. Recycling collection centers are larger than recycling collection stations, and probably are not needed in the COR zones. Smaller recycling collection stations would continue to be allowed. Delete condition 94 related to outdoor Outdoor storage is specifically prohibited in the COR storage which is prohibited. zone. Condition 94 related to outdoor storage seems to be contradictory with the"conditional use clause." Elimination of the condition is a clarification measure. Code-Development Standard Amendments The density maximum would be changed to be higher for the Southport site, but would not change for the Port Quendall or Stoneway sites. For Southport, density would be limited to 60 du/ac maximum on the Southport site based on preliminary net density calculations. Language about minimum density for single uses, and calculating density using all of a site's area including commercial and office areas is from Comprehensive Plan policy LU-131. For the Southport site, the special shoreline setback language allows the City some ability to increase the 25 foot shoreline setbacks that apply to some uses such as residential, where appropriate. This would not apply to the other COR zoned sites. Outdoor storage requirements are deleted because it is not permitted in any of the COR zones. This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be called Level II Site Plans) for all contiguous properties zoned COR regardless of ownership in order to assure appropriate coordination of access and infrastructure. This would apply in all COR zones. Code-Master Development Plan Process There are a variety of terms and processes that need to be clarified. The COR zone references a master development plan." Title 4 includes processes for site plans and master site plans. As part of the COR amendments, amendments to Chapter 9 procedures for site plans are proposed. A process for conceptual site plans has been integrated into the Site Plan Review section of Title 4, and would be called Level II Site Plans instead of master development plans. If a Planned Action has M2_T3ISS\ 16 05/19/99 been designated there is less process for a Level II Site Plan than if there isn't a Planned Action designated for a site. The main differences include whether a hearing is required and who makes the decision on the Level II Site Plan. The Master Site Plan section of Title 4 is proposed for deletion since it has not been utilized. Some portions (e.g. intent, minor modification provisions, and time limits) have been incorporated with the Level II Site Plan process. Southport Approval Process Planned Action The proposed redevelopment of the Southport site is proposed to be designated by the City of Renton, via ordinance or resolution, as a Planned Action pursuant to SEPA(WAC 197-11-168). The adoption of a Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and that further environmental review under SEPA, for each specific development application, would not be necessary if it is determined that each future project is consistent with the development levels specified in the Planned Action ordinance. The development levels would be consistent with those analyzed through environmental review. The Planned Action Ordinance may contain performance standards and mitigation measures from the environmental and Comprehensive Plan application review process. At the time the Final SEIS is prepared, the Planned Action Ordinance would be prepared which will be based upon the outcome of the environmental and public review process. Supplemental EIS A Supplemental Environmental Impact Statement is under preparation. It would supplement EIS's prepared for the Comprehensive Plan Update in 1993 and 1995. Topics identified for discussion in the Southport Supplemental EIS include: Earth, Air Quality, Water (Stormwater/Groundwater/Water Quality); Plants and Animals; Noise; Land and Shoreline Use; Socioeconomics (Population, Housing, Employment); Aesthetics, Light and Glare; Transportation; Public Services and Utilities (Fire and Emergency Medical Services; Police Services; Schools; Parks and Recreation; Water; Wastewater; Solid Waste). Future Permits The current proposal includes: Adoption of a Planned Action designation Comprehensive Plan Map and Text Amendments and concurrent Rezone Municipal Code Text Amendment To facilitate environmental review,preliminary conceptual master plans have been submitted. As stated above, the Planned Action designation would indicate that adequate environmental review has been completed and further environmental review under SEPA, for each specific development M2_T3ISS\ 17 05/19/99 phase, would not be necessary if it is determined that each phase is consistent with the development levels specified in a Planned Action ordinance. The process assumes that a formal Site Plan Level II under the proposed process amendments), Level I site plan(s) for individual phases, and shoreline substantial development permit applications will be submitted at a later stage as a Planned Action. Application for construction-related permits (City, State and Federal) would also be requested for approval subsequent to the adoption of the Planned Action. A list of potential permits will be included in the Supplemental EIS under preparation. COMPREHENSIVE PLAN COMPLIANCE Staff has prepared a preliminary policy review. However, there will be additional policy review in the Supplemental EIS prepared by the consultants, and the staff report may be amended in the future. COMPREHENSIVE PLAN COMPLIANCE: MAP AND POLICY AMENDMENTS AND SOUTHPORT CONCEPUTAL PLAN Policies Guiding Land Use Designation Center Designation The Comprehensive Plan provides several policies related to appropriate designation of Centers throughout the City, including COR(See Attachment H for a complete list of relevant policies): Policy LU-92. Centers should be designated where there are the following characteristics: a.a nucleus of existing multi-use development, b. potential for redevelopment, or vacant land to encourage significant concentration of development. c.principal gateways to the City as defined in the Community Design Section of the Land Use Element. d.Center locations should be located on major transit and transportation routes. e.Center locations should be served by the City's arterial street system. The proposal would meet two criteria, "b" (redevelopment leading to significant concentration of development) and "e" (Lake Washington Boulevard is a collector arterial). The site would not meet criteria "a" regardless of any proposal type. Gateways in criteria "c" have not yet been designated formally in the Comprehensive Plan. The site could be a gateway from Lake Washington, and a gateway into the Urban Center. Regarding criteria "d" there is no transit route directly in front of the site along Lake Washington Boulevard according to Transportation Element maps,but there are routes in the vicinity along Park Avenue N. and Sunset Boulevard. Policy LU-93. Transitional land uses which surround the Center are designated to provide buffers to the less intensive uses. The park would be a buffer to the east. Boeing is more intensive on the west than the proposed development. PSE property on the southwest would buffer the site from other uses, and is more intensive in its industrial character. Policy LU-94. Changes to adopted boundaries should only be made in the following circumstances: M2 T3ISS\ 18 05/19/99 a. The original mapping failed to consider a major natural feature or significant land use which would make implementation of the boundary illogical. b. The amount of land within a Center is inadequate to allow development of the range and intensity of uses envisioned for the Center. There is no COR designation in the area. This policy seems to restrict expansion of existing centers rather than preventing designation of new centers. Center Office/Residential COR policies give less direction about placement of the land use designation, but the intent of the designation does give some direction: Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, and landmark developments integrated with natural amenities. The intention is to create a compact, urban development with high amenity values that is a gateway to the City. The Southport proposal is compact and urban. Natural amenities include Lake Washington which would be viewed from a public promenade and plazas. The development would be a gateway from Lake Washington and into the immediately adjacent Urban Center. Policies Guiding Master Plans The purpose of this report is to discuss the merits of the Comprehensive Plan Amendments, associated Rezone, and Municipal Code Amendments. The Preliminary Conceptual plan was provided to facilitate environmental review. If the Comprehensive Plan Amendments are approved, formal site plan applications would be made. At that time a more detailed compliance review of Comprehensive Plan policies and Code requirements would be made. A preliminary general analysis is provided below: Policy LU-130. A public review process should be required for proposed development plans of each parcel with separate ownership or abutting parcels of the same ownership within the Center. Properties may be combined for public review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing. Through the Planned Action/SEIS process, public review is occurring for the Southport site. The proposed plan includes a mix of uses consistent overall with the land uses encouraged in the policies and in the code (housing, office, and retail). Gateway features are included, such as the promenade, and plazas. A"main street"would provide the primary internal circulation. Transit opportunities will be identified in the SEIS. Phasing has been described above. Additional specific information will be provided with more formal plans submitted after adoption of the Planned Action. Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations across the various components of each proposed development. The preliminary conceptual plan addresses setbacks, building heights, and parking. Setbacks would be between 10 and 30 feet from the Park, and 20 or more feet from the Boeing Property. Setbacks M2_T31SS\ 19 05/19/99 near the park would be landscaped, except where emergency access is potentially needed. Building heights are lower near the Park and higher near the Boeing property recognizing the different intensities of the adjacent properties. With future more specific site plan submittals in the future, the proponent will provide more information about building bulk, landscaping and signage. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. The proposed conceptual plan provides a substantial promenade and trail connection along Lake Washington Boulevard. A"main street" would include sidewalks. Secondary access loops primarily direct cars to parking garages. Overall, pedestrians will be accommodated. The mixed use nature of the proposal encourages pedestrian utilization between buildings and uses. When formal site plans are prepared, the issue of sidewalks and pedestrian usage will be reviewed further to ensure the intent is met. Policy LU-134. Vehicular access to each proposed development should be from a major street with the number of access points reasonably minimized. There is one access point to and from Lake Washington Boulevard, via a shared easement over the Burlington Northern Santa Fe Railroad Tracks. Policy LU-135. A combination of internal and external site design features should be encouraged such as: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f structured parking, and g. other features meeting the spirit and intent of these policies. Plazas including focal features and structured parking would be provided. A view corridor is provided along the eastern boundary of the site through the "main street" to the larger plaza and ultimately to the Lake. Additional specifics would be provided at the time of a site plan application. Regional Growth Policies Comprehensive Plan policies call for a balance of single family and multi-family housing outside of the Urban Center: Policy LU-4. Future residential growth should achieve a maximum 50% multi family housing in parts of the City located outside of the Urban Center. The Southport site is immediately adjacent, but outside of the City's identified Urban Center (see Attachment I). The proposal will add between 543 and 581 attached multi-family dwellings. A portion of the units may be rental and a portion may be ownership, but the units will be in the style of attached flats. The amendment to COR will add capacity for multi-family that was not previously assumed in the Comprehensive Plan. While the proposal would increase the capacity for multi-family development, it should be noted that in 1998 staff concluded a detailed review of single family capacity on parcels M2_T3ISS\ 20 05/19/99 under one acre. In the R-8 zone alone, it was estimated that the Comprehensive Plan CapacityAnalysisdidnotaccountforenoughsinglefamilypotentialonsmallerparcels. It was estimated that an additional 700 single family dwellings could be developed on vacant properties, and an additional 3,500 single family dwellings could be developed on partially developed lands, both numbers in addition to previous capacity estimates. The City is experiencing this incremental additional growthonvacantandpartiallydevelopedpropertiesunder1acre. Based on the additional single family capacity, the addition of multi-family dwellings by applying the COR designation to the Southport site is not expected to negatively affect the City's policy of maintaining a 50/50 split outside of the Urban Center. Policy Amendments Needed for Consistency As described previously, an amendment to Policy LU-131 is needed to accommodate the proposeddensityoftheSouthportdevelopment. The"Southport development proposal would result in net densities between 54-58 units per acre assuming that water, promenade/plazas, street and sidewalk areas are deducted from the gross site area. No changes are proposed to the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. Other Desired Policy Amendments As described previously, proposed amendments to policy LU-125 include elimination of the words small scale" to remove an inconsistency with the words "major commercial use" in the same sentence. The additional Policy 136 recognizes existing industrially zoned property which would generally apply when COR is proposed for designation on a site. Housing Element In 2010, The Housing Element projects a households target of 7,925 units of which 6,324 would be multi family. The target is a number of units the City is striving to achieve to help accommodate its fair share of population growth expected to occur in King County. Providing additional multifamily capacity through the application of the Center Office Residential designation would help achieve the targets. The Housing Element promotes the increased housing opportunities for all income groups, upper, middle and low. The Southport dwellings will likely be market rate and appeal to middle and upper income groups given its location adjacent to Lake Washington. Capital Facilities (Growth Rate; Parks 6 year funding) The Capital Facilities Element is reviewed every 2 years to help ensure that planned improvements are keeping pace with new development. The next review and update will occur in the year 2000. Related to the Lake Washington Trail, it was estimated that funding would be available for various segments in the years 1998-2000. This needs to be updated in the next update cycle as the activities have not yet occurred in these time frames. Economic Development The Economic Development Element includes policies which support utilization of land with existinginfrastructure, expansion of office and retail bases, and sustaining and expanding the industrial/manufacturing base. M2_T3ISS\ 21 05/19/99 Application of the COR designation would help attract economic development to the City. The Southport proposal would occur on a site with existing infrastructure, and help expand the office base and the retail base in the City. It would orient the office buildings to the Boeing side for greater compatibility with the manufacturing operations and the residential uses would be oriented to the East Side near the Park. The proposal wold result in 17.1 (14.2 dry land) acres being reallocated from industrially designated/zoned land to mixed office/residential designated/zoned land. Currently industrially zoned land equals 1,388 acres (excludes property boundaries extending into water bodies) in the City. Center Office-Residential zones are applied to a total 133 acres (also excludes property boundaries extending into water bodies). With the Southport proposal there would be a 1% reduction in industrially zoned land and a 11% increase in COR zoned land. COMPREHENSIVE PLAN CONSISTENCY—CODE AMENDMENTS Proposed code amendments have been described previously above. The use amendments make no major changes, but typically refine the permit types and use conditions. The development standard amendments allow for greater consistency with policies (e.g. policies regarding minimum density for residential only development, and calculation of density across a site), as well as incorporating standards applicable to the Southport site. The proposed use and development standard amendments maintain consistency with policies guiding allowable uses, incentives for structured parking, and flexibility to encourage redevelopment. Policy L U-124. Primary uses should include complexes of offices or residential development, hotels and convention centers, research and development facilities, and corporate headquarters. Policy LU-126. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the designation, or if proposed as part of a phased development and multi parcel proposal which includes a mix of uses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided in development regulations. Policy LU-128. Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access and land assembly constraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure development,public uses and amenities. ZONING CONCURRENCY _ A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map is amended with the category COR. Zoning code amendments are needed to accommodate the proposed development. M2_T3ISS\ 22 05/19/99 CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a site that would add employment or residential uses. The Comprehensive Plan employment capacity would not be reduced with the Southport site being redesignated because it was never factored into the City's capacity model since the site was not shown as a vacant or partially developed land, and little redevelopment potential was assumed in the Capacity model. With the proposed Comprehensive Plan Amendment, there would be added capacity for employment and residential growth. The original Capacity Methodology assumed a usable area for vacant sites of 62%, and that half the property would be used for residential at 35 units/acre and half would be used for nonresidential at an FAR of.7 (employment rates were 300 sf/employee for office and 450 sf/employee for retail). After the Capacity Methodology was prepared in 1992, there were changes to the COR policies in 1996 which allowed the density to be applied to 100% of the site acreage even if the units were clustered on another part of the site. The Capacity Methodology was not revised after the 1996 policy amendments. At the time there were other Comprehensive Plan Amendments that reduced capacity elsewhere in the City for residential developments that was thought to off-set any increased density realized as a result of changing the COR policies. With the proposed Southport-related amendments, the density would be a maximum of 60. Through the zoning amendments, this increased density would only apply to the Southport site and not to other COR sites. The following analysis relates to the Southport site only. CAPACITY COMPARISON USES 1992 With 1996 With 1996 Proposed Methodology Policy Change Policy Change Conceptual and 1999 Plan Density Amendment Residential dwellings 186 371 636 543-581 dwellings Office Employees 512 512 512 1,667—2,500 Retail Employees 18 18 18 84 The increased employment and residential population is being analyzed in the SEIS, and needed services, utilities and improvements would be identified. 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"rr., F4 - 17 T23N R5E W 1/2 ATTACHME D-2 20 41)0 ZONING 7 E41140000+ P/B/PW TECHNICAL SERVICE tEi1/4,-0 12/07/98 8 T23N R5E W 1/2 116,44 tre rib:1 V' O A^ UTH POr SECO Development 11009 NE 11's St. Bellevue, Washington 98004 Comprehensive Plan Amendment Application Project Narrative Southport is a seventeen acre site located on the south shore of Lake Washington, west of Gene Coulon Park and east of the Boeing 737 assembly plant. This application seeks to amend the Comprehensive Plan and Zoning for this site from its present Heavy Industrial designation to a mixed use designation such as Center Office Residential(COR). The site is current location of the former Puget Sound Energy Shuffelton Steam Plant, which is in the process of being decomis-sioned. Besides the power plant building there are several other buildings on the site including a warehouse and a pump house. Locations of existing structures are shown on the enclosed drawing labeled Topo Survey. There are no special site features. Additional criteria for consideration in the Comprehensive Plan Amendment and Rezone are as follows: A. This CPA/Rezone bears a substantial relation to the public health, safety and welfare by enhancing the use from Industrial to one that is much more compatible with the adjacent Coulon Park. A continued Heavy Industrial zone on this property would authorize industrial uses within 25 feet of the lake, with unlimited height and lot coverage and would likely result in the development of large featureless buildings similar to the Boeing Company on the adjacent parcel to the west. B. This CPA/Rezone addresses the changing needs of the City by reclaiming Industrial land for a more suitable land use. An important gateway site will be created giving the City a new urban link to T ake Washington. The employment and tax bases will be expanded by the new use compared with the existing, creating the opportunity to diversify the employment opportunities in the City. C. This CPA/Rezone is compatible with the goals of the City in this area of the city. The mixed use proposal will bring new housing and provide expanded public access to the Lake and Gene Coulon Park. High quality housing will be located in close proximity to existing and new employment centers decreasing the impact to transportation systems and providing new and varied housing opportunities in the City. This proposal creates a gateway link to Lake Washington and the neighborhoods and cities to the north, providing a new image to the northern entrance to Renton. This new image combines office, residential and retail uses harmoniously with the natural beauty of tNING Park and an urban shoreline on Lake Washington. DE OpMEN EN CITY OF R TON MAR 3 g99 Page 1 ECEIV LD ATTACHMENT E RECEIVED D. The proposed CPA/Rezone is more beneficial to adjacent land uses and neighborhoods than the existing zoning. A housing use adjacent to the park will createaneighborhoodkeepingawatchfuleyeonthepark. The sense of ownership created will help curtail unwanted activities in the park and enhance the sense of security ofparkusers. The proposed project will also create a visual buffer between the park andthelargebuildingsoftheBoeingplantwithsmallerscaleresidentialbuildingsbackedbytallerofficetowers. The building scale will effectively terrace back from the park an the Lake providing a more pleasing transition to the Industrial zoning to the west. Ad 'tionally, the location of the office development on the south and west portions of the ite will effectively buffer the residential units from any adverse affects from the operations at the Boeing plant to the west. E. Development resulting from the proposed CPA/Rezone will not adversely affectcounityfacilities. Studies of the impacts of this development are currently underwaasapartoftheSupplementalEnvironmentalImpactStatement. All communityfaci 'ties including transportation,parks and schools and utilities are being reviewed todet ' e potential impacts from this proposal and determine methods to mitigate anyimpt. F. The parcel considered under this CPA/Rezone is eminently suited to the type of development proposed. It is of sufficient size and dimension to accept the density anddiversityofthisproposal. It is anticipated that new development standards will be developed that will further harmonize the development with the Comprehensive Plan. Page 2 I I lake1.t.41: 1......\;,'.. 111 I I g t u n I mac' 13s:):: 1,11::.' 1' h'"ifQAr J\ A4 Inn`' . o A 1 i. r- !. 'i. tfiNt I I ...". - •-"log‹.-' i: 1 if hittitsig '1' ,,4 I, 1.! 1:1.\ A ! : •i-- e; it\ 153:1 - 1 `i,- . 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It 2 (I, 19 9 9 S! n1 11111 11 n 11 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: March 31, 1999 TO: File 99-027, ECF FROM: Lisa Grueter Jt g SUBJECT: Proposed Comprehensive Plan and related Code Amendments Attached is a draft of amendments to Center Office/Residential Policies and related code amendments to Title 4 which are being filed in support of the Southport Planned Action Environmental Review. The proposal involves a Comprehensive Plan Amendment/Rezone from Employment Area - Industrial/Heavy Industrial to Center Office/Residential. Staff has noted that policy amendments would be needed as well to accommodate the proposal, as well as code amendments to the Center Office/Residential zone and other portions of Title 4. NO 3 fi ATTACHMENT G TS_SERVER\SYS2:\COMMON\-H:\ECONDEV\STRATPLN\PLAN ING\LGRUETER\SHUFFLTN\CPAMEM.DOC\Ig Center Office/Residential Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, andlandmarkdevelopmentsintegratedwithnaturalamenities. The intention is to create a compact, urbandevelopmentwithhighamenityvaluesthatisagatewaytotheCity. Policy LU-124. Primary uses should include complexes of offices or residential development, hotels and convention centers,research and development facilities, and corporate headquarters. Policy LU-125. Commercial uses such as retail and services should also be permitted provided that theysupporttheprimaryusesofthesiteandarearchitecturallyandfunctionallyintegratedintothedevelopment. An exception to this limitation on commercial uses may occur if a major commercial useIprovidinghigheconomicvaluetotheCityisproposedwithmall ;;oalc, multiple businesses, and isdesignedwiththescaleandintensityenvisionedforCOR. Policy LU-126. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the designation, or if proposed as part of a phased development and multi-parcelproposalwhichincludesamixofuses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided indevelopmentregulations. Policy LU-128. Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access andlandassemblyconstraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure development,public uses and amenities. Policy LU-130. A public review process should be required for proposed development plans of eachparcelwithseparateownershiporabuttingparcelsofthesameownershipwithintheCenter. Properties may be combined for public review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs,circulation, transit opportunities,and phasing. Policy LU-131. Maximum residential density on the various COR sites should range between be 30 and60 . dwelling units per acre. The same area used for commercial and office development can also be used to calculate residential density. When proposed development does not involve a mix of uses, then minimum residential density should be 5 dwelling units per net acre. Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage, building height,bulk, setbacks, landscaping, and parking considerations across the various components ofeachproposeddevelopment. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. Policy LU-134. Vehicular access to each proposed development should be from a major street with the number of access points reasonably minimized. Policy LU-135. A combination of internal and external site design features should be encouraged such as: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f. structured parking, and PM A KATI nnr.. g. other features meeting the spirit and intent of these policies. Policy LU-136. Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations. Center Office Residential designations placed next to higher intensity zones such as industrial may provide for a transition to lesser intense designations. Where placed next to industrial designations, site design of Center Office Residential properties shall consider the long-term retention of the adjacent or abutting industrial uses. Reserved Policy LU-137. Reserved onr A r.An nnrk 2 3/31/99 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: P. CENTER OFFICE RESIDENTIAL ZONE (COR 1-a*d,COR 2. and COR-3): The purpose of the Center Office/Residential Zone is rovide for a mix ofofficeandresidentialactivityinahighquality, master planned development which isointegrated with the natural intensive environment. Commercial uses which support the primary uses of the site and are architecturally and functionallyintegratedarepermitted. Also commercial uses which provide high economic value may be allowed if designedwiththescaleandintensityenvisionedfortheCORzone. Policies governing these uses are primarily contained in the Land Use Element, Center Office/Residential section .Chapter A, Section V"Office/Residential Centers,"of the City's adopted Comprehensive Plan. The scale andlocationofthesesiteswilltypicallydenoteagatewayintotheCityandshouldbedesignedaccordingly (see alsoLandUseElement, Community Design - Gateways"section). Since the sites function asgateways, the site planning should incorporate features of interest and use for the users. In order to address differing site conditions, and recognizing the gateway and environmentally sensitive features ofthesesites, this Zone is divided into three (3) two (2)sections: COR 1,anii-COR 2, and COR 3. COR 1 and 2 sharethesameusesanddevelopmentstandards, but differ in heights allowed. COR 3 shares a maiority of uses allowedinCOR1and2aswellasmostdevelopmentstandards, but differs primarily in densities allowed. COR 1 is appliedtothepropertyknownastheStonewayConcreteSite. COR 2 is applied to the property known as the Port QuendallSite.-COR 3 is applied to the property known as the Shuffleton Site. 3/31/99 4-2-0700 CENTER OFFICE RESIDENTIAL (COR) U 3ES: - TYPE: A3RICULTURE, RESOURCE P 2ODUCTION AND ANIMAL KEEPING Gardens and Nurseries Nursery or greenhouse AD/H Agriculture and Natural Resources Mineral/natural resource recovery AD/H FESIDENTIAL ttached Dwellings Flats or townhouses P #119 Other Residences and Lodging E3ed and breakfast houses S #68 I3oarding and lodging houses S #68 Group homes II, for 6 or less P Group homes II, for 7 or more AD Retirement residences P iotel/convention center with office and/or P esidential uses on-site IDotel P RETAIL SALES Apparel and accessories S #68 I Books, music, stationery, art supply S #68 l[Eating and drinking establishments S #68/-H-#137 Food store no more than 25,000 square S #68 feet of gross floor area Mini mart) H #11 Newsstands S #68 Pharmacies S #68 Taverns S #68 CULTURAL, ENTERTAINMENT AND RECREATIONAL Parks and Open Space Open space (new) PH Open space (existing)P I Park, playground-or recreation/community AD/H center Parks, regional (new) PH Parks, regional (existing) P Parks, community (new) PS Parks, community (existing)P I[ Parks, neighborhood (new)PS Parks, neighborhood (existing) P 3/31/99 USES: TYPE: CULTURAL, ENTERTAINMENT AND RECREATIONAL (Continued) II Trails (new) Pl4 jTrails (existing) P Recreational Facilities II Marinas S#125P j Cultural I Library or museum, public or nonprofit AD/H OFFICE AND CONFERENCE Administrative headquarters P Business P Medical and dental clinics P Offices f PPPersonal Private conference centers AC-#S8 Professional P SERVICES Barber, beauty shops S #68 Beauty shop!) S#68 Cemetery, crematory, mausoleum AD/H Financial institutions S #153 Health clubs/fitness centers/sports clubs S #154 Personal services S #68 Repair Services Electrical S #68 Shoe S #68 Television S #68 Upholstery S #68 Watches/jewelry S #68 Day Care Services Family day care P Day care centers S #68 Adult day care I, maximum 4 on P residential property Adult day care I, maximum 12 on P nonresidential property Adult day care II, 5+ on residential S #68 property Adult day care II, 13+ on nonresidential S #68 property Health Services Convalescent center and nursing homes AD Hospitals, sanitarium or similar uses AD/H 3/31/99 USES: TYPE: TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES Car washes AC14#81 asolinc service stations 1.4 F'arkinggarac,es, commercial P Parking garages, noncommercial PAC-#50 Asir Transportation Uses I ielipads, accessory to primary use H MANUFACTURING AND INDUSTRIAL ndustrial/manufacturing facilities P #128 existing) ndustrial/manufactruing facilities, major H # modification, production increase or expansion of existing Research, development and testing H Assembly and packaging of: Electronics H Solid Waste/Recycling I[ 44 Recycling collection station AC #51 COMMERCIAL/INDUSTRIAL ACCESSORY USES Food preparation AC #50 Handcrafting of items/products AC #50 Storage of products in conjunction with AC #50 retail sales PUBLIC FACILITIES Government Government offices and facilities ADM Churches Churches, synagogues, temples H Social/Social Service Organizations Community facilities S #224 Philanthropic institution ADM Private club, fraternal or nonprofit ADM organizations Service clubs and social organizations H Utilities Public utility use or structure AD/H Utilities, small P Utilities, medium AD Utilities, large H 3/31/99 USES: TYPE: PUBLIC FACILITIES (Continued) Communications Communications broadcast and relay H towers Radio or television transmitter AD/H Wireless communication facilities Micro facility antennas p Mini facility antennas P#237/AD Macro facility antennas P #237/ADMonopoleIsupportstructureAD #240/HMonopoleIIsupportstructureX #242/HLatticetowerssupportstructureX#242/HMinormodificationstoexistingwirelessP#243 communicatopion facilities SCHOOLS PUBLIC AND PRIVATE Educational institution (public or private) AD/H School, elementary (existing) p School, elementary(new) H School, secondary(existing) p School, secondary(new) H Portables (existing) p Portables (new, up to 4) S #1 Change in use for existing school H School expansion up to 10% P #1 School expansion more than 10% H Business and professional schools S #68 MISCELLANEOUS USES AND MODIFICATIONS TO DEVELOPMENT STANDARDS Temporary uses S PROHIBITED USES, SPECIFICALLY IDENTIFIED Bulk storage of products X Exterior storage of products I X.#94 jHazardouswastetreatmentandstorage, X off-site Travel trailers or recreational vehicles for X habitation Manufacturing of: Any product not specifically listed X LEGEND OF REVISINS Revision marks with no "box" = chang es assumed in Valley Zoning code amendments in process I Revision marks or bold numbers with 3/31/99 USES: TYPE: box = changes proposed with COR 3 code amendments either to permit type or content of condition Note: Corresponding revisions will be rude to 4-2-060, Zoning Use Table. 4/19/99 4-2-080 C NDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJEC TO THE FOLLOWING CONDITIONS: 1.Subject to site plan review. 2.Subject to site plan review and consistency with the City Comprehensive Parks, Recreation andOpenSpaeMasterPlanandTrailsMasterPlan. 3.Administra ive approval under RMC 4-9-200, Site Plan Review, for new neighborhood parkswhicharemailerthanten (10) acres. Hearing Examiner approval under the Site Plan Reviewsectionforflewneighborhoodparkswhichareten (10) acres or larger. In either case, subject toconsistencywiththeCityComprehensiveParks, Recreation and Open Space Master Plan andTrailsMasterPlan. 4. Administrative approval under the Site Plan Review section for new communitysmallerthaiten (10) acres. Hearing Examiner approval under the Site Plan Review section fornewcommunitygardenswhichareten (10) acres or larger. 5.Including restaurants and associated buildings as part of a residential development project. 6.RESERVED. 7.Including restaurants and associated buildings. 8.Size and location of these uses will be reviewed as part of the site plan approval. 9.Expansion of existing retail structures subject to site plan review. Construction of new retailbuildingsonthesamesiteasexistingretailbuildings, subject to site plan review. Considerationgiventocommunityneed (i.e., suitable location). 10. Except not permitted in the "Downtown Core Area". See Downtown Core Area Map in RMC 4-2-080C. 11. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited inconjunctionwithgasstation. 12. These uses shall include high visibility retail or service space on the ground floor along streetfrontageinthe "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 13. Except school facilities. 14. RMC 4-2-120C, Condition 21, Additional Conditional Use Permit Criteria for Excess Height alsoapplies. 15. These uses shall not be located on the ground floor along street frontage in the "DowntownPedestrianDistrict". See Downtown Pedestrian District Map in RMC 4-2-080D. 16. These uses, except their supportive offices and sales uses, shall not be located on the groundflooralongstreetfrontageinthe "Downtown Pedestrian District". See Downtown PedestrianDistrictMapinRMC4-2-080D. 3/31/99 17. These uses shall not be located on the ground floor along street frontage in the "Downtown Pedestrian District". Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. See Downtown Pedestrian District Map in RMC 4- 2-080D. 1 f These uses shall be permitted only as a continuation of an existing commercial laundry use. Existing use of this type may be expanded on existing properties, contiguous properties, or on properties a portion of which is within one hundred feet (100') of existing buildings, subject to site plan review. These uses shall not be expanded on the ground floor along street frontage in the Downtown Pedestrian District" except for those supportive office and sales uses. Along property lines adjacent to residential uses, there shall be a fifteen foot (15') wide continuous landscaped buffer. 19. In the "Downtown Core Area", bulk storage must be contained within the buildings, e.g., it basements, upper stories of buildings. See Downtown Core Area Map in RMC 4-2-080C. 0. Consideration must be given to community need (i.e., suitable location). 2.1. Consideration must be given to community need (i.e., suitable location) and subject to th provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. 2. Consideration must be given to community need (i.e., suitable location). Gaming activities nc permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parkinc joint parking may be permitted within five hundred feet (500') subject to the standards of th, parking and loading regulations. 23. Consideration must be given to community need (i.e., suitable location). Intended and designed t: serve immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No externs t signage. 24. Buildings/structures which support the agricultural or animal husbandry use of a site such barns, silos, sheds, and enclosed buildings used for the storage of agricultural products al equipment. Animal shelter or animal manure storage facilities may also be allowed on lots at lea t one acre in size. 25. Consideration must be given to community need (i.e., suitable location). Intended and designed serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must I located in a "primary use" structure. No drive-through service.Signage: For lots within o hundred feet (100') of residential zoned properties, external signage shall be subject to t e provisions of RMC 4-4-100F, Signs within Shoreline Areas — Special Requirements. 26. Consideration must be given to community need (i.e., suitable location). Intended and designed o serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must ,e located in a "primary use" structure. Three (3) drive-up windows in conjunction with a brar ;h operation. Integrated into the exterior wall of a "primary use" structure. - 27. Located on the same lot as the single family home. 28. Located adjacent to or on the same lots as the single family home and conforming with le development standards. Accessory structures shall only be allowed on residential lots in conjunction with an existing primary residential use. 29. For four (4) or fewer guests per night. Q 3/31/99 30. The guest house must be conducted by the property owner. No more than fiftytheprincipalresidenceisusedfortheguesthouseandthenumberofpersons accomm5odatedpernighthallnotexceedfour(4). 31. The gues house must be conducted by the property owner. No more than ffi ercent (50%) oftheprincialresidenceisusedfortheguesthouseandthenumberofpersonsaccommodatedpernighthallnotexceedfour (4). One off-street parking space must be provided for each guestroom. The parking space must not be located in any required setback. The domestic water supplyandwastewaterdisposalfacilitiesshallbeapprovedbytheCity. 32. Normally associated with and ancillary to single family homes and conforming to the developmentstandardsofthisZone (i.e., maximum size, height, etc.). 33. Subject to the requirements of RMC 4-9-090, Home Occupations, with the written approval of thepropertyowner, which may be revoked for good cause.I 34. Subject to'approval by the Zoning Administrator and the standards of RMC 4-9-090, HomeOccupations. 35. I.e., temporary seasonal uses, job shacks, model homes, subject to approval by the ZoningAdministrator. 36. One accessory dwelling unit — may be detached or attached. Subject to the developmentstandardsapplicabletoprimarystructures, to house family members related to the propertyowneroranemployeeofpropertyowner, including a unit attached to a primary dwelling or adesignatedmanufacturedhome. See Auto Mall Map in RMC 4-3-040. 37. An administrative conditional use permit is required to exceed the maximum number of farmanimalsallowedoutrightinthisZone. 38. Allowed only in the Residential Multi-Family Infill suffix, twenty-four (24) hour on-site managementrequired. The manager's unit is not subject to minimum density requirements. No estate, garageorothersalesfromanyleasablespaces. No outdoor storage, including vehicle or trailer storagelots. Self service storage uses in this Zone are subject to the following special developmentstandards: Temporary customer moving van/truck parking, if provided, must be clearly markedwithsignageorpaint. The dimensions and demarcation of moving van/truck spaces subject to siteplanreview. Side and rear setbacks subject to the Commercial Arterial Zone standards of RMC 4-2-120A, Development Standards for Commercial Zoning Designations, in lieu of the RM-Idevelopmentstandards. (Ord. 4736, 8-24-1998) 39. Cannot exceed five percent (5%) of the total number of mobile home spaces. 40. Except for development consistent with an approved "master site plan" which is considered to beasecondaryuse. 41. Used in conjdnction with an approved public or quasi-public use when the collection station isutilizedmorethanninety (90) days per calendar year. 42. Accessory to permitted use where adverse impacts are appropriately mitigated and the use ispartofamixedtenancyand/or use development where the average amount of indoor storage,accessory to all permitted uses, does not exceed thirty three percent (33%) of the totaldevelopment's gross floor area. 3/31/99 43. Where adverse impacts are appropriately mitigated and said parking is consistent with the State Commute Trip Reduction Act. 41. When not exceeding fifty percent (50%) of the gross floor area of such use. 45. For a period not to exceed the duration of construction. 46. In conjunction with a primary use when operated primarily for employees of the Industrial Zone it which they are located and with consideration given to community need (i.e., suitable location). z 7. As accessory only; except where such storage is prohibited by the Aquifer Protection Regulations. 4,8. Allowed where incidental to a permitted use and shall not exceed thirty three percent (33%) of th gross floor area. 19. Allowed where ordinarily incidental to and associated with the primary permitted use and nc exceeding thirty three percent (33%) of the gross floor area of such a use. 50. Allowed where incidental to a permitted primary or secondary use and shall not exceed thir three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar€. wholly for retail sales on-site. 51. Allowed where incidental to a permitted primary or secondary use and shall not exceed thir three percent (33%) of the gross floor area, except for floor area that is devoted to food prepari wholly for retail sales on-site, and providing the structure is not located within any requir setback and/or landscaping area. 52. Allowed where incidental to a permitted use, not to exceed thirty three percent (33%) of the grc floor area and allowed for on-site sales purposes only. 53. Located adjacent to or on the same lot as the mobile home park. Residential accessory structur shall only be allowed on residential lots in conjunction with an existing primary residential use. 54. For employee use only in conjunction with a permitted primary use. 55. Located on the same lot as the residential dwelling unit. 56. For security or maintenance personnel when located on the premises where they are employ i; provided, there is only one residence per permitted establishment. 57. Must be associated with a permitted use and if appropriately screened, limited to fifteen feet ( )') in height or one story. 58. Allowed in the nonlandscaped portion of the required setback/open space, provided the buil lg does not contain more than one hundred fifty (150) square feet. 59. Accessory to a public or quasi-public use. The collection station is portable and temporary (n to exceed ninety (90) calendar days out of each year). The collection station is not located on ny public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. ne property owners or managers shall keep the area surrounding the recycling station mainta ed and clean of debris. 60. Subject to the RMC 4-3-010, Adult Entertainment Regulations. 3/31/99 61. These uses must be included as part of the total development (not allowed to developindependently). 62. The design of structures, including signs, shall be generally consistent in character withsurroundinguses. No drive-up windows or outside automobile service shall be permitted, exceptforfinancialinstitutionswhicharepermittedthree (3) drive-up windows in conjunction with abranchoperationandintegratedintotheexteriorwallofa "primary use" structure. No exteriordisplayofmerchandiseispermitted. Retail and service uses shall be developed as part of largerofficestructures. Such retail or service uses shall not stand alone and shall not occupy more thantwentyfivepercent (25%) of any one floor of a building whose primary use is office. Direct arterialaccesstoindividualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 63. When part of a mixed use development. 64. Must be part of a mixed office/light industrial or mixed office/manufacturing complex. 65. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited inconjunctionwithgasstation, and limited to one self-service, drive-through facility. 66. No freestanding structures. Single drive-up window in conjunction with a branch operation. 67. No more than three (3) drive-up windows in conjunction with a branch operation and integratedintotheexteriorwallofa "primary use" structure. 68. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage.No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No exterior display or storage of merchandise shall be permitted. 69. Any freestanding day care center must be physically connected to a primary use by any of thefollowingmeans: a shared roof line, a paved pedestrian walkway on the interior or the primaryuse's site or a covered walkway. The day care center is intended and designed to serve theimmediatemarketarea (i.e., contiguous CO Zone), the freestanding daycare center structure beorientedtotheprimaryusestructure(s). Vehicular access to the freestanding structure only befromwithinthesite. 70. Which serve adjacent employees subject to the following conditions: No signage other than thatlocatedonthecartitself. Cart location must be pedestrian oriented and not street oriented. CartlocationcannotbeonrequiredlandscapingorparkingareasunlessinaParkandRidelotwherenomorethanasingleparkingspacemaybetakenupbythecart. No more than two (2) espressoorothertemporaryvendorsperprimaryuse, except for master planned office parks over five (5)acres in siz for which a maximum number of carts will be determined by the ZoningAdministrator. 71. These offices shall be associated with a primaryrimy ussite. The offic uses may be developed in conjunction permitteded with, or subsequent on bsequent to,the industrial use. te or a o The office us s may serve the administrative needs of employees company-wide including thoseemployeestotedonothersites. 72. The only strut ures that may be erected within the open space areas shall promote the use of theopenspace. o open space is counted for any use within rights-of-way. These uses shall be 3/31/99 maintained by the homeowners association if the property is subdivided, or by a management organization if the property is not subdivided. Except exterior storage and long-term parking of commercial vehicles. 71. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. 73. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 76. Multi-family residential may also be located in a mixed use building of commercial and residentiz uses. Residential uses shall not be located along the street frontage on the ground floor in th Downtown Pedestrian District". Density shall be consistent with Section 4-2-120B, Developmer Standards for Commercial Zoning Designations. I7. Size and location of these uses will be reviewed as part of site plan approval. No outside kennel' runs or stables. Retail and Commercial development is not allowed to exceed thirty five thousar 35,000) gross square feet/use without a conditional use permit and must be scaled to serve tf needs of the adjacent neighborhood abutting the center. 8. Provided the structure is not located within any required setback and/or landscaped area. 79. Provision of peripheral landscaping which does not obscure views into the garage structure order to maintain visual security. Increased lighting for security. Limited curb cuts and traf access. Size and location shall be reviewed as part of site plan approval. 80. Service bays and automobile storage areas shall be visually and acoustically screened from vif of adjacent residential uses and abutting public rights-of-way. Size and location of these uses be reviewed as part of site plan approval. 81. In addition to the criteria of RMC 4 9 030, Conditional Use Permits, subject to the following: a. Sited in conjunction with a gas station. b. Limited to one self service, drive through facility. Permitted where housed in a parking garage. 82. These uses shall have no outside storage. Size and location of these uses will be reviewed s part of site plan approval. 83. No outdoor facilities. 84. No outdoor facilities or storage. Retail sales of products or merchandise-produced on le premises; providing the sales area does not exceed thirty three percent (33%) of the gross ' or area of the use. 85. Outdoor storage of materials shall be screened from view of adjacent uses and abutting pr did streets. These uses may contain a maximum of seventy five thousand (75,000) square fef of gross floor area. 3/31/99 86. Service bays and automobile storage areas shall be screened from view of adjacent residentialusesandabuttingpublicrights-of-way. Size and location of these uses will be reviewed as part ofsiteplanOpproval. 87. Outside storage must be screened from all adjacent or abutting property zoned for residential,public, commercial, or office use. Screening shall consist of an existing structure, a solid wall orsight-obscuring fence a minimum of six feet (6') in height up to a maximum of ten feet (10') or asrequiredbyRMC4-4-110, Bulk Storage Facilities. Outside storage shall not be permitted in anysetbackarea. 88. These uses shall not be located within one thousand feet (1,000') of one another. 89. On a minimum of five (5) acres. 90.- Not exceeding four hundred (400) square feet in floor area and not over twenty (20) lineal feet onanysideforthesaleofagriculturalproductsproducedonthepremises. 91. On parcels twenty (20) acres or larger in size, including gravel, sand and valuable metallicsubstances; provided, the use is consistent with the State and local regulations. 92. On parcels eighty (80) acres or greater in size, consistent with the Forest Practices Act and whereitdoesnotconflictwithanyotherCityregulations. 93. Not exceeding fifty percent (50%) of the gross floor area of the primary light industrial use. 94. Which would be construed as bulk storage except for the fact that they do not exceed theminimumarearequirementsofRMC4-4-110, Bulk Storage Facilities. Except as allowed as aconditionaluse. 95. Repair and maintenance of vehicles may be permitted if incidental to a permitted use or ifspecificallypermitted. 96. Fully enclosed on all sides. Screened from view of adjacent uses and abutting public streets. 97. Without outside storage. 98. Provided that the total gross floor area of each use in any one site shall not exceed threethousand (3,000) square feet and subject to the following criteria: (a) activities with a limited needforwalk-in clientele and (b) activities for which a reduction in parking standards to one space perfivehundred (500) square feet of gross floor space could be justified. l99. Maximum size of five thousand (5,000) square feet gross floor area. Size and location of theseuseswillbereviewedaspartofsiteplanapproval. 100. Up to twenty percent (20%) or seven thousand (7,000) gross square feet or forty two thousand42,000) gross square feet. 101. Up to twenty ercent (20%) or thirteen thousand (13,000) gross square feet. 102. Up to forty pe cent (40%) or fourteen thousand (14,000) gross square feet. Note: In no case shallaconditionalsepermitbegrantedforanyincreaseinareaformorethanfortypercent (40%) orfourteenthousand (14,000) gross square feet. 3/31/99 1()3. Up to forty percent (40%) or twenty six thousand (26,000) gross square feet. Note: In no case shall a conditional use permit be granted for any increase in area for more than forty percen' 40%) or twenty six thousand (26,000) gross square feet. 1 34. For sale off-site. 105. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) gross square feet/use without a conditional use permit and must be scaled and oriented to serve the needs of the adjacent neighborhood abutting the center. 106. Heights exceeding the maximum height of thirty five feet (35') by less than twenty feet (20'). See also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements. 07. Multi-family residential uses located in a structure that is restricted solely to residential uses shal be subject to the development standards as specified in the Multi-Family Zone, Communifi Center, (RM-C), RMC 4-2-110F. Density shall be consistent with Section 4-2-120A, Developmen Standards for Commercial Zoning Designations. Projects reviewed under RMC 4-9-200, Sit( Plan Review, may be required to build a ten foot (10') high ceiling for the first story of a building constructed solely for residential use, in order to maintain the long-term potential for conversion t( commercial usage. 108. Heights exceeding the maximum height of forty five feet (45') by more than twenty five feet (25 See also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements for Excess Heigh 109. Subject to density limitations located in development standards for this Zone. These uses must t included as part of the total development (not allowed to develop independently). 110. Heights exceeding the maximum height of fifty feet (50') by less than twenty five feet (25'). S( also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 111. Heights may exceed the maximum height by up to fifty feet (50') with bonuses for plazas ar i other amenities. When a building is adjacent to a lot designated as residential on the Ci, Comprehensive Plan, the building may exceed the height allowed in the adjacent residential zorr by a maximum of twenty feet (20'). For uses located with the Federal Aviation Administratic airport zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in case shall the height of any use or structure exceed the maximum allowed by that section. 112. Allowed where incidental to a permitted primary or secondary use and shall not exceed thl three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar d wholly for retail sales on-site. May be located on the ground floor street frontage when access( y to a permitted residential use. Subject to approval by the Zoning Administrator. 113. Subject to the density limitations located in the development standards for this Zone. 114_ No more than two (2) units may be consecutively attached. Subject to the density limitati, ,s located in the development standards for this Zone. 115. RESERVED. 116. Commercial and residential uses may be located within the same structure. Residential c ly structures must be unified with existing or planned commercial uses by similar design then s, pedestrian access, and compatible lighting and signage. Density shall be consistent with Sec )n 4-2-120A, Development Standards for Commercial Zoning Designations. 3/31/99 117. In conjunction with a primary use when operated primarily for employees of the Industrial Zone inwhichtheyarelocatedandwithconsiderationgiventocommunityneedi.e.,suitableSubjecttositeplanreviewandconsistencywiththeCityComprehensiveParks, Recreationt andOpenSpaceMasterPlanandTrailsMasterPlan. 118. In conjunction with a primary use when operated primarily for employees of the industrial zone inwhichthe' are located and with consideration given to community need (i.e., suitable location).Subject to site plan review. 119. These uses may also be located in mixed use building of commercial and residentialDensityshallbeconsistentwithSection4-2-120B, Development Standards for CommercialZoningDeignations. 120. These uses are permitted when located in mixed use building of commercial and residential uses.Size and location of these uses will be reviewed as part of site plan approval. No residential usesareallowedonthefirstfloor. Density shall be consistent with Section 4-2-120A, DevelopmentStandardsforCommercialZoningDesignations. 121. I.e., temporary/seasonal uses,job shacks, model homes, subject to approval. 122. Excluding slaughter houses. 123. I.e., temporary/seasonal uses, job shacks, model homes, subject to approval by the DevelopmentServicesDivision. 124. If a portion of the lot fronts on a principal or minor arterial, as designated by the City's ArterialPlan, and when at least one entrance/exit is on the arterial. 125. RESERVED. In accordance with provisions of the RMC 4 3 000, Shoreline Master ProgramRegulations. I-nttended and designed to-serve the immediate market ar (i.e., contiguous COP,Zone). No freestanding buildings must be housed in a "primary usc" structure. Limited externalcignage. Ne- dFive up- windows or outside automobile service shall be permitted (except forfinancialinstitutions). The design of structures, including signs, shall be generally consistent incharacterwithst+ otind+ng uses. No extefier may or storage of merchandise shall bepermitted. 126. Except school facilities. Indoor only. 127. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) grosssquarefeet/use without a conditional use permit and may serve more than one neighborhood, butnotprovideCity-wide services. 128. With Only those modifications or expansions allowed--which does not increase production levelsarepermittedinCOR-1 and COR-2. No modifications or expansions are allowed in COR-3. 129. Subject to the requirements of RMC 4-4-110, Bulk Storage Facilities. 130. Property located within the Commercial Office Zone shall be given an existing proposeddevelopmentdesignation, which will vest the property to the prior Office Park (0-P) ZoningRegulations, if the property has one or more of the following: an existing valid site plan or anyCouncil-approved time extension to an existing site plan, as well as any same or similar site planasdefinedinRMC4-9-200G, Major Adjustments to an Approved Site Plan, for which theapplicationhaysbeenmadepriortothelapseofanapprovedsiteplan, and which application isdiligentlypursued. In no case will an existing or approved site plan, or the uses under it, continue 3/31/99 to be recognized under prior zoning regulations if construction has not commenced by the year 2001. 1:11. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. Size and location of these uses will be reviewed as part of the site plan approval. 1 32. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. 133. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, bu not provide City-wide services. Including small trees, shrubs, flowers, supplies, and tools within a enclosed area. 34. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, bu not provide City-wide services. Size and location of these uses will be reviewed as part of situ plan approval. The total gross square footage of these uses shall not exceed fifty percent (50%1 of the gross square footage of the site. 35. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, b: not provide City-wide services. These uses shall have no outside storage. Size and location these uses will be reviewed as part of site plan approval. 136. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, b not provide City-wide services. Must be part of a mixed use development. 137. sehiice, stilbject to the following in additi( freestanding buildings must be housed in a "primary use" structure. The use shall have !Limit. external signage. The use shall be architecturally and functionally integrated into t development. The design of structures, including signs, shall be generally consistent in charac'l with surrounding uses. No exterior display of merchandise s:+ett be permitted. N-e outdc facilities. b. Drive through service may be permitted if the establishment is- sited- in cojtct+on with a g etation.No drive-through or outside auto service is permissible. Freestanding establishments rr be permitted if they are 5,000 square feet or larger per establishment and consistent with ! preceding requirements. 138. Outdoor storage is prohibited if it is not associated with a permitted use. 139. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) grc s square feet/use without a conditional use permit and may serve more than one neighborhood, I it not provide City-wide services. Subject to site plan review. 16 3/31/99 140. Minor repair facilities are permitted. 141. No outdoor facilities or storage. Retail sales of products or merchandise produced on thepremises; providing, the sales area does not exceed thirty three percent (33%) of the gross floorareaoftheuse. 142. The structure is not located within any required setback and/or landscaped area. 143. Size and location of these uses will be reviewed as part of the site plan approval. Retail andCommercialdevelopmentisnotallowedtoexceedthirtyfivethousand (35,000) gross squarefeet/use without a conditional use permit and must be scaled and oriented to serve the needs oftheadjacentneighborhoodabuttingthecenter. 144. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 145. Except school facilities. 146. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. 147. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. Retail andCommercialdevelopmentisnotallowedtoexceedthirtyfivethousand (35,000) gross squarefeet/use without a conditional use permit and must be scaled to serve the needs of the adjacentneighborhoodabuttingthecenter. 148. RESERVED. 149. Subject to site plan review. Consideration must be given to community need (i.e., suitablelocation). 150. RESERVED. 151. Size and location of these uses will be reviewed as part of the site plan approval. Retail andCommercialdevelopmentisnotallowedtoexceedthirtyfivethousand (35,000) gross squarefeet/use without a conditional use permit and must be scaled and oriented to serve the needs oftheadjacentneighborhoodabuttingthecenter. 152. In conjunction with a primary use when operated primarily for employees of the industrial zone inwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location).No freestanding structures. Single drive-up window in conjunction with a branch operation. 153. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage.No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No exterior display of merchandise shall be permitted. No more than three3) drive-up windows in conjunction-with a branch operation. Integrated into the exterior wall of aprimaryuse" structure. 154. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage.No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No exterior display of merchandise shall be permitted. No outdoorfacilities. i 3/31/99 1 35. Size and location of these uses will be reviewed as part of site plan approval. The total gross square footage of these uses shall not exceed fifty percent (50%) of the gross square footage of the site. Retail and Commercial development is not allowed to exceed thirty five thousand 35,000) gross square feet/use without a conditional use permit and must be scaled and oriented to serve the needs of the adjacent neighborhood abutting the center. 156. Must be part of a mixed office/light industrial or mixed office/manufacturing complex Consideration given to community need (i.e., suitable location). 157. Allowed if a portion of the lot fronts on a principal or minor arterial, as designated by the City' arterial plan, and when at least one entrance/exit is on the arterial. These uses must be include, as part of the total development (not allowed to develop independently). 158. Except exterior storage and long-term parking of commercial vehicles. 159. When conducted entirely within an enclosed structure. 160. Provision of peripheral landscaping which does not obscure views into the garage structure in order to maintain visual security. Increased lighting for security. Limited curb cuts and traffic access. Size and location shall be reviewed as part of site plan approval. 161. For sale off-site. These uses shall not be located on the ground floor along street frontage in th downtown pedestrian district. 162. Subject to site plan review and consistency with the City Comprehensive Parks, Recreation ar Open Space Master Plan and Trails Master Plan. Consideration must be given to communi need (i.e., suitable location). 163. Consideration must be given to community need (i.e., suitable location). No outdoor facilities c storage. Retail sales of products or merchandise produced on the premises; providing, the sale area does not exceed thirty three percent (33%) of the gross floor area of the use. 164. Allowed where incidental to a permitted primary or secondary use and shall not exceed thir. three percent (33%) of the gross floor area, except for floor area that is devoted to food prepare, wholly for retail sales on-site. For purposes of on-site management, security and maintenan, may be located on the ground floor street frontage with the approval of the Zoning Administrator 165. The maximum gross floor area of any single commercial use on a site shall not exceed fi thousand (5,000) gross square feet, except by conditional use permit. 166. Size and location of these uses will be reviewed as part of the site plan approval. The maxirm gross floor area of any single commercial use on a site shall not exceed five thousand (5,0C ) gross square feet, except by conditional use permit. 167. Up to ten percent (10%) or five hundred (500) gross square feet. 168. Up to twenty percent (20%) or one thousand (1,000) gross square feet. (Note: In no case sha i conditional use permit be granted for any increase in area for more than twenty percent (20%) one thousand (1,000) gross square feet). 169. See also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 170. Location shall be limited to those parcels abutting a Commercial Arterial (CA) Zone in the : V 41st/SW 43rd corridor. 3/31/99 171. In conjun tion with a primary use when operated primarily for employees of the industrial zone inwhichthearelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location).Allowed here ordinarily incidental to and associated with the primary permitted use and notexceedingthirtythreepercent (33%) of the gross floor area of such a use. 172. A manufa tured home which complies with HUD standards may be permitted as a temporarydwellingothesamelotasthepermanentdwellingprovidedtheapplicantdemonstratesthetemporarydwellingisnecessarytoprovidedailycaretoanindividualcertifiedbyaphysicianasneedingsuchcare. The primary provider of daily care shall reside on-site; the manufacturedhometogetherwiththepermanentresidenceshallmeetthesetback, height, building footprint,and lot coverage provisions for the applicable zone; the temporary manufactured home permit formedicalhardshipshallbeeffectivefortwelve (12) months (extension of the temporarymanufacturedhomepermitmaybeapprovedintwelve (12) month increments subject todemonstrationofcontinuingmedicalhardship); and the manufactured home shall be removedwithinninety (90) days of the expiration of the temporary manufactured home permit or thecessationcifprovisionofdailycare. 173. Permitted in conjunction with a primary use when operated primarily for employees thindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneedf(i.e.,suitable location). 174. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. In conjunctionwithaprimaryusewhenoperatedprimarilyforemployeesoftheindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location). Subject to siteplanreviewandconsistencywiththeCityComprehensiveParks, Recreation and Open SpaceMasterPlanandTrailsMasterPlan. 175. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. Subject to siteplanreview, In conjunction with a primary use when operated primarily for employees of theindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e.,suitable location). 176. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. Subject to siteplanreview. 177. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. In conjunctionwithaprimaryusewhenoperatedprimarilyforemployeesoftheindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location). 178. Except that when operations are predominantly conducted out of doors rather than completelyenclosedwithinanenclosedstructure, a conditional use permit is required. Excludingslaughterhouses. 179. Temporary uses as defined by RMC 4-9-240 except that when operations are predominatelyconductedoutdoorsratherthancompletelyenclosedwithinanenclosedstructure, a conditionalusepermitisrequired. 180. An accessory restaurant and/or gift shop is also allowed. 3/31/99 1 f t1. Must be fully enclosed on all sides and screened from view of adjacent uses and abutting public streets. 1,32. Subject to applicable commercial/civic development standards of Section 4-2-110F, Developmen Standards for Residential Zoning Designations. 133. Provided the building length does not exceed eighty five feet (85'). Subject to the density limitations located in the development standards for this Zone. 184. These unit types shall not exceed fifty percent (50%) of the permitted units in a project. Subject tc the density limitations listed in the development standards for this Zone. Buildings shall no exceed six (6) dwelling units per structure, except as provided in RMC 4-2-110H, Condition 14 Bonuses. Buildings shall not exceed one hundred fifteen feet (115') in length. 85. Administrative approval under the Site Plan Review section for new neighborhood gardens witt an area smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Revie, section, for new neighborhood gardens with an area of ten (10) acres or larger. 186. Administrative approval under the Site Plan Review section for new neighborhood parks whic are smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Review sectio for new neighborhood parks which are ten (10) acres or larger. Consistency with the City Renton Parks and Trails Master Plan. 187. Civic and/or Commercial Uses: Civic uses and/or commercial uses are permitted only conjunction with and intended to serve residential development in the R-14 Zone. Civic us( and/or commercial uses may be allowed if it is determined by the City that such uses are: a. Designed to serve as a focal point for the residential community. b. Compatible with architectural character and site features of surrounding residential development a i characteristics. c. Consistent with applicable City regulations (e.g., Comprehensive Plan, Site Plan Review section). d. These uses may only be provided in conjunction with residential development. e. These uses shall be created as a focal point for the development. f. These uses shall be designed to include a common motif or theme. 188. Permitted only in conjunction with and intended to serve primarily the surrounding resides al development. Civic and/or commercial uses may be allowed if it is determined by the City t at such uses are: Designed to serve as a focal point for the residential community; compatible v th architectural character and site features of surrounding residential development d characteristics; and consistent with applicable City regulations (e.g., Comprehensive Plan, to Plan Review section). No drive-through services permitted. 189. RESERVED. 190. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowed on )ts less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards and Rev ;w Criteria for Keeping Animals. Only combinations of medium and small animals or large and si all animals may be permitted outright on one undeveloped gross acre. 3/31/99 191. Four (4) 9r fewer medium animals per undeveloped gross acre. No medium animals allowed onlotslessthanoneacreinsize. Subject to the standards listed in RMC 4-4-010, s andReviewCriteriaforKeepingAnimals. Only combinations of medium ands all anima saor largeandsmallanimalsmaybepermittedoutrightononeundevelopedgrossacre. 192. A maximum of one large animal per undeveloped gross acre, except when a farm managementplanhasbeenadoptedbasedontheKingCountyConservationDistrict's Farm Conservation andPracticeStandardsshowingthatadequatepasturagetosupportalargernumberofanimalsisavailable. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria forKeepingAnimals. Only combinations of medium and small animals or large and small animalsmaybepermittedoutrightononeundevelopedgrossacre. 193. Heights exceeding the maximum height of fifty feet (50') by more than twenty five feet (25'). SeealsoRMC4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 194. Provided that all colonies are registered with the Washington State Department of Agriculture inaccordancewithapiarylaw, RCW 15.60.030. 195. A maximum of three (3) pets per dwelling unit regardless of lot size. A maximum of eight (8) petsperdwellingunitmaybeallowedonlotsoverthirtyfivethousand (35,000) square feet in size ifthekeepingofanimalscomplieswiththestandardsofRMC4-4-010F, General Requirements forKeepingAnimals. 196. A greater number of animals per acre than are allowed as a secondary use in this Zone may bepermittedbytheHearingExaminer; provided: a. The animal owner either lives on the property where the animal is kept or has arranged with a tenant tocarefortheanimal(s); b. The keeping of animals must meet the conditions of RMC 4-4-010F, General Requirements forKeepingAnimals; and c. A farm management plan has been adopted based on the King County Conservation District's FarmConservationandPracticeStandardsshowingtheadequatepasturagetosupportalargernumberofanimalsisavailable. 197. Six (6) or fewer small farm animals per undeveloped gross acre are permitted in this Zoneprovided: (1) the animal owner either lives on the propertyarrangedwithatenanttocarefortheanimal(s); and (2) that the keeping of animals must meettheconditionsofRMC4-4-010, Standards and Review Criteria for Keeping Animals. No smallfarmanimalsareallowedonlotslessthanoneacreinsize. 198. Four (4) or fewer medium farm animals per undeveloped gross acre are permitted in this Zoneprovided: (1) the animal owner either lives on the property where the animal is_kept or hasarrangedwithatenanttocarefortheanimal(s); and (2) that the keeping of animals must meettheconditionsofRMC4-4-010, Standards and Review Criteria for Keeping Animals. No mediumfarmanimalsareallowedonlotslessthanoneacreinsize. 199. Two (2) or fewer large farm animals per four (4) undeveloped gross acres are permitted in thisZoneprovided: (1) the animal owner either lives on the property where the animal is kept or hasarrangedwith 'a tenant to care for the animal(s); and (2) that the keeping of animals must meettheconditionsofRMC4-4-010, Standards and Review Criteria for Keeping Animals. No largefarmanimalspermittedonlotslessthanfour(4) acres in size. 3/31/99 2C0. The following types of animals and associated storage buildings may be permitted in this Zone; provided: (1) the animal owner either lives on the property where the animal is kept or has arranged for care for the animal(s); and (2) that the keeping of animals must meet the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals: a. More than six (6) small animals per undeveloped gross acre. b. More than four (4) medium animals per undeveloped gross acre. c More than two (2) large animals per four (4) undeveloped gross acres. No large animals permitted or lots less than four (4) acres. 2)1. A maximum of three (3) pets per dwelling unit is considered an accessory use. Between four (4 and eight (8) household pets may be permitted by administrative conditional use permit on lot' over thirty five thousand (35,000) square feet. (Ord. 4404, 6-7-1993). 202. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Over three (: pets per dwelling unit requires a Hearing Examiner conditional use permit. 03. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Between four (L- and eight (8) pets per dwelling unit is permitted on lots over thirty five thousand (35,000) squar feet with an Administrative conditional use permit. 204. Consistent with RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 205. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requiremen in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 206. The single family residence shall not be located on a lot platted after the effective date of tf subsection (March 2, 1997). The lot size is not greater than six thousand (6,000) square feet. The single family residence will be located on a block where a minimum of seventy percent (70` ) of the land area of the block is utilized for single family residential purposes. The single family residence will not be located in the "Downtown Core Area" as defined in RMC - 2-080C, or along a street classified as a "principal", "minor", or "collector" arterial in the Ren' Arterial Street Plan. The provisions of this subsection shall expire on December 31, 1999, or upon the creation c a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the of S developed under this subsection shall be treated as primary permitted uses. 207. Subject to a location in the Employment Area Valley (EAV) land use designation. See EAV Ma n RMC 4-2-080B. 208. Subject to: a. A location west of Interstate 405 and south of Grady Way. b. The use must be housed in a building containing other primary municipal functions. c. The jail must be owned by and operated by or for the City of Renton. 3/31/99 209. Requirements for uses not associated with a medical institution: Permitted with considerationgiventocommunityneed. Use must be located within the Center Institution (CI) ComprehensivePlandesignation. Signage: For lots within one hundred feet (100') of residential zonedproperties, external signage shall be subject to the provisions of RMC 4-4-100E5i. 210. Those uses with associated retail sales are subject to the provisions of Condition No. 62. 211. The Hearirhg Examiner may grant a conditional use permit for an off-site hazardous waste•treatment end storage facility in any zone which allows industrial and manufacturing uses thatprocessorhandlehazardoussubstances; provided, that the use conforms with the criteria setforthinRMC4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) thelocationmustcomplywiththeStatesitingcriteriaasadoptedinaccordancewithRCW70.105.210and (b) the'location of the hazardous waste treatment and storage facility is subject to site planreviewandtheapplicablecriteriasetforthinRMC4-9-200, Site Plan Review. 212. Located within the Center Institution (CI) Comprehensive Plan designation. Consideration mustbegiventocommunityneed (i.e., suitable location). 213. For medical institutions when located on site more than one hundred feet (100') from any propertyzonedforprivateresidentialuseandproducinglessthanten (10) megawatts of electricity. 214. For testing of medical and dental samples or specimens collected off-site. These uses shall notbelocatedonthegroundflooralongstreetfrontageinthe "Downtown Pedestrian District". 215. Except where incidental to a permitted primary or secondary use. 216. Allowed as an accessory use to sales when limited to the area south of SW Grady Way and WestofSR-167/Rainier Avenue S. 217. Limited to the area south of SW Grady Way and west of SR-167/Rainier Avenue S. 218. As defined in RMC 4-9-240, Temporary Use Permits. In conjunction with a primary use whenoperatedprimarilyforemployeesoftheindustrialzoneinwhichtheyarelocatedandwithconsiderationgiventocommunityneed (i.e., suitable location). 219. As defined in RMC 4-9-240, Temporary Use Permits. Consideration given to community need. 220. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirementsinRMC4-4-010, Standards and Review Criteria for Keeping Animals. Size and location of theseuseswillbereviewedaspartofthesiteplanapproval. 221. A maximum of eight (8) pets per dwelling unit as an accessory use. On lots over thirty fivethousand (35,000) square feet, more than eight (8) per household may be permitted byadministrative[conditional use permit. 222. Including accessory restaurants and accessory buildings. 223. RESERVED. 224. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nofreestandingbuildings — must be housed in a "primary use" structure. Limited external signage:No drive-up windows or outside automobile service shall be permitted (except for financialinstitutions). T e design of structures, including signs, shall be generally consistent in characterwithsurroundiguses. No exterior display of merchandise shall be permitted. 3/31/99 2:5. RESERVED. 2:'.6. Subject to RMC 4-4-110, Bulk Storage Facilities. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three 3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a buildinc whose primary use is office. Direct arterial access to individual uses shall occur only wher alternative access to local or collector streets or consolidated access with adjacent uses is no feasible. 27. Consideration must be given to community need (i.e., suitable location) and subject to they provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. The design o1 structures, including signs, shall be generally consistent in character with surrounding uses. Nc drive-up windows or outside automobile service shall be permitted, except for financial institution which are permitted three (3) drive-up windows in conjunction with a branch operation an integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise permitted. Retail and service uses shall be developed as part of larger office structures. Suc retail or service uses shall not stand alone and shall not occupy more than twenty five perce, 25%) of any one floor of a building whose primary use is office. Direct arterial access to individu uses shall occur only when alternative access to local or collector streets or consolidated acce: with adjacent uses is not feasible. 228. Consideration must be given to community need (i.e., suitable location). Gaming activities n permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parkir and joint parking may be permitted.within five hundred feet (500') subject to the standards of tf parking and loading regulations. The design of structures, including signs, shall be genera' consistent in character with surrounding uses. No drive-up windows or outside automobile servi, shall be permitted, except for financial institutions which are permitted three (3) drive-up window in conjunction with a branch operation and integrated into the exterior wall of a "primary us structure. No exterior display of merchandise is permitted. Retail and service uses shall developed as part of larger office structures. Such retail or service uses shall not stand alone a i shall not occupy more than twenty five percent (25%) of any one floor of a building whose prime use is office. Direct arterial access to individual uses shall occur only when alternative access local or collector streets or consolidated access with adjacent uses is not feasible. 229. Allowed where incidental to a permitted primary or secondary use and shall not exceed thi y three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar wholly for retail sales on-site. The design of structures, including signs, shall be genera y consistent in character with surrounding uses. No drive-up windows or outside automobile serve e shall be permitted, except for financial institutions which are permitted three (3) drive-up windo s in conjunction with a branch operation and integrated into the exterior wall of a "primary u‘ structure. No exterior display of merchandise is permitted. Retail and service uses shall e developed as part of larger office structures. Such retail or service uses shall not stand alone s shall not occupy more than twenty five percent (25%) of any one floor of a building whose prim y use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 230. Which serve adjacent employees subject to the following conditions: No signage other than t at located on the cart itself. Cart location must be pedestrian oriented and not street oriented. C in location cannot be on required landscaping or parking areas unless in a Park and Ride lot wh re no more than a single parking space may be taken up by the cart. No more than two (2) espre so 3/31/99 or other temporary vendors per primary use, except for master planned office parks over five (5)acres in size for which a maximum number of carts will be determined by the ZoningAdministrator. The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No drive-up windows or outside automobile service shall be permitted,except for financial institutions which are permitted three (3) drive-up windows in conjunction withabranchgperationandintegratedintotheexteriorwallofa "primary use" structure. No exteriordisplayofmerchandiseispermitted. Retail and service uses shall be developed as part of largerofficestructures. Such retail or service uses shall not stand alone and shall nottwentyfivepercent (25%) of any one floor of a building whose primary use is office. occupy Direct arteh araccesstoindividualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 231. Expansion of existing retail structures subject to site plan review. Construction of new retailbuildingsonthesamesiteasexistingretailbuildings, subject to site plan review. Considerationgiventocommunityneed (i.e., suitable location). The design of structures, including signs,shall be generally consistent in character with surrounding uses. No drive-up windows or outsideautomobileserviceshallbepermitted, except for financial institutions which are permitted three3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall ofa "primary use" structure. No exterior display of merchandise is permitted. Retail and service usesshallbedevelopedaspartoflargerofficestructures. Such retail or service uses shall not standaloneandshallnotoccupymorethantwentyfivepercent (25%) of any one floor of a buildingwhoseprimaryuseisoffice. Direct arterial access to individual uses shall occur only whenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 232. Consideration must be given to community need (i.e., suitable location). Intended and designed toserveimmediatemarketarea (i.e., contiguous CO Zone). No freestanding buildings — must belocatedina "primary use" structure. Three (3) drive-up windows in conjunction with a branchoperation. Integrated into the exterior wall of a "primary use" structure. The design ofstructures, including signs, shall be generally consistent in character with surrounding uses. NQdrive-up windows or outside automobile service shall be permitted, except for financial institutionswhicharepermittedthree (3) drive-up windows in conjunction with a branch operation andintegratedintotheexteriorwallofa "primary use" structure. No exterior display of merchandise ispermitted. Retail and service uses shall be developed as part of larger office structures. Suchretailorserviceusesshallnotstandaloneandshallnotoccupymorethantwentyfivepercent25%) of any one floor of a building whose primary use is office. Direct arterial access to individualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 233. Consideration must be given to community need (i.e., suitable location). Intended and designed toserveimmediatemarketarea (i.e., contiguous CO Zone). No outdoor facilities. No externalsignage.The design of structures, including signs, shall be generally consistent in characterwithsurroundinguses. No drive-up windows or outside automobile service shall be permitted,except for financial institutions which are permitted three (3) drive-up windows in conjunction withabranchoperationandintegratedintotheexteriorwallofa "primary use" structure. No exteriordisplayofmerchandiseispermitted. Retail and service uses shall be developed as part of largerofficestructures. Such retail or service uses shall not stand alone and shall not occupy more thantwentyfivepercent (25%) of any one floor of a building whose primary use is office. Direct arterialaccesstoindividualusesshalloccuronlywhenalternativeaccesstolocalorcollectorstreetsorconsolidatedaccesswithadjacentusesisnotfeasible. 234. Consideration must be given to community need (i.e., suitable location). Intended and designed toserveimmediatemarketarea (i.e., contiguous CO Zone). No freestanding buildings — must belocatedina "primary use" structure. No drive-through service. Signage: For lots within one S 3/31/99 hundred feet (100') of residential zoned properties, external signage shall be subject to the provisions of RMC 4-4-100E5i. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three (3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 2 35. The Hearing Examiner may grant a conditional use permit for an on-site hazardous waste treatment and storage facility in any zone, except residential, that allows the processing or handling of hazardous substances; provided, that the use conforms with the criteria set forth it RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) the location must comply with the State siting criteria as adopted in accordance with RCW 70.105.21C and (b) the location of the hazardous waste treatment and storage facility as subject to site plan review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. (Ord. 4186, 11-14 1988) 36. Provided that the site is over one acre in size and the facility has a minimum setback of on hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a administrative conditional use in this Zone if the site is under one acre or setbacks are less tha one hundred feet (100') from any adjacent residentially zoned parcel. 237. Provided that the facility has a minimum setback of one hundred feet (100') from any adjace residentially zoned parcel. May be allowed with an administrative conditional use in this Zone the setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcel. 238. Permitted use provided that the site is over one acre in size and the facility has a minimu setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allow with a Hearing Examiner conditional use in this Zone if the site is under one acre or setbacks a less than one hundred feet (100') from any adjacent residentially zoned parcel. 239. Prohibited use if site is less than one acre in size or has minimum setbacks of less than o, hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Heari Examiner conditional use provided that the site is over one acre in size and the facility h minimum setbacks of one hundred feet (100') from any adjacent residentially zoned parcel. 240. Provided that the facility has a minimum setback of one hundred feet (100') from any adjace t residentially zoned parcel. May be allowed with a Hearing Examiner conditional use in this ZonE if the setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcel. 241. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Zor unless the Monopole II Facility is to be constructed or1 property where wireless communicate n support structures presently operate, and the new Monopole II Facility will not exceed the heic t of the existing support structures. Otherwise, may be allowed with an administrative condition 31 use permit. 242. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Zc otherwise may be allowed with a Hearing Examiner conditional use permit. 243. Whether emergency or routine, so long as there is little or no change in the visual appearance ,s determined by the Administrator. 3/31/99 244. Permitted subject to the density limitations and dwelling unit type mix requirements of thedevelopmentstandardsforthisZone. 245. Twenty (2p) or fewer small animals per undeveloped gross acre. No small animals allowed on lotslessthanoneacreinsize. Subject to the standards listed in RMC 4-4-010, Standards and ReviewCriteriafoeKeepingAnimals. Only combinations of medium and small animals or large and smallanimalsmaybepermittedoutrightononeundevelopedgrossacre. Front yard setbacks may notbeincludedingrossareacalculation. 246. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allowed onlotslesstl)an one acre in size. Subject to the standards listed in RMC 4-4-010, Standards andReviewCriteriaforKeepingAnimals. Only combinations of medium and small animals or largeandsmallanimalsmaybepermittedoutrightononeundevelopedgrossacre. Front yard setbacksmaynotbeincludedingrossareacalculation. 247. A maximum of one large animal per undeveloped gross acre, except when a farm managementplanhasbeenadoptedbasedontheKingCountyConservationDistrict's Farm Conservation andPracticeStandardsshowingthatadequatepasturagetosupportalargernumberofanimalsisavailable. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria forKeepingAnimals. Only combinations of medium and small animals, or large and small animalsmaybepermittedoutrightononeundevelopedgrossacre. Front yard setbacks may not beincludedingrossareacalculation. 248. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirementsinRMC4-4-010, Standards and Review Criteria for Keeping Animals. Except not permitted in theAutoMallAreaA: Area bounded by Grady Way South, Rainier Avenue South, I-405, and LindAvenueSouth. 249. See also RMC 4-11-110 and 4-4-010H, Requirements for Kennels (Nine (9) or More Animals). 250. RESERVED. 251. Administrative approval under the Site Plan Review section for new neighborhood or communityparkswhicharesmallerthanten (10) acres. Hearing Examiner approval, under the Site PlanReviewsection, for new neighborhood or community parks which are ten (10) acres or larger.Consistency with the City of Renton Parks and Trails Master Plan. Subject to applicablecommerical/civic development standards of Section 4-2-110F, Development Standards forResidentialZoningDesignations. 252. Accessory to a public or quasi-public use. The collection station is portable and temporary (not toexceedninety (90) calendar days out of each year). The collection station is not located on anypublicright-of-way unless a right-of-way use permit is granted by the Board of Public Works. The property owners or managers shall keep the area surrounding the recycling station maintainedandcleanofdebris. Subject to applicable commercial/civic development standards of Section 4-2-110F, Development Standards for Residential Zoning Designations. 253. RESERVED. 254. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirtythreepercent (33%) of the gross floor area, except for floor area that is devoted to food preparedwhollyforretailsaleson-site. If part of a mixed office/light industrial or mixed office/manufacturingcomplex. (Ord. 4432, 12-20-1993) 3/31/99 2 35. Permitted when ancillary to a permitted primary use where food and beverages are served on the premises and located in an area with an Employment Area — Valley land use designation w. shown on the City's Comprehensive Plan Land Use Map, and located south of 1-405. 256. As defined in RMC 4-9-240, Temporary Use Permits. 257. Which would be construed as bulk storage except for the fact that they do not exceed thf minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. I _4 . Ire: expansion of existing manufacturing/industrial) COR 3: Use is not permitted. 3/31/99 4-2-120 B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO CORDENSITY (Net Densiy in Dwelling Units per Acre) Minimum Net Residential 25 dwelling units per net acre N/A Where a development involves a mix ofDensityusesthenminimumresdentialdensity shall be 16 dwelling units per net acre.The minimum density When proposed development does notrequirementsshallnotapplyto involve a mix of uses, then minimumthesubdivision, short plat and/or residential density shall be 5 dwellingdevelopmentofalegallotone- units per net acre.half (1/2) acre or less in size as of March 1, 1995. (Ord. 4466, 8- The same area used for commercial and 22-1994; amd. Ord. 4631, 9-9- office development can also be used to 1996) calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. Maximum Net Residential 25 te-100 dwelling units per net N/A COR 1 and 2: 16 to 25 dwelling units perDensityoDensity-Range acre net acre,without bonus. Bonus density may be achieved subject to noted requirements.32 Density may be increased to one COR 3: 60 dwelling units per net acre.hundred fifty (150) dwelling units The same area used for commercial andperacresubjecttoadministrative conditional approval. office development can also be used to calculate residential density. Where commercial and/or office areas are sha utilized in the calculation of density, the short plat and/or development-of City may require restrictive covenants to l ensure the maximum density is not size as of March 1, 1995. (Ord. exceeded should the property be subdivided or in another manner made 29 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR 994; d Ora 631 n available for separate lease or rTve e-L--r JT ai a•vi v tvv i 0 1996) conveyance. LOT DIMENSIONS 25,000 sq. ft. None Minimum Lot Size None Minimum Lot Width None None None Minimum Lot Depth None None 110 None LOT COVERAGE Maximum Lot Coverage None for properties located within the 65%29 of total lot area or 75% 29 if parking 65% of total lot area or 75% if parking is for Buildings Downtown Core Area". 15 is provided within the building or within a provided within the building or within a For properties located outside the parking garage. parking garage. Downtown Core Area: 65% of total lot area or 75% if parking is provided within the building or within a parking garage. SETBACKS Minimum Front Yard/0 ft. for buildings 25 ft. or less in 15 ft. 29 buildings less than 25 ft. in height. None Street Setbackzs,26 height. 20 ft. 18.29 buildings 25 ft. to 80 ft. in Where any front yard is 15 ft. for buildings over 25 ft. in height,height. required, no building shall Provided that no setbacks are 30 ft. 18.29 buildings over 80 ft. in height. be hereafter erected or required in the"Downtown Core altered so that any por tion Area".15 (Ord. 4690, eff. 151998) thereof shall be nearer the front property line than the distance indicated by the depth of the required front yard. Maximum Front Yard/15 ft. buildings 25 ft. or less in height.iOn lots abutting more than 1 street the None m e fharl( IJLICCI chall nnly he anolied to acwuvr. 30 3/3 1/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR 25 ft. buildings over 25 ft. in height. the primary street as determined by the No maximum is required in the Reviewing Official. Downtown Core Area".15 SETBACKS (Continuer!) Minimum Arterial27/ 10 ft. landscaped setback from the 10 ft. landscaped setback from the street 10 ft. landscaped setback from the streetFreewayFrontageSetbackstreetpropertylineor, property line or, property line or, 20 ft. landscaped setback from the 20 ft. landscaped setback from the back ot20 ft. landscaped setback from the back o1backofthesidewalk, whichever is the sidewalk,whichever is less. the sidewalk, whichever is less.less. Minimum Rear Yard None, unless the CD lot is adjacent to None required, except, 15 ft. if abutting oralotdesignatedResidentialontheadjacenttoaresidentialzone. 2 NA City Comprehensive Plan, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary. Minimum Side YardZ3 NA None required, except 15 ft. if abutting orWhereanyspecifiedsideadjacenttoaresidentialzone. 2 NA yard is required no build ing shall be hereafter erected or altered so that any portion thereof shall be nearer to the side lot line than the distance indicated by the width of the required side yard. Increased Shoreline In COR 3, where the applicableSetback Shoreline Master Program setback is less than 50 feet, the City may increase the setback up to 100% if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. 31 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR LANDSCAPING 10 ft. landscaping strip except for the 10 ft., except where reduced through the NA Minimum Landscape Downtown Core Area". 75 site plan review process. Width Required Along Streets LANDSCAPING (Continued) Minimum Landscape NA 15 ft. sight-obscuring landscaping. If the NA Width Required When a street is a designated arterial, non-sight- Commercial Lot is obscuring landscaping shall be provided Adjacent to Property unless otherwise determined by the z Hearing Examiner through the site plan Zoned Residential 3,31 review process. Minimum Landscape 15 ft. landscaped strip consistent with 15 ft. wide landscaped visual barrier con NA Width Required When a the definition of landscaped visual sistent with the definition in RMC 411120, Commercial Lot is barrier in RMC 411120; or a 5 ft. wide when abutting a residentially zoned Abutting9 to Property sight-obscuring landscaped strip and property2.A 10 ft. sight-obscuring Zoned Residential a solid 6 ft. high barrier used along landscape strip may be allowed through the common boundary of resi dentiallythe site plan review process. 3•5 zoned property.' Minimum Landscape NA 15 ft.wide sight-obscuring landscape NA Width Required When a strip. Commercial Zoned Lot is Adjacent1° to Property Zoned Commercial, Office or Public/Quasi Special Requirements for In the Green River Valley, an additional NA Properties Located within NA 2% of natural landscaping shall be the Green River Valley required for developed sites as per the Planning Area11 Soil Conservation Service Environmental Mitigation Agreement.These areas should not be dispersed throughout a site, but should be aggregated in one por tion of the property.Where possible, the required 2% landscaping for adjacent properties should be contiguous. 32 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO CORHEIGHT Maximum Building Height, a s,2e 250 ft.8,1''1tl 14.95 ft. COR 1 . 10 stories and/or 125 fiveexceptforuseslaxing __ ft e.,9.zs Public Suffix" (P) COR 2 and 316: 10 stories and/or 125 ft.;designation30 pro vided the master plan includes a balance of building height, bulk and density.' Maximum Building Height 20 ft. more than the maximum height 20 ft. more than the maximum heightWhenaBuildingisallowedintheadjacentresidentialallowedintheadjacentresidentialzone.' NA Adjacent to a Lot zone.8.22 Designated as Residential on the City Comprehensive Plan Maximum Height for ' See RMC 44140G.See RMC 44140G. See RMC 44140G. Wireless Communication Facilities SCREENING None required except when a CO lot NA Minimum Required for NA Outdoor Loading, Repair, abuts or is adjacent to a residential zoned in Maintenance or Work lot2, then a fence, or landscaping,or aAreaslandscapedberm, or a combination thereof to achieve adequate visual or acoustical screening as determined by the Reviewing Official.' Surface-Mounted Utility Must be screened from public view. Must be screened from public view. Must be screened from public view.and Mechanical Equipment Roof Top Equipment Must be enclosed so as to be Must be enclosed so as to be shielded Must be enclosed so as to be shieldedExceptPshieldedfromview. from view.from view.Telecommunication Equipment) SCREENING (Continued) 33 I • 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Permitted Outdoor StorageMust be screened from adjacent or Must be screened from adjacent or abut N/A-no outdoor storage is permitted. abutting properties and public rights- ting properties and public rights-of-way. of-way. Outdoor stage uses shall pro Outdoor storage uses shall provide fenc vide fences, berming, and/or land ing, berming, and/or landscaping as scaping as determined by the determined by the Reviewing Official to Reviewing Official to achieve ade achieve adequate visual or acoustical quate visual or acoustical screening. screening. Materials covered by buildings with Materials covered by buildings with roofs ssfeen - roofs but without sides shall be con but without sides shall be considered out sidered outside storage and subject toside storage and subject to the screening the screening provisions of this provisions of this Section. Section. Garbage, Refuse or Must be screened, except for access Must be screened, except for access Must be screened, except for access Dumpsters Contained points, by a sight-obscuring fence or points, by a sight-obscuring fence or points, by a sight-obscuring fence or within Specified Areas landscaping or some combination landscaping or some combination thereof.landscaping or some combination thereof. thereof. PARKING General See RMC 44080. See RMC 44080. Parking of vehicles See RMC 44080. Direct arterial access to related to commercial uses shall not be individual structures shall occur only when allowed on residential streets.alternative access to local or collec tor streets or consolidated access with adjacent uses is not feasible. PEDESTRIAN ACCESS General NA A pedestrian connection shall be pro NA410videdfromapublicentrancetothestreet, unless the Hearing Examiner determines that the requirement would unduly endan ger the pedestrian. SIGNS General See RMC 44100. See RMC 44100.See RMC 44100. LOADING DOCKS 34 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Not permitted adjacent or abutting to a esidential zone. • 3 NA Location NA DUMPSTER Shall not be located within 50 ft. of a res NA Location of Garbage, NARefuseorDumpsterAreas idential zoned2 property, except by approval by the Hearing Examiner through the site plan review process. In no case shall garbage, refuse, or dump ster areas be located within the required setback. RECYCLING COLLECTION STATION OR CENTER Location Shall not be located within any Shall not be located within any required Shall not be located within any requiredIrequiredlandscapearea.landscape area.landscape area.SENSITIVE AREAS General See RMC 43050. l.See RMC 43050. jSee RMC 43050.SPECIAL REVIEW PROCESS NA Because of the necessity of minimizing at- General NA grade railroad crossings, predicting traffic volumes, and avoiding duplication of public infrastructure costs, aAll contiguous properties with CPOR zon ing within-the same-ewnefship-shall be included in a Level II Site Planmastef-development plan -for the entire Zone to be approved in accordance with requirements in Section 4-9-200by the-Zenff}g Adminis#atef. Level I Site Mans for each phase of the project shall comply with the approved Level II Site Planmastef-plan. 35 r 3/31/99 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1.As designated by the Transportation Element of the Comprehensive Plan. 2.R-1, R-5, R-8, R-10, R-14, or RM-I. 3.These provisions may be modified by the Hearing Examiner through the site plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot be fully anticipated at this time. 4.R-1, R-5, R-8, R-10, R-14, RM-I or RM-U. 5.Provided that a solid 6' barrier wall is provided within the landscaped strip and a maintenance agreement or easement for the landscape strip is secured. A solid barrier wall shall not be located closer than 5' to an abutting residentially zoned2 lot. 6.The Hearing Examiner may modify the sight-obscuring provision in order to provide reasonable access to the property through the site plan review process. 7.On lots abutting more than 1 street, the maximum setback requirement shall only be applied to the primary street as determined by the Reviewing Official. For additions to existing structures, the maximum setback requirements shall only apply when the addition is subject to the site plan review. 8.For uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no case shall building height exceed the maximum allowed by that Section. 9.Abutting is defined as "Lots sharing common property lines". 10. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". 11. The boundaries of the Green River Valley for purposes of this Section are generally defined as the Green River on the west, SW 43rd Street on the south, the base of Talbot Hill to the east, and the Burlington Northern Railroad tracks on the north. 12. The master development plan shall consist of a conceptual and flexible land use plan depicting the general location and relationships of the following: Critical areas, focal points within the project (e.g., public plazas, art work, etc.), general location and size of buildings, major access points/gateways (both into the site and into the City), phasing of development, private and public open space provisions, public access to water and/or shoreline ar es, public transit, recreation areas, vehicle and pedestrian circulation and access to public streets, and view corridors.RESERVED. 13. Heights may exceed the maximum height under Hearing Examiner conditional use permit. In consideration of a request for conditional use permit for a building height in excess of 95' the Hearing Examiner shall consider the following factors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information: COR3ZONE.DOC\36 3/31/99 a. Location Criteria: Proximity of arterial streets which have sufficient capacity toaccommodatetrafficgeneratedbythedevelopment. Developments are encouragedtolocateinareasservedbytransit. b. Comprehensive Plan: The proposed use shall be compatible with the generalpurpose, goals, objectives and standards of the Comprehensive Plan, the zoningregulationsandanyotherplan, program, map or regulation of the City. c. Effect on Adjacent Properties: Buildings in excess of 95' in height at the proposedlocationshallnotresultinsubstantialorundueadverseeffectsonadjacentproperty.When a building in excess of 95' in height is adjacent to a lot designated residential ontheCityComprehensivePlan, then setbacks shall be equivalent to the requirementsoftheadjacentresidentialzone. d. Bulk: Buildings near public open spaces should permit public access and, wherefeasible, physical access to the public open space. Whenever practicable, buildingsshouldbeorientedtominimizetheshadowstheycauseonpubliclyaccessibleopenspace. e. Light and Glare: Due consideration shall be given to mitigation of light and glareimpactsuponstreets, major public facilities and major public open spaces. 14. COR 1 is applied to the property known as the Stoneway Concrete Site. 15. "Downtown core area" is that area bounded by the centerlines of Smithers AvenueSouthfromSouthFourthPlacetoSouthThirdAvenueandalongAvenueSouthfromSouthThirdStreettoSouthSecondStreet, bounded on the north by the Cedar River,east to Mill Avenue South, south to South Fourth Street and west to Smithers AvenueSouth. This area shall also extend to the west property line of those propertiesfrontingalongthewestsideofLoganAvenueSouthbetweenSouthSecondandAirportWay, but in no case shall the area extend more than 100' west of the LoganAvenueSouthright-of-way. 16. COR 2 is applied to the property known as the Port Quendall Site. CORtothepropertyknownastheShuffletonsite. 3 is applied 17. Heights may exceed the maximum height by up to 50' with bonuses for plazas andotheramenities, subject to a Hearing Examiner's conditional use permit. 18. A reduced minimum setback of no less than 15' may be allowed for structures inexcessof25' in height through the site plan review process. 19. Additional height may be allowed; provided, the applicant can demonstrate provisionofthefollowingsignificantpublicbenefits: a. Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern withinthesite; b. Provision of 5 affordable units per 50 units, which meet the provisions of thehousingelementoftheComprehensivePlan; COR3ZONE.DOC\ 37 i 3/31/99 . c. Provision of an additional 25' setback from the shoreline above that required by the Shoreline Management Act; d. Establishment of view corridors from upland boundaries of the site to the shoreline; e. Water related uses. If the applicant wishes to reach these bonus objectives in a different manner, a system of floor area ratios may be established for the property to be determined at the time of site plan review. Furthermore, the master plan must address the impact of this height on neighboring area and mitigate these impacts. 20. The maximum setback may be modified by the Reviewing Official through the site plan review process if the applicant can demonstrate that the site plan meets the following criteria: a. Orient development to the pedestrian through such measures as providing pedestrian walkways, encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Create a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promote safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. The Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site plan: a. due to factors including but not limited to the unique site design requirements or physical site constraints such as sensitive areas or utility easements; or b. one or more of the criteria would not be furthered or would be impaired by compliance with the maximum setback; or c. any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. 21. In consideration of a request for conditional use permit for additional building height the Hearing Examiner or Zoning Administrator shall consider the following-factors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information. a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning COR3ZONE.DOC1 38 3/31/99 regulations and any other plan, program, map or regulation of the City. (Ord. 4404, 6-7-1993) c. Effect on Adjacent Properties: Buildings height shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of themaximumheightisproposedadjacenttoorabutsalotdesignatedR-1, R-5, R-8, R-10, R-14 or RM-I, then the setbacks shall be equivalent to the requirements of theadjacentresidentialzoneifthesetbackstandardsexceedtherequirementsoftheCommercialZone. (Ord. 4593, 4-1-1996) 22. Heights may exceed the maximum height under Hearing Examiner conditional usepermit. 23. Exceptions: Eaves and cornices may extend over the required side yard for adistanceofnotmorethan2'. Accessory buildings when erected so that the entirebuildingiswithinadistanceof30' from the rear lot line may also occupy the side yardofaninsidelotline. (Ord. 1905, 8-15-1961) 24. These areas should not be dispersed throughout a site, but should be aggregated inoneportionoftheproperty. Where possible, the required 2% landscaping for adjacentpropertiesshouldbecontiguous. 25. Eaves, cornices, steps, terraces, platforms and porches having no roof covering andbeingnotover42" high may be built within a front yard. 26. Exception: When 40% or more, on front foot basis, of all property on 1 side of a streetbetween2intersectingstreetsatthetimeofthepassageofthisCodehasbeenbuiltupwithbuildingshavingaminimumfrontyardofmoreorlessdepththanthat established by the Code, and provided, that the majority of such front yards do notvarymorethan6' in depth, no building shall be built within or shall any portion, saveasaboveexcepted, project into such minimum front yard; provided, further, that nonewbuildingsberequiredtosetbackmorethan35' from the street line in the R-2 orR-3 Residential Districts, nor more than 2' farther than any building on an adjoining lotandthatthisregulationshallnotbesointerpretedastoreducearequiredfrontyardtolessthan10' in depth. (Ord. 1472, 2-18-1953) 27. Includes major or secondary arterials as defined in the arterial street map of the City's6YearTransportationImprovementPlan. Arterial Streets within the Central BusinessDistrictboundedbytheCedarRiver, FAI 405 Freeway, South 4th Street, ShattuckAvenueSouth, South Second Street, and Logan Avenue South — shall be exemptfromthissetbackrequirement. 28. Exception for Community Facilities: The following development standards shall applytoalluseshavinga "P" suffix designation. Where these standards conflict with thosegenerallyapplicable, these standards shall apply: a. Publidly owned structures housing such uses shall be permitted an additional 15' inheightabovethatotherwisepermittedintheZoneif"pitched roofs", as defined herein,are used for at least 60% or more of the roof surface of both primary and accessorystructures. b. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be COR3ZONE.DOC\ 39 3/31/99 increased as follows, up to a maximum height of 75' to the highest point of the building: i) When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); ii) When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line, and; iii) On lots 4 acres or greater, 5 additional feet of height for every 1 reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 29. Except with approved master site plans. 30. All uses having a "Public Suffix" (P) designation are subject to the following: Height: Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if"pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of 75' to the highest point of the building: a. When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); b. When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line; and c. On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 31. Through the site plan review process, the Hearing Examiner may waive the sight- obscuring_provision in order to provide reasonable access to the property. 32. Where included, affordable units must meet the provisions of housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, a transfer of density may be allowed for other portions of the site. COR3ZONE.DOC\40 3/31/99 Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre maybeallowed; provided there is a balance of height, bulk and density established through afloorarearatiosystemand/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provisionmaybeallowed; provided, there is a balance of height, bulk and density establishedaddressingthefollowingpublicbenefits: a) Provision of continuous pedestrian access totheshorelineconsistentwithrequirementsoftheShorelineManagementActandfittingacirculationpatternwithinthesite, b) Provision of an additional twenty five foot (25')setback from the shoreline above that required by the Shoreline Management Act, c)Establishment of view corridors from upland boundaries of the site to the shoreline, d)Water Related Uses. If the applicant wishes to reach these bonus objectives in adifferentsystem, a system of floor area ratios may be established for the property to bedeterminedatthetimeofsiteplanreviewasapprovedbyCouncil. COR3ZONE.DOC\ 41 3/31/99 TABLE 4-8-120C LAND USE TYPE Site Plan.Level I Site Plan.Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS 10%Notice of Intent to Annex 60%Petition to Annex Affidavit of Installation of Public Infor mation Sign Applicant Agreement Statement(for wireless communication facilities) Applicant's Confirmation of Condition Compliance I Application Fee per RMC 41170 x x Assessment Information Authorization for Abatement Binding Site Plan Map Business License Application for Home Occupation Calculations,Survey IColored Display Maps t I Construction Mitigation Description 5 Draft Deed for Any Proposed Dedica tion of Land for Public Purposes Draft Homeowner's Association Doc 4 uments,if applicable COR3ZONE.DOC\42 3/31/99 LAND USE TYPE Site Plan.Level I Site Plan.Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Draft Restrictive Covenants,if any 4 IDrainage Control Plan 5 5 IDrainage Report 4 4 Elevations,Architectural 12 Elevations,Grading 4 IEnvironmental Checklist 12 12 IExisting Covenants(recorded copy) 5 5 IExisting Easements(recorded copy) 5 5 Final Plat Plan I Floodplain Map,if applicable 12 12 Floor Plans 5 Geotechnical Report S 5 IGrading Plan,Conceptual 12 12 Grading Plan,Detailed Inventory of Existing Sites(for wire less communication facilities) Justification for the Comprehensive Plan Amendment and,if applicable, Rezone COR3ZONE.DOC\ 43 3/31/99 LAND USE TYPE Site Plan.Level I Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Justification for the Conditional Approval Permit(nonconforming structure) Justification for the Conditional Approval Permit(nonconforming use) Justification for Conditional Permit Request Justification for Rezone Justification for Variance Request King County Assessor's Map Indicat ing Site ILandscaping Plan,Conceptual 5 5 Lease Agreement,Draft(for wireless communication facilities) ILegal Description 12 12 Letter Describing Proposed Home Occupation Letter from Property Owner Letter to Examiner/Council Stating Reason(s)for Appeal per RMC 48110C3 Letter Explaining Which Comprehen sive Plan Text/Policies Should Be Changed and Why List of Affected Property Owners within Annexation Area Boundary COR3ZONE.DOC\ 44 3/31/99 . I LAND USE TYPE,Site Plan,Level I Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS IList of Surrounding Property Owners 2 2 Lot Line Adjustment Map Mailing Labels for Property Owners 2 Map of Existing Site Conditions Map of View Area(for wireless corn munication facilities only) IMaster Application Form 12 12 Mobile Home Park Plan Monument Cards(one per monu ment) I Neighborhood Detail Map 12 12 IParking,Lot Coverage and Land 5 scaping Analysis Photo Simulations(for wireless corn munication facilities only) IPlan Reductions(PMTs) I I IPostage x x Plat Certificate I Preapplication Meeting Summary,if 5 S any Preliminary Plat Plan COR3ZONE.DOC\ 45 3/31/99 . LAND USE TYPE Site Plan,Level I Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS IProject Narrative 12 12 Proposal(non-project,e.g.,draft ordi Hance,plan or policy) Proposal Summary(non-project) Public Works Approval Letter Routine Vegetation Management Application Form Screening Detail,Refuse/Recycling 12 Service Area Map(for wireless com munication facilities only) Short Plat Plan Short Plat Plan, Final Site Plan, Level I 12 Site Plan, Level II 12 Site Plan,Shoreline Permit Statement Addressing Basis for Alter nate and/or Modification Statement Addressing the Basis for the Shoreline Permit Exemption Request Statement Addressing the PUD's Relationship to the City Comprehen sive Plan COR3ZONE.DOC\ 46 3/31/99 . 4-8-120.D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FORBUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 19. Definitions S: Site Plan, Level I ^^-' Re : A single fully dimensioned plan sheet drawn at a scale ofoneinchequalstwentyfeet (1" =20') (or other scale approved by the Development ServicesDivisionDirector) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names ofadjacentstreets, d. Widths of all adjacent streets and alleys, e. Thd location of all existing public improvements including, but not limited to, curbs,gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., alongthefullpropertyfrontage, f. Location and dimensions of existing and proposed structures, parking and loadingareas,,driveways, existing on-site trees, existing or proposed fencing or retainingwalls, ,freestanding signs, easements, refuse and recycling areas, freestandinglightingfixtures, utility junction boxes, public utility transformers, storage areas, bufferareas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshesandwetlands, h. Ordinary high water mark, existing and proposed, f applicable, i. For wireless communication facilities, indicate type and locations of existing andnewplantmaterialsusedtoscreenfacilitycomponentsandtheproposedcolor(s) forthefacility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/oruse, Hi. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi Allowable and proposed building height, COR3ZONE.DOC\ 49 r i 3/31/99 vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: Number of stalls required, by use; number of stalls provided, by use, Sizes of stalls and angles, Location and number of handicap stalls, compact, employee and/or guest parking stalls, Location and size of curb cuts, Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, Location of wheel stops, Loading space, Stacking space, Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, Square footage of interior parking lot landscaping. Site Plan, Land Use, Level II: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) consisting of a conceptual plan indicating the following: a. Information from Site Plan Level I items a, b, and c. b. A legend listing the following must be included on one of the sheets: Total square footage of the site, Square footage (by floor and overall total) of each individual building and/or use, Total estimated square footage of all buildings (footprint of each building), Percentage estimate of lot coverage, Square footage estimate of all landscaping (total and parking lot), Allowable and proposed building height, Building setbacks proposed and required by Code, COR3ZONE.DOC\50 3/31/99 . Parking analysis, including estimated number, size, and type of stalls required, by use and number of stalls provided, by use. c. G4neral location and size of buildings and uses, d. Phasing of development, e. Maior access points and access to public streets, vehicle and pedestrian circulation, public transit stops, f. Critical areas, g. Focal points within the project (e.q., public plazas, art work, gateways both into the site and into the City, etc.) h. Private and public open space provisions, and recreation areas i. View corridors, j. Public access to water and/or shoreline areas. COR3ZONE.DOC\ 51 3/31/99 . 4-9-200 SITE PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site plan approval ( both Level I — detailed site plan review and Level II — conceptual site plan review shall be to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City of Renton. Site plan elements subject to this Section include, but are not limited to, site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking and loading arrangements, and illumination. Site planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review does not include design review, which addresses the aesthetic considerations of architectural style, exterior treatment and colors. Site plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known, but before final building plans are completed. The intent of site plan approval shall be: 1. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 2. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on- and off-site; 3. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas; 5. To protect the desirable aspects of the natural landscape and environmental features of the City by minimizing the undesirable impacts of proposed developments on the physical environment; 6. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 7. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 8. To promote the creation of"campus-like" and "park-like" settings in appropriate zones; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-1986) A secondary purpose of site plan review regulations is to provide a process for Level II site plan approval whereby a conceptual plan, indicating the physical and functional COR3ZONE.DOC\ 52 3/31/99 interrelationships between uses and facilities on the site, and allowing consideration andmitigationofpotentialimpactsthatcouldresultfromlarqescalesiteandfacilitydevelopment,can be approved and vested to current zoning without the level of detail necessary for Level Isiteplanapproval. B. APPLICABILITY: 1. Level I Site Plan Review: No building permit shall be issued for any use requiring Level IsiteplanapprovalpursuanttothisSectionuntiltheEnvironmentalReviewCommitteehasdeterminedthatapublichearingisnotrequiredortheHearingExaminerReviewingOfficialhasapprovedorapprovedwithconditionsthesiteplanapplication. All building permits issuedshallbeincompliancewiththeapprovedLevelIsiteplan. Site plan review, Level I, isrequiredfor: 4a. All Development in Certain Zones: All development in the Industrial Light (IL),Commercial Office (CO) and Public Use (P-1) Zones and CC, CN, CD, CA, CS,COR. and the Residential Use — Maximum 10 Units per Acre (R-10),Manufactured Housing Park (RMH), Residential Multi-Family (RM) andResidentialUse — Maximum 14 Units per Acre (R-14) Zones, b Specified and Secondary Uses: Secondary uses and other uses specified withineachzoningdistrict, provided that: ad Exceptions for Secondary Uses: Where secondary uses are required to file an application for a site plan review by the provisions of the zoningregulations, but would otherwise be exempt from the site plan reviewrequirements, the decisions of the Zoning Administrator shall not be subject to public notice and comment, or the requirement for a publichearing. (Ord. 4404, 6-7-1993) a c Development within the Valley Planning Area: All development within theValleyPlanningArea. 4d. Hazardous Waste Facilities: All hazardous waste treatment and storagefacilities. 2. Level II Site Plan Review: Applicability: Level II Site Plan Review is optional in all zoneslistedinsection4-9-200.B.1, except the COR zones where it is required pursuant to Section4-2-120.B, Special Review Process. C. EXEMPTIONS: 1. Development Exempt from Site Plan Review in All Zones (except R-101 R-14, andCORzones): In all zones, the following types of development shall be exempt from therequirementsofsiteplanreview: a. Interior Remodels: Interior remodel of existing buildings or structures, provided: i. The alterations conform with any prior approved site plan; and ii. The alterations do not modify the existing site layout. COR3ZONE.DOC\ 53 4/5/99 b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-1986) c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7- 1986) 2. Development Exempt from Site Plan Review in the R-10-and, R-14, and COR Zones: In the R-10-aftd, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: hi. In the R 10 Zone, all All development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4- 9-070, Environmental Review Procedures, excluding shadow platting of 2 or more units per Section 4-2-110F. ii. In the R 10 Zone, development Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. as defined in Section 4 2 110F ab. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. d--Planned Unit Developments. bc. R-10, R-14, and COR Zones: i_-Exterior remodeling or expansion of an existing detached or semi-attached single family home and/or primary residence, excluding the addition of a new dwelling unit(s). eii. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6- 17-1996) eiii. Conditional Use Permits. CO R3ZON E.DOC\ 54 3/31/99 Cy. Off-Premises Signs (Billboards). gv. Minor Work in Shoreline Areas: Minor new construction, repair, remodelingandmaintenanceactivitiesthatwouldotherwisebeexemptfromsiteplanapprovaliftheywerenotlocatedwithintheShorelineMasterProgramjurisdiction. (Ord. 3981, 4-7-1986) vi. R-10, R-14, and COR Zones - Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with anyotherrequiredhearing, such as rezone or subdivision, if the details of the development aresufficientlydefinedtopermitadequatereview. Except for Level II Site Plans which mayrequirehearingspursuanttoSection4-9-200.G9.b or c, A—a public hearing before theHearingExaminershallberequiredforallprojects P4afl Appfoval, if: (Ord. 4551, 9-18-1995) 1. Significant Environmental Concerns Remain: The Environmental Review Committeedeterminesthatbasedondepartmentalcommentsorpublicinputtherearesignificantunresolvedconcernsthatareraisedbytheproposal; or 2. Applicant Requests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) semi-attached or attached residential units; b. One hundred thousand (100,000) square feet of gross floor area in the IL or COZoneorotherzonesintheValleyPlanningArea; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM,CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or f. Ten (10) acres in size. 4. Commercial Property Adjacent or Abutting Certain Residential Zones: Anycommercialpropertythatisadjacenttoorabuttingthefollowingresidentialzones: RC, R-1,R-5, R-8 and R-10. (Ord. 4551, 9-18-1995) E. DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS: The Reviewing Official shall review and act upon site plansbaseduponcomprehensiveplanningconsiderationsandthefollowingcriteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton.However, strict compliance with any one or more particular criterion may not be necessary orreasonable. These criteria also provide a frame of reference for the applicant in developing a COR3ZONE.DOC\ 55 3/31/99 . site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following: 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use; and j. Prevention of neighborhood deterioration and blight. k. Special Review Criteria —COR Zones: i. The plan is consistent with the Planned Action Ordinance, if applicable; and, ii. The plan creates a compact, urban development that includes a compatible mix of uses where appropriate; and iii. The plan provides an overall urban design concept that is internally consistent, and harmonious with development on adjacent sites; and iv. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; and v. The plan provides view corridors to the shoreline area where applicable; and vi. Public access is provided to water and/or shoreline areas; and vii. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items; and viii. The plan assures adequate access to public streets; and ix. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. COR3ZONE.DOC\ 56 3/31/99 . 2. Waiver of Further Consideration of Level I Criteria: Approval of a Level II Site PlanwhichwasnotcombinedwithaLevelIsiteplanapplicationmayhavesatisfiedportionsofRMC4-9-200.F and the Reviewing Official or his or her designee has discretion to waivethoseportionsoftherequirementsthathavebeensatisfiedbytheLevelIIsiteplanapproval.Whenever the Zoning Administrator or his or her designee has discretion to note thoseportionsoftherequirementsashavinqbeensatisfiedbytheLevelIIplanapproval, suchsectionsoftheCodeshallbedetailedandthatportionoftheapprovedLevelIIplanwhereintherequirementsweresatisfiedshallbecitedbytheReviewingOfficialorhisorherdesigneeintheapprovalofsubsequentphasesandwaivefurtherconsiderationofthem. F. ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS: 21. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that couldimpairtheuseorenjoymentorpotentialuseofsurroundingusesandstructuresandofthecommunity; b. Mitigation of undesirable impacts when an overscale structure, in terms of size,bulk, height, and intensity, or site layout is permitted that violates the spirit and/orintentoftheZoningCodeandimpairstheuse, enjoyment or potential use ofsurroundingproperties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement oflandscaping, fencing and/or other buffering techniques, in order to prevent conflictsandtopromotecoordinatedandplannedbenefitfrom, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to thenaturalcharacteristicsofasiteinordertoavoidoverconcentrationofstructuresona particular portion of a site such that they create a perception of greater height or bulkthanintendedunderthespiritoftheZoningCode; e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities betweenuseswhenbeneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and serviceareasorfacilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on viewsfromexistingbuildingsandfuturedevelopablesites, recognizing the public benefitanddesirabilityofmaintainingvisualaccessibilitytoattractivenaturalfeaturesandof promoting "campus-like" or"park-like" settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for allpermittedoutdoorstorageareas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, inordertopromotea "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by theZoningCode; COR3ZONE.DOC\ 57 3/31/99 h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 32. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage• from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 43. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; COR3ZONE.DOC\ 58 3/31/99 h. Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas,buildings, public sidewalks and adjacent properties. 64. Review of Signage—All Zones, Site Plan Level I: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear inproportiontothebuildingandsitetowhichtheypertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary forsignvisibility; and e. Provision of an identification system to allow for quick location of buildings andaddresses. (Ord. 3981, 4-7-1986) 65. Special Review Criteria and Process for Proposals within an Aquifer ProtectionArea (APA): Prior to the issuance of any permit in an aquifer protection area, a finding mustbemadethattheproposalwillnotimpactthequantityorqualityofwaterintheaquiferonashort-term basis, long-term basis, or cumulatively in conjunction with other existing orproposeduses. a. Authority and Responsibility for Finding: The required finding shall be made by theHearingExaminerforallproposalswhicharesubjecttoapprovalbytheHearingExaminerpursuanttoRMC4-1-050F. All other findings shall be made by the WaterUtilityEngineer. b. Review Criteria: The required finding shall be based on the activities to beconducted, substances that will be stored, handled, transported, treated, used orproduced, and the potential for these activities or substances to degrade the groundwater quality. 76. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conforrn with all adopted Federal, State and local design and construction standards. b. Underground hazardous waste treatment and storage facilities shall comply withRMC4-5-120, Underground Storage Tank Secondary Containment Regulations. c. Hazardous waste treatment and storage facilities shall comply with article 80 of theUniformFireCodeasadoptedbyordinancebytheCityofRenton. COR3ZONE.DOC\ 59 3/31/99 . d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits. e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. (Ord. 4186, 11-14-1988) F G. SITE PLAN REVIEW PROCEDURES: 1. General: All site plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. (Ord. 3981, 4-7-1986) 2. Preapplication Conference Recommended: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site plan review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. (Ord. 3981, 4-7-1986) 3. Submittal Requirements and Application Fees: Shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with Section 4-9- 200.B, an applicant may submit: a. A Level I site plan; or b. A Level II site plan; or c. A combined Level I/Level II site plan for the entire site: or d. A Level II site plan addressing the entire site, and a Level I site plan(s) for one or more phases of the site that address(es) less than the entire site. 4. Public Notice and Comment Period Required: Whenever a completed site plan application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. (Ord. 3981, 4-7-1986) 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9- 070, Environmental Review Procedures. (Ord. 4008, 7-14-1986) Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed site plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. COR3ZONE.DOC\60 3/31/99 . 6. City Notification of Applicant: After the departmental comment period, the DevelopmentServicesDivisionshallnotifytheapplicantofanynegativecommentsorconditionsrecommendedbythedepartments. When significant issues are raised, this notificationshouldalsoInormallyinvolveameetingbetweentheapplicantandappropriateCityrepresentatives. The applicant shall have the opportunity to respond to the notification eitherbysubmittingarevisedsiteplanapplication, by submitting additional information, or bystatinginwritingwhytherecommendationsareconsideredunreasonableornotacceptable. 7. Revisions or Modifications to Site Plan Application: Whenever a revised site plan ornewinformationisreceivedfromanapplicant, the Development Services Division mayrecirculatetheapplicationtoconcerneddepartments. Consulted departments shall respondinwritingwithinten (10) days with any additional comments. In general, the City'senvironmentaldeterminationofsignificanceornonsignificancepursuanttoRMC4-9-070,Environmental Review Procedures, will not be issued until after final departmental commentsonthesiteplatorrevisedsiteplanarereceived. (Ord. 3981, 4-7-1986) 8. Special Review For Planned Actions; A consistency review shall be conducted by theZoningAdministratorforproposalssubmittedundertheauthorityofanadoptedPlannedActionOrdinance. If found consistent with the Planned Action Ordinance including required conditions andmitigationmeasures, the Zoning Administrator shall notify the applicant of the departmentalcommentsandtheconsistencyanalysisconsistentwithSection4-9-200.G.6. Revisions ormodificationsmaybemadeinaccordancewithSection4-9-200.G.7. Once these steps havebeencompleted, the Zoning Administrator shall forward the Level II Site Plan to theEnvironmentalReviewCommitteetodetermineifapublichearingbeforetheHearingExaminerisrequired. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notifytheapplicantofthedepartmentalcommentsandtheconsistencyanalysisconsistentwithSection4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4-9-200.G.7. If the application is still found to be inconsistent once these steps have beencompleted, the Zoning Administrator shall forward the findings to the Environmental ReviewCommitteetodetermineifadditionalenvironmentalreviewisrequired. The application shallthenfollowtheprocess, subsections 9.b for Level II Site Plans with no applicable PlannedActionOrdinance. If the application is modified to be consistent with the Planned ActionOrdinance, the Zoning Administrator shall forward the proposed Level II Site Plan to theEnvironmentalReviewCommitteetodetermineifapublichearingbeforetheHearingExaminerisrequired. 89. Environmental Review Committee to Determine Necessity for Public Hearing: a. Level I Site Plans: Upon receipt of final departmental comments and after thecloseofthepubliccommentperiod, the Environmental Review Committee_ shall determine the necessity for a public hearing on the site plan for those projects thathavenotbeenreviewedaspartofamasterLevelIIsiteplanpursuanttoRMC4-9-8200, Master Site Plan Approval. (Ord. 4551, 9-18-1995) Where a Level II siteplanisapproved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Level II Site Plans without Planned Action Ordinance, or Combined Level I/IISitePlansWithoutPlannedActionOrdinance: COR3ZONE.DOC1 61 3/31/99 i. COR Zones: The Hearing Examiner shall consider the application and hold a public hearing consistent with Section 4-9-200.G.12, except the Examiner shall issue a recommendation rather than a decision. The City Council shall consider the recommendation of the Hearing Examiner and issue a decision on the application. ii. Other Zones: The provisions of 4-9-200.D shall apply. Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing before the Hearing Examiner on the site plan. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. c. Level II Site Plans Under Planned Action Ordinance or Combined Level I/II Site Plans Under Planned Action Ordinance: The Environmental Review Committee shall consider the following criteria to determine if a hearing before the Hearing Examiner should be held regarding the Level II Site Plan and any associated site plan applications. A hearing before the Hearing Examiner is required unless both of the following criteria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and, ii. The environmental impact statement for the Planned Action reviewed preliminary conceptual plans for the site which provided the public and decisionmakers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. If a hearing is not required, the Zoning Administrator shall render a decision on the proposed application consistent with Section 4-9-200.G.10. 910. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site plan application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. (Ord. 3981, 4-7-1986) 011. Administrative Approval of Site Plan: When the Environmental Review Committee determines that a public hearing is not required, the proposed site plan shall be deemed approved, subject to any environmental mitigating measures that may be a part of the City's declaration of significance or nonsignificance. (Ord. 4551, 9-18-1995) 4412. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site plan application. (Ord. 3981, 4-7-1986) b. Examiner's Decision: After conducting at least one public hearing on the site plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. COR3ZONE.DOC\ 62 3/31/99 . The Hearing Examiner shall approve a site plan if the applicant demonstrates that theproposedsiteplanisconsistentwiththegeneralpurposesofthisSectionandwiththereviewcriteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shallhavethepowertoplacereasonableconditionsonormodifyasiteplaninordertosatisfythegeneralpurposesofthisSectionandtoachieveconsistencywiththereview-criteria. However, strict compliance with any one or more particular criterionmaynotbenecessaryorreasonable. Such conditions or modifications may include,but are not limited to, screening, buffering, building location and orientation, paving,landscaping, vegetation removal, grading and contouring. The Hearing Examiner shallalsohavethepowertofixthelocationandconfigurationofdriveways, walkways,parking and loading areas, emergency access, curbs, planting areas, and signs.When only a portion of a site is proposed for development, such power to condition, modify or fix shall be exercised only for that area which is directly related to or may beimpactedbytheactualproposeddevelopment. To the extent necessary to meet the site review criteria and to the extent necessary tocompensatefortheimpactsattributabletotheproposeddevelopment, the HearingExaminermayimposeadditionalrequirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; iv. Improvements to identified or planned public rights-of-way, includingpaving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikewaysorpedestrianpaths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Plan Subsequent to Public Hearing and Prior to Decision: Inallcases, if an applicant can demonstrate that a site plan can be made consistent with the review criteria and general purposes by alternative modifications to the site plan,the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site plan. If a public hearing on the site plan application hasalreadybeenclosed, the modifications proposed by the applicant shall beadministeredaccordingtosubsectionG-I of this Section. e. Denial of Site Plan: If the Hearing Examiner finds that the site plan applicationcannotbemadeconsistentwiththegeneralpurposesandreviewcriteriaofthisSectionbyrequiringreasonableconditions, then the site plan shall be denied. f. Limitations on Authority: The authority to condition or deny site plan applications should be exercised to the minimum extent necessary to protect the public interestandwelfareasexpressedinthepurposesofthisSection. (Ord. 3981, 4-7-1986) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Minor modifications maybepermittedbyadministrativedetermination. To be considered a minor modification, theamendmentmustnot: COR3ZONE.DOC\ 63 3/31/99 1. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan: or 3. Change the boundaries of the originally approved plan. GI. MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Major adjustments to an approved site plan require an amended application pursuant to I subsection t`G of this Section. The review and approval shall rest with the approval body which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-1986) L1. TIMING OF BUILDING PERMITS: (Rc T Building permits shall not be issued until the appeal period for an approved Level I Site Plan has expired. v1K. EXPIRATION AND EXTENSION OF-SITE PLAN APPROVAL: 1. Level I Site Plan: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the approval body which approved the original site plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986) 2. Level II Site Plan: For a non-phased Level II Site Plan or a combined and non-phased Level I/Level II Site Plan approval, the approval body shall determine an appropriate expiration date for the site plan which may exceed two years, but shall not exceed five years. An applicant shall submit a Level I Site Plan for the site within the specified time frame if a Level I Site Plan was not combined with the Level II Site Plan application. The Zoning Administrator may grant a one year extension for good cause provided the applicant submits a request 45 days in advance of the original expiration date. KL. EXCEPTION TO TWO (2) YEAR TIME LIMIT FOR LEVEL I OR LEVEL II PHASED PROJECTS: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site plan approval is being requested. In every case, the site plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. I 2. Authority for Extension of Time: The Hoaring Examiner Reviewing Official may grant site plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection d-K of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. COR3ZONE.DOC\ 64 3/31/99 . 3. Expiratidn of Phase(s): If the time limits of a particular phasepse are not satisfied, then siteplanapprovalforthatphaseandsubsequentphasesshallexpire. The Hearing Examinershallalsodetermineifsuchaphasedprojectwillbeeligibleforanyextensionsofthetimelimits. 4. Vested fbr the Purposes of Zoning: As long as the development of a phased projectconformstotheapprovedphasingplan, the zoning regulations in effect at the time of theoriginalapprovalshallcontinuetoapply. However, all construction shall conform to theUniformBuildingCodeandUniformFireCoderegulationsinforceatthetimeofbuildingpermitapplication. (Ord. 3981, 4-7-1986) tM. APPEALS: Any decision on an administrative site plan approval shall be appealed as an administrativedecisionpursuanttoRMC4-8-110, Appeals. Any appellant must be seeking to protect aninterestthatisarguablywithinthezoneofinteresttobeprotectedorregulatedbythisSection, must allege an injury in fact, and that injury must be real and present rather thanspeculative. (Ord. 4551, 9-18-1995) COR3ZONE.DOC\ 65 3/31/99 4 9 210 SITE PLAN APPROVAL, MASTER: A. PURPOSE: The master site plan procc s is to pfev': -a site plan approval at the conceptual stage for s occurring over-a long period of time or which arc of such a size and cemple; independent site plan review burdensome, difficult, er inclined to lead to segmented and inconsistent conditions and approvals. The process is alse-te provide a plan for the physical and functional interrelationships between uses and facilities mitigate potential impacts that could result from large scale site and facility development. Ord. 4551, 9 18 1905) Once conceptual site plan approval has been obtained, individual- phases, buildings or developments will -be approved, conditioned er denied by administrative determination pursuant to the City's site plan review regulations and this Section. B. APPLICABILITY: Master site plan review is particularly appropriate to include, but not be limited to, the following types of developments: 2. Development which consists of a number of unconnected buildings, projects or with-er without a certainty of order of development. timing of development. 4. Development of a number of buildings or projects under single ownership on geographically separated parcels within the City. er the laws of tne-State-ef-Wash-i-n-gten-r-w4etheF-e-F-Ret--FRee4ng any other category listed above which: a. will be developed repetitiously, periodically, or over an extended time period due to size, b. have been identified in the City's Comprehensive have been the subject of a public hearing. 6. Exemptions: (Reserved) C. SUBMITTAL REQUIREMENTS AND APPLICATION FEES: 70, Land Use Review Fees, and 4 8 120C ' and Use Applications. COR3ZONE.DOC\66 3/31/99 . D. DECISION CRITERIA: ts: The master site plan application shall provide sufficient detail as to the scale-of the proposed improvements, the quantity of thevarioustypes-ef spaces to be-previded, the use to which the structures will be put, the bulk sad sue-# fu-Ftiser dcta+l us te-domens-tFate the physical the proposed development with its stir-Fe-binding areas and what public amenities will beprovided, if any. cite plan application if the Examiner feels there is inadequate detail upon which to render of detail must be appropriate for themastersiteplanprocessleavingindividualdetailstotheadministrativesiteplanprocess. Forexample, the master site planning appr development pursuant to City Code to mitigate or avoid potential adverse impacts on or offcitethroughsuch-devices as self imposed limits ratio of developed space-to open space. The intent of such development standards would betocreate-conceptual site plans of sufficient detail se-that a-revie er c The applicant ma • Examiner with the approval of an indivislu-al phase -ef the master site plan that would F.REVIEW PROCESS: publication of notice in-the same maanmoer as for site plan approval. modification as granted to him under RMC 4 0 210D, except that the meed+fications may only project criteria as set forth in RMC4 0 200E1 and E2, Si-te Plan Rcvicw Decision Criteria. e that it is apt to issue a master sits plan approval, approve certain elements of the master si tc plan applicetier+, or conditionally example, the Examiner could approve the setbacks and -app-Feximate square footage of a COR3ZONE.DOC\ 67 3/31/99 stage. G SUBSEQUENT ADMINISTRATIVE APPROVAL OF INDIVIDUAL PHASES÷ Section and is still in effect, any individual phase, structure of improvement will be subject to individual site plan approval pursuant to RMC 4 9 200, Site Plan Review, except that the hering. The administrative review shall be based upon an application conforming with the requirements and judged upon the-criteria of RMC 1 9 200. 1. Special Public Notice and Thirty (30) Day Comment Period Required: As part of the val of individual phases of a master site plan, there shall be public notification of such application announcing that the application has been received 2. Waiver of Site Plan Requirements by Administrator: Approval of the master site plan may have satisfied portions of RMC 4 9 200, Site Plan Review, and the department administrator or his or her designee has discretion waive those portions of the requirements of RMC 4-9 200 that have been satisfied by the n acter site plan approval. Whenever the department the Codc shall be detailed and that portion of the approved master site plan wherein the requirements were satisfied shall be cited by the department administrator or his or her them. 3. Three (3) Types of Administrative Approvals: There may be three (3) types of administrative site plan approval: a. An approval that the application for individual site plan approval is consistent with the master site plan approval; b. An approval following a minor modification of the site plan approval pursuant to s bs H2 of this Se n• andravcetf9rr-r-rL—vrcrosvc etF9rr,-arrcr c. An approval following major modification to the master site plan approval pursuant to subsection H1 of this Section. MODIFICATIONS TO APPROVED MASTER SITE PLANS: Since the-master site planning approval is a conceptual process without a great del of detail, substantial flexibility and discretion is granted to allow modifications under this Section. In determining whether a major or minor modification has been proposed, the department intensity and density are not changed. 1. Major Modifications: Major modification to an approved master site plan will -require a hearing before the Hering Examiner and an amended application pursuant to this Chapter. COR3ZONE.DOC\68 3/31/99 ermitted by administrative determination. a#prevcd plan; the Zoning Code such as the "P" Suffix development standards for public facilities. 2. Pbac d Approv,ls: Whenever master site plan approval has been given and the approvalinvolvesmorethanasinglephase, then a t• commencement of the first phase of the-project. Subject to extension of time as permitted inthisSection, failure to commence construction of any individual phase within the time limit that will be valid for up to twenty (20) years. for more than ten (10) years, there shall be a review hc\arin of theendoften (10) years. At that time the Hearin g approval at the hearing,to review the concepts and scope of the prefect, the development pattern inthegeneralara, changes in laws, and whether or not the project phases arc beingdevelopedinthemannerandti the approval should remain in effect. T been a substantial c project would not receive approval if consideFed at the time of the review Section. Such a determination by the Hearing would be app alable to the COR3ZONE.DOC\ 69 3/31/99 J.EXTENSION: A single twe (2) year extension of any-individual phase of the-master site plan approval may r extension of an individual phase shall likewise extend the master site plan approval far two -(2) years, and the Plaster site plan approval as a whole shall respect to any individual phase, but the pfeject as a whole shall receive not more than a five 5) year extension without prier Rearing Examiner approval. Such extension may be given by public hearing stall be required fer such extension unless the City, the applicant or some hearing. K. EXl ART f ME--FOR-G9VN-MENITAL ITE PL N n oPROVA L the laws of the State of Washington which are required to plan under the Growth rwise, and are required to or have developed a capital facilities plan and funding plan, nay obtain a governmental site plan approval. The governmental master site plan approval for City of Renton pfo}ects shall be valid for six (6) years or the period may be approved following public hearing by the City Council if such hearing occurs in ehapter-3640A-RGAN,and-lay-the-Heating-Examiner-fer-ethet-gevemmental-Feastet-site-plan approvals. Any governmental roaster site- plan approval may be extended following any change to the capital facilities plan, financing, phasing or duration of the plan if it is determined by the administration that such change is not a major modification to the governmental master site plan approval. RECOGNITION-9F--ESXISTI-NG Mr„T^VTR DDNS Where there exists plans of a nature essentially equivalent to a master plan, which have undergone City scrutiny and have complied with SEPA, and which meet the general provisions of this Section and have undergone a public hearing with proper notification, then the City may process a request to certify that existing plan-as an existing roaster plan for the number of years remaining on the previously approved plan, just as if it had complied fully with this Section. M. VESTING: The rights of an applicant under the Comprehensive Plan and Zoning Code to construct all elements, phases and improvements shown or Code,Plumbing Codedevelopmental codes. 1'1— APPE LS ^oF ADMINISTR^ 1--EE S'—o,TE PLAN-DECISIO 1S decision pursuant to RMC 4 8 110, Appeals. COR3ZONE.DOC\70 3/31/99 at the time of the review hear-iRg mad would not be in the public interest, in which case tho under this Section. Scu #a a Bete +Ra erg by the Leafing Examiner would be appealable totheCityCouncilasadecisionunderRMC48110. COR3ZONE.DOC\ 71 t Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Subdivision of Land Objective LU-O: Create a neighborhood development pattern consistent with Renton's older neighborhoods and an interconnected road network. Policy LU-79. Land should generally be subdivided Policy LU-80. Land should be arranged in blocks and blocks sized to minimize walking distances and divided into lots with all lots required to front on a provide convenient routes between destination points.public street or a park. Architecture Objective LU-P: Ensure structures built in residential areas are compatible with the existing or desired character of established neighborhoods and the desired character of new neighborhoods. Policy LU-81. Architectural standards governing be developed to ensure the visual compatibility of the design of structures in residential areas should structures with the site and adjacent development. CENTERS Summary: The concept of the Center relies on creating a boundary to contain more intensive uses and prevent them from encroaching on adjacent neighborhoods. However,within the boundary,greater freedom and flexibility of land use is intended compared to traditional zoning classifications. The Center is intended to be an intense urban mixed use place which is pedestrian oriented that provides a visual and physical focal point for the surrounding residential area. Centers should provide community focus for their surrounding neighborhoods. General Policies Policy LU-82. Promote the clustering of Center Policy LU-86. Centers should function as uses and discourage the development of strip gateways into the City or neighborhoods. commercial areas. Policy LU-87. Centers should provide community Policy LU-83. General policies of the Center focus for their surrounding neighborhoods. Section also apply to the Downtown Element. Policy LU-88. The boundary should encourage Policy LU-84. Different types of Centers should maintenance of unique and independent centers.' have different ranges, mix and characters of Policy LU-89. Create Centers which support adevelopment. citywide transit system and encourage pedestrian Policy LU-85. Centers should have high priority access. for infrastructure improvements. Policy LU-90. Centers should incorporate transit stops within them. Locational Criteria PolicylU-91. Center boundaries should be justified by the existing land use pattern. designated according to the following criteria: Boundary lines should not be drawn through a. The boundary should-coincide with a major the interior of parcels. change in land use type or intensity. d. As a maximum distance,the boundary b. Boundaries should consider topography and should be drawn within 1,200-1,500 feet natural features such as ravines, hills, and from one or two focal points which may be significant stands of trees. defined by intersections,transit stops or shopping centers. c. Boundaries should occur along public rights-of-way including streets or utility easements, or at rear property lines where I Amended 8/t2/96 CITY OF RENTON LAND USE ELEMENT When a Center contains more than one focal point,a. The original mapping failed to consider a the boundary may be drawn within 1,200-1,500 feet major natural feature or significant land use as a maximum from a line connecting the focal which would make implementation of the points, boundary illogical. Policy LU-92. Centers should be designated where b. The amount of land within a Center is there are the following characteristics: inadequate to allow development of the range and intensity of uses envisioned for . ' a. a nucleus of existing multi-use development, the Center. b. potential for redevelopment, or vacant land Policy LU-95. Maximize the use of existing urbantoencouragesignificantconcentrationofservicesandfacilitiesandrevitalizecommercial development. areas outside of Renton's downtown by permitting c. principal gateways to the City as defined in residential development mixed with commercial the Community Design Section of the Land areas designated as Suburban,Neighborhood,and Use Element. Office/Residential centers. Policy LU-96. Incentives should be developed to en-d. Center locations should be located on major transit and transportation routes. courage future development or redevelopment projects that incorporate residential uses. e. Center locations should be served by the City's arterial street system. Policy LU-93. Transitional land uses f ` A- which surround the Center are designated t 4 ,.to provide buffers to the less intensive t . v' _ } ,, k,.!'_, 0 z ,, r , . 1, uses. r 4 . , ,} ask Policy LU-94. Changes to adopted i - ;;,' t ~ 1 ' i boundaries should only be made in the r= ; 4 j.x L. v., following circumstances:ir `r. ;' 'r. ,- - Mix and Intensityof Uses t ,• '- _ xM t%NA i,r.,l t Objective LU-Q: Encourage a wide 41- rca-z, t' " i le range and combination of uses,developed r at sufficient intensity to maximize 4 rY, efficient use of land, support transit use and create an urban district. it j : " 1 f,:' Policy LU-97. Encourage multi-story MIhiY4:1 l office, commercial, and multi-family El uses. Policy LU-98. Discourage single story suburban style development.Policy LU-101. Commercial uses within a Policy LU-99._Alfow for limited light industrial residential mixed use development,should be located and designed to preserve privacy and quiet -development if conditions can mitigate the impacts of these uses on adjacent development,the for residents. Neighborhood, Suburban,and Downtown centers. Policy LU-100. Mixed development within the same structure should include uses which are compatible with each other, i.e. office and certain retail uses with residential; office and retail; light industrial;and heavy commercial. 1.,c Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Site and Building Design Policy LU-102. Site and building design and use much as possible through alterations in parking lotshouldbeorientedprimarilytowarddesign, landscapes, signage, and site plan pedestrian/people to maximize pedestrian activity alterations as redevelopment opportunities occur. and minimize automobile use for circulation within the center.Policy LU-104. Signage for mixed use development should be consolidated on one Policy LU-103. Existing residential and structure and located in the manner that will reduc( commercial development should be integrated as light and glare impacts to the residential users. Focal Points Policy LU-105. Develop at least one major focal building design,transit stops or outdoor eating are. point within each Center which defines the core of These features should be connected to pedestrian the Center and is visually distinctive. pathways if possible. Policy LU-106. Focal points should include a Policy LU-107. Existing intersections of arterial combination of public areas such as parks or plazas, roadways should be evaluated for opportunities to architectural features such as towers, outstanding create focal points. Circulation and Parking Policy LU-108. Vehicular circulation should be Policy LU-112. Minimize the percentage of landinternalandaccesstoadjacentstreetsshouldbedevotedtosurfaceparkingbyencouragingshared consolidated. parking and development of parking structures. Policy LU-109. Vehicular access to the site should be from a principal arterial street with the number of access points minimized. Policy LU-110. Parking for residential uses in the mixed use developments should not disrupt the pedestrian or auto access to the retail component of the project. Parking should be accommodated s. re, c.-.L.•'•z:`t-, r 17; _ ( as part of the structure, in back of, g - , or in the side yards for the s ,` residential users. Policy LU-111. Site plan designs sl:i:" -;.t1;•. r;a.9 which locate parking lots u"_,•'•;;"•`h.. ... , .:t.. • associated with commercial uses, 1I •v'• i,,_ _ .apartments or other uses behind or t: '•'_ 1s..,` f- it adjacent to structures are 4i yw'u- n „:'1 ' encouraged. Discourage parking it•'',I. ' 1.;, y'-• ._ s I , lots from locating between 4t ,'1 .•;•, ' • j;- . e " 7 ` i Q structures and street rights-of-way. ; `• . _aj,0• V.tZ ' ' - -' ;!`•i 1:.Ma1 '.t, fr, •y • A' i I f Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Buffers Objective LU-R: Create a buffer at the boundary of Centers to protect adjacent less intensive land uses fromtheimpactsofurbanactivitieswithintheCenter. Policy LU-113. Buffers may be a combination of: d. landscape features, a. less intensive land uses, e. fencing, andb. open space(not parking lots), f. other features which meet the spirit and c. structural elements, intent of these policies. Center Neighborhood Objective LU-S: Create neighborhood centers which include commercial, light industrial, and residential uses and serve the basic, ongoing needs of the population in adjacent and surrounding neighborhoods. eater•a•aar, T...o.Imp, Ml..d o71.•tt•1 slap.r..,u, A• /f sl.p.n•s, ' ..•aret a',f•f`• s 4n " -', ' At s+v\; Fla) ` fit ''' yt , .•j1 r - s-45 l t- .Ir 1, „1; ) f i. Zw?•'e:''ti,'* a^, ;irl eI l..o...l„ i.'1 .- . Irl'.,•'.kT \'• ,I vo 'r.-i ,• e.I.Wt I. , r fay,.-r'..9 a s , AaawseCun.tb• Alit*. Z_wi4. 1016 It.y Il I ,4,:evA-1,*/+h • r10j l i.- N70, a: a`E a. aiL04,4,0tiNr -1,NAlitiii‘r e. =.'r v ; 'i Q :-, MI.J Autr.•d.l G slew.,Trulmeet J14 rA T 41 \ J.` l,,,• y +.stly y , ri ` lIV1iip I'i..* le\ WIINO `• it ti• t,/ A s, 69 Vogl.Family 3ar I 1 S i• AfI../NuI1.•.41 worm Tye 1.411:01111k; zit‘ . '. trkF `cJ7. s I41.1111° yyist \ i-10•%;a ,1 •elf .r!7ji •. j t4'I vj,.,' % 1' 11 'l4 Vail t`' li le Center Neighborhooddimwi. i o. ..•so, t41d 44,0 exg rhood lei tip: y •i 0 Distinettishing Features1 c aft 1A41 00 a•. tip: . :..n tr \i• d SO footheight limnD .j t l I `0 B • S Tye s oue nci`ltborllood 1_1• •- v,%, • 0 ii ' 111 ,,,,,,,,lit. • Mixed use residential in Cenlcr Cot..s.a•a.n ,''„ 0 6 4.0 te to %a A!;81 •• [tesidentid density up to 15 du/acrcfir1 (• y Jfr • Distinct boundary around Censer Slagle r.••a,`.' ' ASV • • Identifiable core with transit slop If*4 i Typical Uscs rbatmncica Eating utd drinking establishments Grocery stores Apartmenls.condominiums 1 Policy LU-114. Promote the clustering of order to implement the growth policies in theNeighborhoodComtnercialusesanddiscouragetheComprehensivePlan. development of strip commercial areas. Policy LU-117.-Multi-family uses are intended toPolicyLU-115. Adequate retail goods and services be integrated into the Center. Residential densityshouldbeprovidedatneighborhoodcenterstoshouldbe10-15 dwelling units per acre. encourage residents to shop locally for daily goods Policy LU-118. Office uses should be limited toratherthandrivetoregionalcenters. service office development and should be 1-2 Policy LU-116. Residential uses should not exceed stories in height. 50%of the overall mix within a center, with the remaining 50%commercial/light industrial uses in 1.1 S II Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Center Office/Residential Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, and landma' developments integrated with natural amenities. The intention is to create a compact, urban development witl high amenity values that is a gateway to the City. t. , , A. Center Office Residential C n D'utiuzuirhing Features d r 10 story Itci t limit q Y Cha J 1 1.' ki Distinct lwunxlmy around Ccnt t C..p IL.m. : S •4'!r Z \• Residential density 1G-33 dulsere r wr r ' High qu.lity,maat r planned dcv<.tot....:at 0. 1.Wa Luu.NSM.IJM•` , • 1 — .44 r• ,(Mt with l .1W \ orn..,R,ed•.l.t-kn r` .{ )st ids .d `s, t, r wa • u..wc ...C.t« N.i.uduse residen:ial C••..d Floor R.iil Y 1 dl d y .,, 10. Rairemenr rerideruea 11t Ft„ TV Nit. 9'' 1 \\ l') Ilk 4. tr C \_ elk. . ,.460." . t„,-to ei. 1 .:-. 111." t ' Ti !il '*\. r"{vim.io 6WHI 'fhrid tA • 9 1 7 F 1\ti ci dirt...L.a........t— • h ,: r R h . r.hl4 A to Sh••tu.• 4V7Y7/ ' t . All 4,' N.\ Policy LU-124. Primary uses should include Policy LU-127. Incentives which encourage a m complexes of offices or residential development, of uses and structured parking should be provide('. hotels and convention centers, research and in development regulations. development facilities, and corporate headquarters. Policy LU-128. Flexibility of use combinations Policy LU-125. Commercial uses such as retail and development standards should be allowed to and services should also be permitted provided that encourage redevelopment of sites which have they support the primary uses of the site and are significant constraints including environmental, architecturally and functionally integrated into the access and land assembly constraints. development. An exception to this limitation on commercial uses may occur if a major commercial Policy LU-129. Private/public partnerships shot: use providing high economic value.to the City is be encouraged to plan for infrastructure proposed with small-scale, multiple businesses, and development, public uses and amenities. is designed with the scale and intensity envisioned Policy LU-130. A public review process should for COR. required for proposed development plans of each Policy LU 126. Individual properties may have a parcel with separate ownership or abutting parcel of the same ownership within the Center.single use if they can be developed at the scale and Properties may be combined for public review.intensity envisioned for the designation, or if' proposed as part of a phased development and Such plans should coordinate the mix and compatibility of uses, residential density,multi-parcel proposal which includes a mix of uses. conceptual building, site and landscape design, 1-20 Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT identification of gateway features, signs, circulation,transit opportunities,and phasing. Policy LU-135. A combination of internal and external site design features should be encouragedPolicyLU-131. Maximum residential density such as: should be 35 dwelling units per acre. The same a. public area plazas,area used for commercial and office development b. prominent architectural features,can also be used to,calculate residential density. c. significant natural features,When proposed development does not involve a d. distinctive focal features,mix of uses,then minimum residential density e. gateways,should be 5 dwelling units per net acre.f. structured parking, and Policy LU-132. Site plans and proposed structures g• other features meeting the spirit and intentshouldbedesignedsoastofullyintegratesignage, of these policies. building height, bulk, setbacks, landscaping, and Policy LU-136. Reserved parking considerations across the various components of each proposed development. Policy LU-137. Reserved Policy LU-133. Internal site circulation should be primarily pedestrian oriented. Policy LU-134. Vehicular access to each proposeddevelopmentshouldbefromamajorstreetwiththe number of access points reasonably minimized. Center Institution Objective LU-V: Assure that adequate land and infrastructure are available for the development andexpansionoffacilitiestoservethepostsecondaryeducationalandhealthcareneedsoftheareaandprotectadjacentusesfromimpactsofthesemoreintensiveuses. 1"m O n,ta.oo<,sr... tzto:ei....‘,..s. T. oi, ,.1.6,. r'i U i1 Aliada..a nie.tie.t U.., 4:05:,,•,:..'''''..':'-:-;1;1[515.,,,,..;72,,,,, c,..,.... ..›,__N, . "' k,,:"‘•,„„. 11jii , 0 •...,,- C.'$ .%:1 J V i 4 •F.r O. A• 4'A...doled Mulint U.a C:.---:;.'":5 -----fV,IAVI :,3•-•/XV / .-1—t . • , pP(.6•Ifik , ''')%..,` .--W.,>--.p)cipr. ,,,,,, .____ 1_. .---,:,‘ . ... - e...) 0 !..111,;:i fj Center Institution i y.r. 1 S' ei r4 r u L:• ' pnn,tu.r...n, Distinguishing,1'cntures unified campus Jcsiy, 16,,• P Iiely•::es;iDle rn s ue Y,', \\. Distinct buunJsry mown:Cc:ad e IIJJ Typical Uses Hospitals I•!crlicaVJentaldinics Medic4(Mica I_7 I 1 Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Urban Center Boundary N tit El s_ City of Renton 1=IV i 3 Urban Center Boundary-a titsi hat set MN n All g 11`L1 1)I, 7 111 N ST I111l+ — 1 L ,7 i3,.h riIll'III Ft S Itiq ST c OEis117u e X1s'r` s 11 d L Vs n SI S K tll\ i;RJ11Fi '::L ::f :; • L \\—. 0. a I 1 Jii::la:,, ::,7r^!IIi tt? Y:7i,g) .-- i. 1 n1I°s, I s II lnn j( S 121? tSInlidST r: ; i 12-.rd In al " r j : u._....: r..:. ti" '7:. = iC LQ(1I]rd P I Ind Pt 7`:-ic' 3e-:: `-: _ j::.:• S 124 to ST ( \ 124th 1240 sTfiii3iiiigr:tizi.!.• i.,,,,..rtAts:W...,:i.. :::..p,r. 1 i \ ligi; M 511,ST i m..._____ t . ELJ:, ,..., g • 1! .; 1 gN743i:sth 01\kdi Si4th sT /, iPk% g ;1 ,.-, —eza t;j7 aK 4411 El IW L7P1RT 117 u ur I HS S 1JL,!SIN NN 2n1 _ r st ulir 1 s uaa sr Q l s I res3+ 7al =Ay sI Arian P. ig.i treaTT , • \ a-- 2\ 0 1---LLZ:._ tr-:=1 ' t" .: i..:Sii:1,dii,7.,i,, A.141•11/A, ':.;'.. 4''.:(,,..P j :: .„, # T Kiiwar a- r, .\. i.F1- ,:iii: E ;.:11: 7, iz.......„ bi E, 7 !,i,3-1 .: • 111 7S r- ' A1isti r S 52: rs.„ 1 7th ST .) / ri?Viii7C1 'Sr'F.....:i. Lj N I u 4:r E I allsI i L. r1 _, t.c4 e—,--.--,. 1 q Sll IlL1 S1 SY 15N t"1 .•. lT N OAr1( ll 16C1 it I 1.5 The Planted Action designation try the City v--•'"•-'ec a decision that adequate environmental rev:o', been completed end further envtratimental review taxi ton ss specific development phase,would not be scary It Is determined that each phase is consistent w velopnwN levels specified in a Planned Action ordi ,. The Y 8eserthe8 that a f4hal Hasler Plan at lan(s)for Individual phases as well as shoreline :.lantial s. t permit applications wW be submitted oh a later stage as a Planned Action. Application for c .action-111111111'.G A • r(1 permits from the City of Renton and,U applicable,other state and federal agencies,Including,but n.. led to, 4. stormwater dlsdlargeINPDES,building and construction permits,etc.,required for long-term redevelopmec le site would also be requested fa approval subsequent to the adoption of the Planned Action approval. Issuance,. :e and P other required development permits is Included within the scope of environmental review for the Proposed Act. Requested Studies: The Supplemental EIS under preparation wit address Earth, Alr Cu., Water NOTICE OF APPLICATION stdmtwater/Grou dwatedWater Quality); Plants and Animals; Noise; Land and Shoreline Use; Soci nomics Populetio t Heusi g,Employment);Aesthetics,Light and Glare;Transportation;Public Services and Libido a and Emergency Medical Services;Police Services;Schools;Parks and Recreation;Water,Wastewater,Solid Was DATE: April 20,1999 Location where application may P De reviewed: Plannln0Buildingpubllc Works Division, Development Services I tment. 1055 South Grady Way,Renton,WA 98055 LAND US'-"!:NUMBER: LUA-99-027,CPA,R,ECF PUBLIC HEARING: A public hearing before the Planning Commission will be schedule .+later APPLICA'ION NAME: Southport Planned Action•Comprehensive Plan Amendments,Rezone end date related to the Comprehensive Plan Amendment/Rezone applic, Land Renton Municipal Code Amendments use applications submitted alter the Planned Action resignation(e.g.: ens or shoreline substantial development permits)may also require pubic, .rings. PROPON':NT:Seco Development Inc.(Rex Allen) Public comments will be solicited on the Draft Supplemental EIS when able. PROJECT DESCRIPTION:The Southport proposal Involves the redevelopment from IndusMel uses toe Comments on the above kailorl mot be submitted In writing to Lisa Grualasger, ehomicmixedusedevelopmentincludingresidential,retail and offices uses as well as recreational amenities,which will require a Devel aPPf Project Marra Comprehe oslve Plan Amendment/Rezone,and several development peeing,. The current designation of the site Is opmenUNelghtorhouds and Strategic Planning Department,1055 South Grady Way,Renton,WA 980; y 5:00 PM on May 4,1999.Also, liceating will be scheduled before the Renton Planning Commission.When duled.Employene nil Area - Industrial/Heavy lent avydmenIndustrial. The requested designation Is Center Office Residential Planning( CO a pub 9 Comprehenshre Plan map and text amendments,a concurrent rezone,end Renton Municipal Code amendments would be the Commission hearing wadati be held 7:00 PM,Council Chambers,Seventh Flo ,Renton City 1055 South Grady Way,Renton.Uyou we Interested htheneededtoaccommodatetheproposedmixeduseredevelopmentofthesUe. The eke Is approximately 17 acres located attending hearing,please contact the Neighborhoods air ateglc adjacent lathe Lake Washington shoreline. The proposed Comprehensive Plan policy and Renton Muntdpal Code Planning Division,(425)430-8575,to ensure that the hearing has not been rescheduled. If comments rot be • emendme its may apply to all COR designated lands-submitted h writing by the deb Indicated above,you may still appear at the hearing and present your comma• on the proposal before the Planning Cominloslen,The City will also solicit public comment on the Draft Supplemenla. when PROJECT LOCATION:Southof Lake Washington.West of Lake Washington Boulevard end I-405.The proposal Is available located ad.scent to Lake Washington between Gene Cordon Park on the east and Boeing manufacturing operations on the west.Access Is located from Lake Washington Boulevard. CONTACT PERSON: t you have questions about this proposal,or wish to be made a party of record ;:ceive additional information by mall,Contact Ms.Lisa Greeter at(425)43043578. Anyone who submits written con its will C,' S6\ coy or', ' '1 t 9 automatically become a party of record and will be notified of any decision on this project P45, 31 n. 1,\1 ' 1 'PL•EASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATIO, 21 S SITE n./.:.. g r e,11Na1e vJ/ /(/ \ \ + ts. 1 X V j t 1 N 1. • . ' EIS REG ''RED:The lead agency has determined thls proposal Is likely to have a significant bnpact on the environment. An enviror nenlal Impact statement(EIS)Is required under RCW 4321C.030(2)(c)and will be prepared.A Supplemental Emlronme that Impact Statement(SEIS)Is required which will supplement previous Envkonmented Impact Statements prepared I x the Renton Comprehensive Plan. A Determination of Significance was published by the City on March fits 1999,end r seeping comment period was held until March 29,1999.The Supplemental EIS Is under preparation.Public comments will be solicited on the Draft Supplemental EIS when available. PERMIT A°PLCATION DATE: March 31,1999 NOTICE C F COMPLETE APPLICATION: April 19.1999 Permits/Re view Requested:Comprehensive Plan Map and Text Amendments Rezone Municipal Code Text Amendments Other Pert Its which may be required: The SEIS under preparation will address the Proposed Action which includes: Adoption of a Planned Action designation Comprehensive Plan Map and Text Amendments and concurrent Rezone(from Heavy Irdusblal to Center Office Residental) Municipal Code Amendments t • Preliminary Conceptual Master Plan ... ,: L[.,-•.- r; , .. . _ r - c y CERTIFICATION I, 1 , hereby certify that 4 copies of the above document were posted by me in 14- conspicuous places on or nearby the described property on Pcciz c.-t q 9 ci Signed: ATTEST: Suberibed and sworn before me, a Nortary Public .for the State of Washington residing in -.k.42 44-v-,N , on the L— day of '-ci‘0-.4e5-J 4 `l tj Q.) k MARILYN KAMCHEFF COMMISSION EXPIRES C./2.9/99 1 Y n c ' CITY OF RENTON ii Enclosed is the r- F L material you requested. . ., ,,, AI 4t t 1055 S Grady Way-Renton WA 98055 r Renton City Hall Llak.7' n7x r e € a °YJ .s k 674- ceitJnjohin ems' t ID c/-( 61 &)/rau .4 iZekdejtjtrtid)ECONOMIC DEVELOPMENT,NEIGHBORHOODS AND STRATEGIC PLANNINGitel01/1" l Lisa L.Grueter f Senior Planner619e7-12) Sfrild PN 0Neighborhoods&Strategic Planning etlkj v Igrueter@ci.renton.wa.us w Renton City Hall-6th Floor 425)430-6578 f 1055 South Grady Way 425)430-6575 C 4 e6"" i Renton, Washington 98055 FAX#(425)430 7300 P I/ ` V CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF;SERVICE BY MAILING On the 2O day of r; I 1999, I deposited in the mails of the Unit, J States, a ad en el e co tai r}q documents. This information was sent to: Name Representing L ) Signature of Sender) dif) /te4L. Y A STATE OF WASHINGTON SS COUNTY OF KING L I certify that I know or have satisfactory evidence that T) Ctice-,-,signed this instrument and acknowledged it to be his/her/their free and voluntary act(/for the uses and purposes mentioned in the instrument. Dated: a2Notarywubli n and for the State of shington Notary (Print) MARILYN KAMCHEFF My appointment expires:COMMi5iury tAt'IN a bica/99 Project Name: Project Number: 11-.‘ f f.64 a 7 NOTARY.DOC r • CJ" VY o NOTICE OF APPLICATION DATE: April 20,1999 LAND USE NUMBER: LUA-99-027,CPA,R,ECF APPLICATION NAME: Southport Planned Action-Comprehensive Plan Amendments,Rezone and Renton Municipal Code Amendments PROPONENT: Seco Development Inc.(Rex Allen) PROJECT DESCRIPTION: The Southport proposal involves the redevelopment from industrial uses to a mixed use development including residential,retail and offices uses as well as recreational amenities,which will require a Comprehensive Plan Amendment/Rezone, and several development permits. The current designation of the site is Employment Area - Industrial/Heavy Industrial. The requested designation is Center Office Residential (COR). Comprehensive Plan map and text amendments,a concurrent rezone,and Renton Municipal Code amendments would be needed to accommodate the proposed mixed use redevelopment of the site. The site is approximately 17 acres located adjacent to the Lake Washington shoreline. The proposed Comprehensive Plan policy and Renton Municipal Code amendments may apply to all COR designated lands. PROJECT LOCATION:South of Lake Washington, West of Lake Washington Boulevard and 1-405. The proposal is located adjacent to Lake Washington between Gene Coulon Park on the east and Boeing manufacturing operations on the west. Access is located from Lake Washington Boulevard. li lI Gc GENE COUL. MEMORIA(. "IV! Ii a i r 1M P VEACN PARR:. :`I j l % 1-`1•e t .1 ELPNOS SITE , i -', ,•'/aT Lt' I ^ '.. 0.01 OS LANDS s A g 1 Ifl \;, ASNI NGTON SNORE C Q.\ I/ J 5 H tt pNE S t,..1 iaiSStM1 t EOM t.° J, EIS REQUIRED: The lead agency has determined this proposal is likely to have a significant impact on the environment. An environmental impact statement(EIS)is required under RCW 43.21C.030(2)(c)and will be prepared.A Supplemental Environmental Impact Statement (SEIS) is required which will supplement previous Environmental Impact Statements prepared for the Renton Comprehensive Plan. A Determination of Significance was published by the City on March 8, 1999,and a scoping comment period was held until March 29, 1999. The Supplemental EIS is under preparation. Public comments will be solicited on the Draft Supplemental EIS when available. PERMIT APPLICATION DATE: March 31,1999 NOTICE OF COMPLETE APPLICATION: April 19,1999 Permits/Review Requested: Comprehensive Plan Map and Text Amendments Rezone Municipal Code Text Amendments Other Permits which may be required: The SEIS under preparation will address the Proposed Action which includes: Adoption of a Planned Action designation Comprehensive Plan Map and Text Amendments and concurrent Rezone (from Heavy Industrial to Center Office Residential) Municipal Code Amendments Preliminary Conceptual Master Plan CPANOA.DOC The Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and further environmental review under SEPA,for each specific development phase,would not be necessary if it is determined that each phase)is consistent with the development levels specified in a Planned Action ordinance. The process assumes that a final Master Plan and site plan(s) for individual phases as well as shoreline substantial development permit applications will be submitted at a later stage as a Planned Action. Application for construction- related permits from the City of Renton and, if applicable, other state and federal agencies, including, but not limited to, stormwater discharge/NPDES, building and construction permits, etc., required for long-term redevelopment of the site would also be requested for approval subsequent to the adoption of the Planned Action approval. Issuance of these and other required development permits is included within the scope of environmental review for the Proposed Action. Requested Studies: The Supplemental EIS under preparation will address Earth, Air Quality, Water Stormwater/Groundwater/Water Quality); Plants and Animals; Noise; Land and Shoreline Use; Socioeconomics Population, Housing, Employment); Aesthetics, Light and Glare; Transportation; Public Services and Utilities (Fire and Emergency Medical Services;Police Services;Schools;Parks and Recreation;Water;Wastewater;Solid Waste). Location where application may be reviewed: Planning/Building/Public Works Division, Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing before the Planning Commission will be scheduled at a later date related to the Comprehensive Plan Amendment/Rezone application. Land use applications submitted after the Planned Action designation(e.g.site plans or shoreline substantial development permits) may also require public hearings. Public comments will be solicited on the Draft Supplemental EIS when available. Comments on the above application must be submitted in writing to Lisa Grueter, Project Manager, Economic Development/Neighborhoods and Strategic Planning Department, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on May 4,1999. Also,a public hearing will be scheduled before the Renton Planning Commission. When scheduled, the Planning Commission hearing would be held at 7:00 PM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way,Renton. If yoy are interested in attending the hearing,please contact the Neighborhoods and Strategic Planning Division, (425) 430-6575, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Planning Commission. The City will also solicit public comment on the Draft Supplemental EIS when available. CONTACT PERSON: If'you have questions about this proposal,or wish to be made a party of record and receive additional information by mail, contact Ms. Lisa Grueter at(425)430-6578. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CPANOA.DOC Diane G.Esmay 1h Evans T"-1 Browne PO,Box 59264 5 NE 11th Place 3 North 28th Place Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 Correen Orton Shirley Milliren Marge Richter Legacy Partners 1020 North 28th Place No.Renton&Kennydale Defens Fund 1756- 114th Avenue SE, Suite 135 Renton,WA 98056 300 Meadow Avenue North Bellevue,WA 98004 Renton,WA 98055 Paul Bergen Marleen Mandt Renee Perrault 101 Stewart Street#101 1408 N. 26th Street 2520 Park Place N. Seattle,WA 98101 Renton,WA 98056 Renton, WA 98056 Mr.Darrel Inglemund Ms.Elizabeth Warman Bruce Coffey No.Renton&Kennydale Defense Fund Manager,Local Government Relations Foster Pepper&Shefelman PLL 1309 N. 30th Street The Boeing Company 1111 Third Ave., Suite 3400 Renton,WA 98056 PO Box 3707,M/C 14-49 Seattle, WA 98101-3299 Seattle,WA 98124-2207 Chuck Wolfe Donald E.Marcy Larry Martin Foster Pepper&Shefelman PLLC Cairncross&Hempelmann,P.S. Vulcan Northwest 1111 Third Ave., Suite 3400 701 Fifth Avenue,70th floor 110— 110th Avenue NE, #550 Seattle, WA 98101-3299 Columbia Center Bellevue, WA 98004 Seattle,WA 98104-7016 Mr.David Halinen Mr. James Hanken Mr.Robert Cugini Halinen Law Offices, P.S.Schwabe Williamson&Wyatt 4101 Lake Washington Bouleva Bellevue Place/Seafirst Building U.S.Bank Centre, Suite 3400 PO Box 359 10500 NE 8th, Suite 1900 1420 Fifth Avenue Renton,WA 98057 Bellevue,WA 98004 Seattle,WA 98101-2339 Puget Sound Air Pollution Control Agcy is Wilkinson ily Journal of Commerce 110 Union Street,#500 mdary Review Board Box 11050 Seattle;WA 98101-2038 810-3rd Avenue,#608 Seattle, WA 98111 Seattle,WA 98104-1693 Dept. of Natural Resources-SEPA Duwamish Tribal Office Jerry Opatz PO Box 47015 140 Rainier Ave S, Suite 7 U.S.E.P.A. Olympia,WA 98504-7015 Renton,WA 98055 1200-6th Ave,M/S WD-136 Seattle,WA 98101 Journal American KC Dept. of Public Works City of Kent 1705 - 132nd Avenue NE Solid Waste Division Planning Department Bellevue,WA 98005 400 Yesler Way,Room 600 220-4th Avenue South Seattle,WA 98104-2637 Kent,WA 98032-5895 King Co.Resource Planning King Co. Courthouse King County Dev. &Environ. rvices 900 Oakesdale Avenue SW EIS Review Coordinator Rm 400 Attn: SEPA Section Renton,WA 98055-1219 516 Third Avenue 900 Oakesdale Avenue SW Seattle,WA 98104 Renton, WA 98055-1219 King Co.Public Library King Co. Soil Conservation WA Environmental Council ATTN: Susie Wheeler ATTN: Jack Davis 615 -2nd Avenue, Ste 380 300-8th Avenue North 935 Powell Avenue SW Seattle, WA 98104 Seattle,WA 98109 Renton,WA 98055 Rod Malcom,Fisheries Puget Sound Energy Puget Sound Water Quality Muckleshoot Indian Tribe ATTN: EIS Review Abbot Raphael Hall 39015 - 172nd Avenue SE 915 South Grady Way MS PV-15 Auburn,WA 98002 Renton,WA 98055 Olympia,WA 98504--0900 Renton Chamber of Commerce Renton School District#403 Central Environmental Health 300 Rainier Avenue North 300 SW 7th Street 172 -20th Avenue Renton,WA 98055 Renton, WA 98055 Seattle, WA 98122 Seattle Post-Intellegencer Seattle Times-Eastside Edition Shirley Lukhang Business News Business News Seattle Public Utilities 101 Elliot Avenue West PO Box 70 710-2nd Avenue, 9th floor Seattle,WA 98111 Seattle,WA 98111 Seattle, WA 98104-1712 WA ST Dept. of Ecology State Dept. of Ecology(2 copies) Dept.of Ecology SEPA Register Environmental Review Section Attn: EIS Review PO Box 47703,PV-11- PO Box 47703 Northwest Regional Office is WA 98504-7703 Olympia,WA 98504-7703 3190-160th Avenue SEOlympia, Ymp Bellevue,WA 98008-5452 State Dept. of Ecology Don Hurter Larry Fisher Attn: Shorelands Permit Coordinator WSDOT WA Dept.of Fish&Wildlife M/S PV-11 15700 Dayton Ave N,MS-122 c/o Dept.of Ecology Olympia,WA 98504 PO Box 330310 3190- 160th Avenue SE Seattle,WA 98133-9710 Bellevue,WA 98008 WA Dept. of Fish&Wildlife KC Wastewater Treatment Division City of Tukwila 600 Capital Way North Environmental Planners Planning&Bldg Dept. Olympia,WA 98501-1091 821 Second Avenue,M/S 81 6200 Southcenter Blvd. Seattle, WA 98104-1598 Tukwila, WA 98188 US Weft Schneider Army Corp. of Engineers Attn: Cheryl Sanderson Dept. of Wildlife the District Office 1600—7th Avenue,Rm#2512 16018 Mill Creek Blvd. PO Box C-3755 Seattle,WA 98191 Mill Creek,WA 98012 Seattle,WA 98124 U.S.Dept. of Agriculture Secretary's Representative Dennis Ryan, CAUP Soil Conservation Office U.S.Dept. of Housing&Urban Dev. University of Washington 935 Powell SW 909 First Avenue 410 Gould Hall,JO-40 Renton,WA 98055 Seattle, WA 98104 Seattle,WA 98195 South County Journal Valley Medical Center Puget Sound Energy PO Box 130 400 South 43rd Street Washington Natural Gas Compa Kent,WA 98035 Renton, WA 98055 815 Mercer Seattle, WA 98111 Puget Sound Regional Council Regional Transit Authority City of Bellevue 1011 Western Avenue,#500 1100 Second Avenue, Ste 500 Dept.of Planning&Community De Seattle, WA 98104-1035 Seattle,WA 98101-3423 eB Box 90012 Attn: EIS Reviewer Bellevue,WA 98009-9012 Attn:Environmental Services City Council(7) Fire Department Hearing Examiner Lee Wheeler) Renton Public Library Renton Public Library Mayor Highlands Branch(2) Main Branch(3) Attn. Mayor's Assistant Parks Board(1) Parks and Recreation Dept. Planning Commission Police Dept. Public Works Dept. Economic Development Gregg Zimmerman)Mike Kattermann) City Attorney JOANN R.AUSEN LARRY L.BABB JAMES BERGMAN 1331 KENNEWICK AVE NE 1316 LINCOLN PL NE 1164 ABERDEEN AVE NE RENTON WA 98056-2816 RENTON WA 98056-2852 RENTON WA 98056-2827 RONALD A.BERGMAN NORTHRN SANTA FE BURLINGTON CITY OF RENTON 2208 NORTHEAST 12TH STREET 1700 E GOLF RD#400 200 MILL AVE S RENTON WA 98056-2914 SCHAUMBURG IL 60173-5804 RENTON WA 98055-2132 CARL A.COLASURDO JOHN G.DECHAINEAU ROBERT W.EDWARDS 1507 JONES AV NE 1325 KENNEWICK AV NE 3719 PARK AVE N RENTON WA 98056-2818 RENTON WA 98056-2816 RENTON WA 98056-1523 JAMES L.FOX JAN R.FRANDSEN GENE T.GALYEAN 1313 KENNEWICK AVE NE 1701 NE 14TH ST 18458 8TH AVE S RENTON WA 98056-2816 RENTON WA 98056-2838 SEATTLE WA 98148-1914 LAUREE GALYEAN GREG A.GARNER HOWARD ENTERPRISES INC 1208 LINCOLN PL NE 1209 LINCOLHN PL NE PO BOX 79014 RENTON WA 98056-2854 RENTON WA 98056 SEATTLE WA 98119-7914 HA N.HUYNH IREISEN PROPERTIES INC THOMAS L.KELLER 1713 NE 14TH ST PO BOX 80612 1408 JONES AV NE RENTON WA 98056-2838 MINNEAPOLIS MN 55408-8612 RENTON WA 98056-2808 MOSLEY KIRKMAN GARY A.LAND WILLIAM S.LEWIS 1002 N 35TH ST 11404 137TH AVE SE 1401 JONES AV NE RENTON WA 98056-1954 RENTON WA 98059-4405 RENTON WA 98056-2847 NICHOLAS S.8 TRACY A.LORRIGAN JAMES MARTINDALE JAMES S.8 DEBRA MARTINDALE 1724 NE 14TH ST 9712 237TH PL SW 9712 237TH PLACE SW RENTON WA 98056-2837 EDMONDS WA 98020-5645 EDMONDS WA 98020-5645 JAMES MEDZEGIAN ANDY H.NGUYEN PACIFIC AGRO COMPOANY 11914 SE 78TH ST 1318 KENNEWICK AV NE PO BOX 326 NEWCASTLE WA 98056-9178 RENTON WA 98056-2815 RENTON WA 98057-0326 JAMES E.PETERSON PHUNG T.PHAM SOUND ENERGY PUGET 1301 LINCOLN PL NE 5512 MORRIS AV S PO BOX 90868 RENTON WA 98056-2853 RENTON WA 98055 BELLEVUE WA 98009-0868 LID)Y LLC RICH LARRY R.SCHLUTER DON SCHUMSKY 6202 S 151ST PL 1702 NE 14TH ST 2019 JONES AVE NE TUF WILA WA 98188-2581 RENTON WA 98056-2837 RENTON WA 98056-2659 DA)'ID W.SUDDUTH B.D.THANEDAR THE BOEING COMPANY 1425 JONES AVE NE 1707 NE 14TH ST PO BOX 3703 REI ITON WA 98056-2847 RENTON WA 98056-2838 SEATTLE WA 98124-3703 THE BOEING COMPANY THE BOEING COMPANY LUONG VU PO BOX 3707 MS 1 F-09 1513 JONES AVE NE SE)TTLE WA 98124-2207 SEATTLE WA 98124 RENTON WA 98056-2818 HARRIS E.WATSON MAX R.WILLIAMS 1319 KENNEWICK AVE N E 1409 JONES AVE NE RENTON WA 98056-2816 RENTON WA 98056-2847 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: April 20, 1999 TO: File 99-027, CPA,R, ECF FROM: Lisa Grueterl SUBJECT:Proposed Comprehensive Plan Text and Code Amendments - Amended Pages On March 31, 1999 I submitted proposed draft Comprehensive Plan policy amendments and Renton Municipal Code amendments in support of the proposed Southport Planned Action proposal. Based on comments from Jana Hanson on April 5, 1999,page 54 of the draft code amendments was changed to clarify what remodeling or expansion includes/excludes under site plan review exemptions for the R-10, R-14 and COR zones. Page 54 was also changed to recognize "scrivener's errors" corrected in Ordinance 4773 related to exemptions for subdivision applications versus shadow plats. On April 19, 1999, I amended page 7 to "undelete" condition 11. Condition 11 should remain because although under the draft code amendment proposal it would not apply to the uses in the COR zone,the condition applies to a use in the Convenience Commercial zone. The old and new pages 7 and 54 are attached. cc: Jana Hanson Laureen Nicolay TS_SERVER\SYS2:\COMMON\-H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\SHUFFLTN\CODECHG.DOC\lg 4/5/99 b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-1986) c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7- 1986) 2. Development Exempt from Site Plan Review in the R-10-and, R-14, and COR Zones: In the R-10-a+d, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: hi. In the R 10 Zone, all All development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4- 9-070, Environmental Review Procedures, excluding shadow platting of 2 or more units per Section 4-2-110F. ii. In the R 10 Zone, development Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. as defined in Section 4 2 110F ab. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. ii_d-Planned Unit Developments. bc. R-10, R-14, and COR Zones: i_ Exterior remodeling or expansion of an existing detached or semi-attached single family home and/or primary residence, excluding the addition of a new dwelling unit(s). eii. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6- 17-1996) eiii. Conditional Use Permits. COR3ZONE.DOC\ 54 3/31/99 b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-1986) c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7- 1986) 2. Development Exempt from Site Plan Review in the R-10-a+ 1 R-14, and COR Zones: In the R-10 and_, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: hi. In the R 10 Zone, all AM development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4- 9-070, Environmental Review Procedures. ii. In the R 10 Zone, development Development of detached or semi-attached dwelling units on legal lots which are part of a subdivision application. as defined in Section 4 2 110F ab. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. el --Planned Unit Developments. bc. R-10, R-14, and COR Zones: i_ Exterior remodeling or expansion of an existing single family home and/or primary residence. eii. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6- 17-1996) eiii. Conditional Use Permits. fiv. Off-Premises Signs (Billboards). COR3ZONE.DOC\ 54 4/19/99 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1.Subject to site plan review. 2.Subject to site plan review and consistency with the City Comprehensive Parks, Recreation a I Open Space Master Plan and Trails Master Plan. 3. Administrative approval under RMC 4-9-200, Site Plan Review, for new neighborhood par s which are smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Revi( v section for new neighborhood parks which are ten (10) acres or larger. In either case, subject consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan a i Trails Master Plan. 4. Administrative approval under the Site Plan Review section for new community gardens which smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Review section r new community gardens which are ten (10) acres or larger. 5.Including restaurants and associated buildings as part of a residential development project. 6.RESERVED. 7.Including restaurants and associated buildings. 8.Size and location of these uses will be reviewed as part of the site plan approval. 9.Expansion of existing retail structures subject to site plan review. Construction of new ret it buildings on the same site as existing retail buildings, subject to site plan review. Considerati n given to community need (i.e., suitable location). 10. Except not permitted in the "Downtown Core Area". See Downtown Core Area Map in RMC 4 '- 080C. 11. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited n conjunction with gas station. 12. These uses shall include high visibility retail or service space on the ground floor along str€ t frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 2-080D. 13. Except school facilities. 14. RMC 4-2-120C, Condition 21, Additional Conditional Use Permit Criteria for Excess Height a o applies. 15. These uses shall not be located on the ground floor along street frontage in the "Downto‘ n Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 16. These uses, except their supportive offices and sales uses, shall not be located on the grou d floor along street frontage in the "Downtown Pedestrian District". See Downtown Pedestri n District Map in RMC 4-2-080D. 3/31/99 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1.Subject to site plan review. 2.Subject to site plan review and consistency with the City Comprehensive Parks, Recreation a Open Space Master Plan and Trails Master Plan. 3. Administrative approval under RMC 4-9-200, Site Plan Review, for new neighborhood par. s which are smaller than ten (10) acres. Hearing Examiner approval under the Site Plan ReviE, v section for new neighborhood parks which are ten (10) acres or larger. In either case, subject J consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan a i Trails Master Plan. 4. Administrative approval under the Site Plan Review section for new community gardens which E smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Review section )r new community gardens which are ten (10) acres or larger. 5.Including restaurants and associated buildings as part of a residential development project. 6.RESERVED. 7.Including restaurants and associated buildings. 8.Size and location of these uses will be reviewed as part of the site plan approval. 9.Expansion of existing retail structures subject to site plan review. Construction of new re ,il buildings on the same site as existing retail buildings, subject to site plan review. Considerati n given to community need (i.e., suitable location). 10. Except not permitted in the "Downtown Core Area". See Downtown Core Area Map in RMC 4 >_- 080C. 11. conjunction with gas station.RESERVED 12. These uses shall include high visibility retail or service space on the ground floor along str t frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 1- 2-080D. 13. Except school facilities. 14. RMC 4-2-120C, Condition 21, Additional Conditional Use Permit Criteria for Excess Height a 3o applies. 15. These uses shall not be located on the ground floor along street frontage in the "Downtc m Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 16. These uses, except their supportive offices and sales uses, shall not be located on the grot d floor along street frontage in the "Downtown Pedestrian District". See Downtown Pedestr n District Map in RMC 4-2-080D. ly CITY C ' RENTON Economic Development, Neighborhoods and Planning Jesse Tanner,Mayor Susan Carlson,Administrator April 19, 1999 Rex Allen SECO Development, Inc. 11009 NE 11th Street Bellevue, WA 98004 SUBJECT: Southport LUA 99-027, CPA, R, ECF Dear Mr. Allen: The Neighborhoods and Strategic Planning Division of the City of Renton has determined that the subject application for Comprehensive Plan Amendment/Rezone is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me, at(425)430-6578, if you have any questions. Sincerely, Lisa Grueter Project Manager cc: Puget Sound Energy Puget Western, Inc. ACPTLTR2.DOC 1055 South Grady Way - Renton, Washington 98055 This paper contains 50%recycled material,20%post consumer CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: March 31, 1999 TO: File 99-027,ECF FROM: Lisa Grueter SUBJECT: Proposed Comprehensive Plan and related Code Amendments Attached is a draft of amendments to Center Office/Residential Policies and related code amendments to Title 4 which are being filed in support of the Southport Planned Action Environmental Review. The proposal involves a Comprehensive Plan Amendment/Rezone from Employment Area - Industrial/Heavy Industrial to Center Office/Residential. Staff has noted that policy amendments would be needed as well to accommodate the proposal, as well as code amendments to the Center Office/Residential zone and other portions of Title 4. DEVE ITY OF REN OIJ1' MAR 31 1999 RECEIVE. ' TS_SERVER\SYS2:\COMMON\-H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\SHUFFLTN\CPAMEM.DOC\lg Center Office/Residential Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, and landmark developments integrated with natural amenities. The intention is to create a compact, urban development with high amenity values that is a gateway to the City. Policy LU-124. Primary uses should include complexes of offices or residential development,hotels and convention centers,research and development facilities, and corporate headquarters. Policy LU-125. Commercial uses such as retail and services should also be permitted provided that they support the primary uses of the site and are architecturally and functionally integrated into the development. An exception to this limitation on commercial uses may occur if a major commercial use I providing high economic value to the City is proposed with 6ffiall-seale,multiple businesses, and is designed with the scale and intensity envisioned for COR. Policy LU-126. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the designation, or if proposed as part of a phased development and multi-parcel proposal which includes a mix of uses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided in development regulations. Policy LU-128. Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access and land assembly constraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure development, public uses and amenities. Policy LU-130. A public review process should be required for proposed development plans of each . parcel with separate ownership or abutting parcels of the same ownership within the Center. Properties may be combined for public review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs,circulation,transit opportunities, and phasing. Policy LU-131. Maximum residential density on the various COR sites should range between be 30 and 60 33 dwelling units per acre. The same area used for commercial and office development can also be used to calculate residential density. When proposed development does not involve a mix of uses, then minimum residential density should be 5 dwelling units per net acre. Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage, building height,bulk, setbacks,landscaping,and parking considerations across the various components of each proposed development. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. Policy LU-134. Vehicular access to each proposed development should be from a major street with the number of access points reasonably minimized. Policy LU-135. A combination of internal and external site design features should be encouraged such as: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f. structured parking,and POLAMD.DOC\ 1 g. other features meeting the spirit and intent of these policies. Policy LU-136. Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations. Center Office Residential designations placed next to higher intensity zones such as industrial may provide for a transition to lesser intense designations. Where placed next to industrial designations, site design of Center Office Residential properties shall consider the long-term retention of the adjacent or abutting industrial uses. Resefved Policy LU-137. Reserved POLAMD.DOC\ 2 3/31/99 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: P. CENTER OFFICE RESIDENTIAL ZONE (COR 1-an&COR 2, and COR-3): The purpose of the Center Office/Residential 1 and 2 Zone(COR 1 and 2)Zone is to provide for a mix of intensive office and residential activity in a high quality, master planned development which is integrated with the natural environment. Commercial uses which support the primary uses of the site and are architecturally and functionally integrated are permitted. Also commercial uses which provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR zone. ccrve employees and residents of the development may also be permitted as secondary or conditional uses. Policies governing these uses are primarily contained in the Land Use Element, Center Office/Residential section Chapter 4, Section V"Office/Residential Centers,"of the City's adopted Comprehensive Plan. The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly (see also Land Use Element, Community Design -Chapter 9, Section IV"Gateways"section). Since the sites function as gateways, the site planning should incorporate features of interest and use for the users. In order to address differing site conditions, and recognizing the gateway and environmentally sensitive features these sites, this Zone is divided into three (3)two (2)sections: COR 1,aad-COR 2, and COR 3. COR 1 and 2 sha the same uses and development standards, but differ in heights allowed. COR 3 shares a majority of uses allow( in COR1 and 2 as well as most development standards, but differs primarily in densities allowed. COR 1 is applic to the property known as the Stoneway Concrete Site. COR 2 is applied to the property known as the Port Quenth Site._COR 3 is applied to the property known as the Shuffleton Site. 3/31/99 4-2-0700 CENTER OFFICE RESIDENTIAL (COR) USES: TYPE: AGRICULTURE, RESOURCE PRODUCTION AND ANIMAL KEEPING Gardens and Nurseries Nursery or greenhouse AD/H Agriculture and Natural Resources Mineral/natural resource recovery AD/H RESIDENTIAL Attached Dwellings Flats or townhouses P #119 Other Residences and Lodging Bed and breakfast houses S #68 Boarding and lodging houses S #68 Group homes II, for 6 or less P Group homes II, for 7 or more AD Retirement residences P Hotel/convention center with office and/or P residential uses on-site Hotel P RETAIL SALES Apparel and accessories S #68 Books, music, stationery, art supply S #68 Eating and drinking establishments S #137 Food store no more than 25,000 square S #68 feet of gross floor area Mini-maw H #11 Newsstands S#68 Pharmacies S#68 Taverns S#68 CULTURAL, ENTERTAINMENT AND RECREATIONAL Parks and Open Space Open space (new) P# Open space (existing) P Park, playground or recreation/community AD/H center Parks, regional (new)P# Parks, regional (existing) P Parks, community (new) PS Parks, community (existing) P Parks, neighborhood (new)PS Parks, neighborhood (existing) P 3/31/99 USES: TYPE: CULTURAL, ENTERTAINMENT AND RECREATIONAL (Continued) Trails (new) PH Trails (existing)P Recreational Facilities Marinas S-# 5P Cultural Library or museum, public or nonprofit AD/H OFFICE AND CONFERENCE Administrative headquarters P Business P Medical and dental clinics P Offices P I Personal P Private conference centers AC#50 Professional P SERVICES Barber, beauty shops S#68 Beauty shops S#68 Cemetery, crematory, mausoleum AD/H Financial institutions S #153 Health clubs/fitness centers/sports clubs S #154 Personal services S #68 Repair Services Electrical S#68 Shoe S#68 Television S #68 Upholstery S #68 Watches/jewelry S #68 Day Care Services Family day care P Day care centers S#68 Adult day care I, maximum 4 on P residential property Adult day care I, maximum 12 on P nonresidential property Adult day care II, 5+ on residential S #68 property Adult day care II, 13+ on nonresidential S #68 property Health Services Convalescent centers and nursing homes AD Hospitals, sanitarium or similar uses AD/H 3/31/99 USES: TYPE: TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES Car washes ACH#81 Gasoline service stations Parking garages, commercial P II Parking garages, noncommercial PAC #50 Air Transportation Uses Helipads, accessory to primary use H MANUFACTURING AND INDUSTRIAL Industrial/manufacturing facilities P #128 existing) Industrial/manufactruing facilities, major H # modification, production increase or expansion of existing Research, development and testing H Assembly and packaging of: Electronics H Solid Waste/Recycling Recycling collection station AC #51 COMMERCIAL/INDUSTRIAL ACCESSORY USES Food preparation AC #50 Handcrafting of items/products AC #50 Storage of products in conjunction with AC #50 retail sales PUBLIC FACILITIES Government Government offices and facilities AD/H Churches Churches, synagogues, temples H Social/Social Service Organizations Community facilities S #224 Philanthropic institution AD/H Private club, fraternal or nonprofit AD/H organizations Service clubs and social organizations H Utilities Public utility use or structure AD/H Utilities, small P Utilities, medium AD Utilities, large H 3/31/99 USES: TYPE: PUBLIC FACILITIES (Continued) Communications Communications broadcast and relay H towers I Radio or television transmitter AD/H Wireless communication facilities Micro facility antennas P Mini facility antennas P#237/AD Macro facility antennas P#237/AD Monopole I support structure AD #240/H Monopole II support structure X#242/H Lattice towers support structure X#242/H Minor modifications to existing wireless P #243 communicatopion facilities SCHOOLS PUBLIC AND PRIVATE Educational institution (public or private) AD/H School, elementary (existing) P School, elementary (new) H School, secondary (existing) P School, secondary (new) H Portables (existing) P Portables (new, up to 4) S #1 Change in use for existing school H School expansion up to 10% P #1 School expansion more than 10% H Business and professional schools S #68 MISCELLANEOUS USES AND MODIFICATIONS TO DEVELOPMENT STANDARDS Temporary uses S PROHIBITED USES, SPECIFICALLY IDENTIFIED Bulk storage of products X Exterior storage of products X#04 Hazardous waste treatment and storage, X off-site Travel trailers or recreational vehicles for X habitation Manufacturing of: Any product not specifically listed X LEGEND OF REVISIONS Revision marks with no "box" = changes assumed in Valley Zoning code amendments in process I Revision marks or bold numbers with 3/31/99 USES: TYPE: box = changes proposed with COR 3 code amendments either to permit type or content of condition Note: Corresponding revisions will be made to 4-2-060, Zoning Use Table. 4/19/99 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1.Subject to site plan review. 2.Subject to site plan review and consistency with the City Comprehensive Parks, Recreation an Open Space Master Plan and Trails Master Plan. 3.Administrative approval under RMC 4-9-200, Site Plan Review, for new neighborhood park which are smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Revie section for new neighborhood parks which are ten (10) acres or larger. In either case, subject t consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan an Trails Master Plan. 4. Administrative approval under the Site Plan Review section for new community gardens which ar smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Review section fc new community gardens which are ten (10) acres or larger. 5.Including restaurants and associated buildings as part of a residential development project. 6.RESERVED. 7.Including restaurants and associated buildings. 8.Size and location of these uses will be reviewed as part of the site plan approval. 9.Expansion of existing retail structures subject to site plan review. Construction of new reta buildings on the same site as existing retail buildings, subject to site plan review. Consideratioi given to community need (i.e., suitable location). 10. Except not permitted in the "Downtown Core Area". See Downtown Core Area Map in RMC 4-2 080C. 11. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited ii conjunction with gas station. 12. These uses shall include high visibility retail or service space on the ground floor along steel frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 4 2-080D. 13. Except school facilities. 14. RMC 4-2-120C, Condition 21, Additional Conditional Use Permit Criteria for Excess Height alsc applies. 15. These uses shall not be located on the ground floor along street frontage in the "Downtowi Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 16. These uses, except their supportive offices and sales uses, shall not be located on the grounc floor along street frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 3/31/99 17. These uses shall not be located on the ground floor along street frontage in the "Downtow Pedestrian District". Parking, docking and loading areas for truck traffic shall be off-street an screened from view of abutting public streets. See Downtown Pedestrian District Map in RMC 2-080D. 18. These uses shall be permitted only as a continuation of an existing commercial laundry us( Existing use of this type may be expanded on existing properties, contiguous properties, or o properties a portion of which is within one hundred feet (100') of existing buildings, subject to sit plan review. These uses shall not be expanded on the ground floor along street frontage in th Downtown Pedestrian District" except for those supportive office and sales uses. Along properi lines adjacent to residential uses, there shall be a fifteen foot (15') wide continuous landscape buffer. 19. In the "Downtown Core Area", bulk storage must be contained within the buildings, e.g., basements, upper stories of buildings. See Downtown Core Area Map in RMC 4-2-080C. 20. Consideration must be given to community need (i.e., suitable location). 21. Consideration must be given to community need (i.e., suitable location) and subject to tf^ provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. 22. Consideration must be given to community need (i.e., suitable location). Gaming activities n, permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parkin joint parking may be permitted within five hundred feet (500') subject to the standards of tf- parking and loading regulations. 23. Consideration must be given to community need (i.e., suitable location). Intended and designed serve immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No extern I signage. 24. Buildings/structures which support the agricultural or animal husbandry use of a site such < barns, silos, sheds, and enclosed buildings used for the storage of agricultural products ar I equipment. Animal shelter or animal manure storage facilities may also be allowed on lots at lea t one acre in size. 25. Consideration must be given to community need (i.e., suitable location). Intended and designed serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must i located in a "primary use" structure. No drive-through service. Signage: For lots within or hundred feet (100') of residential zoned properties, external signage shall be subject to tl provisions of RMC 4-4-100F, Signs within Shoreline Areas— Special Requirements. 26. Consideration must be given to community need (i.e., suitable location). Intended and designed serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must located in a "primary use" structure. Three (3) drive-up windows in conjunction with a bran operation. Integrated into the exterior wall of a "primary use" structure. 27. Located on the same lot as the single family home. 28. Located adjacent to or on the same lots as the single family home and conforming with t development standards. Accessory structures shall only be allowed on residential lots conjunction with an existing primary residential use. 29. For four (4) or fewer guests per night. a 3/31/99 30. The guest house must be conducted by the property owner. No more than fifty percent (50%) c the principal residence is used for the guest house and the number of persons accommodate per night shall not exceed four (4). 31. The guest house must be conducted by the property owner. No more than fifty percent (50%) c the principal residence is used for the guest house and the number of persons accommodate per night shall not exceed four (4). One off-street parking space must be provided for each gue room. The parking space must not be located in any required setback. The domestic water suppl and wastewater disposal facilities shall be approved by the City. 32. Normally associated with and ancillary to single family homes and conforming to the developme[ standards of this Zone (i.e., maximum size, height, etc.). 33. Subject to the requirements of RMC 4-9-090, Home Occupations, with the written approval of th property owner, which may be revoked for good cause. 34. Subject to approval by the Zoning Administrator and the standards of RMC 4-9-090, Hon" Occupations. 35. I.e., temporary seasonal uses, job shacks, model homes, subject to approval by the Zonir Administrator. 36. One accessory dwelling unit — may be detached or attached. Subject to the developmei standards applicable to primary structures, to house family members related to the proper owner or an employee of property owner, including a unit attached to a primary dwelling or designated manufactured home. See Auto Mall Map in RMC 4-3-040. 37. An administrative conditional use permit is required to exceed the maximum number of far animals allowed outright in this Zone. 38. Allowed only in the Residential Multi-Family Infill suffix, twenty-four (24) hour on-site manageme required. The manager's unit is not subject to minimum density requirements. No estate, garac or other sales from any leasable spaces. No outdoor storage, including vehicle or trailer storac lots. Self service storage uses in this Zone are subject to the following special developme standards: Temporary customer moving van/truck parking, if provided, must be clearly mark€ with signage or paint. The dimensions and demarcation of moving van/truck spaces subject to si plan review. Side and rear setbacks subject to the Commercial Arterial Zone standards of RMC 2-120A, Development Standards for Commercial Zoning Designations, in lieu of the RN I development standards. (Ord. 4736, 8-24-1998) 39. Cannot exceed five percent (5%) of the total number of mobile home spaces. 40. Except for development consistent with an approved "master site plan" which is considered to t a secondary use. 41. Used in conjunction with an approved public or quasi-public use when the collection station utilized more than ninety (90) days per calendar year. 42. Accessory to a permitted use where adverse impacts are appropriately mitigated and the use part of a mixed tenancy and/or use development where the average amount of indoor storag , accessory to all permitted uses, does not exceed thirty three percent (33%) of the to I development's gross floor area. 3/31/99 43. Where adverse impacts are appropriately mitigated and said parking is consistent with the Stat Commute Trip Reduction Act. 44. When not exceeding fifty percent (50%) of the gross floor area of such use. 45. For a period not to exceed the duration of construction. 46. In conjunction with a primary use when operated primarily for employees of the Industrial Zone which they are located and with consideration given to community need (i.e., suitable location). 47. As accessory only; except where such storage is prohibited by the Aquifer Protectio Regulations. 48. Allowed where incidental to a permitted use and shall not exceed thirty three percent (33%) of th gross floor area. 49. Allowed where ordinarily incidental to and associated with the primary permitted use and nc exceeding thirty three percent (33%) of the gross floor area of such a use. 50. Allowed where incidental to a permitted primary or secondary use and shall not exceed thin three percent (33%) of the gross floor area, except for floor area that is devoted to food prepare wholly for retail sales on-site. 51. Allowed where incidental to a permitted primary or secondary use and shall not exceed thin three percent (33%) of the gross floor area, except for floor area that is devoted to food prepare wholly for retail sales on-site, and providing the structure is not located within any require. setback and/or landscaping area. 52. Allowed where incidental to a permitted use, not to exceed thirty three percent (33%) of the gros floor area and allowed for on-site sales purposes only. 53. Located adjacent to or on the same lot as the mobile home park. Residential accessory structure shall only be allowed on residential lots in conjunction with an existing primary residential use. 54. For employee use only in conjunction with a permitted primary use. 55. Located on the same lot as the residential dwelling unit. 56. For security or maintenance personnel when located on the premises where they are employe( provided, there is only one residence per permitted establishment. 57. Must be associated with a permitted use and if appropriately screened, limited to fifteen feet (1 in height or one story. 58. Allowed in the nonlandscaped portion of the required setback/open space, provided the buildir does not contain more than one hundred fifty (150) square feet. 59. Accessory to a public or quasi-public use. The collection station is portable and temporary (not exceed ninety (90) calendar days out of each year). The collection station is not located on ar public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. Tr property owners or managers shall keep the area surrounding the recycling station maintains and clean of debris. 60. Subject to the RMC 4-3-010, Adult Entertainment Regulations. 3/31/99 61. These uses must be included as part of the total development (not allowed to develo independently). 62. The design of structures, including signs, shall be generally consistent in character wit surrounding uses. No drive-up windows or outside automobile service shall be permitted, excel for financial institutions which are permitted three (3) drive-up windows in conjunction with branch operation and integrated into the exterior wall of a "primary use" structure. No exteric display of merchandise is permitted. Retail and service uses shall be developed as part of IargE office structures. Such retail or service uses shall not stand alone and shall not occupy more tha twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arteri; access to individual uses shall occur only when alternative access to local or collector streets c consolidated access with adjacent uses is not feasible. 63. When part of a mixed use development. 64. Must be part of a mixed office/light industrial or mixed office/manufacturing complex. 65. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited conjunction with gas station, and limited to one self-service, drive-through facility. 66. No freestanding structures. Single drive-up window in conjunction with a branch operation. 67. No more than three (3) drive-up windows in conjunction with a branch operation and integrate into the exterior wall of a "primary use" structure. 68. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). N freestanding buildings — must be housed in a "primary use" structure. Limited external signag( No drive-up windows or outside automobile service shall be permitted (except for financi, institutions). The design of structures, including signs, shall be generally consistent in charactE with surrounding uses. No exterior display or storage of merchandise shall be permitted. 69. Any freestanding day care center must be physically connected to a primary use by any of th following means: a shared roof line, a paved pedestrian walkway on the interior or the primar use's site or a covered walkway. The day care center is intended and designed to serve th immediate market area (i.e., contiguous CO Zone), the freestanding daycare center structure b oriented to the primary use structure(s). Vehicular access to the freestanding structure only b from within the site. 70. Which serve adjacent employees subject to the following conditions: No signage other than th located on the cart itself. Cart location must be pedestrian oriented and not street oriented. Ca location cannot be on required landscaping or parking areas unless in a Park and Ride lot wher no more than a single parking space may be taken up by the cart. No more than two (2) espress or other temporary vendors per primary use, except for master planned office parks over five acres in size for which a maximum number of carts will be determined by the Zonin Administrator. 71. These offices shall be associated with a primary permitted use on the same site or a contiguoL site. The office uses may be developed in conjunction with, or subsequent to, the industrial us( The office uses may serve the administrative needs of employees company-wide including thos employees located on other sites. 72. The only structures that may be erected within the open space areas shall promote the use of th open space. No open space is counted for any use within rights-of-way. These uses shall b 3/31/99 maintained by the homeowners association if the property is subdivided, or by a managemei organization if the property is not subdivided. 73. Except exterior storage and long-term parking of commercial vehicles. 74. Except that when operations are predominantly conducted out of doors rather than completel enclosed within an enclosed structure, a conditional use permit is required. 75. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 76. Multi-family residential may also be located in a mixed use building of commercial and residenti uses. Residential uses shall not be located along the street frontage on the ground floor in th Downtown Pedestrian District". Density shall be consistent with Section 4-2-120B, Developmer Standards for Commercial Zoning Designations. 77. Size and location of these uses will be reviewed as part of site plan approval. No outside kennels runs or stables. Retail and Commercial development is not allowed to exceed thirty five thousanc 35,000) gross square feet/use without a conditional use permit and must be scaled to serve the needs of the adjacent neighborhood abutting the center. 78. Provided the structure is not located within any required setback and/or landscaped area. 79. Provision of peripheral landscaping which does not obscure views into the garage structure it order to maintain visual security. Increased lighting for security. Limited curb cuts and traffic access. Size and location shall be reviewed as part of site plan approval. 80. Service bays and automobile storage areas shall be visually and acoustically screened from vievv of adjacent residential uses and abutting public rights-of-way. Size and location of these uses wil be reviewed as part of site plan approval. 81. b. Limited to one self service, drive through facility. c. Bay is screened from view of adjacent or abutting residential uses. Permitted where housed in a parking garage. 82. These uses shall have no outside storage. Size and location of these uses will be reviewed as part of site plan approval. 83. No outdoor facilities. 84. No outdoor facilities or storage. Retail sales of products or merchandise produced on the premises; providing the sales area does not exceed thirty three percent (33%) of the gross floor area of the use. 85. Outdoor storage of materials shall be screened from view of adjacent uses and abutting public streets. These uses may contain a maximum of seventy five thousand (75,000) square feet of gross floor area. 12 3/31/99 86. Service bays and automobile storage areas shall be screened from view of adjacent residents. uses and abutting public rights-of-way. Size and location of these uses will be reviewed as part site plan approval. 87. Outside storage must be screened from all adjacent or abutting property zoned for residentiE public, commercial, or office use. Screening shall consist of an existing structure, a solid wall c sight-obscuring fence a minimum of six feet (6') in height up to a maximum of ten feet (10') or required by RMC 4-4-110, Bulk Storage Facilities. Outside storage shall not be permitted in ar setback area. 88. These uses shall not be located within one thousand feet (1,000') of one another. 89. On a minimum of five (5) acres. 90. Not exceeding four hundred (400) square feet in floor area and not over twenty (20) lineal feet o any side for the sale of agricultural products produced on the premises. 91. On parcels twenty (20) acres or larger in size, including gravel, sand and valuable metalli substances; provided, the use is consistent with the State and local regulations. 92. On parcels eighty (80) acres or greater in size, consistent with the Forest Practices Act and wher it does not conflict with any other City regulations. 93. Not exceeding fifty percent (50%) of the gross floor area of the primary light industrial use. 94. Which would be construed as bulk storage except for the fact that they do not exceed th minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. Except as allowed as conditional use. 95. Repair and maintenance of vehicles may be permitted if incidental to a permitted use or specifically permitted. 96. Fully enclosed on all sides. Screened from view of adjacent uses and abutting public streets. 97. Without outside storage. 98. Provided that the total gross floor area of each use in any one site shall not exceed thre thousand (3,000) square feet and subject to the following criteria: (a) activities with a limited nee for walk-in clientele and (b) activities for which a reduction in parking standards to one space pE five hundred (500) square feet of gross floor space could be justified. 99. Maximum size of five thousand (5,000) square feet gross floor area. Size and location of thes uses will be reviewed as part of site plan approval. 100. Up to twenty percent (20%) or seven thousand (7,000) gross square feet or forty two thousan 42,000) gross square feet. 101. Up to twenty percent (20%) or thirteen thousand (13,000) gross square feet. 102. Up to forty percent (40%) or fourteen thousand (14,000) gross square feet. Note: In no case she a conditional use permit be granted for any increase in area for more than forty percent (40%) c fourteen thousand (14,000) gross square feet. 3/31/99 103. Up to forty percent (40%) or twenty six thousand (26,000) gross square feet. Note: In no cas shall a conditional use permit be granted for any increase in area for more than forty percer 40%) or twenty six thousand (26,000) gross square feet. 104. For sale off-site. 105. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) gros square feet/use without a conditional use permit and must be scaled and oriented to serve th needs of the adjacent neighborhood abutting the center. 106. Heights exceeding the maximum height of thirty five feet (35') by less than twenty feet (20'). Se also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements. 107. Multi-family residential uses located in a structure that is restricted solely to residential uses shL- be subject to the development standards as specified in the Multi-Family Zone, Communi Center, (RM-C), RMC 4-2-110F. Density shall be consistent with Section 4-2-120A, Developmer Standards for Commercial Zoning Designations. Projects reviewed under RMC 4-9-200, Sit Plan Review, may be required to build a ten foot (10') high ceiling for the first story of a buildir constructed solely for residential use, in order to maintain the long-term potential for conversion commercial usage. 108. Heights exceeding the maximum height of forty five feet (45') by more than twenty five feet (25 See also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements for Excess Heigh 109. Subject to density limitations located in development standards for this Zone. These uses must k included as part of the total development (not allowed to develop independently). 110. Heights exceeding the maximum height of fifty feet (50') by less than twenty five feet (25'). S€ also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 111. Heights may exceed the maximum height by up to fifty feet (50') with bonuses for plazas ar I other amenities. When a building is adjacent to a lot designated as residential on the C i. Comprehensive Plan, the building may exceed the height allowed in the adjacent residential zor by a maximum of twenty feet (20'). For uses located with the Federal Aviation Administrate( 1 airport zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in r case shall the height of any use or structure exceed the maximum allowed by that section. 112. Allowed where incidental to a permitted primary or secondary use and shall not exceed this three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar( 1 wholly for retail sales on-site. May be located on the ground floor street frontage when accessc to a permitted residential use. Subject to approval by the Zoning Administrator. 113. Subject to the density limitations located in the development standards for this Zone. 114. No more than two (2) units may be consecutively attached. Subject to the density limitatio s located in the development standards for this Zone. 115. RESERVED. 116. Commercial and residential uses may be located within the same structure. Residential or y structures must be unified with existing or planned commercial uses by similar design them( pedestrian access, and compatible lighting and signage. Density shall be consistent with Secti n 4-2-120A, Development Standards for Commercial Zoning Designations. 3/31/99 117. In conjunction with a primary use when operated primarily for employees of the Industrial Zone I which they are located and with consideration given to community need (i.e., suitable location Subject to site plan review and consistency with the City Comprehensive Parks, Recreation an Open Space Master Plan and Trails Master Plan. 118. In conjunction with a primary use when operated primarily for employees of the industrial zone which they are located and with consideration given to community need (i.e., suitable location Subject to site plan review. 119. These uses may also be located in mixed use building of commercial and residential uses Density shall be consistent with Section 4-2-120B, Development Standards for CommerciE Zoning Designations. 120. These uses are permitted when located in mixed use building of commercial and residential uses Size and location of these uses will be reviewed as part of site plan approval. No residential use are allowed on the first floor. Density shall be consistent with Section 4-2-120A, Developmen Standards for Commercial Zoning Designations. 121. I.e., temporary/seasonal uses,job shacks, model homes, subject to approval. 122. Excluding slaughter houses. 123. I.e., temporary/seasonal uses,job shacks, model homes, subject to approval by the Developmen Services Division. 124. If a portion of the lot fronts on a principal or minor arterial, as designated by the City's Arteria Plan, and when at least one entrance/exit is on the arterial. 125. RESERVED. 1n accordance with provisions of the RMC 4 3 090, Shoreline Master Program Zone). No freestanding buildings must be housed in a "primary use" structure. Limited external cignage. No drive up windows or outside automobile service shall be permitted (except for financial institutions). The design of structures, including signs, shall be generally consistent in character with surrounding uses. No exterior display or storage of merchandise shall be peFmitted. 126. Except school facilities. Indoor only. 127. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. 128. '" Only those modifications or expansions aflewed-which does not increase production levels are permitted in COR-1 and COR-2. No modifications or expansions are allowed in COR-3. 129. Subject to the requirements of RMC 4-4-110, Bulk Storage Facilities. 130. Property located within the Commercial Office Zone shall be given an existing proposed development designation, which will vest the property to the prior Office Park (O-P) Zoning Regulations, if the property has one or more of the following: an existing valid site plan or any Council-approved time extension to an existing site plan, as well as any same or similar site plan as defined in RMC 4-9-200G, Major Adjustments to an Approved Site Plan, for which the application has been made prior to the lapse of an approved site plan, and which application is diligently pursued. In no case will an existing or approved site plan, or the uses under it, continue 15 3/31/99 to be recognized under prior zoning regulations if construction has not commenced by the ye 2001. 131. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, bL not provide City-wide services. Size and location of these uses will be reviewed as part of the sit plan approval. 132. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, br not provide City-wide services. Subject to the provisions of RMC 4-3-010, Adult Entertainmer Regulations. 133. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros. square feet/use without a conditional use permit and may serve more than one neighborhood, Ix, not provide City-wide services. Including small trees, shrubs, flowers, supplies, and tools within at enclosed area. 134. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood, bu not provide City-wide services. Size and location of these uses will be reviewed as part of sit( plan approval. The total gross square footage of these uses shall not exceed fifty percent (50% of the gross square footage of the site. 135. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, bu not provide City-wide services. These uses shall have no outside storage. Size and location o these uses will be reviewed as part of site plan approval. 136. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, bui not provide City-wide services. Must be part of a mixed use development. 137. to criteria in RMC 4 9 030, Conditional Use Permits: a. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). No freestanding buildings must be housed in a "primary use" structure. The use shall have Ihimited external signage. The use shall be architecturally and functionally integrated into the development. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No exterior display of merchandise shall be permitted. No outdoor facilities. b. Drive through service may be permitted if the establishment is sited in conjunction with a gas statien.No drive-through or outside auto service is permissible. Freestanding establishments may be permitted if they are 5,000 square feet or larger per establishment and consistent with the preceding requirements. 138. Outdoor storage is prohibited if it is not associated with a permitted use. 139. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. Subject to site plan review. 16 3/31/99 140. Minor repair facilities are permitted. 141. No outdoor facilities or storage. Retail sales of products or merchandise produced on th premises; providing, the sales area does not exceed thirty three percent (33%) of the gross floc area of the use. 142. The structure is not located within any required setback and/or landscaped area. 143. Size and location of these uses will be reviewed as part of the site plan approval. Retail an Commercial development is not allowed to exceed thirty five thousand (35,000) gross squar feet/use without a conditional use permit and must be scaled and oriented to serve the needs c the adjacent neighborhood abutting the center. 144. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 145. Except school facilities. 146. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. 147. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. Retail an Commercial development is not allowed to exceed thirty five thousand (35,000) gross squar feet/use without a conditional use permit and must be scaled to serve the needs of the adjacer neighborhood abutting the center. 148. RESERVED. 149. Subject to site plan review. Consideration must be given to community need (i.e., suitabl, location). 150. RESERVED. 151. Size and location of these uses will be reviewed as part of the site plan approval. Retail an( Commercial development is not allowed to exceed thirty five thousand (35,000) gross squar( feet/use without a conditional use permit and must be scaled and oriented to serve the needs c the adjacent neighborhood abutting the center. 152. In conjunction with a primary use when operated primarily for employees of the industrial zone it which they are located and with consideration given to community need (i.e., suitable location) No freestanding structures. Single drive-up window in conjunction with a branch operation. 153. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). N( freestanding buildings — must be housed in a "primary use" structure. Limited external signage No drive-up windows or outside automobile service shall be permitted (except for financia institutions). The design of structures, including signs, shall be generally consistent in characte with surrounding uses. No exterior display of merchandise shall be permitted. No more than thre( 3) drive-up windows in conjunction with a branch operation. Integrated into the exterior wall of primary use" structure. 154. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nc freestanding buildings — must be housed in a "primary use" structure. Limited external signage No drive-up windows or outside automobile service shall be permitted (except for financia institutions). The design of structures, including signs, shall be generally consistent in characte with surrounding uses. No exterior display of merchandise shall be permitted. No outdoo facilities. 1 3/31/99 155. Size and location of these uses will be reviewed as part of site plan approval. The total gross square footage of these uses shall not exceed fifty percent (50%) of the gross square footage c the site. Retail and Commercial development is not allowed to exceed thirty five thousan( 35,000) gross square feet/use without a conditional use permit and must be scaled and orient& to serve the needs of the adjacent neighborhood abutting the center. 156. Must be part of a mixed office/light industrial or mixed office/manufacturing comple> Consideration given to community need (i.e., suitable location). 157. Allowed if a portion of the lot fronts on a principal or minor arterial, as designated by the City arterial plan, and when at least one entrance/exit is on the arterial. These uses must be include as part of the total development (not allowed to develop independently). 158. Except exterior storage and long-term parking of commercial vehicles. 159. When conducted entirely within an enclosed structure. 160. Provision of peripheral landscaping which does not obscure views into the garage structure order to maintain visual security. Increased lighting for security. Limited curb cuts and traff access. Size and location shall be reviewed as part of site plan approval. 161. For sale off-site. These uses shall not be located on the ground floor along street frontage in th downtown pedestrian district. 162. Subject to site plan review and consistency with the City Comprehensive Parks, Recreation ar Open Space Master Plan and Trails Master Plan. Consideration must be given to communi need (i.e., suitable location). 163. Consideration must be given to community need (i.e., suitable location). No outdoor facilities c storage. Retail sales of products or merchandise produced on the premises; providing, the salE area does not exceed thirty three percent (33%) of the gross floor area of the use. 164. Allowed where incidental to a permitted primary or secondary use and shall not exceed thir three percent (33%) of the gross floor area, except for floor area that is devoted to food preparE I wholly for retail sales on-site. For purposes of on-site management, security and maintenanc may be located on the ground floor street frontage with the approval of the Zoning Administrator. 165. The maximum gross floor area of any single commercial use on a site shall not exceed fig thousand (5,000) gross square feet, except by conditional use permit. 166. Size and location of these uses will be reviewed as part of the site plan approval. The maximu 1 gross floor area of any single commercial use on a site shall not exceed five thousand (5,00 ) gross square feet, except by conditional use permit. 167. Up to ten percent (10%) or five hundred (500) gross square feet. 168. Up to twenty percent (20%) or one thousand (1,000) gross square feet. (Note: In no case shall conditional use permit be granted for any increase in area for more than twenty percent (20%) r one thousand (1,000) gross square feet). 169. See also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 170. Location shall be limited to those parcels abutting a Commercial Arterial (CA) Zone in the S V 41 st/SW 43rd corridor. 3/31/99 171. In conjunction with a primary use when operated primarily for employees of the industrial zone it which they are located and with consideration given to community need (i.e., suitable location, Allowed where ordinarily incidental to and associated with the primary permitted use and nc exceeding thirty three percent (33%) of the gross floor area of such a use. 172. A manufactured home which complies with HUD standards may be permitted as a temporar dwelling on the same lot as the permanent dwelling provided the applicant demonstrates th( temporary dwelling is necessary to provide daily care to an individual certified by a physician a needing such care. The primary provider of daily care shall reside on-site; the manufacture( home together with the permanent residence shall meet the setback, height, building footprint and lot coverage provisions for the applicable zone; the temporary manufactured home permit fo medical hardship shall be effective for twelve (12) months (extension of the temporar manufactured home permit may be approved in twelve (12) month increments subject t( demonstration of continuing medical hardship); and the manufactured home shall be remove( within ninety (90) days of the expiration of the temporary manufactured home permit or th( cessation of provision of daily care. 173. Permitted in conjunction with a primary use when operated primarily for employees of th( industrial zone in which they are located and with consideration given to community need (i.e. suitable location). 174. Except that when operations are predominantly conducted out of doors rather than completel' enclosed within an enclosed structure, a conditional use permit is required. In conjunction with a primary use when operated primarily for employees of the industrial zone in which they an located and with consideration given to community need (i.e., suitable location). Subject to sit( plan review and consistency with the City Comprehensive Parks, Recreation and Open Spac( Master Plan and Trails Master Plan. 175. Except that when operations are predominantly conducted out of doors rather than completel' enclosed within an enclosed structure, a conditional use permit is required. Subject to sit( plan review. In conjunction with a primary use when operated primarily for employees of th( industrial zone in which they are located and with consideration given to community need (i.e. suitable location). 176. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. Subject to sit( plan review. 177. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. In conjunctior with a primary use when operated primarily for employees of the industrial zone in which they an located and with consideration given to community need (i.e., suitable location). 178. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. Excluding slaughter houses. 179. Temporary uses as defined by RMC 4-9-240 except that when operations are predominatel' conducted outdoors rather than completely enclosed within an enclosed structure, a condition use permit is required. 180. An accessory restaurant and/or gift shop is also allowed. 3/31/99 181. Must be fully enclosed on all sides and screened from view of adjacent uses and abutting pubis streets. 182. Subject to applicable commercial/civic development standards of Section 4-2-110F, Developmer Standards for Residential Zoning Designations. 183. Provided the building length does not exceed eighty five feet (85'). Subject to the densit limitations located in the development standards for this Zone. 184. These unit types shall not exceed fifty percent (50%) of the permitted units in a project. Subject t the density limitations listed in the development standards for this Zone. Buildings shall nc exceed six (6) dwelling units per structure, except as provided in RMC 4-2-110H, Condition 1 z Bonuses. Buildings shall not exceed one hundred fifteen feet (115') in length. 185. Administrative approval under the Site Plan Review section for new neighborhood gardens wit an area smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Revie' section, for new neighborhood gardens with an area of ten (10) acres or larger. 186. Administrative approval under the Site Plan Review section for new neighborhood parks whic are smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Review section for new neighborhood parks which are ten (10) acres or larger. Consistency with the City c Renton Parks and Trails Master Plan. 187. Civic and/or Commercial Uses: Civic uses and/or commercial uses are permitted only conjunction with and intended to serve residential development in the R-14 Zone. Civic use and/or commercial uses may be allowed if it is determined by the City that such uses are: a. Designed to serve as a focal point for the residential community. b. Compatible with architectural character and site features of surrounding residential development an characteristics. c. Consistent with applicable City regulations (e.g., Comprehensive Plan, Site Plan Review section). d. These uses may only be provided in conjunction with residential development. e. These uses shall be created as a focal point for the development. f. These uses shall be designed to include a common motif or theme. 188. Permitted only in conjunction with and intended to serve primarily the surrounding residents development. Civic and/or commercial uses may be allowed if it is determined by the City th such uses are: Designed to serve as a focal point for the residential community; compatible wi architectural character and site features of surrounding residential development ar characteristics; and consistent with applicable City regulations (e.g., Comprehensive Plan, Si Plan Review section). No drive-through services permitted. 189. RESERVED. 190. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowed on lc less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards and Revie i Criteria for Keeping Animals. Only combinations of medium and small animals or large and sm; I animals may be permitted outright on one undeveloped gross acre. 3/31/99 191. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allowed o lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards an Review Criteria for Keeping Animals. Only combinations of medium and small animals or larg and small animals may be permitted outright on one undeveloped gross acre. 192. A maximum of one large animal per undeveloped gross acre, except when a farm managemer plan has been adopted based on the King County Conservation District's Farm Conservation an Practice Standards showing that adequate pasturage to support a larger number of animals I available. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria fc Keeping Animals. Only combinations of medium and small animals or large and small animal may be permitted outright on one undeveloped gross acre. 193. Heights exceeding the maximum height of fifty feet (50') by more than twenty five feet (25'). Se also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 194. Provided that all colonies are registered with the Washington State Department of Agriculture i accordance with apiary law, RCW 15.60.030. 195. A maximum of three (3) pets per dwelling unit regardless of lot size. A maximum of eight (8) pet per dwelling unit may be allowed on lots over thirty five thousand (35,000) square feet in size the keeping of animals complies with the standards of RMC 4-4-010F, General Requirements fc Keeping Animals. 196. A greater number of animals per acre than are allowed as a secondary use in this Zone may b permitted by the Hearing Examiner; provided: a. The animal owner either lives on the property where the animal is kept or has arranged with a tenant t care for the animal(s); b. The keeping of animals must meet the conditions of RMC 4-4-010F, General Requirements fc Keeping Animals; and c. A farm management plan has been adopted based on the King County Conservation District's Farr Conservation and Practice Standards showing the adequate pasturage to support a IargE number of animals is available. 197. Six (6) or fewer small farm animals per undeveloped gross acre are permitted in this Zon provided: (1) the animal owner either lives on the property where the animal is kept or ha arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must meE the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No sma' farm animals are allowed on lots less than one acre in size. 198. Four (4) or fewer medium farm animals per undeveloped gross acre are permitted in this Zon provided: (1) the animal owner either lives on the property where the animal is kept or ha arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must me( the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No mediur farm animals are allowed on lots less than one acre in size. 199. Two (2) or fewer large farm animals per four (4) undeveloped gross acres are permitted in thi Zone provided: (1) the animal owner either lives on the property where the animal is kept or ha arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must meE the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No larg farm animals permitted on lots less than four (4) acres in size. 3/31/99 200. The following types of animals and associated storage buildings may be permitted in this Zone provided: (1) the animal owner either lives on the property where the animal is kept or ha' arranged for care for the animal(s); and (2) that the keeping of animals must meet the condition' of RMC 4-4-010, Standards and Review Criteria for Keeping Animals: a. More than six (6) small animals per undeveloped gross acre. b. More than four(4) medium animals per undeveloped gross acre. c. More than two (2) large animals per four (4) undeveloped gross acres. No large animals permitted of lots less than four (4) acres. 201. A maximum of three (3) pets per dwelling unit is considered an accessory use. Between four (4 and eight (8) household pets may be permitted by administrative conditional use permit on lot over thirty five thousand (35,000) square feet. (Ord. 4404, 6-7-1993). 202. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Over three (2 pets per dwelling unit requires a Hearing Examiner conditional use permit. 203. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Between four (4 and eight (8) pets per dwelling unit is permitted on lots over thirty five thousand (35,000) squar feet with an Administrative conditional use permit. 204. Consistent with RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 205. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirement in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 206. The single family residence shall not be located on a lot platted after the effective date of thi subsection (March 2, 1997). The lot size is not greater than six thousand (6,000) square feet. The single family residence will be located on a block where a minimum of seventy percent (70°A of the land area of the block is utilized for single family residential purposes. The single family residence will not be located in the "Downtown Core Area" as defined in RMC z 2-080C, or along a street classified as a "principal", "minor", or "collector" arterial in the Rento Arterial Street Plan. The provisions of this subsection shall expire on December 31, 1999, or upon the creation of redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the unit developed under this subsection shall be treated as primary permitted uses. 207. Subject to a location in the Employment Area Valley (EAV) land use designation. See EAV Map RMC 4-2-080B. 208. Subject to: a. A location west of Interstate 405 and south of Grady Way. b. The use must be housed in a building containing other primary municipal functions. c. The jail must be owned by and operated by or for the City of Renton. 3/31/99 209. Requirements for uses not associated with a medical institution: Permitted with consideration given to community need. Use must be located within the Center Institution (CI) ComprehensivE Plan designation. Signage: For lots within one hundred feet (100') of residential zone( properties, external signage shall be subject to the provisions of RMC 4-4-100E5i. 210. Those uses with associated retail sales are subject to the provisions of Condition No. 62. 211. The Hearing Examiner may grant a conditional use permit for an off-site hazardous wast. treatment and storage facility in any zone which allows industrial and manufacturing uses the process or handle hazardous substances; provided, that the use conforms with the criteria sE forth in RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) th location must comply with the State siting criteria as adopted in accordance with RCW 70.105.21 and (b) the location of the hazardous waste treatment and storage facility is subject to site pla review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. 212. Located within the Center Institution (CI) Comprehensive Plan designation. Consideration mw be given to community need (i.e., suitable location). 213. For medical institutions when located on site more than one hundred feet (100') from any propert zoned for private residential use and producing less than ten (10) megawatts of electricity. 214. For testing of medical and dental samples or specimens collected off-site. These uses shall nc be located on the ground floor along street frontage in the "Downtown Pedestrian District". 215. Except where incidental to a permitted primary or secondary use. 216. Allowed as an accessory use to sales when limited to the area south of SW Grady Way and WE of SR-167/Rainier Avenue S. 217. Limited to the area south of SW Grady Way and west of SR-167/Rainier Avenue S. 218. As defined in RMC 4-9-240, Temporary Use Permits. In conjunction with a primary use whe operated primarily for employees of the industrial zone in which they are located and wit consideration given to community need (i.e., suitable location). 219. As defined in RMC 4-9-240, Temporary Use Permits. Consideration given to community need. 220. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requiremen in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Size and location of they uses will be reviewed as part of the site plan approval. 221. A maximum of eight (8) pets per dwelling unit as an accessory use. On lots over thirty fig thousand (35,000) square feet, more than eight (8) per household may be permitted I administrative conditional use permit. 222. Including accessory restaurants and accessory buildings. 223. RESERVED. 224. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). r freestanding buildings — must be housed in a "primary use" structure. Limited external signag : No drive-up windows or outside automobile service shall be permitted (except for financ I institutions). The design of structures, including signs, shall be generally consistent in charact r with surrounding uses. No exterior display of merchandise shall be permitted. 3/31/99 225. RESERVED. 226. Subject to RMC 4-4-110, Bulk Storage Facilities. The design of structures, including signs shall be generally consistent in character with surrounding uses. No drive-up windows or outsid automobile service shall be permitted, except for financial institutions which are permitted thre 3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall c a "primary use" structure. No exterior display of merchandise is permitted. Retail and service use shall be developed as part of larger office structures. Such retail or service uses shall not star alone and shall not occupy more than twenty five percent (25%) of any one floor of a buildin whose primary use is office. Direct arterial access to individual uses shall occur only whe alternative access to local or collector streets or consolidated access with adjacent uses is n( feasible. 227. Consideration must be given to community need (i.e., suitable location) and subject to th provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. The design structures, including signs, shall be generally consistent in character with surrounding uses. N drive-up windows or outside automobile service shall be permitted, except for financial institutior which are permitted three (3) drive-up windows in conjunction with a branch operation ar integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise permitted. Retail and service uses shall be developed as part of larger office structures. Su( retail or service uses shall not stand alone and shall not occupy more than twenty five perce 25%) of any one floor of a building whose primary use is office. Direct arterial access to individu I uses shall occur only when alternative access to local or collector streets or consolidated acce: ; with adjacent uses is not feasible. 228. Consideration must be given to community need (i.e., suitable location). Gaming activities n t permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parkin I and joint parking may be permitted within five hundred feet (500') subject to the standards of tl parking and loading regulations. The design of structures, including signs, shall be genera consistent in character with surrounding uses. No drive-up windows or outside automobile servi( shall be permitted, except for financial institutions which are permitted three (3) drive-up windm in conjunction with a branch operation and integrated into the exterior wall of a "primary us " structure. No exterior display of merchandise is permitted. Retail and service uses shall developed as part of larger office structures. Such retail or service uses shall not stand alone ar I shall not occupy more than twenty five percent (25%) of any one floor of a building whose primE / use is office. Direct arterial access to individual uses shall occur only when alternative access local or collector streets or consolidated access with adjacent uses is not feasible. 229. Allowed where incidental to a permitted primary or secondary use and shall not exceed thi y three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar d wholly for retail sales on-site. The design of structures, including signs, shall be generE y consistent in character with surrounding uses. No drive-up windows or outside automobile servi e shall be permitted, except for financial institutions which are permitted three (3) drive-up windo s in conjunction with a branch operation and integrated into the exterior wall of a "primary u: structure. No exterior display of merchandise is permitted. Retail and service uses shall e developed as part of larger office structures. Such retail or service uses shall not stand alone a d shall not occupy more than twenty five percent (25%) of any one floor of a building whose prim( y use is office. Direct arterial access to individual uses shall occur only when alternative access :o local or collector streets or consolidated access with adjacent uses is not feasible. 230. Which serve adjacent employees subject to the following conditions: No signage other than t at located on the cart itself. Cart location must be pedestrian oriented and not street oriented. C [rt location cannot be on required landscaping or parking areas unless in a Park and Ride lot wh -e no more than a single parking space may be taken up by the cart. No more than two (2) espre: ;o 24 3/31/99 or other temporary vendors per primary use, except for master planned office parks over five (5 acres in size for which a maximum number of carts will be determined by the Zonin( Administrator. The design of structures, including signs, shall be generally consistent in characte with surrounding uses. No drive-up windows or outside automobile service shall be permittec except for financial institutions which are permitted three (3) drive-up windows in conjunction wit a branch operation and integrated into the exterior wall of a "primary use" structure. No exteric display of merchandise is permitted. Retail and service uses shall be developed as part of large office structures. Such retail or service uses shall not stand alone and shall not occupy more tha twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arteri access to individual uses shall occur only when alternative access to local or collector streets c consolidated access with adjacent uses is not feasible. 231. Expansion of existing retail structures subject to site plan review. Construction of new retE buildings on the same site as existing retail buildings, subject to site plan review. Consideratic given to community need (i.e., suitable location). The design of structures, including sign' shall be generally consistent in character with surrounding uses. No drive-up windows or outsid automobile service shall be permitted, except for financial institutions which are permitted thre 3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall a "primary use" structure. No exterior display of merchandise is permitted. Retail and service use shall be developed as part of larger office structures. Such retail or service uses shall not star alone and shall not occupy more than twenty five percent (25%) of any one floor of a buildir i whose primary use is office. Direct arterial access to individual uses shall occur only whe i alternative access to local or collector streets or consolidated access with adjacent uses is n feasible. 232. Consideration must be given to community need (i.e., suitable location). Intended and designed serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must k located in a "primary use" structure. Three (3) drive-up windows in conjunction with a bran( i operation. Integrated into the exterior wall of a "primary use" structure. The design f structures, including signs, shall be generally consistent in character with surrounding uses. 1` ) drive-up windows or outside automobile service shall be permitted, except for financial institution which are permitted three (3) drive-up windows in conjunction with a branch operation at I integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise permitted. Retail and service uses shall be developed as part of larger office structures. Su retail or service uses shall not stand alone and shall not occupy more than twenty five perce t 25%) of any one floor of a building whose primary use is office. Direct arterial access to indivick it uses shall occur only when alternative access to local or collector streets or consolidated acce s with adjacent uses is not feasible. 233. Consideration must be given to community need (i.e., suitable location). Intended and designed o serve immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No exterr iI signage. The design of structures, including signs, shall be generally consistent in charac !r with surrounding uses. No drive-up windows or outside automobile service shall be permitt( I, except for financial institutions which are permitted three (3) drive-up windows in conjunction \n, h a branch operation and integrated into the exterior wall of a "primary use" structure. No exter )r display of merchandise is permitted. Retail and service uses shall be developed as part of lane 3r office structures. Such retail or service uses shall not stand alone and shall not occupy more tl- n twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arte 31 access to individual uses shall occur only when alternative access to local or collector streets )r consolidated access with adjacent uses is not feasible. 234. Consideration must be given to community need (i.e., suitable location). Intended and designee to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must )e located in a "primary use" structure. No drive-through service. Signage: For lots within c ie 25 3/31/99 hundred feet (100') of residential zoned properties, external signage shall be subject to thf provisions of RMC 4-4-100E5i. The design of structures, including signs, shall be generall' consistent in character with surrounding uses. No drive-up windows or outside automobile servicE shall be permitted, except for financial institutions which are permitted three (3) drive-up window' in conjunction with a branch operation and integrated into the exterior wall of a "primary use structure. No exterior display of merchandise is permitted. Retail and service uses shall bE developed as part of larger office structures. Such retail or service uses shall not stand alone anc shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access tc local or collector streets or consolidated access with adjacent uses is not feasible. 235. The Hearing Examiner may grant a conditional use permit for an on-site hazardous waste treatment and storage facility in any zone, except residential, that allows the processing of handling of hazardous substances; provided, that the use conforms with the criteria set forth it RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) the location must comply with the State siting criteria as adopted in accordance with RCW 70.105.21C and (b) the location of the hazardous waste treatment and storage facility as subject to site plan review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. (Ord. 4186, 11-14 1988) 236. Provided that the site is over one acre in size and the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with ar administrative conditional use in this Zone if the site is under one acre or setbacks are less thar one hundred feet (100') from any adjacent residentially zoned parcel. 237. Provided that the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with an administrative conditional use in this Zone i1 the setbacks are less than one hundred feet(100') from any adjacent residentially zoned parcel. 238. Permitted use provided that the site is over one acre in size and the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hearing Examiner conditional use in this Zone if the site is under one acre or setbacks are less than one hundred feet (100')from any adjacent residentially zoned parcel. 239. Prohibited use if site is less than one acre in size or has minimum setbacks of less than one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hearing Examiner conditional use provided that the site is over one acre in size and the facility has minimum setbacks of one hundred feet (100')from any adjacent residentially zoned parcel. 240. Provided that the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hearing Examiner conditional use in this Zone if the setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcel. 241. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Zone. unless the Monopole II Facility is to be constructed on property where wireless communication support structures presently operate, and the new Monopole II Facility will not exceed the height of the existing support structures. Otherwise, may be allowed with an administrative conditional use permit. 242. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Zone. otherwise may be allowed with a Hearing Examiner conditional use permit. 243. Whether emergency or routine, so long as there is little or no change in the visual appearance, as determined by the Administrator. 26 3/31/99 244. Permitted subject to the density limitations and dwelling unit type mix requirements of the development standards for this Zone. 245. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowed on lot: less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards and Reviev Criteria for Keeping Animals. Only combinations of medium and small animals or large and smal animals may be permitted outright on one undeveloped gross acre. Front yard setbacks may no be included in gross area calculation. 246. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allowed or lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards anc Review Criteria for Keeping Animals. Only combinations of medium and small animals or large and small animals may be permitted outright on one undeveloped gross acre. Front yard setback may not be included in gross area calculation. 247. A maximum of one large animal per undeveloped gross acre, except when a farm managemen plan has been adopted based on the King County Conservation District's Farm Conservation anc Practice Standards showing that adequate pasturage to support a larger number of animals is available. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria fo. Keeping Animals. Only combinations of medium and small animals, or large and small animal: may be permitted outright on one undeveloped gross acre. Front yard setbacks may not be included in gross area calculation. 248. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirement in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Except not permitted in the Auto Mall Area A: Area bounded by Grady Way South, Rainier Avenue South, 1-405, and Linc Avenue South. 249. See also RMC 4-11-110 and 4-4-010H, Requirements for Kennels (Nine (9) or More Animals). 250. RESERVED. 251. Administrative approval under the Site Plan Review section for new neighborhood or community parks which are smaller than ten (10) acres. Hearing Examiner approval, under the Site Plar Review section, for new neighborhood or community parks which are ten (10) acres or larger Consistency with the City of Renton Parks and Trails Master Plan. Subject to applicable commerical/civic development standards of Section 4-2-110F, Development Standards for Residential Zoning Designations. 252. Accessory to a public or quasi-public use. The collection station is portable and temporary (not tc exceed ninety (90) calendar days out of each year). The collection station is not located on any public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. The property owners or managers shall keep the area surrounding the recycling station maintainer and clean of debris. Subject to applicable commercial/civic development standards of Section 4- 2-110F, Development Standards for Residential Zoning Designations. 253. RESERVED. 254. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirty three percent (33%) of the gross floor area, except for floor area that is devoted to food prepared wholly for retail sales on-site. If part of a mixed office/light industrial or mixed office/manufacturing complex. (Ord. 4432, 12-20-1993) r 3/31/99 255. Permitted when ancillary to a permitted primary use where food and beverages are served on tl- premises and located in an area with an Employment Area — Valley land use designation shown on the City's Comprehensive Plan Land Use Map, and located south of 1-405. 256. As defined in RMC 4-9-240, Temporary Use Permits. 257. Which would be construed as bulk storage except for the fact that they do not exceed th minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. re: expansion of existing manufacturing/industrial) COR 3: Use is not permitted. 3/31/99 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR DENSITY (Net Density in Dwelling Units per Acre) Minimum Net Residential 25 dwelling units per net acre N/A Where a development involves a mix of Density uses then minimum resdential density shall be 16 dwelling units per net acre. The minimum density When proposed development does not requirements shall not apply to involve a mix of uses, then minimum the subdivision, short plat and/or residential density shall be 5 dwelling development of a legal lot one- units per net acre. half (1/2) acre or less in size as The same area used for commercial and of March 1, 1995. (Ord. 4466, 8- office development can also be used to 22-1994; amd. Ord. 4631, 9-9- calculate residential density. Where 1996) commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. Maximum Net Residential 25 to 100 dwelling units per net N/A COR 1 and 2: 16 to 25 dwelling units per nsity net acre, without bonus. Bonus density acre may be achieved subject to noted requirements.32 Density may be increased to one COR 3: 60 dwelling units per net acre. hundred fifty (150) dwelling units per acre subject to administrative The same area used for commercial and conditional approval. office development can also be used to calculate residential density. Where commercial and/or office areas are The minimum density requirement:, utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not legal lot one half(1/2)acre or Ic;4; in exceeded should the property be size as of March 1. 1995. (Ord ihrli\ririprl nr in annthrir manner marls 29 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR 4466, 8 22 1994; amd. Ord. 4631, 9 available for separate lease or 9 1996) conveyance. LOT DIMENSIONS Minimum Lot Size None 25,000 sq. ft. None Minimum Lot Width None None None Minimum Lot Depth None None None LOT COVERAGE Maximum Lot Coverage None for properties located within the 65% 29 of total lot area or 75% 29 if parking 65% of total lot area or 75% if parking is for Buildings Downtown Core Area". 15 is provided within the building or within a provided within the building or within a For properties located outside the parking garage. parking garage. Downtown Core Area: 65% of total lot area or 75% if parking is provided within the building or within a parking garage. SETBACKS Minimum Front Yard/0 ft.for buildings 25 ft. or less in 15 ft. 29 buildings less than 25 ft. in height.None Street Setback 25'26 height.20 ft. 18.29 buildings 25 ft. to 80 ft. in Where any front yard is 15 ft.for buildings over 25 ft. in height,height. required, no building shall provided that no setbacks are 30 ft. 18'29 buildings over 80 ft. in height. be hereafter erected or required in the"Downtown Core altered so that any portion Area".15 (Ord.4690, eff. 151998) thereof shall be nearer the front property line than the distance indicated by the depth of the required front yard. Maximum Front Yard/ 15 ft. buildings 25 ft. or less in height.On lots abutting more than 1 street the None Street Setback maximum setback shall only he applied to 30 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR 25 ft. buildings over 25 ft. in height. the primary street as determined by the No maximum is required in the Reviewing Official. Downtown Core Area".15 SETBACKS (Continued) Minimum Arterial27/ 10 ft. landscaped setback from the 10 ft. landscaped setback from the street 10 ft. landscaped setback from the street Freeway Frontage Setback street property line or, property line or, property line or, 20 ft. landscaped setback from the 20 ft. landscaped setback from the back of20 ft. landscaped setback from the back of back of the sidewalk, whichever is the sidewalk,whichever is less. the sidewalk, whichever is less. less. Minimum Rear Yard None, unless the CD lot is adjacent to None required, except, 15 ft. if abutting or NA a lot designated Residential on the adjacent to a residential zone.2 City Comprehensive Plan, then there shall be a 15 ft. landscaped strip or a 5 ft.wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary. Minimum Side Yard23 NA None required, except 15 ft. if abutting or NA Where any specified side adjacent to a residential zone.2 yard is required no build ing shall be hereafter erected or altered so that any portion thereof shall be nearer to the side lot line than the distance indicated by the width of the required side yard. Increased Shoreline In COR 3, where the applicable Setback Shoreline Master Program setback is less than 50 feet, the City may increase the setback up to 100% if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. 31 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR LANDSCAPING Minimum Landscape 10 ft. landscaping strip s except for the 10 ft., except where reduced through the NA Width Required Along "Downtown Core Area". site plan review process. Streets LANDSCAPING (Continued) Minimum Landscape NA 15 ft. sight-obscuring landscaping. If the NA Width Required When a street is a designated arterial, non-sight- Commercial Lot is obscuring landscaping shall be provided Adjacent to Property unless otherwise determined by the Zoned Residential2 Hearing Examiner through the site plan review process. 3,31 Minimum Landscape 15 ft. landscaped strip consistent with 15 ft. wide landscaped visual barrier con NA Width Required When a the definition of landscaped visual sistent with the definition in RMC 411120, Commercial Lot is barrier in RMC 411120; or a 5 ft. wide when abutting a residentially zoned Abutting9 to Property sight-obscuring landscaped strip and property2. A 10 ft. sight-obscuring Zoned Residential a solid 6 ft. high barrier used along landscape strip may be allowed through the common boundary of resi dentiallythe site plan review process. 3,5 zoned property.' Minimum Landscape NA 15 ft. wide sight-obscuring landscape NA Width Required When a strip. Commercial Zoned Lot is Adjacentl° to Property Zoned Commercial, Office or Public/Quasi Special Requirements for NA In the Green River Valley, an additional NA Properties Located within 2%of natural landscaping shall be the Green River Valley required for developed sites as per the Planning Areal'Soil Conservation Service Environmental Mitigation Agreement. These areas should not be dispersed throughout a site, but should be aggregated in one por tion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 32 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR HEIGHT Maximum BuildingHeight, a 13,ze 250 ft. 8'1('2" COR 114: 10 stories and/or 125 five 9 95 ft. ' ft 819,28exceptforuseshavinga Public Suffix" (P) COR 2 and 316: 10 stories and/or 125 ft.; designation30 pro vided the master plan includes a balance of building height, bulk and density.' Maximum Building Height 20 ft. more than the maximum height 20 ft. more than the maximum height NA When a Building is allowed in the adjacent residential allowed in the adjacent residential zone.' Adjacent to a Lot zone.8'22 Designated as Residential on the City Comprehensive Plan Maximum Height for See RMC 44140G.See RMC 44140G. See RMC 44140G. Wireless Communication Facilities SCREENING Minimum Required for NA None required except when a CO lot NA Outdoor Loading, Repair, abuts or is adjacent to a residential zoned Maintenance or Work lot 2, then a fence, or landscaping, or a Areas landscaped berm, or a combination thereof to achieve adequate visual or acoustical screening as determined by the Reviewing Official.3 Surface-Mounted Utility Must be screened from public view. Must be screened from public view. Must be screened from public view. and Mechanical Equipment Roof Top Equipment Must be enclosed so as to be Must be enclosed so as to be shielded Must be enclosed so as to be shielded Except for shielded from view.from view. from view. Telecommunication Equipment) SCREENING (Continued) 33 3!31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Permitted Outdoor StorageMust be screened from adjacent or Must be screened from adjacent or abut N/A- no outdoor storage is permitted. abutting properties and public rights- ting properties and public rights-of-way. Must be screened from adjacent or abut of-way. Outdoor stage uses shall pro Outdoor storage uses shall provide fenc vide fences, berming, and/or land ing, berming, and/or landscaping as Outdoor stage uses shall provide fences, scaping as determined by the determined by the Reviewing Official to Reviewing Official to achieve ade achieve adequate visual or acoustical quate visual or acoustical screening. screening. Materials covered by buildings with Materials covered by buildings with roofs screening. roofs but without sides shall be con but without sides shall be considered out sidered outside storage and subject toside storage and subject to the screening but without sides shall be considered out the screening provisions of this provisions of this Section. side storage and subject to the screening Section. Garbage, Refuse or Must be screened, except for access Must be screened, except for access Must be screened, except for access Dumpsters Contained points, by a sight-obscuring fence or points, by a sight-obscuring fence or points, by a sight-obscuring fence or within Specified Areas landscaping or some combination landscaping or some combination thereof.landscaping or some combination thereof. thereof. PARKING General See RMC 44080. See RMC 44080. Parking of vehicles See RMC 44080. Direct arterial access to related to commercial uses shall not be individual structures shall occur only when allowed on residential streets.alternative access to local or collec tor streets or consolidated access with adjacent uses is not feasible. PEDESTRIAN ACCESS General NA A pedestrian connection shall be pro NA vided from a public entrance to the street, unless the Hearing Examiner determines that the requirement would unduly endan ger the pedestrian. SIGNS General See RMC 44100. See RMC 44100.See RMC 44100. LOADING DOCKS 34 3/31/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Location NA Not permitted adjacent or abutting to a NA residential zone. ,3 DUMPSTER Location of Garbage, NA Shall not be located within 50 ft. of a res NA Refuse or Dumpster Areas idential zoned2 property, except by approval by the Hearing Examiner through the site plan review process. In no case shall garbage, refuse, or dump ster areas be located within the required setback. RECYCLING COLLECTION STATION OR CENTER Location Shall not be located within any Shall not be located within any required Shall not be located within any required required landscape area. landscape area. landscape area. SENSITIVE AREAS General See RMC 43050. See RMC 43050.See RMC 43050. SPECIAL REVIEW PROCESS General NA NA Because of the necessity of minimizing at- grade railroad crossings, predicting traffic volumes, and avoiding duplication of public infrastructure costs, aAll contiguous properties with CROR zon ing within-tape same-ems shall be included in a Level II Site Plan plah -for the entire Zone to be approved in accordance with requirements in Section 4-9-200by t 46ning fir. Level I Site Pplans for each phase of the project shall comply with the approved Level II Site Planmactcr plan. 35 3/31/99 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1.As designated by the Transportation Element of the Comprehensive Plan. 2.R-1, R-5, R-8, R-10, R-14, or RM-I. 3.These provisions may be modified by the Hearing Examiner through the site plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot be fully anticipated at this time. 4.R-1, R-5, R-8, R-10, R-14, RM-I or RM-U. 5.Provided that a solid 6' barrier wall is provided within the landscaped strip and a maintenance agreement or easement for the landscape strip is secured. A solid barrier wall shall not be located closer than 5' to an abutting residentially zoned2 lot. 6.The Hearing Examiner may modify the sight-obscuring provision in order to provide reasonable access to the property through the site plan review process. 7.On lots abutting more than 1 street, the maximum setback requirement shall only be applied to the primary street as determined by the Reviewing Official. For additions to existing structures, the maximum setback requirements shall only apply when the addition is subject to the site plan review. 8.For uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no case shall building height exceed the maximum allowed by that Section. 9.Abutting is defined as "Lots sharing common property lines". 10. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". 11. The boundaries of the Green River Valley for purposes of this Section are generally defined as the Green River on the west, SW 43rd Street on the south, the base of Talbot Hill to the east, and the Burlington Northern Railroad tracks on the north. 12. depicting the general location and relationships of the following: Critical areas, focal points within the project (e.g., public plazas, art work, etc.), general location and size of buildings, major access points/gateways (both into the site and into the City), circulation and access to public streets, and view corridors.RESERVED. 13. Heights may exceed the maximum height under Hearing Examiner conditional use permit. In consideration of a request for conditional use permit for a building height in excess of 95' the Hearing Examiner shall consider the following factors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information: COR3ZONE.DOC\ 36 3/31/99 a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. c. Effect on Adjacent Properties: Buildings in excess of 95' in height at the proposed location shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of 95' in height is adjacent to a lot designated residential on the City Comprehensive Plan, then setbacks shall be equivalent to the requirements of the adjacent residential zone. d. Bulk: Buildings near public open spaces should permit public access and, where feasible, physical access to the public open space. Whenever practicable, buildings should be oriented to minimize the shadows they cause on publicly accessible open space. e. Light and Glare: Due consideration shall be given to mitigation of light and glare impacts upon streets, major public facilities and major public open spaces. 14. COR 1 is applied to the property known as the Stoneway Concrete Site. 15. "Downtown core area" is that area bounded by the centerlines of Smithers Avenue South from South Fourth Place to South Third Avenue and along Avenue South from South Third Street to South Second Street, bounded on the north by the Cedar River, east to Mill Avenue South, south to South Fourth Street and west to Smithers Avenue South. This area shall also extend to the west property line of those properties fronting along the west side of Logan Avenue South between South Second and Airport Way, but in no case shall the area extend more than 100' west of the Logan Avenue South right-of-way. 16. COR 2 is applied to the property known as the Port Quendall Site. COR 3 is applied to the property known as the Shuf Teton site. 17. Heights may exceed the maximum height by up to 50' with bonuses for plazas and other amenities, subject to a Hearing Examiner's conditional use permit. 18. A reduced minimum setback of no less than 15' may be allowed for structures in excess of 25' in height through the site plan review process. 19. Additional height may be allowed; provided, the applicant can demonstrate provision of the following significant public benefits: a. Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site; b. Provision of 5 affordable units per 50 units, which meet the provisions of the housing element of the Comprehensive Plan; COR3ZONE.DOC\ 37 3/31/99 c. Provision of an additional 25' setback from the shoreline above that required by the Shoreline Management Act; d. Establishment of view corridors from upland boundaries of the site to the shoreline; e. Water related uses. If the applicant wishes to reach these bonus objectives in a different manner, a system of floor area ratios may be established for the property to be determined at the time of site plan review. Furthermore, the master plan must address the impact of this height on neighboring area and mitigate these impacts. 20. The maximum setback may be modified by the Reviewing Official through the site plan review process if the applicant can demonstrate that the site plan meets the following criteria: a. Orient development to the pedestrian through such measures as providing pedestrian walkways, encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Create a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promote safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. The Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site plan: a. due to factors including but not limited to the unique site design requirements or physical site constraints such as sensitive areas or utility easements; or b. one or more of the criteria would not be furthered or would be impaired by compliance with the maximum setback; or c. any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. 21. In consideration of a request for conditional use permit for additional building height the Hearing Examiner or Zoning Administrator shall consider the following factors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information. a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning COR3ZONE.DOC\ 38 3/31/99 regulations and any other plan, program, map or regulation of the City. (Ord. 4404, 6- 7-1993) c. Effect on Adjacent Properties: Buildings height shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of the maximum height is proposed adjacent to or abuts a lot designated R-1, R-5, R-8, R- 10, R-14 or RM-I, then the setbacks shall be equivalent to the requirements of the adjacent residential zone if the setback standards exceed the requirements of the Commercial Zone. (Ord. 4593, 4-1-1996) 22. Heights may exceed the maximum height under Hearing Examiner conditional use permit. 23. Exceptions: Eaves and cornices may extend over the required side yard for a distance of not more than 2'. Accessory buildings when erected so that the entire building is within a distance of 30' from the rear lot line may also occupy the side yard of an inside lot line. (Ord. 1905, 8-15-1961) 24. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 25. Eaves, cornices, steps, terraces, platforms and porches having no roof covering and being not over 42" high may be built within a front yard. 26. Exception: When 40% or more, on front foot basis, of all property on 1 side of a street between 2 intersecting streets at the time of the passage of this Code has been built up with buildings having a minimum front yard of more or less depth than that established by the Code, and provided, that the majority of such front yards do not vary more than 6' in depth, no building shall be built within or shall any portion, save as above excepted, project into such minimum front yard; provided, further, that no new buildings be required to set back more than 35' from the street line in the R-2 or R-3 Residential Districts, nor more than 2'farther than any building on an adjoining lot and that this regulation shall not be so interpreted as to reduce a required front yard to less than 10' in depth. (Ord. 1472, 2-18-1953) 27. Includes major or secondary arterials as defined in the arterial street map of the City's 6 Year Transportation Improvement Plan. Arterial Streets within the Central Business District — bounded by the Cedar River, FAI 405 Freeway, South 4th Street, Shattuck Avenue South, South Second Street, and Logan Avenue South — shall be exempt from this setback requirement. 28. Exception for Community Facilities: The following development standards shall apply to all uses having a "P" suffix designation. Where these standards conflict with those generally applicable, these standards shall apply: a. Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if"pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. b. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be COR3ZONE.DOC\ 39 3/31/99 increased as follows, up to a maximum height of 75' to the highest point of the building: i) When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); ii) When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line, and; iii) On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 29. Except with approved master site plans. 30. All uses having a "Public Suffix" (P) designation are subject to the following: Height: Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if"pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of 75' to the highest point of the building: a. When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); b. When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line; and c. On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 31. Through the site plan review process, the Hearing Examiner may waive the sight- obscuring provision in order to provide reasonable access to the property. 32. Where included, affordable units must meet the provisions of housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, a transfer of density may be allowed for other portions of the site. COR3ZONE.DOC\ 40 3/31/99 Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre may be allowed; provided there is a balance of height, bulk and density established through a floor area ratio system and/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provision may be allowed; provided, there is a balance of height, bulk and density established addressing the following public benefits: a) Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site, b) Provision of an additional twenty five foot (25') setback from the shoreline above that required by the Shoreline Management Act, c) Establishment of view corridors from upland boundaries of the site to the shoreline, d) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area ratios may be established for the property to be determined at the time of site plan review as approved by Council. COR3ZONE.DOC\ 41 3/31/99 TABLE 4-8-120C LAND USE TYPE Site Plan,Level I Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS 10%Notice of Intent to Annex 60%Petition to Annex Affidavit of Installation of Public Infor mation Sign Applicant Agreement Statement(for wireless communication facilities) Applicant's Confirmation of Condition Compliance I Application Fee per RMC 41170 x x Assessment Information Authorization for Abatement Binding Site Plan Map Business License Application for Home Occupation Calculations,Survey IColored Display Maps 1 I Construction Mitigation Description 5 Draft Deed for Any Proposed Dedica tion of Land for Public Purposes Draft Homeowner's Association Doc 4 uments,if applicable COR3ZONE.DOC\ 42 3/31/99 LAND USE TYPE Site Plan.Level I Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Draft Restrictive Covenants,if any 4 IDrainage Control Plan 5 5 IDrainage Report 4 4 Elevations,Architectural 12 Elevations,Grading 4 IEnvironmental Checklist 12 12 IExisting Covenants(recorded copy) 5 5 Existing Easements(recorded copy) 5 5 Final Plat Plan Floodplain Map,if applicable 12 12 Floor Plans 5 Geotechnical Report 5 5 IGrading Plan,Conceptual 12 12 Grading Plan,Detailed Inventory of Existing Sites(for wire less communication facilities) Justification for the Comprehensive Plan Amendment and,if applicable, Rezone COR3ZONE.DOC\ 43 3/31/99 LAND USE TYPE Site Plan,Level I Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Justification for the Conditional Approval Permit(nonconforming structure) Justification for the Conditional Approval Permit(nonconforming use) Justification for Conditional Permit Request Justification for Rezone Justification for Variance Request King County Assessor's Map Indicat ing Site Landscaping Plan,Conceptual 5 5 Lease Agreement,Draft(for wireless communication facilities) I Legal Description 12 12 Letter Describing Proposed Home Occupation Letter from Property Owner Letter to Examiner/Council Stating Reason(s)for Appeal per RMC 48110C3 Letter Explaining Which Comprehen sive Plan Text/Policies Should Be Changed and Why List of Affected Property Owners within Annexation Area Boundary COR3ZONE.DOC\ 44 3/31/99 LAND USE TYPE Site Plan,Level I Site Plan,Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS IList of Surrounding Property Owners 2 2 Lot Line Adjustment Map Mailing Labels for Property Owners 2 Map of Existing Site Conditions Map of View Area(for wireless corn munication facilities only) Master Application Form 12 12 Mobile Home Park Plan Monument Cards(one per monu ment) I Neighborhood Detail Map 12 12 IParking, Lot Coverage and Land 5 5 scaping Analysis Photo Simulations(for wireless corn munication facilities only) IPlan Reductions(PMTs) 1 1 IPostage x x Plat Certificate IPreapplication Meeting Summary,if 5 5 any Preliminary Plat Plan COR3ZONE.DOC\ 45 3/31/99 LAND USE TYPE Site Plan,Level I Site Plan, Level II APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS IProject Narrative 12 12 Proposal(non-project,e.g.,draft ordi nance,plan or policy) Proposal Summary(non-project) Public Works Approval Letter Routine Vegetation Management Application Form Screening Detail,Refuse/Recycling 12 Service Area Map(for wireless corn munication facilities only) Short Plat Plan Short Plat Plan, Final Site Plan,L and Uco RoviowLevel I 12 Site Plan,Level II 12 Site Plan,Shoreline Permit Statement Addressing Basis for Alter nate and/or Modification Statement Addressing the Basis for the Shoreline Permit Exemption Request Statement Addressing the PUD's Relationship to the City Comprehen sive Plan COR3ZONE.DOC\ 46 I 3/31/99 LAND USE TYPE Site Plan,Level I Site Plan,Level I I APPLICATIONS OF APPL ICATI ON/P ERMI T SUBMITTAL REQUIREMENTS Survey ITitle Report or Plat Certificate 4 4 Topography Map(5 contours) ITraffic Study 5 5 I Tree CuttingNegetation Clearing Plan 4 4 Tree CuttingNegetation Plan, Approved I Utilities Plan,Generalized 5 5 IWetlands Delineation Map 12 12 I Wetlands Study 5 5 COR3ZONE.DOC\ 47 3/31/99 1.This information is reauired only for those home occupations that will have customer visits.more than six(61 business deliveries per week_or external indication of commercial activity. 2.Level of detail limited to scope listed in RMC 49210A. 3. Level of detail reauired may be reduced by Administrator. 4. For conditional use permit applications for wireless communication facilities.the applicant shall submit a preliminary sketch(five(51 conies)for preliminary staff review prior to submittal of 5.Only reauired for oroiects reauirina a oublic hearina. Number of reauired conies (if any) is indicated in each column unless waived by the Development Services Division. Vc )L.U1N .LVl 48 3/31/99 4-8-120.D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 19. Definitions S: Site Plan, Level (Land Ucc Review: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and alleys, e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse and recycling areas, freestanding lighting fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/or use, iii. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, COR3ZONE.DOC\ 49 3/31/99 vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: Number of stalls required, by use; number of stalls provided, by use, Sizes of stalls and angles, Location and number of handicap stalls, compact, employee and/or guest parking stalls, Location and size of curb cuts, Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, Location of wheel stops, Loading space, Stacking space, Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, Square footage of interior parking lot landscaping. Site Plan, Land Use, Level II: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) consisting of a conceptual plan indicating the following: a. Information from Site Plan Level I items a, b, and c. b. A legend listing the following must be included on one of the sheets: Total square footage of the site, Square footage (by floor and overall total) of each individual building and/or use, Total estimated square footage of all buildings (footprint of each building), Percentage estimate of lot coverage, Square footage estimate of all landscaping (total and parking lot), Allowable and proposed building height, Building setbacks proposed and required by Code, COR3ZONE.DOC\ 50 3/31/99 Parking analysis, including estimated number, size, and type of stalls required, by use and number of stalls provided, by use. c. General location and size of buildings and uses, d. Phasing of development, e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops, f. Critical areas, g. Focal points within the project (e.g., public plazas, art work, gateways both into the site and into the City, etc.) h. Private and public open space provisions, and recreation areas i. View corridors, j. Public access to water and/or shoreline areas. COR3ZONE.DOC\ 51 3/31/99 4-9-200 SITE PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site plan approval ( both Level I — detailed site plan review and Level II — conceptual site plan review) shall be to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City of Renton. Site plan elements subject to this Section include, but are not limited to, site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking and loading arrangements, and illumination. Site planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review does not include design review, which addresses the aesthetic considerations of architectural style, exterior treatment and colors. Site plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known, but before final building plans are completed. The intent of site plan approval shall be: 1. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 2. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on- and off-site; 3. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas; 5. To protect the desirable aspects of the natural landscape and environmental features of the City by minimizing the undesirable impacts of proposed developments on the physical environment; 6. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 7. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 8. To promote the creation of"campus-like" and "park-like" settings in appropriate zones; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-1986) A secondary purpose of site plan review regulations is to provide a process for Level II site plan approval whereby a conceptual plan, indicating the physical and functional COR3ZONE.DOC\ 52 3/31/99 interrelationships between uses and facilities on the site, and allowing consideration and mitigation of potential impacts that could result from large scale site and facility development, can be approved and vested to current zoning without the level of detail necessary for Level I site plan approval. B. APPLICABILITY: 1. Level I Site Plan Review: No building permit shall be issued for any use requiring Level I site plan approval pursuant to this Section until the Environmental Review Committee has determined that a public hearing is not required or the Hearing€xaminerReviewing Official has approved or approved with conditions the site plan application. All building permits issued shall be in compliance with the approved Level I site plan. Site plan review, Level I, is required for: 4a. All Development in Certain Zones: All development in the Industrial Light (IL), Commercial Office (CO) and Public Use (P-1) Zones and CC, CN, CD, CA, CS, COR, and the Residential Use — Maximum 10 Units per Acre (R-10), Manufactured Housing Park (RMH), Residential Multi-Family (RM) and Residential Use— Maximum 14 Units per Acre (R-14) Zones, 3 I) Specified and Secondary Uses: Secondary uses and other uses specified within each zoning district, provided that: Exceptions for Secondary Uses: Where secondary uses are required to file an application for a site plan review by the provisions of the zoning regulations, but would otherwise be exempt from the site plan review requirements, the decisions of the Zoning Administrator shall not be subject to public notice and comment, or the requirement for a public hearing. (Ord. 4404, 6-7-1993) 3:c Development within the Valley Planning Area: All development within the Valley Planning Area. 4d. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. 2. Level II Site Plan Review: Applicability: Level II Site Plan Review is optional in all zones listed in section 4-9-200.B.1, except the COR zones where it is required pursuant to Section 4-2-120.B. Special Review Process. C. EXEMPTIONS: 1. Development Exempt from Site Plan Review in All Zones (except R-10-a d1 R-14, and COR zones): In all zones, the following types of development shall be exempt from the requirements of site plan review: a. Interior Remodels: Interior remodel of existing buildings or structures, provided: i. The alterations conform with any prior approved site plan; and ii. The alterations do not modify the existing site layout. COR3ZONE.DOC\ 53 4/5/99 b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-1986) c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7- 1986) 2. Development Exempt from Site Plan Review in the R-10-at 1 R-14, and COR Zones: In the R-10 and_, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: i. an the R 10 Zone, all All development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4- 9-070, Environmental Review Procedures, excluding shadow platting of 2 or more units per Section 4-2-110F. ii. 4n the R 10 Zone, development Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. as defined in Section 4 2 110F ab. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. H. Eh-Planned Unit Developments. bc. R-10, R-14, and COR Zones: i_ Exterior remodeling or expansion of an existing detached or semi-attached single family home and/or primary residence, excluding the addition of a new dwelling unit(s). eii. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6- 17-1996) eiii. Conditional Use Permits. COR3ZONE.DOC\ 54 3/31/99 fi_v. Off-Premises Signs (Billboards). gv. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7-1986) vi. R-10, R-14, and COR Zones - Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review. Except for Level II Site Plans which may require hearings pursuant to Section 4-9-200.G9.b or c, A—a public hearing before the Hearing Examiner shall be required for all projects not reviewed pursuant to RMC 4 9 210, Master Sitc Plan Approval, if: (Ord. 4551, 9-18-1995) 1. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or 2. Applicant Requests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) semi-attached or attached residential units; b. One hundred thousand (100,000) square feet of gross floor area in the IL or CO Zone or other zones in the Valley Planning Area; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM, CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or f. Ten (10) acres in size. 4. Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is adjacent to or abutting the following residential zones: RC, R-1, R-5, R-8 and R-10. (Ord. 4551, 9-18-1995) E. DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS: The Hearing Examiner and City staffReviewing Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a COR3ZONE.DOC\ 55 3/31/99 site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following: 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use; and j. Prevention of neighborhood deterioration and blight. k. Special Review Criteria— COR Zones: i. The plan is consistent with the Planned Action Ordinance, if applicable; and ii. The plan creates a compact, urban development that includes a compatible mix of uses where appropriate; and iii. The plan provides an overall urban design concept that is internally consistent, and harmonious with development on adjacent sites; and iv. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; and v. The plan provides view corridors to the shoreline area where applicable; and vi. Public access is provided to water and/or shoreline areas; and vii. The plan provides distinctive focal points such as public area plazas. • prominent architectural features, or other items; and viii. The plan assures adequate access to public streets; and ix. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. COR3ZONE.DOC\ 56 3/31/99 2. Waiver of Further Consideration of Level I Criteria: Approval of a Level II Site Plan which was not combined with a Level I site plan application may have satisfied portions of RMC 4-9-200.F and the Reviewing Official or his or her designee has discretion to waive those portions of the requirements that have been satisfied by the Level II site plan approval. Whenever the Zoning Administrator or his or her designee has discretion to note those portions of the requirements as having been satisfied by the Level II plan approval, such sections of the Code shall be detailed and that portion of the approved Level II plan wherein the requirements were satisfied shall be cited by the Reviewing Official or his or her designee in the approval of subsequent phases and waive further consideration of them. F. ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS: 21. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the Zoning Code and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like" or"park-like" settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; COR3ZONE.DOC\ 57 3/31/99 h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 32. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 43. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; COR3ZONE.DOC\ 58 3/31/99 h. Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 54. Review of Signage—All Zones, Site Plan Level I: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. (Ord. 3981, 4-7-1986) 65. Special Review Criteria and Process for Proposals within an Aquifer Protection Area (APA): Prior to the issuance of any permit in an aquifer protection area, a finding must be made that the proposal will not impact the quantity or quality of water in the aquifer on a short-term basis, long-term basis, or cumulatively in conjunction with other existing or proposed uses. a. Authority and Responsibility for Finding: The required finding shall be made by the Hearing Examiner for all proposals which are subject to approval by the Hearing Examiner pursuant to RMC 4-1-050F. All other findings shall be made by the Water Utility Engineer. b. Review Criteria: The required finding shall be based on the activities to be conducted, substances that will be stored, handled, transported, treated, used or produced, and the potential for these activities or substances to degrade the groundwater quality. 76. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards. b. Underground hazardous waste treatment and storage facilities shall comply with RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations. c. Hazardous waste treatment and storage facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the City of Renton. COR3ZONE.DOC\ 59 3/31/99 d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits. e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. (Ord. 4186, 11-14-1988) FG. SITE PLAN REVIEW PROCEDURES: 1. General: All site plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. (Ord. 3981, 4-7-1986) 2. Preapplication Conference Recommended: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site plan review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. (Ord. 3981, 4-7-1986) 3. Submittal Requirements and Application Fees: Shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with Section 4-9- 200.B, an applicant may submit: a. A Level I site plan; or b. A Level II site plan; or c. A combined Level I/Level II site plan for the entire site: or d. A Level II site plan addressing the entire site, and a Level I site plan(s) for one or more phases of the site that address(es) less than the entire site. 4. Public Notice and Comment Period Required: Whenever a completed site plan application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. (Ord. 3981, 4-7-1986) 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9- 070, Environmental Review Procedures. (Ord. 4008, 7-14-1986) Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed site plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. COR3ZONE.DOC\ 60 3/31/99 6. City Notification of Applicant: After the departmental comment period, the Development Services Division shall notify the applicant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting between the applicant and appropriate City representatives. The applicant shall have the opportunity to respond to the notification either by submitting a revised site plan application, by submitting additional information, or by stating in writing why the recommendations are considered unreasonable or not acceptable. 7. Revisions or Modifications to Site Plan Application: Whenever a revised site plan or new information is received from an applicant, the Development Services Division may recirculate the application to concerned departments. Consulted departments shall respond in writing within ten (10) days with any additional comments. In general, the City's environmental determination of significance or nonsignificance pursuant to RMC 4-9-070, Environmental Review Procedures, will not be issued until after final departmental comments on the site plan or revised site plan are received. (Ord. 3981, 4-7-1986) 8. Special Review For Planned Actions; A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. If found consistent with the Planned Action Ordinance including required conditions and mitigation measures, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4-9-200.G.7. Once these steps have been completed, the Zoning Administrator shall forward the Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4- 9-200.G.7. If the application is still found to be inconsistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Review Committee to determine if additional environmental review is required. The application shall then follow the process, subsections 9.b for Level II Site Plans with no applicable Planned Action Ordinance. If the application is modified to be consistent with the Planned Action Ordinance, the Zoning Administrator shall forward the proposed Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. 89. Environmental Review Committee to Determine Necessity for Public Hearing: a. Level I Site Plans: Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing on the site plan for those projects that have not been reviewed as part of a master Level II site plan pursuant to RMC 4-9- 210200, Master Site Plan Approval. (Ord. 4551, 9-18-1995) Where a Level II site plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Level II Site Plans without Planned Action Ordinance, or Combined Level I/Il Site Plans Without Planned Action Ordinance: COR3ZONE.DOC\ 61 1 3/31/99 i. COR Zones: The Hearing Examiner shall consider the application and hold a public hearing consistent with Section 4-9-200.G.12, except the Examiner shall issue a recommendation rather than a decision. The City Council shall consider the recommendation of the Hearing Examiner and issue a decision on the application. ii. Other Zones: The provisions of 4-9-200.D shall apply. Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing before the Hearing Examiner on the site plan. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. c. Level II Site Plans Under Planned Action Ordinance or Combined Level I/II Site Plans Under Planned Action Ordinance: The Environmental Review Committee shall consider the following criteria to determine if a hearing before the Hearing Examiner should be held regarding the Level II Site Plan and any associated site plan applications. A hearing before the Hearing Examiner is required unless both of the following criteria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and, ii. The environmental impact statement for the Planned Action reviewed preliminary conceptual plans for the site which provided the public and decisionmakers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. If a hearing is not required, the Zoning Administrator shall render a decision on the proposed application consistent with Section 4-9-200.G.10. 910. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site plan application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. (Ord. 3981, 4-7-1986) 4-011. Administrative Approval of Site Plan: When the Environmental Review Committee determines that a public hearing is not required, the proposed site plan shall be deemed approved, subject to any environmental mitigating measures that may be a part of the City's declaration of significance or nonsignificance. (Ord. 4551, 9-18-1995) 4412. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site plan application. (Ord. 3981, 4-7-1986) b. Examiner's Decision: After conducting at least one public hearing on the site plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. COR3ZONE.DOC\ 62 3/31/99 The Hearing Examiner shall approve a site plan if the applicant demonstrates that the proposed site plan is consistent with the general purposes of this Section and with the review criteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, landscaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walkways, parking and loading areas, emergency access, curbs, planting areas, and signs. When only a portion of a site is proposed for development, such power to condition, modify or fix shall be exercised only for that area which is directly related to or may be impacted by the actual proposed development. To the extent necessary to meet the site review criteria and to the extent necessary to compensate for the impacts attributable to the proposed development, the Hearing Examiner may impose additional requirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; iv. Improvements to identified or planned public rights-of-way, including paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or pedestrian paths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site plan can be made consistent with the review criteria and general purposes by alternative modifications to the site plan, the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site plan. If a public hearing on the site plan application has already been closed, the modifications proposed by the applicant shall be administered according to subsection G-I of this Section. e. Denial of Site Plan: If the Hearing Examiner finds that the site plan application cannot be made consistent with the general purposes and review criteria of this Section by requiring reasonable conditions, then the site plan shall be denied. f. Limitations on Authority: The authority to condition or deny site plan applications should be exercised to the minimum extent necessary to protect the public interest and welfare as expressed in the purposes of this Section. (Ord. 3981, 4-7-1986) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: COR3ZONE.DOC\ 63 3/31/99 1. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. GI. MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Major adjustments to an approved site plan require an amended application pursuant to I subsection G of this Section. The review and approval shall rest with the approval body which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-1986) f.l. TIMING OF BUILDING PERMITS: (Rcc: ) Building permits shall not be issued until the appeal period for an approved Level I Site Plan has expired. J.K. EXPIRATION AND EXTENSION OF-SITE PLAN APPROVAL: 1. Level I Site Plan: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the approval body which approved the original site plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986) 2. Level II Site Plan: For a non-phased Level II Site Plan or a combined and non-phased Level I/Level II Site Plan approval, the approval body shall determine an appropriate expiration date for the site plan which may exceed two years, but shall not exceed five years. An applicant shall submit a Level I Site Plan for the site within the specified time frame if a Level I Site Plan was not combined with the Level II Site Plan application. The Zoning Administrator may grant a one year extension for good cause provided the applicant submits a request 45 days in advance of the original expiration date. KL. EXCEPTION TO TWO (2) YEAR TIME LIMIT FOR LEVEL I OR LEVEL II PHASED PROJECTS: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site plan approval is being requested. In every case, the site plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. I 2. Authority for Extension of Time: The Hering Examincr Reviewing Official may grant site plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection tl-K of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. COR3ZONE.DOC\ 64 3/31/99 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested for the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application. (Ord. 3981, 4-7-1986) kM. APPEALS: Any decision on an administrative site plan approval shall be appealed as an administrative decision pursuant to RMC 4-8-110, Appeals. Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Section, must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-1995) COR3ZONE.DOC\ 65 3/31/99 4-9 210 SITE PLAN APPROVAL, MASTER: A. PURPOSE: The master site plan process is to provide a site plan approval at the conceptual stage for those projects, series of projects, phased developments or developments occurring over a long period of time or which are of such a size and complexity or duration as to make inconsistent conditions and approvals. The process is also to provide a plan for the physical and functional interrelationships between uses and facilities on the site, and to plan for and uld result from large scale site and facility development. Once conceptual site plan approval has been obtained, individual phases, buildings or developments will be approved, conditioned or denied by administrative determination pursuant to the City's site plan review regulations and this Section. B. APPLICABILITY: Master site plan review is particularly appropriate to include, but not be limited to, the following types of developments: 2. Development which consists of a number of unconnected buildings, projects or improvements on the same site, with or without a certainty of order of development. 3. Development in a number of phases when the phases are not predictab e ertai„ f the timing of development. 1. Development of a number of buildings or projects under single ownership on geographically separated parcels within the City. 5. Governmental projects including, but not limited to, projects proposed by any municipal corporation established under the laws of the State of Washington, whether or not meeting any other category listed above which: a. will be developed repetitiously, periodically, or over an extended time period due to size, dispersed locations, periodic needs or uncertainty of funding, or have been the subject of a public hearing. 6. Exemptions: (Reserved} C. SI IBMITTAI REQUIREMENTS AND APP (CATION FEES: Shall be as stipulated in RMC 4 1 170, Land Use Review Fees, and 1 8 120C, Land Use Applications. COR3ZONE.DOC\ 66 3/31/99 D. DECISION CRITERIA: 1. Scale, Spaces, Uses and Form of Improvements: The master site plan application shall provide sufficient detail as to the scale of the proposed improvements, the quantity of the and general form of the improvements and such further detail as to demonstrate the physical and functional interrelationships of the proposal. 2. Compatibility and Public Amenities: Information shall be provided as to the compatibility of the proposed development with its surrounding areas and what public amenities will be provided, if any. 3. Appropriate Level of Plan Detail: The H aring Examiner ma„ refs t„ appro„e ster site plan application if the Examiner feels there is inadequate detail upon which to render such an approval under this Section. However, the level of detail must be appropriate for the master site plan process leaving individual details to the administrative site plan process. For example, the master site planning approval should include consideration of safety and efficiency of vehicle and pedestrian access over the entire site. 1. Site Specific Development Standards: Applicants arc encouraged to consult with staff about creating site specific development standards which would allow subsequent development pursuant to City Code to mitigate or avoid potential adverse impacts on or off site through such devices as self imposed limits as to total bulk for the types of uses, or the ratio of developed space to open space. The intent of such development standards would be to cote conceptual site plans of sufficient detail so that a reviewer could determine whether potential detrimental impacts of the project had been avoided or mitigated through cr ative site planning, building, massing and phasing. OPTIONAL COMBmE PPL n-IGATI :: The applicant may wish to provide more detail than what is required by this Section and may Examiner with the approval of an individual phase of the master site plan that would otherwise be subject to administrative approval pursuant to subsection G of this Section. F. REVIEW PROCESS: publication of notice in the same manner as for site plan approval. modification as granted to him under RMC 1 9 210D, except that the modifications may only relate to the master plan itself and the Examiner's approval should not require site specific project criteria as set forth in RMC 4 9 200E1 and E2, Site Plan Review Decision Criteria. plan approval, approve certain elements of the master site plan application, or conditionally approve and/or defer other elements or irsues for administrative site plan review. For example, the Examiner could approve the setbacks and approximate square footage of a COR3ZONE.DOC\ 67 3/31/99 of the exact location to the administrative site plan review G SUBS=QUEN"TAAINIS A-T.IVC PROV i OF INDIVID inL PH SES:v rr rev rct v'r'r vi Once a master site plan has been approved pursuant to City Code subsections F or K of this individual site pan aq val rrstart-to-RMC 4 ° -S+te-Plan Re:le eept f f review and approval will be administrative in nature and will not require a Hearing Examiner rem iirements and fudged I n the nritoria of RMC /1 9 200It,L.1 UII Li1I1l ILJ UIIQ QGI. 1. Special Public Notice and Thirty (30) Day Comment Period Required: As part of the administrative consideration of approval of individual phases of a master site plan, there shall be public notification of such application announcing that the application has been received and that the administration is accepting public comment for a period of thirty (30) days. The Examiner's notification of public hearing to consider a site plan approval. 2. Waiver of Site Plan Requirements by Administrator: Approval of the master site plan may have satisfied portions of RMC 4 9 200, Site Plan Review, and the department administrator or his or her designee has discretion waive those portions of the requirements of RMC 4 9 200 that have been satisfied by the master site plan approval. Whenever the department administrator or his or her designee has discretion to note those portions of the requirements of RMC 4 9 200 as having been satisfied by the master site plan approval, such sections of the Code shall be detailed and that portion of the approved master site plan wherein the requirements were satisfied shall be cited by the department administrator or his or her them. 3. Three (3) Types of Administrative Approvals: There may be three (3) types of administrative site plan approval: the master site plan approval; subsection H2 of this Section; and c. An approval following major mod' to subsection H1 of this Section. H. MODIFICATIONS TO APPROVED MASTER SITE PLANS: Since the master site planning approval is a conceptual proses without a gr at deal of detail, substantial flexibility and discretion is granted to allow modifications under this Section. In determining whether a major or minor modification has been proposed, the department administrator or his or her designee will consider if the basic design plan, overall project, intensity and density arc not changed. 1. Major Modifications: Major modification to an approved master site plan will require a COR3ZONE.DOC\ 68 3/31/99 Major modifications involve a substantial change in the concept, intensity, use or phasing of the approved master site plan. 2. Minor Modifications: Minor modifications will be permitted by administrative determination. A minor modification shall be a modification that: nyolvos no mere than a ten percent (10%) increase in s e footage of the e erall floor a r that proposed in the master site plan•vvr ca ricer-vvcr z approved plan; c. does not change the boundaries of the originally approved plan; or d. alternatively complies with the special development standards established under the Zoning Code such as the " P" Suffix development standardsC for public facilities. I. EXDIRAT-ION' TTIME FORNON.GOVERNMEN T-^AL SI7-E-PLANS 1. Cencral: The master site plan approval granted under subsection F of this Section shall be aliel fora time establis-hed- within-that a oval. The-Hearing Examiner shall establish a duration for the validity of the master site planning approval based upon such factors as size, in establishing the duration of the approval. 2. Normal Expiration Time: Normally, master si to ten (10) years. involves more than a single phase, then a time limitation shall be established for commencement of the first phase of the project. Subject to extension of time as permitted in this Section, failure to commence construction of any individual phase within the time limit; permitted shall result in loss of master site plan approval. I. Extended Time for Projects Over One Hundred (100) Acres: For projects of over one hundred (100) acres, upon a showing of need, the Hearing Examiner can grant an approval that will be valid for up to twenty (20) years. a. Ten (10) Y ar Review H aring: Whenever a master site plan approval is granted for more than ten (10) years, there shall be a review hearing of the approval at the end of ten (10) years. At that time the Hearing Examiner shall conduct a public hearing to review the concepts and scope of the project, the development pattern in the general area, changes in laws, and whether or not the project phases arc being developed in the manner and timing as originally proposed in order to determine that the approval should remain in effect. The approval shall remain in effect unlese the Examiner determines upon clear, cogent, and convincing evidence that there has project would not receive approval if considered initially at the time of the review hearing and would not be in the public interest, in which case the master site plan approval shall lapse and the project will no longer be considered vested under this Section. Such a determination by the H aring Examiner would be appealable to the City Council as a decision under RMC 4 8 110. COR3ZONE.DOC\ 69 3/31/99 J.EXTENSION: A single two (2) year extension of any individual phase of the master site plan approval may be given, which two (2) year extension of an individual phase shall likewise extend the master site plan approval for two (2) years, and the master site plan approval as a whole shall respect to any individual phase, but the project as a whole shall receive not more than a five 5) year extension without prior Hearing Examiner approval. Such extension may be given by the Hearing Examiner following public notification of the application for extension, but no public hearing shall be required for such extension unless the City, the applicant or some party showing likelihood of actual monetary or environmental damage requests such a public h aring. K. EXPIRATION TIME FOR GOVERNMENTAL SITE PLAN APPROVALS: Governmental units including, but not limited to, any municipal corporation established under the laws of the State of Washington which arc required to plan under the Growth Management Act or otherwise, and are required to or have developed a capital facilities plan and funding plan, may obtain a governmental site plan approval. The governmental master site plan approval for City of Renton projects shall be valid for six (6) years or the period covered by the capital facilities plan, whichever is shorter. The governmental master site plan may be approved following public hearing by the City Council if such hearing occurs in cilities plan required pursuant to chapter 36.70A RCW, and by the Hearing Examiner for other governmental master site plan approvals. Any governmental master site plan approval may be extended following any determined by the administration that such change is not a major modification to the governmental master site plan approval. L. RECOGNITION OF EXISTING MASTER PLANS: Where there exists plans of a nature essentially equivalent to a master plan, which have undergone City scrutiny and have complied with SEPA, and which meet the general provisions „f this Section and have undergone a public h aring with proper notification, then the City may process a request to certify that existing plan as an existing master plan for the number of y ars remaining on the previous lan, just as if it had complied fully with this Section. M. VESTING: The rights of an applicant under the Comprehensive Plan and Zoning Codc to construct all elements, phases and improvements shown or described in a master site plan, if approved, or approve the time of building permit application, or administrative site plan approval, the improvements shall be designed and approved pursuant to the then existing codes such as the applicable Building Code, Fire Code, Plumbing Codc and other developmental codes. N. APPEAL S OF ADMINISTRATIVE SITE R Awl DECISIONS: Any decision on an administrative site plan approval shall be app alable as an administrative decision pursuant to RMC 4 8 110, Appeals. COR3ZONE.DOC\ 70 3/31/99 The approval shall remain in effect unless the Hearing Examiner determines upon clear, whether legal or factual, such that the project w ive approval if considered initially at the time of the review hearing and would not be in the public interest, in which case the master site plan approval shall lapse and the project will no longer be considered vested the City Council as a decision under RMC 4 8 110. COR3ZONE.DOC\ 71 ti 5 o City of Renton 4,R DEPARTMENT OF ECONOMIC DEVELOPMENT, N-off NEIGHBORHOODS, and STRATEGIC PLANNING Date: 3/24/99 Sixth Floor 1055 South Grady Way Renton, WA 98055 TO:Chuck Wolfe FROM: Lisa Grueter City of Renton Phone: Phone: 425) 430-6578 Fax Phone: (206) 749-2035 Fax Phone: (425) 430-7300 SUBJECT: COR Policy Revisions I Number of pages including cover sheet 3 REMARKS: Original to Urgent Reply Please For your be mailed ASAP Comment review At Sue's request,here are the proposed policy amendments for the Center Office/Residential designation of the Comprehens I Plan. Some explanation is needed. Policy LU-130 indicates that development plans may be prepared for properties with separate ownership,but properties of different ownership may be combined for public review. Although we are not showing policy changes to LU-130 in this proposal,we are considering amending the zoning code to require master development plans for all contiguous COR-zoned properties. Policy LU-131 reflects changes to the maximum density primarily in response to the Southport proposal on the Shuffleton sit1 No changes are proposed to the density established in the zoning code for the Port Quendall and Stoneway COR sites. CO ° Su1/4—e- Coud24-6 — Center Office/Residential Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, and landmark developments integrated with natural amenities. The intention is to create a compact, urban development with high amenity values that is a gateway to the City. Policy LU-124. Primary uses should include complexes of offices or residential development, hotels and convention centers,research and development facilities, and corporate headquarters. Policy LU-125. Commercial uses such as retail and services should also be permitted provided that they support the primary uses of the site and are architecturally and functionally integrated into the development. An exception to this limitation on commercial uses may occur if a major commercial use providing high economic value to the City is proposed with sm l sealcmultiple businesses, and is designed with the scale and intensity envisioned for COR. Policy LU-126. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the designation, or if proposed as part of a phased development and multi-parcel proposal which includes a mix of uses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided in development regulations. Policy LU-128. Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access and land assembly constraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure development, public uses and amenities. Policy LU-130. A public review process should be required for proposed development plans of each parcel with separate ownership or abutting parcels of the same ownership within the Center. Properties may be combined for public review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing. I Policy LU-131. Maximum residential density should be 30 and 60 35-dwelling units per acre. The same area used for commercial and office development can also be used to calculate residential density. When proposed development does not involve a mix of uses, then minimum residential density should be 5 dwelling units per net acre. Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage, building height,bulk, setbacks, landscaping, and parking considerations across the various components of each proposed development. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. Policy LU-134. Vehicular access to each proposed development should be from a major street with the number of access points reasonably minimized. Policy LU-135. A combination of internal and external site design features should be encouraged such as: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f. structured parking, and POLAMD.DOC\ S g. other features meeting the spirit and intent of these policies. Policy LU-136. Consistent with the locational criteria for Centers. Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations. Center Office Residential designations placed next to higher intensity zones such as industrial may provide for a transition to lesser intense designations. Where placed next to industrial designations. site design of Center Office Residential properties shall consider the long-term retention of the adjacent or abutting industrial uses. ReseFved Policy LU-137. Reserved POLAMD.DOC\ r a.mnaippr s CITY OF RENTON DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION PROPERTY-OWNER(S)OWNERS}tROJECT INFORMATION ; Nate: tf there'is rnore.than one iagat owner,ptease attach an additional notarized Master Application for each owner. PROJECT OR DEVELOPMENT NAME: NAME: Wt.SAt `c -1, r c, 5ml-I ipo rt C retie st c— rucyt PI(t f I' p T + > coc ADDRESS: 9 5 15 P\. C e t S'4 •e (,...J p PROPERTY/PROJECT ADDRESS(S)/LOCATION: C'Z()Iej 5 f(le- , 5t69,lin Plart Rtmto 0 CITY: ZIP: 1 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): s. ' 013230 —0()—OS So'rhe \\ 0g2o -9)-7B- 07 TELEPHONE NUMBER: 4c2 S' 4%-1 - IO 5 6 to EXISTING LAND USE(S): IviofUsfi a ) APPLICANT of other.than owner) PROPOSED LAND USES: NAME: s ca DeV.elopvhvt) I /()C • MIkcal - U Re6)Dlev-ha) CowoltYUOlI COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: HI Ce FFevf'ie, azt/12) ADDRESS: 10 3 rr -h r , D PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if ap: cable): l\G 1, Cod 111, CITY: BeA I e vUe, ZIP: 9 Boor EXISTING ZONING: HT Soo TELEPHONE NUMBER: r P t,, 47 lz')— ; ,'=' _5 PROPOSED ZONING (if applicable): O 4 vVl.l y _ Coy 9 097• ,11 CQ AC . PERSOI, . C J, , f; c A r Q SITE AREA (SQ. FT. OR ACREAGE): - NAME: 1 FX I L V 9' ' COMPANY(if applicable): :" ,' PROJECT VALUE: 5GGo De v&l`60vi ' , I Pc . nn mil I i o v ADDRESS: 10(643 NE 5" 5-hi et )wite Zoo IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? MO CITY: Pile v U CZIP: Q/° V`'01 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENT, .LY SENSITIVE AREA? TELEPHONE NUMBER: S U l U e) I Yl (e/ 1't vot5 k 1 ri,)th 425 (s% - 3o%d a.sheet if n@CeL.EGA...D)1: n P't'1131 .PRt3PRTY Attach are, :..:....:... Y..::...::::.::... . :::.. ..:.:. Ahbrevia-e r 5eu-hPo d , Tclwvhsk'p 2-;N , ) 01.1- NtiN CQ0(fer • De-tailed, D e Op A ftaIcA e s v t( TYPE OF APPLICATION & FEES tack all application,types,that apply--Citystaff;will determine fees. ANNEXATION SUBDIVISION: COMP. PLAN AMENDMENT rZ) $/GQo /1 4, REZONE Z-' ct' _ LOT LINE ADJUSTMENT SPECIAL PERMIT,SHORT PLAT TEMPORARY PERMIT TENTATIVE PLAT CONDITIONAL USE PERMIT PRELIMINARY PLAT SITE PLAN APPROVAL FINAL PLAT GRADE & FILL PERMIT S NO. CU. YDS: 1 PLANNED UNIT DEVELOPMENT: VARIANCE FROM SECTION:PRELIMINARY WAIVER FINAL WETLAND PERMIT ROUTINE VEGETATION MOBILE HOME PARKS: MANAGEMENT PERMIT BINDING SITE PLAN SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE S VARIANCE EXEMPTION No Charge NVIRONMENT REVIEW REVISION OS U)'Ic XU(4 AFFIDAVIT'OF OWNERSHIP ll J I, (Print Name) Y--2, ' . , 1 N declare that I am (please check one) 'the owner of tkRAIAtOtifitt olved in this application, _the authorized representative to act for the property owner (please attach proof of authorization),1 thl thE" •/ii statements and answers herein contained and the information herewith submitted are in all respects true and correct to the ``moo' belief. P....9 A- wes-kr ( f, V . U NOTARY . V. ATTEST: Sulicrilbed ana.3 orn to beford'>te, a Notary Public, in and 3v `( 1) , '` cS•ae-fr\ for the State.f w ,APUBUctiding••at ` Name of Owner/Representative)L vT1 9 , . s. day ofc9i4 •c 1 Signature of Owner/Representative)ail/ / t -- -c- _ - Signature of Notary Public) This'section to be completed by City Staff.)k mCityFileNuber.1. L; .:Q2 ( A AAD BSP CAP-S CAP-U CPA CU-A CU-H ECE LLA-----" MHP `'FPUD FP P'>R 'VMP •SA-A SA-H 'SHPL-A SHPL-H SP SM SME TP V-A V-B V-H W TOTAL FEES: $41,6- .,." TOTAL POSTAGE PROVIDED: $ i 3>, MASTERAP.DOC REVISED 8/97 v.Cl, ' so NA kk. VTH P ° SECO Development 11009 NE 11'h St. Bellevue, Washington 98004 Southport Project Statistics Plan A Residential Component Building Average Approx. Total Unit Distribution Parking unit size Building Area Units (Studio - 1BR-2BR/2Bath) 1.3 per DU Building A 600 109,200 166 S=30%, 1 BR=50%, 2BR=20% 216 Building B 850 171,200 171 S=30%,1BR=50%, 2BR=20% 222 Building C 800 194,000 206 S=0%, 1BR=50%, 2BR=50% 267 Totals 474,400 543 705 Retail Component Approx. Parking Area 1/1000 SF Building A 5000 Building B 15000 Building C 18000 Plant Bldg. 0 Totals 38,000 38 Office Component Approx. Parking Building Area 3/1000 SF New 500,000 3 buildings Cad 166K-over 1500 Construction parking Existing Demolish Power house Totals 500,000 1,500 Grand Total Total Totals Building Area Parking 1,012,400 2243 ELOPMENT PLAWI NG p CITY OF RENTON MAR 3 1 199 RECEIV e UTH PO SEC 0 Development 11009 NE 11"^ St. Bellevue, Washington 98004 Southport Project Statistics Plan B Residential Component Building Average Approx.Total Unit Distribution Parking unit size Building Area Units (Studio- 1 BR -2BR/2Bath)1.3 per DU Building A 600 120,000 173 S=30%, 1 BR=50%, 2BR=20% 224 Building B 850 185,000 185 S=30%,1 BR=50%, 2BR=20% 241 Building C 800 210,000 223 S=0%, 1 BR=50%, 2BR=50% 290 Totals 515,000 581 755 Retail Component Approx. Parking Area 1/1000 SF Building A 5000 Building B 15000 Building C 18000 Totals 38,000 38 Office Component Approx. Parking Building Area 3/1000 SF New 750,000 3 buildings a 250K-over 2250 Construction parking Existing Demolish Power house Totals 750,000 2,250 Grand Total Total Totals Building Parking Area 1,315,000 3043 4,4 fit V' O UTHPO SECO Development 11009 NE 11's St. Bellevue, Washington 98004 Comprehensive Plan Amendment Application Project Narrative Southport is a seventeen acre site located on the south shore of Lake Washington, west of Gene Coulon Park and east of the Boeing 737 assembly plant. This application seeks to amend the Comprehensive Plan and Zoning for this site from its present Heavy Industrial designation to a mixed use designation such as Center Office Residential(COR). The site is current location of the former Puget Sound Energy Shuffelton Steam Plant, which is in the process of being decomicsioned. Besides the power plant building there are several other buildings on the site including a warehouse and a pump house. Locations of existing structures are shown on the enclosed drawing labeled Topo Survey. There are no special site features. Additional criteria for consideration in the Comprehensive Plan Amendment and Rezone are as follows: A. This CPA/Rezone bears a substantial relation to the public health, safety and welfare by enhancing the use from Industrial to one that is much more compatible with the adjacent Coulon Park. A continued Heavy Industrial zone on this property would authorize industrial uses within 25 feet of the lake, with unlimited height and lot coverage and would likely result in the development of large featureless buildings similar to the Boeing Company on the adjacent parcel to the west. B. This CPA/Rezone addresses the changing needs of the City by reclaiming Industrial land for a more suitable land use. An important gateway site will be created giving the City a new urban link to Lake Washington. The employment and tax bases will be expanded by the new use compared with the existing, creating the opportunity to diversify the employment opportunities in the City. C. This CPA/Rezone is compatible with the goals of the City in this area of the city. The mixed use proposal will bring new housing and provide expanded public access to the Lake and Gene Coulon Park. High quality housing will be located in close proximity to existing and new employment centers decreasing the impact to transportation systems and providing new and varied housing opportunities in the City. This proposal creates a gateway link to Lake Washington and the neighborhoods and cities to the north, providing a new image to the northern entrance to Renton. This new image combines office,residential and retail uses harmoniously with the natural beauty of eNNING Park and an urban shoreline on Lake Washington. LOpMENT p DECITY OF REIN MAR 31 1999 Page I O EC Etv ED D. The proposed CPA/Rezone is more beneficial to adjacent land uses and neighborhoods than the existing zoning. A housing use adjacent to the park will create a neighborhood keeping a watchful eye on the park. The sense of ownership created will help curtail unwanted activities in the park and enhance the sense of security of park users. The proposed project will also create a visual buffer between the park and the large buildings of the Boeing plant with smaller scale residential buildings backed by taller office towers. The building scale will effectively terrace back from the park and the Lake providing a more pleasing transition to the Industrial zoning to the west. Additionally, the location of the office development on the south and west portions of the site will effectively buffer the residential units from any adverse affects from the operations at the Boeing plant to the west. E. Development resulting from the proposed CPA/Rezone will not adversely affect community facilities. Studies of the impacts of this development are currently under way as a part of the Supplemental Environmental Impact Statement. All community facilities including transportation, parks and schools and utilities are being reviewed to determine potential impacts from this proposal and determine methods to mitigate any impact. F. The parcel considered under this CPA/Rezone is eminently suited to the type of development proposed. It is of sufficient size and dimension to accept the density and diversity of this proposal. It is anticipated that new development standards will be developed that will further harmonize the development with the Comprehensive Plan. Page 2 r, 1405-682 t d the individuals dosoribodir, and who e.:•aoutod thu within inatrunont, and solrlonlodgod to cm that they alp.- ... bL" od and soalod the come no their free end voluntary eat And deed for the assay and purposes therein nentian°d, '1'• t Titnosa cry hand and official seal the day and year in this oertifiooto first above written. M C. ,. C. Notarial Deal) C. C. Cleo Usu.•; I.... sid Cam. r.. Jan 18, 1931) Notary Public !rood for the State of 1 Washington, residing at Seattle.i F11od for r000rd at reluost of Washingtonhington Titlo Ina Co Deo 31, 1020 at 18 min post 5r. Y. 1 I 1,113 j/`y Goorgo A. 0rnnt, County Auditor ice at A-s 2509193 I The City of Soattla I ' i - To quit Claim Deed Seth 11. liorford r'•., quit Claim Deed The City of Stattlo, a mu-eta/pal corporation or the State of Alaehingtan, in consideration of Tee rurdrod Twenty-five (1;225.00) Dollars to it paid, horoby convoys and quitolaima to Seth A. lorford, all • 1a- tlo and LZtorost in and to the following described :cal estate in King County, '.lshington, to •,--N J -- t ei` Lot 2, 3iook 1 of t... Freer. Lake Ford There Addition. except t: po rtion sands-od for street s+' '' - vi oi purpose: pursuant to Ordinanco No h536, Cattalo Ito 191433, for the ostabliolo°ont of North Crean Lake•Say 1• 'iF:yr' ='-`•Vi 1 o S attlo has -mused this inatrumont to be oxoouto by its fir' ?"`' In Loess [heron_, `.ha said City of o d 4ri Mayor and City Comptroller :horounto duly authorized pursuant to the provisions of Ordinance No SG`“ I and has rausod its corporation seal to be borrm to affinod, this 23 day of :lovomber, .522.i .7,- - The C of S. Corp. :fool) The City cf Seattle 41 ri 4-,.' Ny Frank Pxlwardo, It: Mayor I•M i Attest: It. ',. Carroll, Its City Cemntrollor. 11 ': Stato of Washington M'llio, 4,•703' i3 d aa J z County of King his 1. to Certify that on this 23rd day of 5ov"iber, 1928 A.G , ...,_ before toe, the undersigned, a Votary Public in and for the State of Washington, duly oataisalonod end ram^... sworn, psrsunull• appourod Frank Ednards and ii. .7. Carroll, to mo personally Yr.cm to bo tits ).layer and c `: "' a`t- PP° Y aL.S1T't si ' City Coeutroller, rosnooti ply, of The City of :Soattla, the municipal corporation tb.•t uxouutod tho fore- ?... + .,_',Y- rn going inotr ant, and zaaoonlodcod to too that Choy sigaod and sealed tho oamo ndtho free and voluntary sat :;'• ,".`•''tit, 1; v---""-„ ;ems;- I and doed of said municipal corporation, and on oath atatod that Choy ware authorized to oxoouto said in-. '; -,,_', q< ,a,-•` atrtmont, and that the seal affixed Is tip soul of ant.: municipal corporation.YGQ- '.[T_ Witness ay hand and official coal t.,o day and your in this oortifioats first above nritton. r:- J. 11 R. Notarial Seel) John ". holly 1 ' "^' ^ . y,: Con. 'Cx. Out 0, 1931) Aotary Public in and for the 3tato of c A iiahin6ton, rnuidin0 at Seattle.djyam.,: Yl ud for recent at request of Surreal - _srford Doe 31, 1028 at 42 min13 /eLd?MENT PUi " .r• .,,..1'=., ;;;•`; Otv `- • LIS/; V oorco ,,. Grant, County at o6( OF RENT .s;: ^Z . ;r: 31 1999 . pMAR 260935O I'ugot Sound to'ear r Lir:It Company RECEIVE .:.,Y .+- - To Sasomorft 1t/»17; Faoii'io Coast itailroad Company F .- 1CXyiR: }`';,• a e .,-. This Ii onturo, :ado and or.torod into this 31:t day of D000nbor, 1028 by and botrreon ruf;ot ier'• r Potter i Light Company, a corporation organized Ira existing ardor and by virttn of the lane of t::o Steen •+•lt:'1:•• - of lleseeohuaetts, party of the first port, and Iacific count ,inilr''ad Company, a norreorntinn orr ni:od tqN". ,• and axistins tinder :d by rir•tuo of the laws of he Starke of "arhingtcn, (fc.r-+srly lase..,: :rd .ni1w JJ`r.MI ti T Col aDia k Puget Sound :.ail road Carpany) nary of rX'.t::o aoeond part, itnos:o:s r_ That 7,11oron:, oontompornnoanaly si:l: the °necuaon and delirer•y of this indontuo the ,n1•1 :oercd s •-.t . Forty has ttndo, executed nod delivered to the arty of the first mr'; a flood onmoylm• tr eh,. n•rtr ^e thtl first port (1'/l11 othor lands) :h.> folleotnew•oribed tract, pleas or p..rcwl of lane lying •Leal lelhe in i King County, ::ashingtcn, and none particularly described as folleos, to-.rtt: r •' ci'- es thoseportions of Ooror•raant :.ate Ono 1 al.rrth, and ;Ye (I) in Jo a:l on 0, torrrnh l^ ' 21 itange 5 Zast, .a ii. in King county, 'Saahinttoa, ..1 of thou portions of Lair ",n hinicn ,::eo' ...ores 1Yrntin;,thereon, ut 1 mere particularly •tesori'wu ac Ponces t V.ram .:_ _.. _ T';-t'. '...-... a ... - r.a 1•:or-fgS Parcel .1: ilaginninC a: the Hoyt!• a .rr 5llncrofn%o•ornar: lot fine (1) ;cotton P, Township ' worth. !mn(?r 5 ::, ::. 1.:„, col. point S YR'being, ::to northwest corner of r Icotton0; tiwnoo rostorl-v along lw Hornig 1 r the northeast porter of said 1 ' '• '-".4• lino o_ =id Lot 1 and along .rush line produasd westerly 956.21 11 't rl• ;fad:root Toro or lea to an fret:aeaelon with the -+aatorly mn-_ f ! „V,_ ' 4. rulltrny Company,: Lake •'r-hin this boin,- of ::•v rl -Oi-gray or who northern bottle i :+% v gton lino, f .hu tree oint of A. along sold margin of :aid right-of-way p oginning; thence southweoterll• l,ii 1•.;°. i-i{w...:a -of•aay 1627 foot wore or lea: :a boundary of Tract No G of Lake -nahington there Lands as shownits intersection -sit:: the southen:torly on ;hoot iio 3 of emandf13odinfnunoi;o 166371 in :,yo Su p pronnrod by Odo i:osaoporterCourtofKingCounty, ontitlod Seattle Factor, !;itoc Cam-pany et el, va• .innio J• .dohs, et al; thence North :,S• 11' r y 0.=" Hoot along said :outh:rortorly boundary T..,• y` ,.of Tract No 6 1.74.t: foot more or loss to ha in:ter harbor litre of Labs 'rna II ; t."'"' --;• ew;out by ho Sta:o of,7aahinston; :hence north 4.i' r , hin„"nn Shore Lands as laid 5 oast along said inner harbor line 275 foot; :honey l i '+tit. -- wmouth44' 16' erect 600 foot more or loss :s n point on the north line of Gevwrnttsont Lot 1, pr aduced; i T tthenceoastorly765.50 feet Hors or loos along the extension of the north lino of Govertwont Lot 1, asdescribodabove, to the true point of bo innin y46rgt;; containing .0.2.5 acres Coro or into, 14l,yr;, W. mrro purtioulerly shown on the mp hereto annexed and i' u• wade a part hereof. 4=L +r: J ? i:; v. c i The Northwest boundary lino of .:aid tract bathe 1,;" 2:.ing coincident with the axistin inrror harbor winoIheretoforelaidoutandostabllshodbytheState, of:7ashington; and t i Gtorooa, the a000nd party is the onor of lands and ahoro lando lying Satwodintoly north of and x'y . nA+Mwiwe .h. 't-st: L::ar:td4 Leauc or land :o con Light ny, r..• veyod to linger 7otrnd Poror & Li t Cnwoa ail afore- w._= ,:Il said, said lardo ao owned by who second party having frontage, on tit: sal.; inter harbor line of 317.215 foota...o r••o Hold Inroel .1 so wmoyod u<• toourtl party to first nervy n-.d who said lands onod by the second party 1 * b: : '41 gaWEareshownontheprintasriod2thiblt ".1" and made a fit r.<•-par harocf. T='. is...IF Ile++, Thorofare, in cmraidontion of :he prnminea, and fora vnitmblo eon:ido rutaon each tc the ly .' stF" o:har in hand raid, who first ,.art:•, for it:olf an: its :uecon:ors and assigns, doe: !:oroby covenant and fI nrroo to and with .who :a I,! s+rty of "he, :coon r. 1T•. ' '.• I port, its auoeoenora and minima that tin, harbor area ad-7e"' i taoent to, in front of and bordering on '::a coat northerly 2Go loot (scoured along aid inner harbor j +;. K*r.. t T lira of anid dreg .l ,: shall, so far as 'orsi:sod - law and who ublia authorities :nn;in6 eon:rob of the f ,,c: ^ .e; 11 d:I.: `wKsaro, forever be, loft oran and unobstructed for who use of rotor craft n: n slip; and that watur (raft l+ `_ ,y;---et, wovin6 to and fun or berthing at the n-oond otty's said + v id property, or at such wharf or t!tnrvoe as e•• 47"- •- L... . hY•..,I =:Two... be built thereon, or in front thereof, and •.ator craft moving to and fran or borthinr at the• said i'oreol VI:. " 1 of the firot pnrty, or such wharf or 'ri:arveo an my be built thoroon, or in front thorenf, shall have ' the equal and joint ueo of such slip. This oovanat: shall ntteoh to and run with the land shove described l, as Parool .1 and shall be binding noon thu :air, first party, its sunoe::ors and assigns.tea.: G 'R•..., i The second part;• for itself and its nu000:::ore and ascil•na dodo horob;• cotenant and agroo to and ; K. pl"' nth the said first pnrty, its successors And a..jisa, to ;ay as and when ronuostod who firstI " TAW:party, v:, r.40e-; I 1:,ono-nlf of any roneals old by the ..firs party to the :taro of •sahln}ton on the harbor 'iron lying to mat. ', front of, adjneent to aid bordorinG .n U:u ..vat northerly 260 foot (mmteurod along :add inner harbor line)sf:. •4w f , i 5,:C,. 75.,,.of said +creel .• conveyed trythe second ',arty to '.he, first pnrty• w.., In',itnasu .horeor, the parties hereto have ..nosed t::emn rruaents to be o:oeutod by thou duly e>-';- tarbnrized cffiwnr,, ... :heir car,^rat. :col: _s be horount. a:•.:.a.;. sr.; :•oar lra: wave t.`T. f+nw. gnram ,written, y I' Sti P. r. , :,. :o. ..rp. ;,, i tiger :cum !'away t Light looinny a • Ihy Alton . Leonard, Proc Wont PCYtr Attoat: Janos B. l:ono, Jeerotnry 3i aa. I'• C. R. Co. ;torn. ;cal) i`roiflc toast anilrosd Q°IrarV F !, "„ Dy :I. C. card, frocidont t At teat:II. 1:.7:htkina, "omvroary n :.•" i:r r•,:roted nz CO form 1•. . .i-i i.I Gfi".'i JLnttt.n •. 'Kona rntton, 1, Ta crowd :rn to :losortnr.lan i 9• '•;`• ":.: a.. , .•a:. -'racy 1 a.....t c.i. rtwiva 0. 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T. 4. 2 Tt 1 QR.., , : 7.; 7.' 11...;: tle, • h... -... 11,-... * 1! s Al f- Axe,- - 1,, 10, 3e..% ziy. . -.. tiks 1 ' s I 4 i flk". ii.', te. .. ', I- '. i' l-•: t. !.. 1. 7*- ZN; f: 7,., .•.,- ; 111i :, - 1.; 7, i f/:.`/ 4 • ,: 11, 5jr-, ..-.- 4, di „-,:-..-:? rie- 72,,-; r14 f: s4- 4Fgl, 11. 37. . -:„.,...... 4t.,•., # 1,',.. i,.,% le::.... - 2.-• il..;:.-...`. ',-.::-:' ff...''' -: ,.:.::. ..' I • . 4 .' -,:.: 4i, fie. I-, E. , 1 i'.. 4.'" . k le -. 0' Ii-'''. 04 Oi• 1 u. -- 0 P zW. 1, 4 rill '-' 5.,.•.':....-'•' f'',..' -;. II:: 7-: '‘ 1 ' i', -. 7 11; I.,.: t.' 0 '..... 4..,' Sv..." lt,: tvvt.. j:•..„:-•!;.'",:!...-.-. , I. 1r- ..,, 1 ..;.,. ,...,: i5r,-,:,..• ilf,, t;. 70 El y,- 0,_,::, i.,;-..).; . .., .... I; 1:" . 4',-. 1 1,. Li. i.... t F....-; • . 1: 4 Y.:.. '' t'; . 1i..,•,, ,.. .: te,;-. -•,• 4. 1.. 7,:::".'; i' ,' ic: ;,..., . r ---. i... . ra ••• 1 il k, -,, r,. *; it.:, I; i. • !- 1 ft'.... --. if • • r L-: -• I . 1 - A. -•--- 2 ri f! E " ;. '- I • t, • j '1405-084- cri : Ili i•uses and purpoaes theroir:sentionod. and cloak:.of thaw on oath stated that ha was authorized 1,, • •:-...7,-r..:;-:-....'t.said•instrument': and thatthe:seal affixod is the corporal* neal of oaid'aorporation. 3 1''"7"....7.. '-'7:”-1n Witnose ahareat, I have hereunto sat et hand and at:fiXe:d ry offiaial seal the day and year i , 20377 I , 177...-,... .,.......:, 7.:,:a".41,. above written. ^•,-,f;',;u-i 'It --.0•":*"•• - 2: • _••••••• •,• '. •••••r:rv`1/4' ''-'••• '• • • 4•:•4:•• •••i;:- (I....J. 3. Notarial .;o4i1r.t..._:!•.-- hl!,-.,• '' -1:'"'" '"•-• "Lionel..?. !purist . 'I 1I. X.... .1Uly13, 10,10)-"r7"."-- '-:-- -....;"1:- • Notary Public in and for the State I . .7. or Haohinnison, roaiding at 3sattlo. r•-•:..""."' Stata of ITashincton ' 4115-4 "*11( ) .*- ----",..1 •' -- - -..1:::-• -'-'-'.- 1`.';''...,"'7-..,- •.7" , • , ,%17,,IM' -,....•L:33 •r•;'- -.'-••••• ,; •,::',,-`•- --,--- - • . 7:- •- Count'? of Ting . .- 7:i;7. :.' • , ) -,,. ''-•On thin ;1st day of Docomber, 1923, before ma personally ap-, pared It. C. ',Yard oral IT. ii•natkino, to me 1ZnOwn to be the I-roe/dont and :les:rotary, respectively. of1iraoifitsCoastRailroadCcaparn.,*the corporation that executed the within and foreioirm, instrument, andIaolmowledcodt.no.-said irtS trtaant to be tho "roe and roluntary not and deed of said.00rporationfor tho U3oa and purposes therein MontionetCand each of throat on oath-ztated that he 7sio authorized to oxecuto maid in:Amount and that ths coal affixed to the corporate coal of said corporation. Av-,------ '',.:*-- In Ifitn%ss 17heroof, I have hereunto sot my hand and afflaud toy official seal the day and your 7_4. r z...,.. I. 1.1. i ;77'44' -."..:"" firat'abors writton. ... • L._. c. r-,... :=-7:-.'-'-'''''' (L. B. n. Notarial Seal)' Lillian B. Nyo r,....,..„,v../ a I,. -"''.';: •-•:•••••.. Ca. •t . Jan 10, 1020) Notary Public in and for the Sta,lo of t .. ,''.71A4,..."... ' 7a:shine:en, rocidinC at Seattla. 7.....,. ,. 4.-.. • ( s Pilled for record at raquost of 17. B. Stratton Jon 2, 1020 at 04 rain /mat 1: P. LI. cy Coerce A. Grant, County Auditor 4 airt44 . illEt. 1500308 Grace A. Sinclair To luit Claim Oood 7fill1am G. L'atop at ux aY'•1'''''''.7.41:.' •: ' This Indenture, 13ado this nineteenth day cf Soptembor, in tho year of our Lord Ono Thous•nd Nino 105.-Szi•rr•' 11Undrod and Twenty•-einht Botwean Grace A. Sinclair the party of the first part, and Iilliam G. :stop and IN Clani Nay L'otip, hia wife, tho partios of the a000ral part:It3i Witnosseth: That tho cold party of the first part, for and in censidora•tion of tho sum of One t.:IENT):2,"...--,77:---- rie/100 ( 1.00) Dollar lawful monoy af tho United States, :o her In hand paid y tho old park at of '.'..s W.....7:".: I,4coweredpart, the reooipt whereof to horoby oaknowledcod, door by th000 prooento remise, roloaao, and forovor :...I.o...r! quit-olaisa unto tho said parties of tho seaond port oral to their heirs sad aosirma all rl rht, titlo, in- toreoz and oatate of said party or the first part in and to allhat oortain lot, piece or parcel of :ars1 situato, lyinc and beinc in the cow:A.:* of tinc, State of 77ashinGton, and particularly bounded and doserib- ed no follono, to-wit: 10e• The South ten (10) foot of Lot Nunber Six Hundred iifty-savon, in Lars View lamancry, rormor)SOPknownaatheItnooniaCemeteryofSeattle, situatod in the City or Soattla. 4......al Tor,uthor with all and sincular the tonome.nts, horoditamonto and appustononoos tho,-uneto nolonr•J iaC •:,.,,i. or in nnywisA appertaining, and the rovoraion and rovarsiona, remainder and remainders, rento, laauaa and :.. m I.:I.I profits thereof. 01, To nova and to Hold all and ainCular the said promisee tocothor with the appurtenant:leo, unto ,sid party of tho second port and to their heire and assigns forever 14 In 17itnoos ',hereof, The amid party of the first part has hereunto oat cot hand and soca the da•• r—..... 1 • ,„,./ .. . and year first above written a- zignod, Sonlod and Delivered in Prosonao of _ Gram A. 3inolair (Soca) Stato of lbshisintort 99 County of rinc This to to Cortily, That on this 19th day of Septambor. A• p• t" 't%e to•102e before ma E. L. Nomstrca, a Notury Public in and for tho :late of rashincton, duly eannissionee and sworn, porscnolly Qs= Grace A. Sinclair to me known to be :ha individual d000ribod in and who oxouutod ...i.:...: the within '-notrustent, and aoistowledp,od to no that oho slated and coaled the :Mine An her free and volW"7 ire,: Tr..:.:. ' let and deed for the mos and purposes t:a.rein mentioned. 1. Witness rry :sand and offioial coal the day and year in this aortifiaoto first obey.) written. Z. R. ::. Hatonal Seal)• 1:3 cam. Dc..Lar 24, 103C) Notary fublin in and for the State Th.•,,,, of Washinctun, residinn Al. Soattle. 0.•Ailed for record at request of ef. ii. Notep Jnn 2, 1020 at 10 min poet 1 r. ••••AM: m•:, . • i•ic-' George A. orant. County 411.1,:t:r k...1.:‘ ....' X 3i I ')Li)` jM gt — 1419-222 __ or ^ti__„ n tq 2509407 urn. Ear:•.6. Jti .Fft:f1t11Nt• Warranty Deed 1 1 II gl„anar X. ?lttt yyr I The Grantor, Vary 0. Smith, a widow, now and at the time of acquiring title, forato t'4 oration of Ten k 00 100 Dollars in hand am our call.i i I paid, eortrsys and warrants to Elcaner N. 8att the doe,rib.d Real Estate f011selst Gf The Dist fifteen (15) feet of Lot o16hteen (18), and the West twarty-two a ono elf (221' I fII ,ofeet of Let nineteen (19), Block fourteen (14), Wallingford's Division of Green Lake Addition to Up.)q I 1 f mil I pEt i i ll '.;. Situated in the County of!Ling, State of Washington. I !t jjJj • Ds Led this eighth day of November, 1923.l,1I1 9! lisin4 ".'} Wit-eases: l. X!!f F; tl _+—` mrs. ?Eery a. Smith ;anl e i ii cog 1i=_ et Steen of :Atahini;r on Ail lVe 1; minty of King 111l hf i6`ili F I, the undersir}tod, n Notary FL•baa, do hereby certify tI.1_, that ont?L's eighth day of Nor impst, Intl 111 C y;. personally appeared before me -Mary G. Smith, to :to k-orn to be the individual described in, and:r?leI i:• exeo°ted the within instrument, and acknowledged that oho signod and sealed the sane as her '?es and t 11 u I r, : t voluntary sot and deed for the uses end purposes therein mentioned. I.,.fie rs ., Ogren under my }and and official seal this eighth day of November, A.D. 1925. Ij I' f LS 1t.U. Notarial dwl) If. U rs is4 { j 1I yer.' c. :,:c. Apr, 19, 1932) 1111 ° Notary ?ubllo In and for the State of F. II! 7i li - `B."Washington, residing at Seattle. I_ i; sill 8111 Ill i01ia118faill= v11ou for reword at request of Continental Mutual Sao. Dank, Jan. 2, 1929 at 54 min oast 2 P•a,r.! al Rill It ?MAZE George A. Grant, County Auditor ItR. .i ;!ffi.fls nn........T71':'.nrr I I t ill 1111'1.'1 2509408 Frank Meade, et x 1-` To k! tt • I. i I =; 5ii1" i ," N 1 rr'n`, Geed Fred McCoy, eta I. tells " AWN The Grantor ?rank Meade and his wifo, ?/nrgaret J. Meade, for and in conaidoratlon of ? .sea i s eta 2111 11 1IYA I iii t nurse (,i1SC).u0) Dollars in hand paid, conveys and warrants to Fred and Ray McCoy, the grantee, tat I. f following described noel estate, t. i II( ItI r4 1 I Lot Nine (9), Block thirty—three (33), all in Carleton Park, • • tnII; it rt7etaaH_.._- Yt.- n addition in the City of Sect A;; •ac:: d1' in roiume 21 of Plata at pag e 94 of the records of King County, State of 1Rati ILi `- y 1-e•o^• Subject to building restrictions as expressed on face of Dint.i 1 T situated in the County of bin, '• ,fittr y g. State of Washington. t1 "(l•• -}-. Cased December 31, A.G. 1928. rI i aeel Signed In rronenoe of- I.:. Frank Meade n;'} Margaret J. Meadei° Stato of 1 shingten11II SSIICountyofKing I) t• ,. T is is.to oertiiy that on this 2nd day of January,' A.D. 1929, before me, A. L. Sedriok, aFNotary ?ublio in and for the State of Washington, 1ff! "• i:.. Gton, duly omaissioned and morn rereonally came Frtak1• _ L'iL' Keade and Margaret J. Meade, his Wilco, to me ktfomf to .to the individuals desert bed in and who 4%00%0 dI f 1..1.•' within instrument, and •cknowl•dged to me tint they signed end sealed the same as their free andr • 1 I , I • , voluntary act and deed for the •-' = _ 0 lurpoeea therein cnonttanpd.ilBiL` Nitness ay In mndandofficialsealthedayandyearinthisoortiflte first above written.i I r i' A.• Notarial Seal) I ':i`.'.• cam. :A. Feb. 14, 1931) A. L. Sesigwiok III I - . 51i r • +: _- Notary Public in and for the State of . 2 ,!, II f-.l••:tx: NJ Filed for record at request of lay McCDY. Jan. 2 1929 saingtou' residing at Seattle.III 1 II, d': "... r rfr. 56 stirs past 2 P.N. n t f .; ` George A. Grant, County Auditor II i• 2509415 Feel fie ;mat ^ailroau pan 1 ,. il parry ip To! : lli v 's•• i T Sgat Sand Power tr i.3 ht Dnsoment e 1. I. ••44. •..'''....7- S Company This Contrant .^w i u:tor,.0 into this 31 dayper.I Ral lr sad Company, a corporation of i oosnr .Der, 1G28, Netwwrn tM teal rlo :e'a: Ae} aien cr„nlsae and oxlatln; under and by virtue of the law• of the Stan •!1nr'on, formerlynd a filed r. 31t rasa pan• f^rt of the Ara• rtC^lua Dia k TU get 3o:utd Nei Dad Com;any, heruin C^r r^]led 'FellCon yI'• IAnd by 'trt F4 nd Rt Poorer h Light Can n:• + ear on ei r.. •'r,atu:I -• `ir_;y nd extatin,r, under ue of th.o Lowe of the Sound to P Tg n n I C"p.,,,, . Party of the second State of i;.asa c?yyaet ts, hereinafter celled •pe.er i. T7K Tart. Titneeeet.*,; Y[ ._ 1119-223 Lon of the otoo of On 41----------..,„,r+.1._,e r That in eons!1; rt‘p 11 2-----1•00)----paid by the- /veer sampan), to the 13•11.ro•dthereadt e.ii I I • .:. I c'xicknY' P •!.`•""'. 1111 t!. ksrl!°7 ltololgotladged. and in consideration of the mutual dependent prantesaI ' •.. .............. 714•4g.t:1!".42;itifFeitr.•4 r::" :•.%..,- :'• ...,.... I I. t.lt:41'1 1 i I I r'd to stat,.. 4- _•.. ••• •..,..-...• :.....-.•..:•........,..........__,-..................... ..... ....v•,-.....1.-::;: j.:,.•:::....:..7.: 4441.. 7..... i:::/.;, e.-...";: rj';: 7: 44, 7.1.4frPzei;1-7,11k1 . ::::.• :,.;:.•.7::::':: 11":!the Power Cps rrr the right. prlvilege and authority ; 0' r°•lootag.•_.' • • • •••;':\:"'''a t,'"%Vs"'-fragr4',40iattA.i7:?'"?'•:'! •''•-"'::'I...auk •,,),;•-•.....11/41.. ...k.i ..• .. • • •.... -• • rtranatiaston and distritutlen line or liws, togetheri.akk2 •••••.• •,..•••••• auk.•-.me •ar-yi;.::,.,••,...-...!3,17.r.• ... 1. 1......,"."144.--4-;:.71112:".-7ttlf.:71::.:- 1.3..:71:. 4. t?• rir:-.;Yld----. 1 tl.:.1: 41:..:itt2i4f---114"‘': L...t.:-Iti-;.:"' 4::'.:'::7.:;':,:.::1!...:::::: . ,E11:-7; 44r1;-1'snallift:.xpeni°a: I.: 2. 1: r:fig/ LniluntPahoervell opote:Frramteirto: 44. otttehtiaragit:trr: s; goapinnbdelsra3uat: hiZe:ih:r iii 1 el !:.1"--'4".t" -7,,x':1?1••••••13-.*1.:a. - • • ---:, 14, it and a a 1 .fiL=.0:.:14.,....i, i;li alt (2211 -• ' . ton ta th• r-,+-tr.',.s.-.1•:vone..swum-- _ . !.., .„,..v-, ....sr."... „, T. tj...17.:C.5.•,eee'eV`":"•itIAlltrAfiotr.r.147°:•••-»,' '....',.,Z17•7), ± 1 n 7.,...1 A... ...,,ltba:.,nifi•44.1. :.....••• ....e..,,,... . r......7.;,..:‘„s, .J.4,aver and across the two following described parcels of ,71%- ---- ••-••••,•,••.„:4.•••,,T.,:"........Lr.!....1..,..„,k,Aem-i-1, ..aler-... ...,...,,,..,-„,...-....._„,4•_,-.-,---;-77,..4 -....:42.:-»..t-,-.7..--4,."".--5,...-:„.=.2±„. '''•....,;;;;:,..74." .:,..: 7.7" ;;Ithsa.railroad tracing of the Railroad gotta rry, to *1 t: ; , I .I r 4...'....:4": ".-.4S'arP..41.1eiik7..'" 6.411.14.MY*1;Z10-471...Z?::••=28f;17..,... 7... • •".....-""-"T:SWi." -..--., ---, ie.-•••••,-,•- -•-•----- -''''-‘430 11 is •••3•3 vti cr. 8, tang l';,r- 23 Berth, F!? g-. :. - 1: "-. w."-.-- • -- -----__,Iti-,.:.....-,,..---,.,-;;-„,,:„...,•--a-,„„_-,,,=•,=--............ ,......Z..7==.1.1.17,....m. • imen; 1-"....•`.. ....=____„_... , s.ir..7..t...............c.,•,-..... _......___7••• ....7 •!...7!•••••••••••••.•••••••...-... 1 7.....--- • ___ •••••••••••.••••••••••'... w.w.,wr--7...-.:vess-•;•-•st .*;-•:21--,_-=.,„_1„... .,7,.7......-7_,-..7,;_,,..,, ,u,„,_-..„„,„=„______ -- -.—-, . v,,,,.,,m.....,.7.,...72...... .1."..stdt1.on of the North line of the abta..t. •••=•.r.ttz.-:c-.... 0overn-1 II iint-ii : 1.:•*".- .. .• • '.:4""":eir.".717,7cV:1*••••••••••••Th"...11P0*".,0.1,17..WATeiri:t7:"7-I•4*-..!:-.•.'"'",---. ,„ fill t:-.8 Lake llEsHrigton araneh of the Thseifie Coastz....""..;,77,74•37.5-72r: ...,.....•.r.r.•_.t?44.-r..;...,-,,,•;;;;161 4 1•47-,,,4"•,..•c_.;R•1-.;14111t . 1 biblialli i lorambei.:67... . ,,. . .... .-4.,........!.-7._‘,••.•„Samlerir-f-,„,-...,•••••••1••••••:.•,:.-..- emorr. P-•71.37-1•00',0- •• •",--:-...-Toits. boundary 70 Net more or lees to its1, Ind letie•':.1; :.---":"4••••:'?""1•"‘C;C."747",',1*17.7.4.f:;,'"/:.':;•:-.41-andarFof King County Permanent Higl.way#12; thence Norther- I 2 .:eitIlIN. 'I'll UI'l L'-;•'-••••1%,•••;14V ?';'•:•ritt.4.41. 1s,Ct.•fall4":-.4 r..,..,7.F-.. ..„4...!...:- .„...free sea""1 '1 ; - 1, t.;."•-•:•,,,-,;, •, ... L.Itzi4•7:-'-,7, =;;"",,,,, ;!'"--4.--;''',4-'!r:1•.‘.1ghiniii#12, 60 feet more or lass to its int tion with - I In?",j, I'''' ; . --••-_-.• ......=,. .-.:-... 7.4r..7.•-A.44•••••;•vial .':•••:•-i.147.-..1I•••••=,.."1!:..:."ir-el --:...-••••••••t i . •.1,....,..‘,21012:1%.... 1...7.1.7.4:.......................,...............7.7.....,: •10M••7:1,.% ...........7nt Lo...,. 4. t.1; thence Beater ly along said North.line of Govern-j '.'"3"i '--r: S 7.- '1•.... m-• --- 4r----.==-,.------ -;;"••-•••••• ,••• • F-,-: -- .•• STIIIMIIIII 1 m-• ...-•r•••••1+..•...•< sAly•••••"'‘'v.:"3•'.)?4,..:•"1.‘••••-•:'''n.•••o'. 7- i eh;I 8 di s tent 100 feet Ea'tor ly front measured at right I a •f 44'."';':• ...-4. ;:-"-••••hrt••••••,7...1•1••TTC.1,74; -,••.••••'-•"•-•17T1_„ •' "•-17. t. el.I Li : '• 1. • ••••• ....•'••••,.::', 4:o..1,*•••.••-•-. ' 1/••••• 'T"'.4.1 .te..W. :. 4%.!••.••17:-,-7•••Ion Branch of the Tacifio :oast Railroad; thence Southeast-I e .74•••-•••:v.- .4.-:7-t-v..7 I.. . . s. ...,,., ••I••• .......: I 1 ..1; •.. :I ate et •••••cs htit•t".• , • -, •••73 lel with and di ta t 100f: • , r•,,, , ,...;........._;,.........., •••••„... ;:! ,..,;• 1;-•,;-..r.t••••;;-• ;;; i,.• _ ._a n feet eastorly ft= measured at • NI MIRO 6 7. • • '--....". .....":•r• •••".•....•:?....W3.1'33..' '...•V •.........1••=•:13r....""''•--...•••':"...?Szkentiarted ra i lr oa d; thence Wootar ly 180 fa;;;I: mora er lees ! PI lik•Wiii. Dalt 2 ii,x;IE •• ' ' -,•''''' ..--. -1",.., _..7 . _ ....,::_______•;:`,...--.11.....-..7: •:-..:.4.:7..t. southerly frau measured at right •ngles to the north17:.;.... -",.-..,. :177. :-... ,-. - •••• - ,.-,.., :.:-_,_. ....74 . I S! Lairil7:•••:,:..-_•-!.-.•.:. •:.., .:41.0 an•interaeeti en WI th the Zastorly right-of-way Lounaiery j I! ri 1.1 II 1. .777..,...c.firyfr:T••tr.; -•..:....: 13 it,....,.."••• •••%,... orther1,y 30 feet more or loss along said right-of-way I 1-11 ---•• i.. t 1 y_.....•-... right -way boundary of the lake Washington Branch of 1 L.., 7. ---•••••-•••••-; - • • --;•. • - ...---•:;,•:;••• kS --ir•Ifyr isay-1704tet more or less along said Railroad right-of- ay . I HUj1. 1 ..,..; I! 11,i--.i... . • ••••• . •-,•••••••••;..... 1r.t.-.74 W.. .1%••...!. ne z -cns_above mentioned Government Lot 1 praluecd west- i . • ewe...a."' v.7:_-:.:•••••-•.-1.: - - ••••••-•-•••••••••••••••••-•:-^- - •--- 6 Iliiitit'''': f Tintee.c.•Xt•---.........*:•.- -;•.1',..b«.;Wakot•: 2•Y. . 7- 49nrsaid•nrodueed North lira of C-everrinent• 1....-t 1 to t:•.: I, 7--. •.-'-4.-••••••-:•-•: -••:•• A.,-7,--..-- :2--•,• ••-.••••••-X ,...- I . i nt", tk 1— '•••••••'"Cr;A::•;7,....'461:1...:27: ,:...*.T.'.•.... . 1 ? ':"-Fr7-:41•!aiNazi• al. ;. 1 1 iv,L I.470.7.7 ,4.:., •••• ,:.:rt....,• .'!...,.....;., •%,:."1":';'.... -..C.Z.Iiii ..,.rter,(11t4) of the Northeast Quartor (NE ) of Softie]: a. 1 .. I ,1,11 1/ts".::'....;m1); .i''',.,;••••-.•44%... •••••••-•t-t-- - - z...sn:::::;. .. - • I i ',oh' littli; i 7t --.-.,- -:--•- ja.........s.i..-..-..smlioultirk*described as follows:t. 7.21...V. 2 •-.,...2a; I if Mill 44 et 11117 77"1"; t ;-.7"---' 'T1:07;:ii.. ....."7:..r"7177.......:: / 1 s;...:•:he &bare me-ti ore d Section S and runt.ing thonee Ds stor lyZeg-1!".".'•••-'.......4-:Z;'•;*•'.f..1-•trr '1;•-•-• I I 1,„.. .............,„ ,..--z........,...„....• , , aort.-ori less to its intorscoti on with the abater ly right-I ' ,4 i.1 • I z.r"-vm-.:,- ,- .„...,,-. TFLoirio.Coast Railroad which is the true point of bn- ! ' r••-- , .--LI-;;;;;,,ittl • - ., song aaiTlyight-of-way boundary to • point 200 foot south-I .., , ..; . • l P erly eras measnirid ..,, •..„,_ said Nerilrline of.8eetion 82 therms.lastorly 60 feet more or I r loss 5long:a-1ln „:: • s• .2003;.feetellettther 13•:.fr Ws measured.at.r.ight.angles ie.the North. iillne.of Si'eCi••-17••••••'''••-•• Ilatterl.wright-•of-ney•besmdirr 14.-41•••;!,eat d Newoistls Brantli 1 r. 1 ...I' I, of the mkt 7:-?•'';' . : _, . • '- •• -• + amid/right aefaiii*Y-•beatisdary•101;•feet acre.or'loss I aks•'t'•t • • .• • -- `""- 7.7.3.4%,•• .. •-•••••': •.... ,-. ..:-.tok, 1 I to 1ta,int 'o.119-•-•!.r•'• • ..:.- • : ' ' car.0:1,0en.“ 1Tftel..407,..17:.4 41,-2..g said North line Z.t.••fit''• .*:t- '-_--r " • H; 1 of Sectiolry v. . . • . , , . a .2,ef fosit-ti.s.....„. ank I. nested I ' ".!`' ••••. • Ai • illiX"Parth4:11it.31'2••• ••• • I r.11 I . liViffill and 2:-71a 'I a...am_f••,,,,'WT.. d_1...1._of.suoh I I NU i line. a....:--:4---:----••••••-•—.-----. poramaKaionforstity with plans I I Ili I I IT tilt. I i I hcriiit he • orizental an cal.. of the Rail- i 1.1*--1.1W,Re A.'. ••• I road.COCIIM117, . - acpany_lits ettLngineer for his 1 f i 4.8.1t iiLti.k thirrisoonstruotiort. the 1 PAI.121011•••1,,I,:.. 7• . •i•,,• .......; .7.,... •• ,‘ . aro Crossings unsafe oruniattint;.r.e• .. . . 1.,., reasonable and I go :i ex r.gliii7— ._....otr2-• - .:".. ••••4,....-.‘ • ...` 1s- tads ens= • hi Power Cosranyes ' 5:-.m9Vaia I. ... -: - ' .. •"•-•• .. • . '-'-• ' Is.T.4filtlaa:alearsikl 1 IL,Z"="7tranugo. .,.......v._ ... ... .-... ...tret.,77...s......,__.-....,_-_-,.. ....... cos 1 An'I iv's,psar.in ohenging !tik,11110211111.11.111111thettid.4........f_.:o ; 40:47..itnyi,Itit,ar tit oi 11 ty ' of%„ 4 g„,,S Plairteroth ' • slir cults Ago : --z•-...7.A., 1 I ti Et:'. r 4 r•igti.q....'".--.-----..._;•.:.7...1 -7' ..:'i...:,i:!.... ''.':iv ....'''''e' V,tflke;-.41ir"- .1 t!Wira"6-111".41;" • I --•-•-...i .IT 1 4%;,,,I • . ':• , f'''.. ?••••"••....' i• -Ni 1:.6, ;___1 'irk- k..,•,.. till:MI."1w •b.: -• -.: . . , . Y.7°. r'... _ Abelienirires:Simponse.: • I M' ;•.-P'''''.-7• ealaiittr: of tbar.,..y.4„„•1.X...* • ••• ' •-... , • , lil. 04•i.,i_ A "SIC . • • 1 UD••04—..1.•.• . ... I11.applimmos NiFelli!'';•1-Ii'•- . . . ' ., sax l''' 9 ••• ni-vaerr."'" '`'‘-eU. •••••- I tot 4 ._":4; aar...4•1- ,. --#_.N_ --intor- Air Oa . •••••••1•.at i, •2".. .' #i. ." ...— .. " '1 ' .•• .• k rot ' 7 , 41,..,...e...:•••.:•••- 1. 1‘. Zrod;1.,,,i1.: ,,,,.), -09119-;46.,. - ei.S...rieary• • .; . . '-... .. ' '- " '' i••las •-:las atresealah . , • - 4^• -- . .7r.:: ii: ..1.:1----,=, ,44.„:-....-9 .:. .. i. z.:::....._,..----...2,-..-- _...---.---..... 1 ‘ f• 0.•, --, i•-f:77-:-•••••• ' ' . , -1•-•-;'"*" '•';':"' 7.:-.?.:.*:-• ••••••• • .•,.• ......•:. ••••z -,... - _,,...•:..te•;.-F>jy.ae-,,, •. ' 1•+.s.-....'..' ss,• ••••...,ilik 1 voi: ItiOt •1 .& 47-II.' •-:.."'sz.....“.... . r ... _ :. , • . .-, . . .. .ZIL • : ..., '. , . -'*.a.-'1"-J•re- •ii• 1.;••• -'.. ....-. .• .;. • - — - •*1..•.' ..*. s:!•-•.41* 0'• 1"*. ' ... TL h i 41. 32144i-yri , 1,... .....„...7.:,--. . . . 1 1,..11-z..: f - a•-g •-••••••• 23' A 71M .,.In.:7,..„,,.....*• : inAS AGREEMENT.,. mada-and--lanteritd lartir-sfam-..-'-;e-`•—day• ....• ,r.• .....:_.,... it:. ,111111 _.‘„,,,,,,_,..410' .....-..-'..7 : 44. / L.-- • I.' 7L-11 •------a":1* 1941 , by tiartrritrier-ON•• tcatr3DtiNtr7UWEEL--__t-4--" i- — t; . • ..i• ,'•'74--.....° • I '.: w. . 4.1,1,10.1 t.umeasi., * corporaultm, an party of the firSt.W ...J., . ....... s ''''. "(literein•called Power COmpaay), and PACIFIC-CCAS h. it. :'.;0.,- _. • • ••••• L...tr . . 1'-' - aiscurra•tion, as party at the second'part, (hvarein called 1 pacific Coast),••-- W I T....-E E 3.-44,--T-H4--.:••-7---,--.7...------•- -- ••-••• •- ---- I • WHEREAS, Power t.ompany is' tne_owner or cart* upland , theande ,second-class shorela thnds' in front ereof, •lying I.:t. - emstetly...of'Xilliams Street (County 'Roa,d No 376i tn,the City— of-Renton) Ling County, Washington, upon which land •Powe-r•I e C=paty ha. constructed and now. operates an electric•ger.era tine plant:imoirii as. its "Shuffleton Steam Plant"; and - • I:: T- 2--. 1THE...-.PEA:S,. De-fense Plant-Corporation,- an. a genc;'ol-W-....• --. -- • I- 1 . . ed_certain land 'lying on ,— 0...._ thiq. wastar_ly_sida of said Williams-7-7-•aet,.....and :- plant f...r tre • manaacture of .aircraft is now in course of. cons t:•ucti....sr, u •••on Ma I .... satO land te, be operated by l'oel.n6 Alraruft ..ornp,..4,y, •••:•n , ,,o,tr • ---- 7'.--Comiany, has heretof-ore given Nu.' Austin Compar.y, 1....e c.,ntruct.,r t :• aolng said..contruction pork for hOeing Aircraft Company, prr- i ! : 1 : •• in- -...- alla.sslotr•to ley tepparary• spur tracks across-tne propesti_of- ' ._ __,. ___-__ Power Company' to prosatd• a switening connection with tpe. Lat•s* - • 7 4"---.....-- .,. ..-:Eiablih.gt.on—.Liel.t. Line•_hallroad or the Nor the rn Pacific :.4:1.1..•ey1COmpany; but atith .ttser'expresi• reservation tn..t suer. temporary i . I 11 ' L..7.:. i- tr,Fxs when Laial sna1,1 -be--sublect to joint artc.-aamsaom--user .-y - •,. - •t both-Loh* 'Northern Pacific fiel..1.way Company land Pacific Coaft. m. 7,131 ..Nm.7.,,,, .. , 1-7- i : _ s i . 14. 'It; Co. for the navement. of freight to and from the nliffletcat Steam Plany ono also to end from the.Hoeing Aircraft • .• • 1 il i,og • ....---.........., •••1:.,:...., . , . . • it•• .%11 tit; I - ill,g c%.4=1"TV,N1,4%.• ..... . • 11..„:1" ..,‘. %.... . . .. ,• ". 1 .14.i.f.t..7,..,V. .1 . • • , i lor041.;:' A '!.... •. /.• , .. t.; m i • 1 Z.;:c.42412'...r....: . - . II44,2. r 1r4r:i't -4.;:' ' • '. '•"411' 4,•;11/vg -- .. 'a* t".':'._•.LI . -___.. .... •... ' - -• • ....----:-.1---zrr , 'Col ••-- ._____10____2gt - • rw..: ,, s i '4 ^" r. 4.'•; .. aw 6 ' i r•. ems... r •r.. ST-r;•• I ....-•• wr..,. .' .. •. •• I!.'.. M=-s ir.-! may_' w - yv.2-,fb• • . " _r• T• } s';'z T ` 1a SIISgr lt_eoaihiai.itn_o th•'-b f,• c. 01 _ to Power`_.Coatpariy-from•the;::osfntS E; N .apes 10•spair-ttaelr if''Paeitto-Coe t'upon•the r i tti:ot. w' '•. f..? .- wiftefasso -'•.b.i.and 1II'•e•ksi rdayam•s ltrk xa h.r.in_ talnist-on tbe-parror sac ff is oa 1:. .r b.••tept and plrforsed by it, and to..nable it .to its =caoa ot: nip•r..'::_ •:,•... ' _. . ..ti or aptir .tracks the 13Ceint''pleat••• d• to ivail it sil f-such- common •tt , 7."an--: •------. ioit a «uric`•prtPtl•gm_therein" hiregrants-to;=Peaifia•-Coast-tha. ••ri4ht, prirl - Istf-tad--anthoritr'tq-conitruc•t= maintain a ll:,oieriree-•r-spur traek_emir"and across.-the farowing•.:describid"land•of Power •_ • ''• Company.sa the. location 'shown 'upon the-map' hereto. at ched " m which..:is identified by th ignaturas of w: .'lore Poster; Company and • 1. for Pacific Cloast,. fir... .. That part of- the land of.•the Pager. Company in the ••r---UR} of 9iotioa d •and NB} of Section-14 ?wp. 23: N..a Range •Masts-I.Y•; King-Count7-r-wasiiington; and 'tbe- -. -- • - Class Shore Lands lying in front. thar•oeludedwtT;--t - ' _.•. er•,.. i hin...a...stri of-landg ,,, •.P 17 feet -in width t.aoinQ-1/2•,fee of. such.•saidth on each aide of the -follow-un„ •';:;tom_: r•: r. _ing desaxibed center ',i..j a,-• d' B*g leg a•t-i. point in the. sect1 n line. between . tions and 8 in Tip. 23 N„ Range 5• kast, w.s.,ered:mae ir1y, whichpointr• '_. sea mired-.aloe • _i, 2i3O felt eterlY . .•.4 - ="11n .•pf1 oa ai e, tiom the westerly.i e' right•••of.way of thr,•N rthern. Pacific -Ry:. Co.jy...thenea•soatAer a 1.00. 4litai:oe 17. lons an 1 curve to the right a7 ..':.-of_T3.00-ft.--te_a-•poimt-2•5 i.et .asterllyr- , M p:;` :meaanied.at-risht•aatles' from said 1prthern Panitia'._' 4 ;:.:x. •,'" - ..• C0.4.a right -of wait line; -thence southerly'. r, -4..ttrii'ght'line tangent to last;:dsacr,bed ' onfies' a. dista,aae of•211.00 feet to .a-rpornt 1'1:.501L.• ... •. •_maatirl measured at;right. angles, from' eaid:-Aarthe M:, '_,;"• Pao trig , Coe,re' tLong+t-?,.?SQLasnreighti of say_line; thaws•batherhr . y - a .t:• .50 ft. wspterlyr meafurid'a.t g eels: frog•said I. P: •117. Co.r s;'right-'•of•aay.- M",`°' . ,;0:• Rhio1! pooiatiia the'true-point•of.".begintdas'ofr:_i- s •v :i'• itir_line_af:Vic._17.0Q:ft atri of'land be Y. • dsse=ibo¢ tnancn-s Y. P w • ii(;f f..' is_tar oa'thirly-a long a line distant t'. • -.: ,--'-• 1r2 t 17r'•measured 'at: right antlife-r• from,and. ;a',...- •••••...: • '.tea o .tb• laid I. P. Ry. •Co. p. right of wayytLiner:4 e, :?%, .' •a.'dietaaae of 1725:20R.• to a. point of.•cooneation ei .' %•`- fi,,..;.r7.+_<... the' festp4 7"eyarsraolc from the X. P.• Ry.•Co.yj;t a....iw*.i. :e lash ton-Bolt railroad •to:the' plant' iitl•dt. •c•!,*- 7?—'"•:,'. y Daei atatt• any'west of Williams-•Btroet'Lf. 1:"••., .-' 4. '{{ y 1/,.' fir:.,: J. • FY.v ` ... w n.•.r t--"`•• w. j' .`w:..—• i •Lss '•tr:r i:. 4....,,4%•.......- 2• • •• • .. .7n-•• .41.•7•• ' 44.40 • 4*---••••••-•;;,..:......- . .. • .. . ... . ... • .: 4-...„ • •.,r. . .•.• •••.. r. .• , •.•...-•- •••.' .4:1.'v • ••••", •*err. 1 • 4----- •,-;,•••••-::..• •••!•=••••;•-•,.. ...- '. ••• ••••-- -.1-• z... ......r 'r",.4.,..1,4:•:...'. 3 ne ...c,‘•'••?4•4-7.rt:•,:•',.:: :.""• ' : 17.1- .. ••: • - .—'•'.7:-. *wir "" ' '••••::: -7', r• .:. 1 ' 4.-••.e....•.. •••••"--r'.:., :T-- -i 11.1.• 7•t 7- •-•.•-••:'-26' • '' - 1 j c•.a.."'!...L.'•':. ,•'--: ..-". " ':• • • ' a ,..,.,,,,,,.....,..,,....-,...... ....z. '.'......... '- 1 11-.••!... ., ._:,::;:2-', -7•.1,,..,, ,T...de... . , ._M "` vi t••-t' • - •-Also that part mfi....:-Uw-weid land of---the-Tower • • J-ha-••''''...i..4'it;.'...-""'. ' 11/ i-.. ....... 7.4•7'....-.. -0-04,.firti.kumed-williri--etri.pot.--ajoda,lr.reigular La 7- 11iall171.7ii%1- 1•11faiiirrg.7.iltti29 .7717:... -•: "••'; -.•:7:7-4"..•" :"'. Rv....Co--d-4--Arght_of-=•ay..-arktriponssencing• it the - . ...,. ,., .77-•=-..• 7''''-'• . -,..,• ...north line •of ..saltr-3isction S. produced Wes .,, where.' •••• •• .' , 7' •,--• ..-.••• 7.. .... '' ..7''' '.' ' • . a.ratip_ia 42. flatiniir44ii•tfc;_ ..1t.tuanCe.-.:sotitherry....•' 1. ':'•••••244.00 f4et,,:meisured along above• scribed -c.enter• .. .k.,' -"--• 1' " •;;": line,. to; a point whir,' said strip-is..3400 feet ''• 4%.--- in width, thence• southatrly-166.-80. feet,' . • .''' , , ntasurld-aZon•57'sard-cifitiar 1.3.h4, 7- 175-7ii citiN-t :mere . ,, , .. . ;_ : ' a•-•• 7: - -.,..•••••: -,,,,i-; •%•••••......said .stri.p is 17. feet-is width:•and.:the point..or:: ,. . • e-7 ."7.---"contlect ion with above described 17.00 .rt,;*.strip.. i" • - .-- L---,;. ---,-,.---••••- -:•:---.--.. prn• 7Allir--•=ial-riP-of-lead.:6.4 t.-.":1fdth.• Iring. • ..• . -•-, --• " i••••••••••t•••••- • • •,-.-westerly or. hn adjoining said. 177 fOoit 7,4 tip and extending•from the southerly en d.....Or 1.aid77r7.eatot ::: :-' • ; • 2-'47r-- ' . ,• • • 'stri-p-hoi•tnerlyr-a 'distance of 65.3 feet. • • •••••• • , The r_ights••herein grunted a ra au Ol'ot t to .tri•o 4611.7.4•tri4• • ' • • .. tertseand' conditions, :which pa trio Coast- expr4s3ly tissurelm_• 7---`ancL•agrees to perform, without 71er,1. !'t• agreement' by Pti LI 1 t‘i C. - ------- '- Coas t'suetignt-a wbu•l'd note granted,• '• - • ' • ,••• 4, — , ", . 1 .--""77. --- ki-f--:-'"Fii4ific Cob mt- airee3-to install and• main t.5 in a Con-I • s......",...-. 1.ott-za-446.141,-a....t ...4.r:wek-as- t43. point. n ill a.••• shoWn-on• tnid----- t.777---.•••-;"•.,... Imbibit with the extsting spur :track •Ir• Powe-i.. CoMpAny.tipon1;,•••• i • . I. - iti'property- armee d e sc.:r1154c1 to. "•4erv'e ?owe r Celapp by.1 a.., ....out fl...ton ......,_ tea* Plant.: 'From the point whee ot; 5 ur Ciao,' ar•P•iweri • ••. _ " 4.E.r sw El'''. '' '..driii any laves' .ttif. 1-7 foot-1-1-gh t of way 'nerethaihon.t '1.41:'!r',..s,(1 41I a.'.17:::.•...';•::.14.7,11ba•11: h A.zo.le/y oWhed_and•• ma in te/nail-bj. Pow w' r ,:ompany. 1,5';`t.'F'w., =,4,'..1;;-!;-:•••,., ._ . ,• ..:•--!'' '• '. ' 4•. -Only a-nainKl.! spur tiacf. a 1 la 11. -..e t.:WI s tnle t. tc... wi inin IA-1' ••t1/44'1..!7.",:. s."•‘'''. 7 . t.iler-right• er-f_-=Tretyrse.,Ln---;cyan tied. ••••a 1..ci•r l'A:.t )f .wu.;, un•- t--;-41.. .. i-1 n.-11 7'ry T1'.'.7.••••••!/P‘4.. tracl•-. to••be• cons truc tZ,-i t:•,,,reem,•: I:la.11 •!, !i•••14. :.., 14ci.ri,c • 14. 1 3.;.•',....-7.Cciarst--40'rrrir-rn• ,at m.,v v.tuj.t._ .r.:cr.,...t..4.:.:„_t........rtu-::r:st.:-.,....0. Shur flip ton ;Items! Plant dr Power tompany a 6LI tz err 1 t*.rait 'Lae ilmtraTL"."manufac turing. plant of Isoc_ILi; Ai rara f t Company, h.nd t • 0f7.1•:',• 60-#1.11kil•-ilitit-.7:e 'used for arty. 1.ry_lb I *to any °tiler p-a r:ton or prop- 42...,‘„,..,„/40.,••• - e rtlt it'nout._prfor written content floe Poyer t..ompany ?ac 1f 1c...... ,, ,.. ., ...., 1 lit 1 I.10 **”.103.* • j.1:7477_,E5Igir hi r gie i agzees that ca it•.hail not be pie riatted to 4,1and •,.:.. ••. . .t i. j....a.7•egz., 4•,._' '' • '•• • • . 7 .• . Immo. 7•44,-,7%!•''.: ”wAPOZIA Snit spur traox. for. unreasonable periods of tiisci..• • .: .: .:.- ,,L., ,-,. ••, 1 j'e '''..-•-• -• • • e. '• 4110... ...... I .1i Flit::•• ••• A••••41 ; t ''......, i.I..• 1 ..i! Wm m.......----- e..a 3- I .:. i i •i '.,,l' #4,t7..4.t7 .• '. .. • . Ce.:1...,1.5..er':: '•;-""z. •'' • 1 75fr....4),„ .j.:.,.:. :,..-: .......- . . .: . . ..:. .._ ...........,.... .. ..7. ,s • - r•v't•••••.;i7.•!•-•,-.1., •••••••. ••••••••••• •i•.17..........:vr••••••••., ev.-. .. -rilt,Wimmilommmium t.tilik5::...TWA:Air . -, 141%.:.• 7.,,t-...,•;-.....••.---...-.. .......-: •1.... ••.'..t•••••.* •!.......':'•••:-;i4;:": . ..., -, ‘e-•!,;' • _. 6"'" Pft .-g. a 82't' A...... 4......:.7.. ..:. .! ...7,r• : '• • : . ,': •. 1 i.•44.•-./1r,;.26":.'':, ?.1'.;.:,-.• ,,,„;ii-'•. 7""-•-•,..:..:. .•••• • . e• •! • • ' '''' 11;,. -"-•-•• e.r.e 7 1.•., 4., .. ...; : -.;--,... -; ...;, ...,.., - - --.....,:-.4.,-,t4::- - • tigi;;,....•• • ''''.;.*.0,........, ...t..•••*-•,:.•....*.' •-!.• ;.:...•.. 1• :..;,- 3. :•-••••.....:. 7.:• ..-•.•, ...•, :•e,.•." ... zuk„la.?,., ... . fS.$4. • rV7", '...••••••••'!--;:.",•„:.: --.:..•••••.. ''%,!;•.:,-•:!•:. ...-_••.-.. . 1, 1.3,:.3.-:' ' ..,... 1.4.: i .. ..-'...4":..4,2.4. - J.• 14.4..17r.:.:•,:-.:!:'..:-,.7:nib...,.;-,,....;•- :.'-7... -:- : s ---:7-..:.: ,..:'.. :- •.- '_' .""•• . 7- 7:7--...- .••--.. - ,• •T•r*"•-.7.1,0- -•• . 7tr ' • •'.,. 1,.... 4.:..,.!.;,—,-..:,, 4...*-.:;.-:;'.,..:I. n..-•-•-.• ;' If. 7.-%..;! 71.::-...':• '• .,. . -k.C.a_.r.: . :-• - 4:. •—.• • •... 1•., - 4'••• •-,---• -•..' fg••a.-..-_.U- Pi) C0a.t agiif tb instal 7dl1g,• , l.......'.,;,;•.. - 7.',. Trj11° m....,..- i--''4•o• 7 - , =••,•••' w...::-..•••,,.., •••-•:.5---••...,: : ! . .,f 4,--- -•••• ' — • -- • 1.............•..... .... ,11CrtFari77111771-TOrr m • ffiff SISI.d spur track itia•porat:tiir.4ii, .. - .- fr.r.'r•-•77, •--',7-•-•VAIr''...-... .____.':' • - - - .. •. z.,47..: •-.... .... . .nortDqw11.17..of Powe,r• Compalky.!, property of suffialintr...",-.7--• ''-'-'• ..ii-----•-- 4.- • -- a7 -. - '. ine swift rft.,,R ra of.7. . „. .7. .........:-.7.=--.,...— . .._ ._:-.... ..,.„.. an:.;•-r----.---- r• -• •mavC 11.4n;a_ Ramis iirid_-pcaplaszy.:.aime.:-.1d-so 8 13.-isurtaise, drainage-, ••• ' • •• v. 4 .: • '.4-..' . '''' naturally. flowing therein and:also a sufficient'cvert-und - -- 1.-. the roadway hereina f t e r mentioned,. lea die g trto the Shut fle,•- 1: - - .* "• '--- 1. •-"-toit:Plant,- to•Fare for the water flow,ing in the ditch aims . thm•40r.thet'n•.--Psetit.imyt righ-tof,stape--7.- . i • 4. Pacific Coast agrees (a) to ..t down-the existing 7-1-"--.:"-- sienee--Ii'llong-the we etifr iy. mar girt .of -the Nbrthern Pacific, f.tall. way4; ompany s right of way and rebuild. e. same in ic rock- and_Substantial warm ? on a lane two feet west:lily. from'.ate- 7-..,,--_.4 ims.t•I'ly maril of tr_e right of stay here i'grant7Tect; - IT__•_to--- . install in said fence _ii__good ar.d stiffictitms-gat,l, where• stch • t---fence'aros•s•s the spur truck of Power Company leading to tzje 4-4.----- e• ' Shutfleton...Steare •Plant;_(c) *-to Install arid' ma lifts lit In -Th-Fia r. _ 3- •,!"-":"-- - r s-- honditIon at the• placv indicated on saio i.xi;Xi.ii r. b .,;rade •eross-- • 4.-•:4-74-.•--,-....-- jw1rlistiric.:sureaoitin•--4t manner 'uniform wii-h-Crie:"eafitang rolgdk,----.---:.-= - ---' 4i......•14-•••• •i."--------- ""-: is:‘ I ."' •. . — 1,117 t 4-13? thy roadway .eudink from ,the En.;acerit State 111.4)1Tey . , iiisterir of thev northern Puc.ific track to '..11.: ..ouffleton Plait; 77.7...-- 7-7 : 7. 0 , To...eV .said fine. Ind axis Ling -•ireu, d tao.ts,r•-••CC.,-. back:st--: ell 41 iliii - vaici--erosefst et-shown on said. ".7.xiti'L.1 I., &inn t..9 1.113 t- 7.!r`. , •;.:..tr -• ..:-• .-aorgas•;:the'roadway) . ke) to kevp. tin, rigat of 'Way •aWrein:,--..:. . -. ...--: :. gran;.itcl_fript_-tcatnErmir_a I. -all t.l.r.ass front u.LI orrs:: ano Wider- .' :' - s• ,.._ , r' ... .'- lrewth; ' (f) - to•maintain th; stop.. of arty fill pa said r gFE 2 -.. t-T----vf-ivari-wrt- a-pitcrtr-ncri--greirter--tnarr-one-f-bo-t--glortioal . 4.- •:.- • — tr'..t.p-vs: • '• *•--bfterstself feet hOrisonta , *ncl not to pprlo.:. tne_mkterialt9( an.Y-77- • • till tcy, roach within Iasi than two feet from the.fend• '. atio.ir.•,' :-.• -' i c___.--•;-'• • .••• ammixaciztedj all thereof tO oe clone to tate satisfactIon or. . ,• , ..7..• :.. . , ... • re7.-tt..-1-4•L••!..-•• ,:• ' . c..',...: • ::. .2-•"' • . ' - "• '" - . r• . • ____ 1,-x... Power,qoupany. 1'.. -F,:.....: ' • • 444V...-- -.3.:' ••••-• - 4...::.:'• .:; --- ' 4 •.. •• 44- -.• -.-F;'":- .••• • ..-• 4•••;•-•'-'*;.:',.. 1-%••• •• .! .- 6 • • ft...ye •Ir '•''...,...1 , '.:' •- . • 4- a...r-,,,• •:- . ---,. -2, -,-.--.- 4.3,, 1 i 1-,.....r. ?. .. . .. ...,e..;•;......: •••••7'af ". •.... '• ' 1 V • V..;:it:;Lttr :.,.."47 ":, •'..' ;;...*;:-..:: . • '. .7 '• - - •. 7.7777. 7..‘. -. 14`,IsTtliW?a•..74T.•, 7 I-.7, c . • 4' I.•M r,-,._-.., % , N• 1 11 5. P+ticifis :as. ..t..harxb> assumes fll ;e on•i'!•Lt u_ lity rt-r, .,P.. - •'a .:a-4A•t.1.L41. ad--swan ar.y. ar,.,,,. M, y fat iPTw;il+ Jrt'$J!1N:).^T?aT'pr, 1'>f! . 1. r, ue+OiF• 9,rv,•Tin•• t persona: 1r.;e—.trs . -s'tltt2'-Tn ..;a_4 out ir. r1,1.. tie Can 1•.a, ir. .:.a::ce ,;.,:rr' ;it I i r•,Mfr:.en t•+n.,•wt.r, -- t.....) rp v_ -..., f to i•, ia*.r t III -r - r• t,•era/frnm ".1 t$ pr. ,4-1 '^1 t$ -, 1 r.'^.ic• ?a .r• ..011i>,., . :r 1•. :. ? as t.ny ju;r:..dt,t w 1e:. :1•.; .,. ,.,,r.r,„r`.. ! F1: • .•.:w. i€ any 311:>h w.•.• i IAi ^ .q1 ..(! 3 '; •. y of any s:tt -r•: ,r, . a,ll • •174:. .• . . •r• . - • -t • 1 i o' _ 1 . all .... . t.., .:t'. •r' ril, . II in _onn.. • '..sr. .,1 r, - ••.n• . . ,.,:, ., _, - „1 .. i so1•:••.Cost a.4 t• -• sue!" n9:1t11 no: x''^..^St.'_ 1::' r .' t rl=- .. ry :1 1 privilege- ore: su: 'ref.' . . r i ',• { 1ere1r vr::a:er. n .11' t fit.• r r '..r !e.. . .ef, L i7• hlticve' .. nur 1. _vraper.. _.t..sf -. -rr - — _--- ins1 reilrond :' .'rr• et _.lti ',:• .•..pu 'n: nr ••^ li.: i•n, r••>„:1Qn_ o'er 6Ptftt,-en tr. ••-le;r;;_ — -..t. ., _'vrr• -1.Lvn 4'1Lt, t r ,..,tnt Cr: in en t tt mi...cit 4 , ,shall-..e Ldrmin...t'uty ,,:• ,. „:: , ,r ,,.I ,a I t•1 ..,: .r. •,n f::'1 right to continue. !., Wr, •;a• • ,.• r •ri ..I. •ir .ay u Ipan •hien t: a a ' r;5- 1..c.mt-6••,,r60-"F*Ncn••-ef4-k':-..-*.••=""''..--•.• 1 -" .. ... i... •"4:.? '. ..•!. • 1...4.Vi-fr•r.n....::-- viaoti...4.e.:(- 584- ..- - . - • __. tt____Pill iv!' ::..- sr: : . o., r•-• 1:._ v. .i :, •-•; : • ..r - 1'..."-••' '. . .- 0- Atoll common user tracks shall e lid for-tr.m pUrpos• of- extentitng its Own spur to reren i.`.116 CO COI]6 inuts to -kerve the MI_-_-_- Booing plant. alls -7--- iL.--_ • 8. IS Jaucific 1:.orst snail w4-elet.- an f• of r.-• r., r-ms .3n,!. condl,tiorrrein 3 te tra, Pore:. Comprny Jim. il n.-,v w t !-, rigni to pyrfp•rm sue:: nefaultra ,ywligation3 1 tar'..! ar.a collect the 00St trserwof from Pee trio Coast', or; a L Its el.r tion, to. A .-- . •ki t.raista te thw r.igtta nerein drz-nued. arm 1.7.1..re.su tre- Psc-irt-e- - Otl L._Lo_..rAao•sre--Lts..trair-ts .aud otncr.oro ert.! rrom sa I.C. right MO of voy.; provi :ed, 'now‘evor, Pow,fr :Pmoany 3nall 'aye Lhe ri.'ht -- 1..,1 at its aln•ntion tp re....i Ire ?•!ult:1: ';‘)..!.t L: /r•,.A.L.r.O -.to -144.1n- • -. i ...A 4. 4•• tr.tn anti "nor r...t.: ..t3 .:sur ,_-IsC:. ipon t•tv rt.•,:t If we,: ...s.retill lAif. trantod from YID nortr1,, lin.- Nr i,-)wer •.amp4 ny I 3 2102/arty '0 a point151 rvet ..o.11.:t,r1i (-roil pain% "'3" 3!.own u_on sr 1.41 is - ...4 a..i• 4.1., -COS-..1.11.....a.oriLlnumuce of 2Wl •....”.In irvice t- the gip, •--' r Thufrieton ..;teu.3 ?Lan:. 9. It Is touter!'t.on..: r.v. . ....• J....-. . rat.. ''' ''),;.?r -Orr. nY 4 ..- 4 . BOrVtilit. 1.43. .71%11r r...t.tOn ....714.?a:: .11e...t : v.:, 'St- ..1t. .,... rt11- pond of •Pscific Coati Ives. prouvrt, .-1! r:,.(:11'17. .:•oc 3 t lying to- 3 scent to t•.s SriUfrle tun Items. pl.:441-._.g. '.. 3.1••:..., et-. 1 • Coup%ny :Leased Vie. portioo 3r RC. : 1211; %.:%A.g-z---;*jur e"ItrIC r-• COaat pr.operty y an in 3 trumer!: • • ..-f- ;...: tO ter: June 1, :val., r... __... . for u. parlOn ..n.1 int, itine 1, 144::. 9Pon 7'rip lc'lar e.':•' Pncl•pi-c Coast _o'." 1 te emu- -...rec.:•: upon r-... 7“...,.•,••• lf wi• ;:-•tr.-grl'ne — -d and connnc t.lorz of PO.er e'ornpony' - :4;1.1 r •1• , t•,.. new •our track _ 4 Of ?I•C 1 1"1 c• C.A.9t, the sald krhArt e C.'n• ..T ....LOT'.-d 4),;+1..I. 1,11 i .deened cancelled 44r.e. All uf Pov rr or! • n:,lc ..• nc.r in ..nd to th• port:6n of .Lne. pro ..it ,,ho r ..r..r. 1. '.'2,4•••,....r: • - - t: 1. 1f•1. J.C :Oki 1 t prop.:t r--..--. • - _ 1112a..11 ',-•• deemed •t !.n on,... r. 10. Perelan.“1 t co:no:en .1....r. • '. ' .. to ..r.Y Po r-7-.^nu"t• spur 1 ' • . tract k.orost Power Company drop.)r t. •._ • •rv• t:.• ix:loin& -"Plant o • • 4:••-• 1 • VPi 2()I 1 '•'AG 585' - r Il .. I A r I • . I that -i ha 1.I.r. : •• ••!..••••!••••I .1 :...:* -L.-... .... ...MI. 1.••••• 0•••••••••,•••••• ..:•,••... a z.,Ltv.i.. ,.... :. F'I r• 1.4 7:1 IN _. I •• . , ..:.. oa.r. ,•-, - • . .• ... •' .-• .: P.:41.-, , • r••••••r•-•it 1r, 1 ...•1 t..• • • •• . . • ....i• -. : :*.. . .. IL Vt. 1 i •--• 1i. 4110:-I -41- •,i rri 411., , . E i ' • ( i i ,l i • i i 1 a 0 I j , i i ••••.' 1 ' 1 7 - i S 7-7.1, I I : a). .r. 0 , t• -j:,. f,,i 1 ; ..1--•... r i i t•Ii6 I pe r s um. ..1.., . ,...... •s,; ..:, __._:- .._•_(.- I ' .1 i Kr•,i e ',...4 e.701"......o...4,...,, i::::,.•ft,/i , ..... i I AP c.err;••.)r•••• '1r , 1 ' '..• i f". in-.t.r.zst•:•:r., -rr.. .-•r. ,7- - • ' '..• • isnd 7 o lun*.it-. . • :. .•• 1 • ;• I :;-:,-, 1 nr1 thr,• 1 '.• • 1• • es tl thor1.21.tc1 *.... •-• •••••..,• I:•. 1 . • • 5 4. ' Err i : • ••'-`•14 c."1 . ,r7 -t-: '• a r• I.':.•... '... k.. .21i IS ty I '''''7' I '• • -i 1 I.e_ it "1• '. 7.1::I .1 • , 5 . 1 i g..;..- 1, i 4 • 1 1 r.,..' 4.f.,..:-r, 6 ..... lJ k I ...... or 1 IF 7- r- ' t 1„r r ) o..w/y. r 1. w 11 754 360,-. 17115 IImbYTURs .made this ? day of PUMP t LII1C CO ] , " ismsnotmsetta corporation, Fe re/natter r ieresel to as the_Power Company"- the liOnThfRll J'ACIrIC :tA11:AT COta'air. a . the PACIFIC COAST 3. •R.•00. - - a far Aaahtr.gtoa w•Wisconsin carp-Oration,ratio_ and PAC hr o.rpdration. hereinafter collectively: called the "Railroad Cocapaniee". r' . . • WITNYSSETE, that, N Far and La oorlatderatt?n vole the sham of Five :',alnrsd FSfty-e•ven end 50,i1Ou - dollars to .it 1n hand paid, the receipt whereof 1s herebyaokabwled6ed, fir veer Company has treated and by these presehts. dual.:iiU.wT is the In1•! ran rued Campmates, their•successors one ea.:ttn•, jointly or aev•railq ••s their inter eat laths trecios tnereoa raw frog tiny to tt p bppear, for '!.. :'•..'pose •.: ...oretr•Jet::.t. ft: aintaining and operatlac •r.reon certain railroed tracks, tr•: fol:amir.t ,ms•:ril.,d trents or lanai ins afar *a the aesle are within the property of Yet•: Power :"ors;.a1y: a .$iteste is the County of Ling and Stet• of Nes• tacton, -'o-wit:y:j x- i.QeL'Gllln_atrip ot...1 ed••tw.e6y••(-i•••)'.'rwet rn w1•Tth-, b.ia.i, tag.'(ica, feet x. wide on each sid• of the csat*r liar of '.,.., meth sr',r-rr.,ck not lu•n.t.ed 21ter•sun: said •atri• u' • • coasten ie.Aol.td...uL ontae ;ri aS'_a,:::ed her'-to - and gad• • part raer:of, prepared 1,. the n1':•1'• of the '1..'rt:: :.r., 1•,e-r r.! .••id asllw' caupaay •.r..ted 3.p•.sutuer 21, 1942, r.•.!,e-, .iul1 , 13<S -,•0 t•hwgtil'Lvc .._, hi..>;n.iibit ".4", and further rev 1sod vat re"ar l:•, 11,3. Also, tuoject :o C.tncst latl••n on T txty a art'..•,,. lc. : r : w •r ... :r herein, that certain strip u!' l..ud t•suty (:..., fee'• if. ...r•th ••e::.., en Ow) +et wide oa .aah •1d4. of tea, center ,hoe "t' the ,ubaptrr as.r.wd ieP:•nr.rw ?rr.rk" 01S-thrtttsult•d gait i oil, ' . , me IA i a t •Ie.... iced '111.r11. ....1 ."..• '•+•'•• rn lcrw., t o aolirf T LLJM on a.l! [xht:lt Provided ttr'. should t:n sat.'. 1ra1iro.••1 'vor•;•v::'sa •tr .at•lrr: •.'.•:, .., sr.a tFi i;r.oka fret. .tad atrira •,r ••ictar thee, tr.., strip or .•rips frog ....lch said tra'cs are a is OV..1 almil re,ert 'n 'n+ ri r••::t"r. IN-WITNisJS ulif'.r.t.G., row... :or.,nny :.ea +ewerd- ' •w,e :::r+ae •'a •.. ' . nay 4. . ,.:.T. tM year first *Love wrltt-u. h I-•••'. Lc.r....Z'' T L. ._ - SZATr a' r:ASLatbTJN )IL ,. -.-".-- 1 a.I 0-00iiir tT•of [inc. 0a this y/-L day of :•ir:.••a'•: 19',, •:-. 7tw ..w.W ..•r.•; C. F. Terrolitnowo 'o bi u.• ':1.:a i•rwa h ie:.: 'a.• rporw*.tt'C -.s t ' eaeeutsd the within and fore[vt:a luatrussul a:.. A.1mow1•••i.•d ,•1•' lastr .gw..t to-be the- free and voluntary not .l.d e•sn ••r 1011 oorp•..r•tint.. to, r.n.. uae.t .,v! pttlp«iee therein snail o odd, a net on •...oh •t we'd . 'w• `,a ,wa "'.•.horl .wrl .., -.• • said instrument and .:at :.:.• a...i ..1! t,ee •-w rpora1.e ,w..:.... a,,t:' oorpor'ation. Rik..Tea WEIER601. I nave h•r••uu•... ..•t ay t.aul un: a;: l acme. ep, Of ilei.i ,we I ths,.dt'Oad..0ear lest suave written. ty v u'+i'st,.rl:3'i No,'try w 1e la mad for •old C, t!• fllu..vltl': - F County end 9tal , rnaldl+x al t* • r°';" ti li j - ismttl u, 1n •wl.1 •tar•. l '. '114 ONE DDLLIR FV•tt/tt A.knout/ft.a..,..ty A.wtw d,w-.rZ'•-•..............: . It ` c..7-•—4.•• • ••••i• fit Rr •'.t... 1i•"•. i tr r 11.`0.1.1 k;.. I Y . into sao n? _'[aUTOI p;OC q to Ya a.=a aUaunksaouT t•4 00 •V •8• .cvo;, 0:1 ;0od PTac o4=aai T..:osd .out .-Ai.- t flq9.,to_1u'01- 0 1.. {.Ta c.00dco.z Tim•t::. aysolp.iovb•.pozi-. enr1• . j I esEA ja rtu;c •.),...eta c, _•ro^ 1-- I L :. ••00 '8 'B ,„v.. a i,;:Dud o,. :22. 4uuumoJ I:U YLTB} Olia r4. pa.' .. JitltrrOr,a11a»s. I!7.4a ?u;.co it:oa Du1. k9.Led0 p JtIi;Qti(7 0 c, ...tic...Id-. :I .1.... i:l T .• . .... • -• M'f 4 BA : - .. .; ; 7 ,' eT •-•V•1c .sTD:' DL:;1 : ;o r o:', a' - c., Y, 2.t. -IT.. c,..2e•_:.ro;; • .:z -,- ,.:, .T:? .xe .F^ Jo ouTos 'r u:.., ':r I sec, ,.1 k - ....... O zfib:: - •,,' `.., - on010', Po'.Ofr• . L2:%3-1M.•7ikior,0,: ,.... ,.. :l, lx:.,'4A,t'Ci Ik. I•"No. (i_ .. ':::)o u• -, rr c;,:iC .IOI.i0 .UQ• . '. c ::tt odu': v;t.T +ioJ ikr yr.j - T, L::.Z;'ts .l'_. .;J .,»so::.:i.1ou puo r J-M' tj..:Jo= ._4l 'apt.<:.:,,, •I:'t:'D':..I' ,• Y._..r 0.U1-_•C . _4 • j.^.::' .,....._ 4 ::rD LC0::.t. 0',.r„. L:nd,:0J k Pait00 .=c.,;aL.TOSO• .cu.? l — U:a S1:'e o7;;Ds usay.so.: o':. oa •_:ns: coopTnuataze--- • o ; 00-.UoT:u.to a(auoo Qv!vri tan,A MIMI so • 4lto Cott fa;'taus 41•••!a JO t'?T9•u-. p;s::op. 1T .9u v. ro.,. x p-,00' 40TM-17.1U c ; :4--jte.tIOorTT-70"-yAa-.P'ii3=3o.'fl R-v -t' -d-' oy4 JO r'a.=BCI 4to';M•i{.ov ;o. oo•e2s puv;.2tiTl.. So. LItma; et12 ;W.4.e Ct> tvd sao4n.Das M lc{++ ti p r • 4..., s..Yard 6'a s. _... inr• MN1 /Y VI ---• ..••AI....: •IV 1'• N:.•• n! s_ ._.,.:• ....-.--_-.7.-- _may-_.7,7;'"q..,Ir:4.. •'f.•t•M. w . ..... :' T{...w^.o'.:+r w i.••• wi..uz':+Jw 4 a.s NU,'......... 11.411117Mit .ti' 4 •••••-/ 4 ' 1 tint=;:zt.-----,.,—f-,,,e,-1, . 1 —.... , . .. . .. 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I. ii.i.,-••-.•-•§-f5- 4 : va-,.,..-,....w..,..••..i,•"-:f. ,-.-.,.-.i-tihif., t1.,,::.,.:...,,.•.•w.•„•••- 4•-•„Ihf- a• t l*:..c..- ',.. , t._ w ;,. „ : I er7 j yr.a.,:mx -.475.,igt,:71,,.., •.4' „ .,.....‘v•at. -• .,,, •d•za.47,7 .4oure. r•-•:".'-.; -,-./.'•'••.-.-:••••7-1+.1"-a•,;141...•.;7517.3.4......'''•!..-‘170, '-fr.,•_•••• . •‘.'''.,.. 4".. 2.15'. •-••:. •..,,, •,,,,ljealieff'..,....i.s!•.;,bz.-.,t..:.,..1:14,-; .....:1,1.,,A4-%-,...•-•• ••....*.....i-.:.•••.•-. 1n* ..,..se.- ..f4.1.,......:..., . T•ssT,. ',!•••-1, .•••! 05,17T-:'••• -r.art: *V."7"..euAlt.-r_•-•„..•- r,--....„,•-e• ....- 7-'11.,' . ,•'.;,'k. '..,'"".‘-•'-'ISt.,:ST14.:45r.if•!-Jr1.e .-'f ii.:-.. ::'n• •• - ."- ....„`"., '••L.% I'''-• - 2,4,-,.,.........„..1.-.- .......- ..••••1•'''',..„.4:?-.-..C-..‘ -I,.-•'••*.....,.....:t 1,-,..14.„4,;,...., •'1: •:"7.”••!••. ••:'• 1trali'-''.• ,' ' tev.--.1,-,:r' ,.• ,, • •4.4' •••,..4-.*--•••?:-.4.1;•••••;,..4-- a: • ,,-.- :„, •,•:.,.. ,,....": . t1;.7.• ' 1:1';"..VP..:.,•:: ..zessiatamt;ii:eii.-,,this • --day. ••-----.xi ../Cgiii ,... ..4 . - ''-'-•''''''''''' Deleint'POCZT.SOUNIIY0,701113t*4:rfrifir CONPANT;T•ar' ••• • .' co .. 't .. , here :called-. : .,;.-"-,,.,,... Grantor*;:.en&TNI =I''at•UNION'1,7:4:'sillicipail:--• • - • ;:herelsecaLled.te...:, .-. Grantee"..:.-=.•:‘'...:!:‘-:',.:::.''•-•••:,'•-:-...zi,?.'s'••-1...,.•.c,ko,44..ws.:,,,,?7a#,,-, 1;.., - : ••• ,••• • 1'.''...:....:, ...'. ..........1.... ''''.1.1...7**1" tle..'7..".. .....'.. ..... . ,X1f, -..!•,,,,• , 7,,E4ra.P.. •_,.., . X•. .., - e4 --':.)47' -..?..:,.„..a;.7,•,-...,, WITNISSZTR: . :..... ,.•:',.. ...:'4.,--ti..: ::: -..,,,,tr•-• ..:!"..,••7,-.'`• -••. .'•.'!..7 ..•, : .4`;‘;:„. i. 4.:-,... r- } c.-. •'.....t.4*:::;*-, 41.47i11,4 •17;4.0.6.2e"'•:Ti-Z•f• r• •-1701.174:.... ..___,..'"V:641 .• .,e7:-...:.:T.it..C.:P::•.;5'.;.‘.:'f• •;..*3.•• .-.., .:..,•!W.........1.*IS i$,,;..I.V........414,iiik.11147441..,..:'4:-...../:.,!'''•••.,..,...... ,:.“'•'7.- i.• D ' That.in ionlidaratiOm a the.sum of.. D011a=(81:iX))::ist!based,Paid.. receipt•of;which.:Ls..hereby acknowledged:::ant chi:,loarfaxuance'by:Crant- se-of:theIf) covenants,hareinifte .-..set forth...Grant:Or:hereby li grants.'iintti:Grantee;:::Without ?'••• -;- •„:.- ,'.... - - . warranty of any-.kind::;a.,right of.:way:_.forroadwatimaell,riiated:utility'purposes7.;•:',';-::71_ over and across and.following described land sit ate inl•the County of:.E.ths,r!-,--,7 ,. .: ,i-•-,--• • ,, . • 0---States of-Washington to.wit-'-' '-' ,%:-.'-'- ,•''-"- ••••;-*'. '*‘*':,*-" ;•-:"t.1.-44E-f."%is„.;•:,;.;,..-•, - '-• 1'.- e.' •7, ' ..,..,;,'•• •••••";• 124;i0L_.........4• 1. 1%-;•'-'4::%iirziktr4,';,":70;r-S7/:•••,'"'45-4erfra...70.7.,.. _ 7.,"°- .;1k*12.'%•.•.••••;:'..7....- •tv...:': •7-'•.:.•:,-..-;'." ,r/i..COMMening•at'ti;e::Nei:ebOaitcorner oflGovernment_Lim:2 . .• - ,. j-i.'„?.:1....,:;!-,-. Settlen.'.-.4-;,Iveanahlyr,23.IlortliZiarqii:51:14:si7Willemstt- :C.:-ras _ :',....:::: -•••-... 1.1... .. -•••:7.: a:rita. ,- •:Seridian;''thence Noreb48°51."05" liesealowirthllfus-1.1i;.• • * - •`•St`%;"!*7777-•• .1777-:'..-x•Infr; 3r/7-'----:';"---;APri-:' •....r"--- Orr till''al -.'line''af. said Section S.':the'distance Of:960.Oefeet::to.--'''-'-: t •••••• •- • 7 ,'f , ::::::','• -, '''.4 •-....:--- .;•':: e in - 0.,cott.4•• ••17,-;2;1VaulttheNortheast.corner of the.Shufflatom.Steal.Plantlt.r.1::./,'? ..,0,,.. •_ . - - -- ----- • .- • - 6c C..•-7',M4,..., -..'?.'•.<2....... :;•• property; said-corner being on:the-curving westerly v q.Wft 10.- I1Pr'.1..'..'Az,'.';;;•:., boundary of.the Northern-Pacific.1tailuay.;right.of way g7;:,-1-40`,..%,- ---44.:: ' • •"--.6." - ••- ',..2.;:-...•• •• of radius. 1;388.68 feet•iron-whence..the-center bears--7-:-...;•••••-ar-F-''--..ti"^t&••-:,' i-::.*:.:',-•-7.•••;',"'" . .c...;:.,-,;;.-“•••'.7.- •:-. 1 ._ • te,:..-to,%.1,.4y;a7:•••41:.--: •...7 *- North 743825r.liestt.:thence.continatet North 88°51'05" West 56.32 feet::thence-Scasth,14°.23.'31."East -:..--,• . .-.-•.,--=-?,-.•--.•.•-•.,.!," H.,. • ,.. 102: ''fee • tcs•r„,'S - • in ; 'iliewe* iter2i„._ • • 0..-.. - • - -'--- . .•, ....;•"--,,,,-",.'boundarr IVNorthern'PacLfic•lailiay,righ •Of'wey-WiTaidrpola .,be - -,-.. ..i. .„..--. --, •-,,ja,...--...__. .;, _: -14.1-,_ ' - _-",: on a curve•of:radius:1.388.68'feet from.whence:rae.... ..c.... 1' 2:). ._ ,. , - -... :,.7.,„,,,..1, -•iL...-••• vrit.,4,&.::-.. 74.4.3.t.--.7.•'1.71centerbearsNorth. 70°23'59" Westirthencet Northeasterlyr ;•,...: %.,.• •..,-,-.4, rv"..•Yt'.. :, ' -•--. ---,, --4::'_•-,-. • ..--4--•-•146-..!, -.• 2-F •••.-----.:-. , ,i .._..-. ..-_•:--- -ot........: v‘i- r•.:7:••.-• 4.....?.. along. said,ciiiving•boundary.:an.arc,length'O f7 102.78' , M..' e.f••••&ar.:,-,a4,_••,„.-i,,_. ..t te.1,-,,,,,•,,,,........J.-4e .,,,:lik.4. i, I ....:r feet more.or;less-to the,pointjot.beginning."' '''''. - '•.4- '7 n-...4-.1. 1 -•'• -=''''' '' '''r. •-,...... - 1.--441,-ii.,,-,4 et-. tor• 1,-.1:1. 744•.:1,:•',1••.?-7-•-,•\'-• --1". •±WkriA4'..`:: 3. 10 . .., , . '..., ./.." ,:-T.:',-:'''''''..e,;:-.."-.;....:.„ 7-,1*".. -''' -__,,Arr 1/2 -- • --..;,-- .--:.'%", 7.V ''''',.. ' "4---4 -:' - ' • • -• • - -,'s This-easament:' granted•onN ths, oil tares:encl.,.coed itioms:- '• -.7"..f...;.. ,7,7';-.! ••-••:;•1/2-:.- reir•••44to: 4 41VAUf• _ .7„,,C.S4re:47.',..0.:„7" set.C.foo:,..• • .,...... ..r- • 4".• - 1.•-.Said roadway and relatedutilitimti Wien!bowlconstructed 1:-and,main-.. '-li'.'4:•••::::14.fr.r.c-___-(•• '-•••-23--1 f :'''•. ••••'! ;- 41n,l'•• rained at the, sole expense•of..the, Grantee and lirilgoOdS end.-Voricmanliki.'eanner.';;21&:'4•74f4::':.-,•1..., J,; '-' 4!4:...V; .:1:,-;.7.,....-atcx-: •:'•• '0"-;:i1-.4-....1.-•;:...,..• e..•7-1..9 --..•-•.- :-•;••,•?4i,......-.......----• 1=-..., •,..•::.w.. -.P.4.z-?r•.•• •-•;±',-,,•.1.-- , • 4•F,V-*: ..... . :7'''.-' ''....'...":....7,-,'..r.' - '.,..-..:) .:,;,,,L 2. 1: Grant.,agrees to saw and hold Grantor hireless-•from all loss or .. .••: - ..;-.-: . ...:„-... ......,,- ,-:•-•_, ty.-....1r.::: damage which may be'due to-the exercise by•Grantee:of-the-righelhereiM grantied4:::::-.".1- --.....4,...N, P-4.-:: , f.,.....tle..•••••-..,...7".”"-:-..'ir.-..,--i V.".:....';,‘Fandfromallclaims. for such damage:by,whomsoever Made- mod to.';indmen.ify Grantor-,"7. st, -.,k4,,..,.. for all such loss, damage and claims.-,7'f r.- ..•.'-'f.',•__ .,...;•.,...•.:':-.-..i.-...7 -''.---::::7::; :'• 1'7-;:s.-,-;:.F.':-L6.:•?F'7:1;i"-;"1 co oe.„ •-i: 4:-'•*-;'- •.• • ••.:•..... ......6.:4.",:•, -•.;,-:... --..1.,,-.,..,..":.:4:;;'... .; s :i.i.. ,,...is~.11111.9•.- N"-:-.-";,.....,bli 4Yrefti,' c1 7.!,•,•:.‘,.....;,;-..,--,•,:,••;.•..---.•• • .. -.'.---,--. •-.:•r.;,..••• ....za .,- .._. -.,•;; , - . .. , -.r, --afil.-fr..."-;1.4e•••••-----, ..1.4k,_ e ,• ;.,„ , ............:.,:n.%.;4::„,....q. .... .2.7:-.t.........1.. Grantor reserves,tha•r ight.,to use said".land•for-its:own purposes:•-z- rc,..,,qt...r. v,•:.7.• in any way, and•to grant•rights-fir:said'liteUtor other'.. not.inconsisteneWith,•-4,-,:-',.- ,44. •:...;:-.;.1. .,,....zt.... - . :,-- • T"....7--. •...: -the right herein granted to Grantee,:and.Grantee•- hereby assume* ...XL 1 risit'ofi .:-'•_.--. -. -•-•:-A •::::;•-?•---•. -.-7 •••• 7_loss or damage. inc luding damage or,:in;vry..:to per.aocts:or:to property„which may -.. ._...-, . ...,..,..; ,,,,2.•:;.:._ ., .....,• . .. . .„-...... V...--..i.L.,,.,be suffered by Grantee resulting from.Grantor's.see,of Wid'rlandf and:any,eV its. ,'-: '.;:•:---7... - -`-r...'".:', :::1•:-:.14-_, .,.1, 4".,..c.: e; 7.,--...,,,...- t.7•ei equipment thereon,.whether said damag-in;Or;injisii,.bm:dueZiii.thill-negligence.:or,„34in-..:-..;;(2.....-',,itit ..f.t.L4 ....-;-: ' '----.-..• ;1;„,:, 1.;--;!.-4.,7-P"..:.';-'-'•Grantor; its servants or agents-e'or'othetwise.:-..2 c• 0".-4'''''4E'vws'-'::::--:..' ,,'••: -.•• 7:-:.0-i.::$4"...944"P-.. '• 4%-..tt."-','• ..-:-,:-•- -;,, . , --•-. - • --.-- - . •:.....,.:4;:-.e., •.•• ••,...-.;-•-.-........:.;.--.:• ••7•• ..,.. :,-•4,.-..•-•;•:•,;;;,-:-.3-,..-7.r.";;:,-- -- •. -,:s".„;,1 -•..•:.:::-........r.-.777 ' :',40,..‘',..,.iI•,._,..• .. •- , •, ,... . ..,...'. .:...17.:"...4.1..... .3,77_,"iia,-7r...0...t.:. _,.'01k..•.:-•••-••••-...114-...' 1'. .Fie;•••••;-,- •c-,..-.4.1e..,-•••••...-_ - . '--• -•".,‘ ' .....: '-*,z••••••-••....AL...-.-- - :,•••••.' 17.:: ;' 1';'‘"-• '-.4 ''.The, rights,hereby'grantedi:lhalL:nontinue:and be in force.lint i 1, „-• .-. ..4.----Y • :,•-',"r.lt*•-•.:-.:.J...7",tti---,- .48.64.4.N. 72,.: -.61-1'.:.-.,„..,A,,z._Si,..z.'.:' .•%11;_kklei-,..A1:-,';'•,.such.time.as the Grantee shall permanently;abandon:the:use:of::said roadway,:at 1:- ..,::,.77._ .::‘,.......,:r which time:ill:"rights herein granted(shall cease-aild.'de teriinel".Th:if4Y:.417-Z,A..t".•s7:::---T z #,7.4,.14.--::,.*•..z.ks-,-, L.•,_„-:,-,. 04,,,::::,:: Fi...:,. .:;•,.--.-,-,;,' 7'.e.”...,r,:i...7z•-:.d.k.;*iti..f.4.4-;i4?....:t*L'iellf.17-,...r..g."-$44'.4...:,-,.,,,:.::-,,,••;.:1--,.-. -•. -'-':-.., .. •:It"•••,t.r.,..11rek.,r„,:', .,- "ir.T.••.i cr-'_ IN'WITNESS WHEILEOT,:'this.:.ins trona- et:has:beesiex-eiUted•by.the•parties 1' • '••' -ff' ' '••';':•••-•..r. --5'.*. ,‘'f '.';`"' heret 'XXIII,* day and'year first above written. .Fi"4:,:fe. .•i'44--"1*,..77't:!!*'";.;r'-•;;;t•••‘.•'. 7•'. . : _ - 3 f• 7. '-••••••".•-' •:7 -1.'• 4..i.';' l',. Ci••-••'' -.7-t k t if T. • t '•.••• • -•-:••••, 1/4:..t:z.b.-. .43--arz•ii.a.i...r.4.-:.1..i.J...q, . _..,,•-•..,....'"•:.:.-.-.•• . • :•. :'.1 -.'•!"*"..-;,- •'-: '-j"'-';•r'1..•.•°„-,•• '':-, . *..: 7,-yi::,...nv.PUGET S00:10) PCSIE7-II-LieltsictireNT 7.7..a• VE. • I : •••. - ••:' .•.';.- 4. e.a• ili..- - -••• -.,..,,•.....:.,..4.:.a..:..-.:.;;7:.: ..-...;:-• -' 1y• 00- ,117 . t ./- 2 . r * L'..-:. -'-'%:- •Faiy..:*. ." ' Z.•;;'••Za'1••.Z.,:.,.. ....• .1.A.- -.v.:wow,.a.• ,. .. . :. :. ,. -.' ....-.......•''•.:...'.'...:,-. 4. 9.‘/*;. 94, 1';?-„-, 7:..., i.j7." 4i1. i'-.::...'•,'. 7',',:-'',-'"''r''•..-• N.'....'.:-. 4:. .•,:.:;•.-..., iL.t.:..-t-,.:...:.....•7•..-.::NC'' 4.::: i•:•,.:•:..••-,.:... 1"..._.•:•:,...„ B_y_--•....-..-- v 1.4b-.i1F.'.i.oa 7;:.:. .7......"..-.. 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II wits 1 A.X:If: 1(..,. G/ 1• y-urJ'ayr f `A r''% .: t fi r fi1„,.0:::., ssv / /. r. 7 ', xr .11Jr rr.v ^/1.4+ ill. 4 ( 17--\\\I i11 r Y i 6.'/. i 41.,, j I / Af. wvni r ii /r . 4 . fii A ... or At, 744. jj 1' L' uy {' r(} /.y iw/f '¢y Nt Ii/N/tI w t 11111 S,r / C!/ fd,6/Y,oa/i/s.wav/Arlie! 7C Ii /ry/ /'lss' W7fiiA .. is... s./.oseirA1,..re.t iAq liraof i 4 ,ititflT "Weir I `\ 'AICOIIOIMO CUN11/ICAT1+ A`F. 11•. HMIv1vOR•• CHIT1/ICATION: M O Rn /M.(Rr I_ P11.4 Ns read IM/ clay eI i•1• woo eerreelly np•eeml. • eur.er Node d' ll.e a O.Urw11M 1y ape or u.W/ Ay Ilr.Cllo. la •e•erI•.c• u...,.. I.e. .14V FRB7iW 1rewe A(.A.VT 11_,•1_ .. 1. with IA* raeulre..•m(e .1 IA* lures Aec•rllry i/elump of surveys, page • at tf.Act. ',Lilo request N fr !'/ M , E i r I •f Ylc•ael O. SiY . 9r y Llllhvvv/Illrrr r I.OSI•Ill..Aw.e.i /Y-/7•N mu / Iq •f Oer.rl IN 11_. y,l I o•rl.rMM. MM f.011 ;!jly' M m• t Ceti.Ns. 1e011 7w r..rr Y•wyer Supt. el Moo.1e eA•H a Mir, ft L R k.v NY1 .will o etli 11- . kiW 1 505 ' W. Ill" It 4. C4:. ileXe t Mil e I. 7. o ,vino'A.-11-7t/it. J. - - n i a ti i M• GP*/.IfjwfYl I a. YZ- 0 1 . / 3 1i F tea r4 roc' Ji/.,*/5.0(Afro 9r.t ane//werehrr.ot m.a Avows•frirwehi kw rrsitri ha fr.ike 4rvirily Nin RECOROINO CERTIFICATE: A.F.. No. SURVEYOR'S CERTIFICATION: Flied Mr r•eerd m 1, Pay of Thia Nap c.rre•tly represents • ,Pure), IS_,et_ •a In by Ipe or Paler my llrectlon In eoeerda-- • with the re•PM•teenb of fhe Sur= Roc w e alVoNte_of surrl. AN*—. at the Act. •t the request of AtC/AT MCR request el tlleh•el O. Ms. this—LZ2..day Of OereAr4CY •it Grt.No. t: tleael•r Supt. of Records um., a. MIX. it L.S. f.. 7,41021 lliq SO/ OMpoodkalV tlCt•Illr •••I../ i limo .ref p I J'M'.•• /!i1•lama , • b Tf f!' w..r :3w1 Mrrpia..y ini 1/YP7d IYl9.$MQL?7dd/IrifC .awi 'M.,vn r? 4• p,.00 I. 241•71'/toM O 7VLL1Y*'- wor,.n+,w. e,r o P.,. 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MOD 1wrY.tll.a.HSolo w w1 WI.,1C 03.101 I.N.11N SON.••I1.•t 1V.l M N n:HY Yo w.t1 Wm r ll1•wY....r 411 H to. N.1 1..1•III Y.111• .rl lr.. I•Y 1liltt1I ...Irl IN.t1 00 I I.IHI.I.1W •1n p11 •11''..1NI '.1 N MIOt ream.e tC. 11'.1r nil Ito Y.ol OM . M't. 1.0 11,11 On tr.••Y ..11•..'/.'Y:I 01 11 rin n. n1.1 r n1 r •t w N s NEW oROPf.RTy In ....poll Onion* .w.nN. .N. 1.1.1Y NN.tM.•+ 1• lbl lds•l.•'''. t at BO1.WOA Mort..n....n•T ..r lw Me/Tel M.YN Iw.Y rot IT r'1v 00 N1 N Im. TOMS Mon •1•It'n•lot. t rn.v not T m rrY r Nu w••..nrrr.... Aat2C•EL O Tlr.01. HI n:T.N.H. w1 WOO- ant Y Y nn to Tr E AOEA R012 59 ryt 1v1 11e< .nlnln: .. tmHHM 1 I..no..Tot.r V.l. roei NMI y 1F'.9" .!Y. it9eh 1 IMCL_1 c. .M•.. Tot nano ll r•1.•v.M•M Irtlt I1.I tors•.Y rot,tenII.II, 001.001 I.• 99 r1 Ilat M 11nr. 11M coon 1 Seca Y. N trot l• I011 I+rN r YM .•tr 1.0.1 r r11olr 10.000llwrMn•Ir1M1.r.1 Y•n<M1•1 rH0YT 0e1.1: 1..NI••II INI rtr•n SUN.M .rll C. 10II 001.0.10.1..ol M 00 M•.IMIr.r/Yw....MOOS100 IIN tr•n IHI 1 0.1 ow. .W.tr11.Y.11:r 1M Ion.•..r 01 al01..1 00.01.' sine.. . NI 11 IKO. r11.11 t• 1.M IOW.r 1•IMI 111MY•NM 110 rot ..•1t•'1•rn 0114 not:IrMI 1..1. ..n Irl •etI W11 .IM•' ••1t lit......... awn• L•.•'u•{SO It.us not M no ow, F" •.WHIN: n.1i'N••- r'Iw1 M1 IIrinl.•II Y•. a. qn.0..1(1 do n.tin nIo r sumac n owr.1•!IS 11.ow*wow IIn.rl•I 4H. i erNe (Jt sell .@ :l uo[l aln, he1.< Suevl COt S ce 11call RECORD OF SURVI_Y •(.oto[ y ! C[ryT UI aiC. F tr.we.ly t+v...• y%i(•' for alwtt_ ...ab•^K•!e.•!1• _.11 M._ i\, A<...-•......t...-..,. B.C.A C II Ht•H• r •WOO Ile 1 I a a I I 1 p N.W. I ,SEC.8,T.23 N..ti.5 E.,W.M. let KING COUNTY, Yet illINGTON LEGAL (*SCRIP TIOPI t‘I SIDO9aa3 •••:.1 I t,.;., A, .. A Or••0,4 O.,ft ••••.....ON....••••A W.,:...7. Wel..ON••••• f •i ' too•. ••.••• N. . O.,.....•••.••••....•• . I . ft.,•..•.....•...••••...... zere, e,'0 1c.,.......-.N-L1.-L-..,.—..--::...laa.$.511_5,2_ ,2,• . _ LC•i•...t.;71.r. 6".'''''''''''".• I Z ow AI-1PM li I III•Or I:Cr S t,C f.Z........r."...r::r..7:••••:. ewe a MM...4..)/ a 1 N.NO•••••• d., 7 Ot‘ t. i.iiii1s''''. PA IX CL C SI 4 i I;% / ARCA /2 54 SO rs I ; 13C4C 4C,• it i 12 f 14 TOIJ PLANT 40 i .5. 0 Pilot T Pt.)15r.a al •••••••• ••••••a•a••••• •• •• 1 014. 1• a ea..as r••• ••••••••*a. ••a .: f:ut. 51.1LIFf t 2 TOKW Pr-illIT olio N..4. • NO•••••NO.•••• N MI.; IIN .a.f ...,.....•,'. eI.4.4 V:114.2 4 Is no* ••••a Oa•Oa•a•••• 1::."1•rr•:."••:.".•••:.1•••••••tr:1••ra".:."•:•, f 1IV *eta IS s4,4 5017 t 2:,71,.............. ma'am nor..ova,*••••am la••r VI a Llact,Ef.F.."i.,tr.r...": :": ,'"'":: F; Y. NCIV peacre 1Y 5:.„4 os % NW 1.••••••••••••••.•NEM INN 0 WO 6.. .. 4.114'D•drAL DIIII.I .Ifai.C.K. ingl,1161.4.t0 es r alcsa a.,ea roe,1 oeleau,szt sysw.....octu :eke MAY• ICA—AIRCLL 11 7...r":::." 0010.1001,1• .4. APLA 3.Cll 60 Pr, 0P. Noon or.•••••Non.••••MOON••••••ea...0,o 0.•• VI' le o•••••• •••••••se 0.11 IN••••••••••••IN.....•.• 8••••:: Ow...Nemo•••••a ...Oh ••••••......• I fe'," 11.••••too•••Ow Nam•••••••••as.••••••••••• 1.-r..1.14.:'11::'.".::::-:-•:';:..:::.Ser,r,,..,. -•,1_,,,, :. St,C.--rvie r c.,..1.1r+ 04 .Ce 4.:=....=....!::::..r. Str Co xazIr 44,4....c./ 0. ,•P r "4:"...4 r":::::.:1,111.14 ). 4.)$'00 N..0 0. ••••••MM.••••IV NO•••••ON N..... Nan..•I•• •••IN OW ••••El•1110•••ON•••••soil•04•• 6 NON•••••• .NO..... ..".."'.1.::.::•'•• IN*•...ye WO 0.••••• ...•0•111 Own Moen••••• ea. X::;.!%•:•:7...ri•Onr•ral;nr41.:•:::•••:".". 111A li 4 If •.A4 I.•A•Anl ••AnrAKAAN,1.1'AI ort,..ecr la... r..1''..:!•:;:r.r..m.:.•x.r-r.--mr x P Ouck S.A, s:es r IS Pale II le.wes a- Cow,. 1.•••,•16,I7A0 1141,111,......11.•••• a as••••••an a.-••woo Z•fP- lot v0I, Ilo,I..1,)•••1.1 A .I•soCletrA, s,,,,t s c,.„„...,•„ HBILD RECORD OF SURVEY G11 101. C0ill•S CIIIItIfiCAII a___.... —........—•• lam.•INN I oll••••••01..0•••••••••••.... r.:21_ .•-I...KR 1.11•• •••... 1611037 ... I...CO...-" re .....: B.C.A.C. III 0..0.n •11•11•14.• 7.:;..._. ....._....__ ........................4 - .'••.C.,..C/0.••La ......_I_ .._,_ P.... a- 44•411./Alr.'4C:r• a..••...6., I ti 84114140:1.‘i 1. .,•-r.... Her.G1v_ ttr;,DA1 MTh r,avrr ur ciiiiw:t rl ii tn. silRvl:Y TO: Kim: County Itrturdinh1110+t:nf fruNgt le11 EiJr• r n', CA5HrL 0Y1tIE tm t. .•!.CI sTXrt: 01 wASHINI:TON) RECORDS ei t.:: N I :is KING COU i Y COUNTY UI' KING 1 1, a,JuN . 1406,37 li.•in: I ir t duly >.tarr1•11 C tta I II, th:pustrh anU :.;r y,: z SAE THAT Jr.."-is a t.c.g st.t.red land sut•t•rryw•; 'r till • uunlc :r ut : id' land wlt i rh a.tr.ry a•a. rrt:nt•tlrti un tit.• S Clay uJ' Mtaoc.t+ 'sy6 . in vul.tun. 69 u1. Sur•vuys at Pa6u+ 7.-rd9 Itvt:nt•I u; Nuwhol• 88b3G Es 4 oc 3 Krcumis ul' King County, Kt:ct)L 1n .\ Li rt•t ion:. Ihgnmtutt•nt. Su:.trlr, tVa:.I1ir1Kt•ii. THAV there Britt;; tilt t•rrtn•, Litt aI'i'i.utl' .trin•uvt•s rho lot lowing gluing,. nil sa itl .,ur••.,•y: 21gor2 LtN S. ?IL.- 4S2—t.y 5+r L L-- 4-(.; SZ 17 PAO 4 C w hr G J• J` la, f t:r s i t 414( °'' SurveyorSeal.I:r••. l.tntl Survt•yur rr•t'. Nu. I L' l 9 E SLIIISCRIIICIJ AND St:UKN to bul'ur•t• ins. It in 2O_.\ ay id' (+ a L\1 1443 Nuttu•y I'01iv itt anti Cue ilk SI.tl. ul' 07° Wash ington, t••'s ill iug :it Sut•vay ;narx ctmrt•t•tt•tl ;uul atgrr•uct•lt Irk• _ ux I:uunl)' IA•t nr tl M 11.•1t.u•l u t•u I FORM APPROVED BY KING COUNTY Pkulrcurtuu parw.cdirs OFFICE N.W. 1 ,SEC.6 T.23 N.,R.5 E.,W.M. KING COUNTY, WASHINGTON Lt,...glki,__Jajr231P T ION i i 1 1/ 4 14'174 3i I 2 4 ..............•••........•••..•••••..•. . s.,. 0 •I• ft 1•1 •••••••• Mom,•••Owm•••••••....•.. A 1.. 1 if tat.....,'. a 3t Lill 1.1.••• I . 14if.NIII\h 1.1.•/ si mama.no,a wpm•••••••Iwo•••••••••••••••••••.•• a;t•,\../ M.••••• Low.II WO •• Oa•••• 1••••••••••.• I ••••., -PAIXCL C 1,4 I 7, 77 7-Aaaa 12.5%4 CPO FT, ii I 1.-::.=.t.:::'4.:".:".1.",:7:.r.....1...... 13CACv i\& a.....a••••••• it 'f 12E 41 e-a 0.1,,ea aa-00..4.0,•0•••••••••••••.•••••• WM•••of...*ON•••••ON•••••••••••••• iNTONPLANT j PUGET powcia 44: N:4'I-.f,J.....1.•••14"; Su u Fn.!row,'',c.v.,r 40•'an•••• •• IA. Os • ••••1111.••••••II....•11 04 t t•1 AL........r.,.,N.• 4.. No 1.0.0• 4 t••,A.! (ea'.4.87118.1t IP 1.7"."..,"..r."""•rra•r..........".."7:6T, woo••••••••OM.Y. Ik•YAM•••• •••WWI•••••••• Aite.• is 44i M...•••••"....„...•••.......I... I.••• I....••••..../.. f•••,::••••••:.. ...:t.../.......10,......,,K.....Ca.. e me•••.1$I4....Si Mg le•1•••••a Ma aaPpaorlapt aa• OOP), WM XYLEM ....... C. .. ' aaa.,,,,,,. ,....a•gm., p••••• •••••yaw•••••••Nr• 14:•.:.4.1.1 l'Illert,==:.".."••••••••••&•'.21•Irr:1:••• rr.: WI Ce.`&11.4,15$101..4 C.•n P....r eL......,.........•• 5 1 -AJCW PEDGCO2TY c:C ,54 37/4l .• 80CIA.IDAQ 1' tt.. . 1.4.1.11,•Cd1t Q.V. •1•01•••••••,,..;AG e P..I.CCO 8Y I./00 II f 35t 1 1 COpec›,..sTe Ir0(0.•I...1Mo 1,1•,,, e) ' .4.2.12(..Et D a•••••••• 8.1 On •• •••••fawn••••,••••• tia./M.C•Jer •%.AA 71IWJ.0 ITO PI 4 ,P. r••••awl no ften fan,. um.••••••0 1••••••••••Wm Wmi••••Iowa.•••••yaw••••• 4 t gie 1•••••••P.m... es" ,t_r_gesi 4••••••••••••••••••mt.•••••Ma••••61411 or•••••••••• 1••••...••••••••••••••.••••• SC,Pc....sa•ho Itt1 1°,it''.4 wow • WO. ••• M.1.0••••••ilr MN...no Om,*1) ,00 W.I.••••• at..O...•••••.•••••St r eame(CA m•••• •••mom••••••••••••••••••••. 14••••:,17• Wit 1.•.••••• •••••••/m••••••WON• in Ce•Gtat•43,4••••wl Z.r?••••••••••'.:r•'••"'n•••11:..:47.7......Z. . Y.WIN 10 gar •••• .1 1•••••1•••••••• Kona wow •••••1,ma ham.map maw was.taw es.ow Par0paparp.:7L,pp mr.:az:::••••po•••••a.a Pg. •• 0 d' a.00-aplal-at_maLY,P—a- i'llivrj) 1 I buffo Dreals & 1.- laseciates.Inc sotvc,r.A's co. CITY OF RENTONIr.c•.tt .............. LOT LINE ADJUS T ME NT ii(COMA/el Ct.T.IICAtt NO. 00 4-BEI I•—••.•___ . ___ -..-... .:.. 401. ••.. torq_x..tiei ,....._201.102 WI Yes." • ••••••(.11 x' Ar..._ .....c,40.E.._i_a__ .-.-_t_.. et A.-a-al:Sue:4d. T IIE BOEING COMPANY I i N' • l'.., C.,41- • O. 4...a.i..,....... 4144.i.4••,!:tatl..••••;...,•......••••••* ; 0 h. I 1 ft. 1 1 7.......00 r..N.W. 9 ,SEC.8,T.23N.,R.5 E..W.M. KING COUNTY, WASHINGTON I III1 gecR 3csiuk II.. ..1. u.nnun 4..4...I.I.w.......14 w....N 441.4 I.....41. l ' iik I M r- w... .11.4 w ..w p.1r 6....4...w...14\r 644644.14 f..:r r11..sea 1 ..4 N r.rW .444,44444 M,.« 1 1444 Ir. I\IM1 f.. 11.MM I.y.r 11•r4...N.n..wN..n Li M r_ T&. 11_,...IIg 0611 r 4141 11•y 1 4-- Q!` ,.4 nJt1.1./... r.14 «1.......I rl\.Wilt M...N r.'1K w..,.l.y.IN/17.M LTw l.w. W..ww.n..t b/N.1/. N I4:41 1.r/.... 141 11.41 t..••4441414/4 4.44 n.144444 141.4 404 14 144414 14,444 41 414•44.1 14. n444144I444w414.44 sal. N 4.1.1n4.1/rrr..ne NA44.4 N 41 41444 1W .. 4.4 N.W «« • ...Ito I I.N 4 ..4N.14 411 141. 4.1 ..1 14 r.1 N...N .1 NO 4 lb.f.rp.....rl of«11 f«M..1. u.r1 .rr«11 w.«r 4 641 w. 441*s..Nn.N 44 44.N« .......... 4.._.........-....111.ci 4.N I.TII fr444, 04144,4 f,rf:Mr.. 41br IN 114I. ..: ..s ....fill • I(': Ina I! I rp Drub & '41fK(tes,Ie fuevt.os•s tt11t,t,t/ ttrc1w, c t,.1. CITY OF RENTME +uonot••s .•••.• lF r= -- 1111 a ON LOT LINE ADJUSTMENT r ctu e,t/:ul...t NO. 004-68 T_._ ...» ...•=......., r1It _ nat...,+.. t_. _t_ T{!'•.. THE BOEING COMPANY :_.. ....«. ..... 4,Y11 Fu!1 737 _ FIRE PAIN EASEMENT 94,07,26 0O401 8 RECD F 5.00 CASHSL 3.00 Z jjiThis indenture made this ,', 4d day of ce between PUGET SOUND POWER i LIGHT COMPANY, Was ngton corporation ("Grantor" herein), and CITY OF RENTON, a Municipal corporation ("Grantee" Herein)' WITNESSETH: That in consideration of Ten Dollars (S10.00) and other good and valuable consideration, in hand paid, receipt of which is h'•reby acknowledged, and performance by Grantee of the covenants hereinafter set forth, Grantor hereby grants unto Grantee an easement for the purpose of maintena-ze, testing and inspection w of a Lire main with the Lecessary appurtenances ("Facility" lmO mstAiacrossandunderthefollowingproperty, situated in Xing G Washington: ice t6 l0 as See legal description attached as Exhibit "A"By 1'NE.OIJI$1QMAFRE44DS8ELECM1S 1. Said Facility is an underground pipe; it shall consi COUNTY C of single line of pipe not over 10 inches inside diameter, 3 fire hydrants and other appurtenances thereto. O 2. Grantee agrees to save and bold Grantor harmless from all loss or damage which may be due to the exercise by Grantee 0 of the right herein granted and from all claims for such damage rX by whomsoever made and to indemnify Grantor for all such loss, damage and claims, except damage caused by Grantor. J 3. Grantor reserves the right to use said land for its own x purposes in any way and to grant rights in said land to others, not inconsistent with the right herein graced to Grantee, subject to the following: K A. No storage or buildings are allowed within the area described in Exhibit "A"; B. no power lines can be buried parallel to and within five 5) feet of the centerline of the Facility; and any other ut._1t.es that are buried parallel to and within F five (5) feet of the centerline of said Facility that are damaged during Grantee's routine maintenance, testing and inspection of said Facility shall be repaired or replaced at the Grantor's expense. Grantor agrees to save and hold Grantee harmless from all loss or damage k to said other utilities which may occur as a result of Grantee performing such routine maintenance, testing and inspection of said Facility. Prior to any digging N`1 performed by Grantee within the area described in Exhibit 5 v"1 A", Grantee shall notify and cooperate with Grantor in 1u ! the coordination of its activities with those of Grantor to minimize conflicts, insure protection to each party's d' facilities, prevent hazardous conditiora, or minimize interruption of Grantor's operations. 4. The right hereby granted shall cease and terminate whenever Grantee shall have permanently abandoned the use of said Facility. 1 5. Grantee, its successors or assigns, shall have the right, I upon a minimum of one (1) business day's prior notice, at such times as may be necessary to enter 1.pon said above described property for the purpose of routine maintenance, testing and inspection of said Facility, provided, that such maintenance, testing 'nspection of said Facility shall be accomplished in such a manner that disturbance to the existing private improvements and private property shall be minimized. Notwithstanding the foregoing, in the event of any emergency requiring immediate access to the Facility by the Grantee, Grantee may take such action upon such notice to Grantor as is reasonable \114484 • under the circLastances. 2.1 W''''"iral—: FIRE MAIN EASEMENT PUGET SCUM POWER k LIGHT COMPANY, Grantor CITY OF RENTON, Grantee In the event said improvements or property are disturbed, they will ue replaced in as good a condition as they were immediately befoAe the property was entered upon by the Grantee. 6. Grantor reserves the right to relocate said Facility, provided said relocation conforms to the Grantee's Fire Protection and Utilities Department requirements. 7. Grantee shall not block or impair access to Grantor's remaining property at any time, of which said Facility is a portion, or interrupt Grantor's business. 8. This easement shall be a covenant running with the land and shall be binding on the successors, heirs, and assigns of both rl parties hereto. 7 Accepted by: PUGET SOUND POWER k LIGHT COMPANY F- CITY OF RENTON O B y: fSpnba..ncil_. • s Qo c'g. By: —, •1'e, ,.,rt`...i Director Real Estate Its savor Attest: City Clerk n 1 STATE OF WASHINGTON 1 S. n COUNTY OF i'ta' Wm. K. Arthur On this `v day of b 1B83 . before toe. the undersigned. to me{mown to be the Director Real Estate ai PUGET SOUND POWER&LIGHT COMPANY.the instrument.and acknowledged the scud tnsnument to be the free and volunf, acrpnd d.e that aidcorp ab foregoingthg mentioned.and on oath stated that he is authorized,oactanddeedofsaidcorporation.for the uses and put'poae's therein execute the said instrument W'TNESS my hand and official seal hereto affixed the day and year Oust above written Notary Public in for theme State of Washington. residing at 4 W 1 • t• •E! ti Y t4,, v 1 I R EXHIBIT "A" A strip of land 15 feet in width having 7.5 feet of such width on each side of the following described centerline: Commencing at the Meander corner on the North line of the North- west quarter of Section 8, Township 23 North Range 5 East,W.M., in the City of Renton, Ling County, 7ashington; thence North 88'50'12" lest along an extension of said North line of said Northwest quarter of Section 8, a distance of 813.99 feet to the True Point of Begin: ing; thence South 43'08'08" East, a distance of 10.22 feet to a point hereinafter designated Point "A"; thence continuing South 43'08'08" East a distance of 219.33 feet to a point hereinafter designated Point'B"; thence continuing South 43'08'08" East, a distance of 39.64 feet; thence South 20'38'10" East, a distance of 252.80 feet; thence South 43'08'08" East a distance of 52.63 feet to a point hereinafter designated Point "C"; thence continuing South1•4 43"08'08" East, a distance of 257.56 feet to the terminus of the centerline. LESS that portion of said described easement lying within the 100 foot right of way of the Burlington Northern 4 Railroad. TOGETHER WITH a strip :.f land 15 feet in width having 7.5 feet o. such width on each side of the following described centerline: Beginning at Point "A" as mentioned in the above description; thence South 46"51'52" Vest, a distance of 17.25 feet to the terminus of the centerline. AND TOGETHER V:TH a strip of land 15 feet in width having 7.=, feet of such width on each side of the following described centerline: Beginning at PointB" as mentioned in the above descript:on; thence South 46°51'52" Vest, a distance of 39.84 feet to the terminus of the centerline. ARID TOGETHER WITH a strip of land 15 feet in widta having 7.5 feet of such width on each side of the following described centerline: Beginning at Point "C" as mentioned in the above description; thence South 46'51'52- Test, a distance of 361.90 teet, thence South 43"08'08" East, a distance of 18.52 feet to the terminus of the centerline. p N s tip ,\ M F: IIIC.111 vie First American Title Insurance Company 2101 FOURTH AVENUE, SUITE 712 SEATTLE,WASHINGTON 98121 TELEPHONE(206) 728-0400 NATIONAL 1800) 526-7544 FAX (206) 448-6348 March 19, 1999 William N. Appel Appel & Glueck 1218 3rd Avenue, 25th Floor Seattle, WA 98101 Re: Puget Western/Michael Christ, ONE Shuffleton Site Title Order No. 377186-5K Dear Mr. Appel: At the request of the seller, enclosed please find a copy of the updated title commitment issued in connection with the above referenced transaction,together with copies of all new exceptions. You will be copied on all future updates. Please contact me should you have any questions upon your rdJ1i1OpM . Ci7Y OF RENPANNtn Sincerely, No 31 1999 filmitfectiow RECEIVE® Melissa Wolfe I National Accounts enclosures cc: Michael Christ, ONE, Attn: Michael P. Christ Perkins Coie, Attn: R. Gerard Lutz Pacific Northwest Title, Attn: Vanessa Morgan t ANIt: u , I r First American Title Insurance Company Regional Commercial Division 2101 4th Avenue, Suite 800, Seattle, WA 98121 Phone: (206) 728-0400 or (800) 826-7718 TO: PUGET WESTERN INC. ORDER NO. 377186-5K 19515 NORTHCREEK PKWY, #310 REF: NONE BOTHELL, WA 98011 ATTN: GUST M. ERIKSON Commitment For Title Insurance ISSUED BY First American Title Insurance Company Agreement to Issue Policy FIRST AMERICAN TITLE INSURANCE COMPANY,herein called the Company,for a valuable consideration,hereby commits to issue its policy or policies of title insurance,as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A,upon payment of premiums and charges therefor,all subject to the provisions of Schedule A and B to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company,either at the time of the issuance of this Commitment or by subsequent indorsement. This Commitment is preliminary to the issuance of such policy or policies of tide insurance and all liability and obligations hereunder shall cease and terminate six(6)months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs,provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF,the Company has caused this Commitment to be signed and sealed,to become valid when countersigned by an authorized officer or agent of the Company,all in accordance with its By-laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." ALE I. s;N First American Title Insurance Company x 9 ec c BY PRESIDENT o S;PTEMBER 24. 101 d i968 a BY 97U IkSSISTANT SECRETARY 14 C41 i f RW\ V Page 1 0 First American Title Insurance Company Regional Commercial Division 2101 4th Avenue, Suite 800 Seattle, Washington 98121 206)728-0400 / Fax (206)448-6248 Toll Free 1-800-826-7718 Order No. 377186-5K REF: NONE COMMERCIAL TITLE OFFICER: MIKE N. COOPER PHONE: (206) 728-7229 COMMERCIAL TITLE OFFICER: LANCE LEWIS PHONE: (206) 615-3257 COMMERCIAL TITLE OFFICER: ROB RANCOURT PHONE: (206) 728-7234 FAX NO.: (206) 448-6248 THIRD REPORT SCHEDULE A 1. Effective date: MARCH 10, 1999 at 7:30 A.M. 2. Owners proposed insured: MICHAEL CHRIST ONE, LLC, A WASHINGTON LIMITED LIABILITY COMPANY 3. Policy/policies to be issued: Amount Premium Tax EXTENDED OWNER'S COVERAGE TO FOLLOW 4. A fee simple interest in the land described in this commitment is vested, at the Commitment date a: PUGET WESTERN, INC., A WASHINGTON CORPORATION 5. The land referred to in this commitment is described in Schedule A-2. 6. ABBREVIATED LEGAL DESCRIPTION: Section 8, Township 23N, Range 5E, NW Quarter. 7. Tax Account No(s).: 082305-9055-05 Page 2 1111 SCHEDULE A2 Order No. 377186-5K DESCRIPTION: PARCEL B OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA 98-176, RECORDED IN KING COUNTY, WASHINGTON UNDER RECORDING NO. 9902019014. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Page 3 i SCHEDULE B - SECTION 1 Requirements The following requirements must be met: 1.Payment to or for the account of the Grantors or Mortgagors of the full consideration for the estate or interest to be insured. 2.Proper instrument(s)creating the estate or interest to be insured must be executed and duly filed for record. Conditions and Stipulations 1.The term "mortgage",when used herein,shall include deed of trust,trust deed,or other security instrument. 2.If the proposed Insured has or acquires actual knowledge of any defect,lien,encumbrance,adverse claim or other matter affecting the estate,interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof,and shall fail to disclose such knowledge to the Company in writing,the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company,or if the Company otherwise acquires actual knowledge of any such defect,lien,encumbrance,adverse claim or other matter,the Company at its option may amend Schedule B of this Commitment accordingly,but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3.Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith(a)to comply with the requirements hereof,or(b)to eliminate exceptions shown in Schedule B,or(c)to acquire or create the estate of interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the Insuring provisions,exclusion from coverage,and the Conditions and Stipulations of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4.Any claim of loss or damage,whether or not based on negligence,and which arises out of the status of the title to the estate,interest or the lien of the insured mortgage covered hereby or any action asserting such claim,shall be restricted to the provisions and Conditions and Stipulations of this Commitment. NOTE: Effective January 1, 1997,and pursuant to amendment of Washington State statutes relating to standardization of recorded documents,the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT: Margins to be 3"on top of first page, 1"on sides and bottom, 1"on top,sides and bottom of each succeeding page. Font size of 8 points or larger and paper size of no more than 8 1/2"by 14". No attachments on pages such as stapled or taped notary seals;pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: Title or titles of document.If assignment or reconveyance reference to Auditor's File Number of subject deed of trust. Names of grantor(s)and grantee(s)with reference to additional names on following page(s),if any. Abbreviated legal description(lot,block,plat name or section,township,range and quarter section of quarter section for unplatted). Assessor's Tax Parcel Number(s). Return address,which may appear in the upper left hand 3"top Margin. Page 4 SCHEDULE B - SECTION 2 General Exceptions The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easements or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. E. (a) Unpatented mining claims; (b) Reservations or exceptions in patents or in acts authorizing the issuance thereof; (c) Water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records; (d) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate, interest or mortgages thereon covered by this commitment. Page 5 0 SCHEDULE B - SECTION 2 CONT. SPECIAL EXCEPTIONS Order No. 377186-5K 1.LIEN OF ANY REAL ESTATE EXCISE SALES TAX UPON ANY SALE OF SAID PROPERTY IF UNPAID. AS OF THE DATE HEREIN, THE EXCISE TAX RATE FOR THE CITY OF RENTON IS 1.78% ACCORDING TO THE LATEST PUBLIC NOTICE ISSUED BY THE KING COUNTY RECORDS SECTION. LEVY CODE: 2100 2.GENERAL TAXES ON OPERATING PROPERTY OF PUGET SOUND ENERGY: YEAR: 1999 REAL PROPERTY TAX ACCOUNT NO.: 082305-9055-05 INCLUDES OTHER PROPERTY) 3.DELETED. 4.LIABILITY, IF ANY, FOR GENERAL TAXES ON OPERATING PROPERTY OF PUGET SOUND POWER & LIGHT COMPANY NOT BEING CARRIED ON THE GENERAL TAX ROLLS. 5.DELETED. 6.UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND SECURITY AGREEMENTS ON PERSONAL PROPERTY AND RIGHTS OF TENANTS AND SECURED PARTIES TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. 7.DELETED. 8.DELETED. 9.AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: PUGET SOUND POWER & LIGHT COMPANY, A CORPORATION AND: PACIFIC COAST R. R. CO., A CORPORATION DATED: OCTOBER 9, 1941 CONTINUED) Page 6 Order No. 377186-5K RECORDED: NOVEMBER 18, 1941 RECORDING NO.: 3204562 PURPOSE: A SPUR TRACK 10. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: PUGET SOUND POWER & LIGHT COMPANY, A MASSACHUSETTS CORPORATION AND: NORTHERN PACIFIC RAILWAY COMPANY, A WISCONSIN CORPORATION AND THE PACIFIC COAST R. R. CO., A WASHINGTON CORPORATION DATED: NOVEMBER 9, 1943 RECORDED: DECEMBER 2, 1943 RECORDING NO.: 3352228 PURPOSE: RAILROAD TRACKS 11. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: PUGET SOUND POWER & LIGHT COMPANY, A MASSACHUSETTS CORPORATION AND: NORTHERN PACIFIC RAILWAY COMPANY, A CORPORATION DATED: NOVEMBER 9, 1943 RECORDED: DECEMBER 2, 1943 RECORDING NO.: 3352229 PURPOSE: A RAILROAD TRACK 12. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN, IN DOCUMENT: RECORDED: MARCH 14, 1968 RECORDING NO.: 6317510 IN FAVOR OF: CITY OF RENTON, A MUNICIPAL CORPORATION FOR: RIGHT OF WAY FOR ROADWAY AND RELATED UTILITY PURPOSES AFFECTS: REFER TO SAID INSTRUMENT FOR EXACT LOCATION 13. DELETED. 14. DELETED. 15. DELETED. 16. DELETED. CONTINUED) Page 7 Order No. 377186-5K 17. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN, IN DOCUMENT: RECORDED: JULY 26, 1984 RECORDING NO.: 8407260401 IN FAVOR OF: CITY OF RENTON, A MUNICIPAL CORPORATION FOR: MAINTENANCE, TESTING AND INSPECTION OF A FIRE MAIN WITH THE NECESSARY APPURTENANCES AFFECTS: REFER TO SAID INSTRUMENT FOR THE EXACT LOCATION 18. DELETED. 19. RIGHT OF THE STATE OF WASHINGTON IN AND TO THAT PORTION, IF ANY, OF THE PROPERTY HEREIN DESCRIBED WHICH MAY LIE BELOW THE LINE OF ORDINARY HIGH WATER OF LAKE WASHINGTON. 20. RIGHT OF THE GENERAL PUBLIC TO THE UNRESTRICTED USE OF ALL THE WATERS OF A NAVIGABLE BODY OF WATER NOT ONLY FOR THE PRIMARY PURPOSE OF NAVIGATION, BUT ALSO FOR COROLLARY PURPOSES, INCLUDING (BUT NOT LIMITED TO) FISHING, BOATING, BATHING, SWIMMING, WATER SKIING AND OTHER RELATED RECREATIONAL PURPOSES, AS THOSE WATERS MAY AFFECT THE TIDELANDS, SHORELANDS, OR ADJOINING UPLANDS AND WHETHER THE LEVEL OF THE WATER HAS BEEN RAISED NATURALLY OR ARTIFICIALLY TO A MAINTAINED OR FLUCTUATING LEVEL, ALL AS FURTHER DEFINED BY THE DECISIONAL LAW OF THIS STATE. (AFFECTS ALL OF THE PREMISES SUBJECT TO SUCH SUBMERGENCE). 21. DELETED. 22. A CERTIFICATE OF FORMATION FOR MICHAEL CHRIST ONE, LLC, A WASHINGTON LIMITED LIABILITY COMPANY, IS NOT CURRENTLY ON FILE WITH THE SECRETARY OF STATE, AS REQUIRED BY STATUTE. 23. MATTERS OF EXTENDED OWNER/PURCHASER COVERAGE WHICH ARE DEPENDENT UPON AN INSPECTION AND AN ALTA SURVEY OF THE PROPERTY FOR DETERMINATION OF INSURABILITY. CONTINUED) Page 8 Order No. 377186-5K PLEASE SUBMIT A COPY OF THE ALTA SURVEY AT YOUR EARLIEST CONVENIENCE FOR REVIEW. OUR INSPECTION WILL BE HELD PENDING OUR REVIEW OF THE ALTA SURVEY AND THE RESULTS OF SAID INSPECTION WILL BE FURNISHED BY SUPPLEMENTAL REPORT. 24. TERMS, COVENANTS, CONDITIONS AND RESTRICTIONS AS CONTAINED IN LOT LINE ADJUSTMENT: NO.: LUA 98-176 RECORDED: FEBRUARY 1, 1999 RECORDING NO.: 9902019014 25. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: FEBRUARY 26, 1999 RECORDING NO.: 9902264178 IN FAVOR OF: PUGET SOUND ENERGY, INC. FOR: GAS AND ELECTRIC LINES AFFECTS: AN EASTERLY PORTION OF THE PROPERTY HEREIN DESCRIBED 26. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: FEBRUARY 26, 1999 RECORDING NO.: 9902264178 IN FAVOR OF: PUGET SOUND ENERGY, INC. FOR: INGRESS, EGRESS AND MAINTENANCE AFFECTS: AN EASTERLY PORTION OF THE PROPERTY HEREIN DESCRIBED 27. MECHANICS LIEN. CLAIMANT: CASCADE SAWING & DRILLING, INC. AGAINST: OLYMPUS ENVIRONMENTAL AMOUNT: 285.00 FOR: LABOR AND/OR MATERIALS AND/OR EQUIPMENT DATE WORK COMMENCED: DECEMBER 11, 1998 DATE WORK CEASED: DECEMBER 11, 1998 RECORDED: MARCH 9, 1999 RECORDING NO.: 9903092204 CONTINUED) Page 9 Order No. 377186-5K Special Notes: NOTE A: EXAMINATION OF THE RECORDS DISCLOSES NO MATTERS PENDING AGAINST THE NAME(S) OF MICHAEL CHRIST ONE, LLC, A WASHINGTON LIMITED LIABILITY COMPANY, THE PROPOSED INSURED(S), ACCORDING TO THE APPLICATION FOR TITLE INSURANCE. NOTES: A. A fee will be charged upon the cancellation of this commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. B. An abbreviated legal description is required by the County Auditor if the full legal description IS NOT contained on the first page of all documents to be recorded. cc: FIRST AMERICAN TITLE INSURANCE COMPANY NATIONAL DIVISION 2101 FOURTH AVENUE, FLOOR 7 SEATTLE, WA 98121 ATTN: MELISSA WOLFE Page 10 NOTICE ORDER .__.. ,37 ,) r O 6 — SUBDIVISION This Sketch is furnished as a courtesy only by First American RCDG' NO,/VOL/VOL & PG. NTitleInsuranceCompanyanditisNOTapartofanytitle N OTR SEC ' TWNSHP, INGS— commitment or policy of title insurance. Pk'This sketch is furnished solely for the purpose of assisting in locating the premises and does not purport to show all highways, roads,or easements affecting the property. No reliance should w ' E be placed upon this sketch for the location or dimensions of the As property and no liability is assumed for the correctness thereof. J NORTHWEST 1/4, SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, N.M. CITY tx KING COUNTY, WASHINGTON Iv . op IS-ID J is or t M f Scat et rut SIII4 t•SWp a1 t11 V) 0' MAN^1 LW••• 7 IP 0C7M SUl[ : V t 001 s Oa YWCA Y eon 1a•.r.••••a 1 1 1.0 7 1UL.N pa. ' n_ta1.. 4; 11*/\:,, 100. Intla 14.14 4 j+ 1 Aillp 1.0.1.0••...< of . ` . .,. ' In tat twt 1-r 1t / 1.3.. N.•ir• 0100001 srn11 a 1a1(11) aart.pod Mwar iw .'. Ha o.ul•tAAR.0001 to V -V 71 PA:roadao.a aeane soon runs r-..• •‘ I.a aan••- c . w 0.a to t>( t.t a•. i ammo m.i'w.. i»o a... `-. e........•rw 'i na tm w / , 4,V- tat ut ti"`'••\•'- 311/71.131U13/1 P(tau.Io...•axs. a. w at s>•tT rwus t• m.wMA13/DX J o•ta.+t r 5 1I O.M•04.•0.11w VaQ1 7 y"` ,. t N tgJ..I0•VI ta....ua Warta a It Ni ...r r '- • t It11t•...a 103 T>MT ad.(roa.•sr,3 Vr w. an.a.P>oa at..••..1[A400,04 tOr•o. c• , , 1111II0 rw1 0(11 0100000 q ad. n'ta soat1 n.1t/.•Omani:whet G•Ia+.11a Mx0M.11.. -. ws OK WK.MM6.w1u.a M.2u•Qt qutlal.ro i all . '•• / W.-allw i.•l•1..>t o colts tort.colts nonu.111+( it..[.a tarn 7 TIT 41.41NIQ o!M 311,a MEM; - I foaaP6a r_w nsci•. \0 •••• 4 ' LOCUM UM•••. I la>.n.It NNW lot 0.0 tOt U( e' 1: 7 am a c DOWN Pal.OtTt 11011i 4. / t r4(414on ME KW d.M1311 toPta — — OP UP UK y' rt.a IX Adirr DUANE HARTuN is ASSOCIATES. GNC1 Sun.y/a17o Watto coat• o to srt Ktw1. I •oa 1•MP•oco.•ut-+1mae aaa I-Si on)•u-antgrNO.I 32.21 It / o•.a1r:+rmPcr 1 1•o11 CV . al,-o 00 1•M IOW 01..s a Mae o^•.-'—`_o«. t-11-H J.•r 11a.00 Of Iowa.ire• m.1•aao 1. -»-s1n fy71•0N-O.V $ 44. 1•'al.,.. t 3.0.1 t M_2 Form No. 1755 Commitment.Conditions and Stipulations COMMITMENT Conditions and Stipulations 1. The term "mortgage," when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien,encumbrance,adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing,the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter,the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such partiesincludedunderthedefinitionofInsuredintheformofpolicyorpoliciescommittedforandonlyforactualloss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate of interest or mortgage thereon covered by this Commitment. In no event shall_such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the Insuring provisions, exclusion from coverage,and the Conditions and Stipulations of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the titletotheestateorinterestorthelienoftheinsuredmortgagecoveredherebyoranyactionassertingsuchclaim, shall be restricted to the provisions and conditions and stipulations of this Commitment. g8 Print, m Recycled Paper FILED FOR RECORD AT THE REQUEST OF: Pugct Weston,Inc. 19515 North Creek Parkway,Suite 310 Bothell,WA 98011-8200 STATUTORY WARRANTY DEED Grantors:Puget Sound Energy,Inc. Grantcc(s):Puget Western.Inc. qAbbreviatedLegal:Sec.08.Twp.23 N..R 05 EWM tP Full Legal Description on pagc(s): l I "SAssessor's Tax Parcel Nwnber(s):082305-9055,082305-9178,082305-9191 3 itrtf Grantor,Puget Sound Energy,Inc.,a Washington corporation(formerly Puget Sound Power&LigCompany),for and in consideration of ten no/I00(S10.00)dollars and other good and valuable consideration,in hand paid,conveys and warrants to PUGET WESTERN,INC.,A WASHINGTONCORPORATION,("Grantee")the following described real estate situated in the County of King,StateWashington; Parcel B of City of Renton Lot Line Adjustment number LUA 98-176,recorded in King County,Washington under Recording Number 9902019014. rl SUBJECT TO:Easements,restrictions,reservations,covenants and agreements. D Grantee,on behalf of itself,its successors and assigns,hereby covenants not to directly or indirectl in any form or in any manner,oppose,protest,inhibit,prevent,or otherwise impair Grantor's exercise any right granted hereunder,including,but not necessarily limited to,Grantor's right to upgrade or O) construct additional electrical facilities on Grantor's adjoining electrical substation ownership(nix Substation')or within the casement area benefiting Grantor affecting the Property herein so long as it d s not change Grantee's access/egress and will be returned to the original state after construction.Without limiting the generality of the foregoing,Grantee,on behalf of itself,its successors and assigns,hereby covenants not to participate,directly or indirectly,in any appeal of the issuance of any governmental approval or environmental documents necessary for or related to all or any part of The Substation. Grantor may,in its sole discretion,seek specific performance of this covenant(including without limitation an injunction)against Grantee,and Grantee's successors and assigns,in any court with jurisdiction.Grantor and Grantee intend said covenant to run with the land,to bind all successors and assigns of Grantee,and inure to the benefit of all Grantor's successors and assigns. Dated 27/2-2.--/9 9 , 1999. Puget Soun crgy,Inc. By: Its: Director Corpo Facilities STATE OF WASHINGTON ) ss. COUNTY OF Y-Wl, p On this 1L .day o ` (uif19tbeforeme,the undersigned,personally appeared C.S. NUNtI\A‘l to me known to be the Director-Corporate Facilities,of PUGET SOUND ENERGY,the corporation that executed the foregoing instrument,and acknowledged the said instrum to be the free and voluntary act authorized to execute the said instrument. h - t-1 Notag Publi in and the State of Vigal.01 residing at 5A( j* q Shunleton Statutory Wananry Deal I - 07J17/99 v Fi.r}r,' 734 RaIMROY 0?/?t/93 UD 00 rya 'G1999 VESTI C Q NORTHWEST 1/4, SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, M.M. Z.CITY OF RENTON FILE No.: LUA-98-176-Lf/L KING COUNTY, WASHINGTON BC Rri 101 gin.'1/ r py f C° Wit..MTQD IT, 7 Rcirova v.MUM NW,4T s 1•A' MITI.) MMc) r•YC 06, SCALE IH FEET a4// is* I. f5/•// DETNL SCXE I'•SO' I.d a.., 7NOVLOT414 Tws+F f..srr ra a•/ p• p 1MR CADo/qMai v INK)11 c/ fY 11¢1 II N.a3im0. 1- P.I0 A R tpfDOt110r11.t• CA-r m f, T,•T 5 uaa . .a Sw4AJEMPLT11ti19 r t.tw A.,lip, 7.Tl II 17.1 r.. I r racer O 1.:MX Ur.% 9...IRfiOM `. I IrMMAtir•MfY (1L11Mer, k'p . 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CITY OF RENTON FILE No,: LUA-9B-176-1U OLD PARCEL A - TAX LOT 09 OLD PARCEL B - TAX LOT 055 OLD PARCEL C - TAX LOT 191 M1r11 7 Go.1440e to 1 0446.tara O 111101 L • 9W 7/01OI44 IRA 1 A I Masai O.//.0 1 IWO L Noma or roar..6.•/•.014.d\MIO 7 1¢LI t pCGAMN011 4.Y7,1 41•M 1.4 1 W,I4.WOO 74 Mom 7 AK !1640 11 1.6 61 1 W.10110 um 610 7' e4r47 II ark.4L 1 IAA.ICI MX ONO 9W 7 M4 111101.fat 00 Imo 4 60 6.410 fag Lark as ar 4 4AP4 arum SCR UM,aso a/61Pt arc Al IC 411611 000 7 10061 UPI 1 7 16 a • 604 A.M 0106100 7 M 40,510 lone 7 R loss.. e.r 1061 7 M 60 4.0e mar.t 10.0a7011.1 a 7 qp ALL KM.[NAT IC M LIC'OKOC.011[A(S1 Of M1[ALSt 14 600 11 46.9W 1 W.44; 400 ow 606040. 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EGRESS AND UTILITY EASEYEM 011-a411'1 rm: 4oa 0uM 41144.a i.4 RL MN10e 7 440601 01 1 0 I a 1010 L 610,I1 LOT LINE REVISION 161 110 Or41•t•0 411 6 747 a 100 4W t W. 1 R a00•. $ .•4. 0r,7 0.060 44000 7 ow. art NM 4`4 alr.mar ar 1.1 R1: 1r1a Our 40001.0 al 1.=Haar CI VIl10.c.a 104 001 DECLARATION Of COVENANT PUGET SOUND ENERGYWama.Mt "a°d""vim 161 aM RI, 11.w4 6m.01.4 140.0*r a70110 r mlwt SHUFFLETON COMPLEX Moo tale mac 1v>V AQT,a or O r 7.1r b M 011Q Cr M I//O OM1im 1/11M MS UN 111 f4l OOa Gore 444 Ye a 7 0 16 aUv7 Ia44a4 4 M.01M 00.0 Cr aa04M tR 1,Irv4 t 4M/SM1R.4 WWI rat M roam 10 AC.Ot[11101 161 L«.1$Rt 4 K 1tl.r 7 moor, I1An.7 L OM Mot 1 W.14.1.4 laln oc M On.4s 1N4 SIgriBC1L II 6610C 101 1 OmO1a4A 100/01LD Goer.1«]r Nur A D 7 11..00 o44a 4 M oral Rom v w II Crop 4 40.0 r6rR1 10 COMSY 1 1001C41 IO T a M KV 44OM740.1 M I0114 1.4 L14 44040•a.40 fo u4 rom WWI aM t1SS LIT LJ(A44 0' 10 Mg MO Au%MIDI[ Dora,ra R1.4 R 1641r O. 7 7 MJCI01 41e40r 60600 Or M LIM.Cat.1/AIM 1.40Ma4y4 NQd. 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I', fi' 111 FILED FOR RECORD AT THE REQUEST OF: Puget Sound Energy,Inc. P.O.Box 97034 OBC-I I N Bellevue,WA 98009-9734 EASEMENT is`AM-S GRANTOR:Pugct Western,Inc. 3-1 7(p l(J- GRANTEE: Puget Sound Energy,Inc. LEGAL DESCRIPTION: SW%.of Section 5,Township 23 North,Range 5 East,W.M. NW'/of Section 8,Township 23 North,Range 5 East,W.M. FULL LEGAL DESCRIPTION ON PAGE: 4 ASSESSOR'S PROPERTY TAX PARCEL:082305-9055,082305-9178,082305-9191 a-1 For and in Consideration of Ten Dollars($10.00)and other valuable consideration,the receipt C and sufficiency of which is hereby acknowledged,Puget Western,Inc.,a Washington corporation Grantor"herein),hereby conveys and warrants to PUGET SOUND ENERGY,INC.,a Washington corporation("Grantee"herein),for the purposes hereinafter set forth,a perpetual easement over,under, along across and through the following described real property(the"Property"heroin)in King County, Cr) Washington. A.Gas and Electric Lines.An Easement over,under,along across and through that certain real property more particularly described on Exhibit A("Easement Area"),for the purposes described in Section 1.1. B.Access and Maintenance Road.An easement over,under,along across and through that ccr n real property more particularly described on Exhibit A,for the purposes described in Section 1.2.Said Access and Maintenance Road shall be appurtenant to that certain real property more particularly described on Exhibit B. The Easement Arca is sometimes referred to hereinafter as the"Property". I.Purposes.Subject to the terms and conditions of this Easement Grantee shall have the right use the Property for the following purposes: 1.1 Gas and Electric Lines.The construction,operation,maintenance,repair, replacement,improvement,removal.enlargement and use one or more Utility systems for the 1 purposes of transmission,distribution and sale of gas and electricity.Such systems may inclu , but are not limited to: a.Overhead facilities.Poles,towers and other support structures with crossanns,braces,guys and anchors;electric transmission and distribution lines:fibs optic cable and other lines,cables and facilities for communication;transformers,sir t sr,,,rneto„E&.criftmt I - EXCISE TAX NOT REQUIRED Fong Co.Records DMsion BY' z FIRSTIVERIar rrn n l!IQQQ lights,meters,fixtures,attachments and any and all othcr facilities or appurtenances necessary or convenient to any and all of the foregoing;and b.Underground facilities.Conduits,lines,cables,vaults,switches and transformers for electricity,pipes,pipelines,mains,laterals conduits,regulators and feeders for gas,fiber optic cable and other lines,cables and facilities for communicatif s:semi-buried at ground mounted facilities and pads,manacles,meters,fixtures, attachments and any and all other facilities or appurtenances necessary or convenient any and all of the foregoing. Following the initial construction of all or a portion of its systems,Grantee may,from time to time, construct such additional facilities as it may require for such systems. 1.2 Access and Maintenance Road.The construction,operation,maintenance,rcpail replacement improvement,removal,enlargement and use of an Access and Maintenance Roat o enable the Grantee to exercise its rights hereunder,Grantee small compensate Grantor for anydamagetothePropertycausedbytheexerciseofsuchrightataccessbyGrantee. The Gas and Electric Lines,and the Access and Maintenance Road are hereinafter sometimes collectively referred to as the"Improvements". 2.Property Clearing and Maintenance.Grantee shall have the right to cut,remove and disc ;cofanyandallbrush,trees and other vegetation an the Property,which might interfere,in Grantee's opinion,with Grantee's Improvements.Grantee shall also have the right to control on a continuing ba<and by any prudent and reasonable means,the establishment and growth of brush,trees and ether vegetation an the Property,Grantee shall be responsible for the maintenance of the Improvements. 3.Trees Outside the Property.Grantee shall halve the eight to cut,trim,remove and dispost ,f any trees located outside the Property which could,in Grantee's sale judgment,interfere with or creatL CP hazard to Grantee's systems. Grantee shall,prior to the exercise of such right,identify such trees andCDmakeareasonableefforttogiveGrantorpriornoticethatsuchtreeswillbecut,trimmed,removed orCVdisposedof(except that Grantee shall have no obligation to identify such trees or give Grantor such p it notice when trees arc cut,trimmed,removed or otherwise disposed of in response to emergency conditions).Grantor shall be entitled to no compensation for trees cut,trimmed,removed or disposed except for the actual market value of merchantable timber(if any)cut and removed from the PropertyGrantee. 4.Grantor's Use of the Property.Grantor reserves the right to use the Property for any purp .cnotinconsistentwiththerightshereingranted,provided that Granter shall not construct or maintain al building,structure at other object on the Property,and Grantor shall do no blasting within 300 feet ofGrantee's systems without Grantee's prior written consent. 5.Indemnity.Grantee agrees to indemnify Grantor from and against liability incurred by Gr., or as a result of Grantee's negligence in the exercise of the rights herein granted to Grantee,but nothinghereinshallrequireGranteetoindemnifyGrantorforthatportionofanysuchliabilityattributableto tnegligenceofGrantororthenegligenceofothers. 6.Abandonment.The rights herein granted Shall continue until such time as Grantee ceases use the Property fora period of five(5)successive years.in which event,this casement shall tcrninati arid all rights hereunder,and any Improvements remaining on the Property shelf revert to or otherwis, Shumdon Easement 2- oL I 19 BED BY. FlirlIE - 51 c c a 9 l 1g99 I become the property of Grantor,provided,that no abandonment shall be deemed to have occurred byreasonofGrantee's failure to initially install its systems on the Property within any period of time fronthedatehereof. 7.Successors and Assigns.Grantee shall have the right to assign a portion or otherwise trans tanyorallofitsrights,benefits.privileges and interests arising in and under this easement.Withoutlimitingthegeneralityoftheforegoing,the rights and obligations of the parties shall inure to the bendofandbebindingupontheirrespectivesuccessorsandassigns. Dated this a.L day of 1_r. 1999. GRANTOR Puget Western,Inc. BY 1//c4 ITS President STATE OF WASHINGTON ) ss COUNTY OF Xin14 ) On this day personally appeared before me R.B.Boyd to me known to be the President of Put tWestern,Inc.,the corporation that executed the foregoing instrument,and acknowledged the said1instrumenttobethefreeandvoluntaryactanddeedofsaidcorporation,for the uses and purposes thel nr. mentioned,and on oath stated that they were authorized to execute the said instrument. t<" GIVEN under my hand and official seal this ,1,L dayof CI 14711111t/l/ e/. 1999 JSMioo F/5 7 /oF f%%2 S. 4YJ . L vfit z 7) o 1AOT AR y N, Notary Public in and for the State of Washington,Resin igI"— at (L/.'`?,./ 9 PIJBUG • ` is— y_O,2 My wmmissu, expires Y/ y 14A ```Q/I1IIIIIt`` ShumeIon Easement 3- EDD(' 1 FIRST-M. ill c f~R 9 g 11411c1 Exhibit A THAT PORTION OF GOVERNMENT LOTS I AND 2 IN SECTION 8.TOWNSHIP 23 NORTH. RANGE 5 EAST,W.M.,IN THE CITY OF RENTON,COUNTY OF KING.STATE OF WASHINGTON.AND ALL THOSE PORTIONS OF LAKE WASHINGTON SHORE LANDS FRONTING THEREON,ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF GOVERNMENT LOT 1.SECTION 8. TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M.,SAID POINT BEING THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 8; THENCE WESTERLY ALONG THE NORTH LINE OF SAID GOVERNMENT LOT 1 AND SUCH LINE PRODUCED WESTERLY 959.35 FEET,TO THE WESTERLY MARGIN OF BURLINGTON NORTHERN RAILROAD COMPANY'S RIGHT OF WAY(FORMERLY NORTHERN PACIFIC RAILWAY COMPANY'S LAKE WASHINGTON LINE)AND THE TRUE POINT OF BEGINNING, THENCE SOUTHERLY,ON A CURVE TO THE RIGHT,ON SAID WESTERLY MARGIN OF BURLINGTON NORTHERN RAILROAD COMPANY'S RIGHT OF WAY,THE RADIUS POINT 01 WHICH BEARS NORTH 74'38'01"WEST,SAID CURVE HAVING A RADIUS OF 1388.68 FEET, THROUGH AN INCLUDED ANGLE OF 4'14'26"FOR AND ARC LENGTH OF 102.78 FEET 102.76 FEET CHORD DEF.); THENCE SOUTH 75'44'38"WEST 240.72 FEET; THENCE NORTH 46'51'03"EAST 232.84 FEET; THENCE SOUTH 88'48'46" EAST 94.33 FEET,TO THE TRUE POINT OF BEGINNING, CONTAINING 18,257 SQUARE FEET OR 0.419 ACRES CD VI Being a portion of Parcel B of City of Renton Lot Line Adjustment number LUA 98-176,recorded in 0 King County,Washington under Recording Number 9902019014. 0) 0) nunkton Easement 4- HE Br: FFR 2.61999 Exhibit B Appurtenant Property Parcels A and C of City of Renton Lot Line Adjustment number LUA 98-176,recorded in King Coon Washington under Recording Number 9902019014. 7-1 CD tv C Shumeton Easement 5- 199 rrnaC1OOO RETURN TO: CASCADE SAWING & DRILLING, INC P. 0. BOX 3157 KENT, WA 913032-0203 CASCADE SAWING & DRILLING, INC. Claimant VS. OLYMPUS ENVIRONMENTAL CLAIM OF LIEN Name of person indebted to claimant: Notice is hereby given that the person named below claims a lien pursuant to chapter 60.04 RCW.In support of this lien,the following information is submitted. O Name of Lien CASCADE SAWING & DR14I.1NQVame of Owner PUGET SOUND ENERGY/ELEC. of 2 1. Claimant: P. 0. BOX 3157 • 5. Reputed Owner: P. 0. BOX 90868 Address: KENT, WA 98032-0203 ' Address:BELLEVUE, WA 98009 Telephone #: (253) 872-7578 Certified I: P 299 093 006 07 2- Date of which the claimant began to perform labor,provide professional services,supply or equipment or the date of which employee benefit contributions became due: 12/11/98 3. Name of person indebted to the claimant: OLYMPUS ENV 1 RONMENTAL 4. Description of the properly against which a lien is claimed: SEE LEGAL DESCRIPTION ON REVERSE SIDE. (SECTION 08, TOWNSHIP 23N, RANGE 05E) r TAX PARCEL 0082305-9055 COMMONLY KNOWN AS: PUGET SOUND ENERGY 1101 LAKE WASHINGTON BLVD. N. RENTON, WA 98056 L: Y 6. This last date on which labor was performed; professional services were furnished; contributions to an employee benefit plan were due;or material or equipment was furnished: DECEMBER 11, 1998 203 LAU 7. Principal amount for which the lien is claimed is: ' ' ' C0 LIEN FEE'f285.W 8- If the claimant is the assignee of this claim so state here: NONE N T. EXCEPTION No. I LEGAL DESCRIPTION: BEGINNING AT INTERSECTION OF WESTERLY PRODUCED OF NORTH LINE OF GOVERNMENT LOT 1 WITH WESTERLY MARGIN NORTHERN PACIFIC RIGHT-OF-WAY; THENCE WEST 761.39 FEET; THENCE NORTH 43'06'56" WEST 680.06 FEET NOR OR LESS TO INNER d' HARBOR LINE; THENCE SOUTH 46°52'27" WEST ALONG SAID LINE 607.89 FEET; M THENCE SOUTH 43°06'56" EAST TO NORTHERLY MARGIN NORTHERN PACIFIC RIGHT-OF-WAY; THENCE NORTHEASTERLY ALONG SAID RIGHT-OF-WAY TO BEGINNING LESS BOUND RAILROAD OPERATING STRIP TCO 17-866, IN SECTION 08, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M., RECORDS OF KING COUNTY, WASHINGTON. ii:04,4;` vO 44 rrh' s d, fTA - State of Washington,County of KING ,ss. PRESIDENT OF CONSTRUCTION CREDIT CORP., AGENT FOR CLAIMANT) JOY A.TANSEY being sworn,says:I am the claimant(or attorney of the claimant of administrator,representative,of t of the claimant or trustees of an employee benefit plan) above named;I have read or heard the foregoing claim,rend know the contents thereof,and believe the same to be true and correct and that the claim of Ii n is not frivolous?04 is made with reasonable cause,and is not clearly excessive under penalW of•;j,y Subscribed and sworn to before me this 9T• I•y of MARCH 19 -99 di' dotary Public in and for the State of Washington,residing at: SEATTLE My Commission Expires: OCTOBER 10.2000 410 City of Renton WA Reprinted: 03/31/99 15 : 53 Receipt Receipt Number: R9901372 Amount: 4, 013 .53 03/31/99 15 : 53 Payment Method: CHECK Notation: 2024SOUTPORT LLC Init : CRP Project #: LUA99-027 Type: LUA Land Use Actions Parcel No: 082305-9055 Site Address : 1101 LAKE WASHINGTON BL N Total Fees : 4, 013 .53 This Payment 4, 013 .53 Total ALL Pmts: 4, 013 . 53 Balance: 00 Account Code Description Amount 000 .345 . 81 . 00 . 0014 Rezone 3 , 000 . 00 000 . 345 . 81 . 00 . 0005 Comprehensive Plan Amend 1, 000 . 00 000 . 05 .519 .90 .42 . 1 Postage 13 . 53 7 A .,,,_. i: ___.:, A Quarter1 Publication About Growth Management Winter 2000-2001 OFFICE OF Renton offers 'rapid review' for permitsGDviulVj?, r ' By Rebecca Lind,Principal Planner,and mental environmental impact statement(EIS) 4V I fa`Don Erickson,AICP,Senior Planner to cover all of these actions.E The city discovered that the designation oft. City of Renton FLOPMENT planned actions under SEPA is an effective Providingfinancial and technical way to consolidate SEPA and land use review egionally recognized for a stream- if the environmental analysis includes resources to build livable and lined permittingprocess,the Cityof sufficient project level detail.The city then sustainable communities Renton is also well known for proactive analyzed thresholds for maximum building economic development efforts. sizes,heights,numbers of units,and a specific 1""--. In the fall of 1998,SECO Development list of uses in the EIS and approved them in Inc.presented a mixed-use office/residential the planned action ordinance.Subsequent redevelopment concept to the Renton City projects that comply with these thresholds are r+4`N,, Council for Southport,an area along the only required to go through an administrative c •'` shores of Lake Washington.Formerlythe siteg site plan review process without additional f,Y of a steam-powered electrical generating := Po g g environmental analysis or additional approvals plant,the 17-acre parcel abuts the Renton by the city hearing examiner. Boeing Plant and Coulon Beach Park. The planned action approach saved both SECO needed a decision on land use and time and money for the city and the project i--'environmental review within nine months in proponents.Consolidating the city's compre- order to secure financing and exercise an hensive plan amendment with the planned option to purchase the site.The city was able action EIS saved six months in getting these lifll to facilitate a rapid review by combining documents approved.Eliminating multiple I 1i•-- _ growth management and environmental project environmental reviews,future hearing 1" . requirements and by designating planned examiner review,and potential appeals also actions under the State Environmental Policy reduced processing time. ritftpiirt - Act(SEPA). Early support of the concept by the city 0 During an intensive six-month review council created the political certainty neces- 4-0_4C process,the Renton City Council changed the sary to assist the developer in securing comprehensive plan designation for the site financing and positioning for future tenants from Industrial to Center Office Residential, Staff carried out their reviews confidently, amended the zoning code,and adopted a knowing the council supported the project. planned action ordinance.,The city prepared a By using a planned action EIS,the city combined comprehensive plan and supple- PLEASE TURN TO PAGE t s iromL llf. riia. w: F s aadOntVitVW-4.34.a• a@ III 1 1#01 2' F 2a(Tiit rt!' I sYit Zt'E 1 i. " 1 it "t i1l' ' j orate ;Ill(!.. .._ Qlr> E6aa 1,17 5 ea•- . a tit,......-r 1 aS n 1 tact: va. _? t` :r# ,NIY r t4-3 3.y ,. 4 Eilitt +`glltlillt Ili A major redevelopment project,offices with adjacent residential apartments,is being constructed in son• ' ups ' Renton along Lake Washington. ILLUSTRATION t WRIGHT RUNSTAD&GO$APAL T r Winter 2000-2001 OCD About Growth 7 SEPA: The nonproject initiative By Marvin Vialle,Pam Sparks-McConkey, Status Nominees sought and Patricia Betts Rule adoption is anticipated in the spring of for downtown Washington State Department of Ecology 2001.After adoption,Ecology plans to awards H continue working to conduct training across t ave you ev: completed a State the state to introduce both the process and the The Washington State Office Environme tal Policy Act(SEPA) form,provide guidance,and explain any new of Trade and Economic tools. Development is accepting checklist for a GMA comprehensive plan, For more information,call Marvin Vialle at policy,or other nonproject action and had the nominations for the annual feeling that its only .urpose was to fulfill a 360 407 6928,email:mvia461 @ecy.wa.gov, Excellence in Downtown procedural requirem;nt and added little or or see Ecology's web page:<www.wa.gov/ Revitalization Awards.: nothing to better dec sions? programs/sea/sepa/npifocus.htm>. If the answer is y•s,you're not alone.The Award categories include Washington State D:partment of Ecology Outstanding Public Partner, Ecology)has identi led two components of Renton offers 'rapid Outstanding Achievement in ' nonproject analysis at need revision: SEPA procedures an. the environmental review'for permits Design Project,r jet,Banding analysis format. Pro ec Business CONTINUED FROM PAGE I Success Story, Best Feasibility studie -pilot projects estimates an overall savings of approximately Economic_Restructuring Prior to formally .roposing revisions, 12 months for project review compared with a Story, and Outstanding Ecology is currently esting possible rule typical process. Special Project. changes for analyzin: governmental approvals "Redevelopment of this site benefits the of plans,policies,pr.grams,and regulations community in a number of different ways," To be eligible, all projects RCW 34.05.313).S x pilots,representing a said Renton Mayor Jesse Tanner."This new, and activities need to have cross section of such nonproject actions,are mixed-use waterfront development will createtaken place or have been underway using a ne process and a new employment opportunities,increase our nonproject review fo m to replace the current tax base,and add to our current housing mix."completed between January nonproject checklist :nd environmental The project transforms an unused industrial 1, 2000, and March 1, 2001. analysis process. site into an attractive new development Nominations are open to all Results from thes pilots will help identify benefiting the public with amenities such as a communities participating in if the proposed proc:.s and form are workable shoreline promenade and public plaza along the Downtown Revitalization and meet the objecti es of: 1)combining the waterfront. Program's.Tier System proposals and enviro mental analysis;Citizens were involved in the public Network. 2)streamlining the e vironmental analysis hearings for the comprehensive plan and process;3)improvin. public involvement;and zoning review,as well as the supplemental If your community is not 4)providing a forma that assists decision EIS.During meetings for the draft supplemen- makers.Suggestions rom the pilot agencies tal EIS,the public was invited to identify areas currently a member of the are being used to rev se and refine the - to be addressed in the analysis. Tier System, or if you're not proposed process as •ppropriate. The planned action ordinance was adopted sure, contact Susan Kempf in November 1999.Phase 1 of the develop- with,the Downtown Process ment is currently under construction by SECO Revitalization Program at The process and .nproject review form and includes 188 residential units,8,077 360 725 4056. Application being tested are desi:ned to ensure that the square feet of retail,and 332 parking spaces. appropriate level of: vironmental analysis is Phase 2 of the development,proposed by materials are also available done at the proper ti e and is documented to Wright Runstad&Company,is under active by calling this number. reduce later costs an. time delays.Under this permit review.This phase proposes a 750,000 process,the nonproj: t review form goes square-foot office complex, 10,000 square feet The deadline for submitting through several itera'Sons,with an early of restaurant space,and structured parking for applications is April 3, 2001. iteration replacing th current scoping 1,850 vehicles. Awards will be presented notice.The scope is .djusted throughout the May 2-4, 2001, during the process based on public involvement,new Fifteenth Annual Downtown information,and ana ysis.When a draft I proposal is ready for ormal public review and Revitalization Training comment,it would . accompanied by a final Institute in Walla Walla. iteration of the nonp .ject review form and a threshold determinat on. October 25, 1999 Renton City Council Minutes Page 378 CC (R-98-042) R-98-042). MOVED BY CLAWSON, SECONDED BY SCHLITZER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance#4800 An ordinance was read changing the zoning classification of approximately 17.1 jqRezone: Southport Project acres located between Gene Coulon Park on the east, Boeing Manufacturing Shuffleton Site), from IH to Operations on the west, and Lake Washington on the north from Heavy Industrial COR(R-99-027) IH)to Center Office Residential (COR)for the Southport Project(Seco Development, R-99-027). MOVED BY CORMAN, SECONDED BY SCHLITZER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance#4801 An ordinance was read changing the zoning classification of approximately 4.8 Rezone: Lakeridge acres located at 3521 Cedar Ave. S. from Residential -Eight Dwelling Units Per Development, 3521 Cedar Ave Acre (R-8)to Residential - 10 Dwelling Units Per Acre(R-10) for Lakeridge S, from R-8 to R-10 (R-99-Development(R-99-053). MOVED BY CLAWSON, SECONDED BY 053) NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Rezone: La Pianta Councilmember Keolker-Wheeler explained that the ordinance for the La Pianta Development,NE 3rd/4th Sts, rezone(approximately 94.05 acres located on the south side of NE 3rd and 4th from RHM to R-10 and R-14 Streets and east of Edmonds Ave. NE) from Residential Mobile Home(RMH)to R-99-054) Residential - 10 Dwelling Units Per Acre(R-10)and Residential - 14 Dwelling Units Per Acre (R-14)is also being held for further action, and will not be presented for second and final reading this evening. Ordinance#4802 An ordinance was read amending Title 4 (Development Regulations)of City Planning: Center Office Code by adding a Center Office Residential-3 Zone, amending Center Office Residential Zone Amendments Residential use allowances and development standards, amending site plan Southport Project) review procedures, deleting master site plan approval procedures, and amending modification procedures. MOVED BY KEOLKER-WHEELER, SECONDED BY CORMAN, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance#4803 An ordinance was read amending subsections 4-2-060.F, G and K, 4-2-070.I, J, Planning: Commercial Arterial K, L, M,N, 0, P, Q and R, 4-2-080.A, and 4-2-120.A and C of Chapter 2, Land and Convenience Commercial Use Districts, of Title 4 (Development Regulations) of City Code by adding Zone Amendments (Taco Time allowances for office uses and minor repair in the Commercial Arterial (CA) Headquarters Expansion) Zone, adding allowances for existing, legal administrative headquarters offices in the Convenience Commercial (CC)Zone, and adding allowances for accessory storage in the commercial and industrial zones. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance#4804 An ordinance was read designating a Planned Action for the Southport site, Planning: Southport Project approximately 17 acres located adjacent to Lake Washington and between Gene Planned Action Ordinance Coulon Memorial Beach Park on the east and Boeing Manufacturing Operations on the west. MOVED BY SCHLITZER, SECONDED BY CORMAN, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance#4805 An ordinance was read increasing golf lesson fees. MOVED BY EDWARDS, Budget: 2000, Golf Lesson Fee SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS Increases READ. ROLL CALL: ALL AYES. CARRIED. Ordinance#4806 An ordinance was read increasing animal license fees. MOVED BY CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:October 12, 1999 TO: Marilyn Petersen Larry Warren FROM: Sue Carlson c5 SUBJECT: Revised Southport Planned Action Ordinance Attached is a revised Southport Planned Action Ordinance. It is identical to the Ordinance sent to you on September 28, 1999, except that a title has been added to facilitate publication. There are no changes to the Exhibits of the Ordinance. Please replace the appropriate pages of the Ordinance. The Ordinance should appear on the October 18, 1999 agenda for first reading. However, it is one of four ordinances related to Southport. The Southport related Ordinances should be presented and ultimately adopted in the following order: 1. Comprehensive Plan Amendment 2. Rezone 3. Municipal Code Amendments 4. Planned Action Ordinance The Planned Action Ordinance must be last because it relies on the adoption of the Comprehensive Plan Amendment. Please let me know if you have any questions (ext. 6591). Thank you. cc: Lisa Grueter H:\EconomicDevelopment\STRATPLN\PLANNING\LGRUETER\SHUFFLTN\MPPAORDREV.DOC\cor CITY OF RENTON,WASHINGTON ORDINANCE NO. AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON DESIGNATING A PLANNED ACTION FOR THE SOUTHPORT SITE, APPROXIMATELY 17 ACRES LOCATED ADJACENT TO LAKE WASHINGTON AND BETWEEN GENE COULON PARK ON THE EAST AND BOEING MANUFACTURING OPERATIONS ON THE WEST. WHEREAS, RCW 43.21C.031 and WAC 197-11-164, - 168, and —172 allow and govern the application of a Planned Action designation; and, WHEREAS, in Resolution 3379, the City indicated its intent to study and consider a Planned Action designation for the Shuffleton Steam Plant site, also known as the Southport site; and, WHEREAS, a Supplemental Environmental Impact Statement (SEIS) has been prepared for a portion of the Shuffleton Steam Plant site, entitled the Southport Development Planned Action Supplemental Environmental Impact Statement, and such document considers the potential environmental impacts of a phased mixed-use project on approximately 17 acres of property within the City limits; and, WHEREAS, with Ordinance the City has amended the Comprehensive Plan Land Use Map for the subject area from Employment Area—Industrial (EA-I)to Center Office Residential (COR); and, WHEREAS, with Ordinance the City has amended the Zoning Map from Industrial— Heavy(IH)to Center Office Residential(COR) ; and, WHEREAS, this Ordinance would designate certain land uses and activities as "Planned Actions"which would be consistent with the Center Office Residential (COR)designation and zone; NOW,THEREFORE,THE CITY OF RENTON DOES ORDAIN: Section 1: Purpose. The City of Renton declares that the purpose of this ordinance is to: A. Set forth a procedure designating certain project actions within the subject site as Planned Actions"consistent with state law, RCW 43.21C.031; and, B. Provide the public with an understanding as to what constitutes a Planned Action and how land use applications which qualify as Planned Actions will be processed by the City; and, C. Streamline and expedite the land use permit review process for this site by relying on completed and existing detailed environmental analysis for the subject site; and, D. Combine environmental analysis with land use planning. It is the express purpose of this ordinance that all the City's development codes be applied together with the mitigation framework described in Section 3 of this Ordinance for the purpose of processing Planned Actions. 1 Section 2: Findings. The City Council finds that: A. The Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) addresses all significant environmental impacts associated with the Planned Action scenarios described in the SEIS for Plans A,B, and C as referenced therein; and, B. The mitigation measures contained in the Mitigation Document, Exhibit A of this Ordinance, together with the City's development standards, are adequate to mitigate the significant adverse environmental impacts of the Planned Action scenarios, Plans A, B, and C; and, C. The expedited permit review procedure set forth in this Ordinance is and will be a benefit to the public,protects the environment, and enhances economic development; and, D. Opportunities for public involvement and review have been provided, and comments have been considered which have resulted in modifications to mitigation measures and Planned Action conceptual alternatives. Section 3: Procedure and Criteria for Evaluating and Determining Projects as Planned Actions. A. Planned Action Site. The Planned Action designation shall apply to approximately 17 acres of property commonly referred to as the Shuffleton Steam Plan site, also known as the Southport site, and referred to in this Ordinance as the "subject site." The property is illustrated in Exhibit B, and legally described in Exhibit C. Additionally, the Planned Action designation shall apply to any off-site improvements necessitated by the proposed development on the subject site, where the off-site improvements have been analyzed in the SEIS. B. Environmental Document. A Planned Action designation for a site-specific permit application shall be based on the environmental analysis contained in the Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) issued by the City on September 9, 1999. The Mitigation Document, Exhibit A, is based upon the analysis in the SEIS. The Mitigation Document, together with existing City codes, ordinances, and standards shall provide the framework for the decision by the City to impose conditions on a Planned Action project. Other environmental documents incorporated by reference in the SEIS may also be utilized to assist in analyzing impacts and determining appropriate mitigation measures. C. Planned Action Designated. Uses and activities described in the SEIS, subject to the thresholds described in Section 3.D, and subject to the mitigation measures described in Exhibit A, are designated Planned Actions pursuant to RCW 43.21.C.031. D. Planned Action Thresholds. 1.Land Use. Subject to the mitigation measures described in Exhibit A, the following land uses and development levels, together with their customary accessory uses and amenities described in the SEIS, are Planned Actions pursuant to RCW 43.21.C.031: a)Land Uses. The following uses are the primary uses analyzed under the Proposed Action Alternatives identified in the SEIS: 1) Office 2) Retail commercial, including restaurants 2 3) Attached residential dwellings 4) Hotel b) Land Use Review Threshold. The Planned Action designation applies to future development proposals which are comparable to or within the range established by SEIS Proposed Action Plans A,B, and C as shown below: Use/Height Plan A Plan B Plan C Multifamily Residential Units 543 581 377 Retail Area in Sq.Ft. 38,000 38,000 30,000 Commercial Area in Sq.Ft. 500,000 750,000 500,000 Hotel Area in Sq.Ft.(rooms) N/A N/A 115,800(220) If future proposed plans exceed the maximum development parameters reviewed, supplemental environmental review may be required under SEPA Rules. If proposed plans significantly change the location of uses in a manner which would negatively affect land use compatibility (for example, move commercial and office uses in such a manner that they would not buffer residential uses from the nearby manufacturing uses), additional SEPA review would be required. 2.Building Heights and Thresholds: Building heights shall not exceed the maximum heights allowed in the Center Office Residential (COR) Zone. The maximum building heights reviewed in the SEIS are as shown on Exhibit D. In comparison with the building heights reviewed in the SEIS, a proposed increase in height greater than 10% shall required additional SEPA review addressing aesthetics and shadows. 3.Building Setbacks: Refer to Exhibit A, Land Use and Aesthetics/Light and Glare Mitigation Measures. 4.Open Space: Refer to Exhibit A,Land Use,Aesthetics/Light and Glare, and Parks Mitigation Measures. 5.Transportation: a) Trip Ranges: The range of trips reviewed in the SEIS are as follows: Trip Generation Net New Trips Reviewed in SEIS Time Range-Net New Trips AM Peak Hour 355-1,273 PM Peak Hour 370-1,355 Daily Total 2,898-11,202 3 b) Trip Threshold: Uses or activities which would exceed the maximum trip levels shown above must complete additional SEPA review. c)Road Improvements: The Planned Action would require off-site road improvements at the Park Avenue/Garden Avenue/Lake Washington Boulevard intersection, the intersection located at the shared Site/Gene Coulon Park entrance and Lake Washington Boulevard, and along Lake Washington Boulevard between the two identified intersections. These road improvements have been analyzed in the SEIS. Significant changes to the road improvement plan that have the potential to significantly increase impacts to air quality, water quality, fisheries resources, or noise levels beyond the levels analyzed in the SEIS would require additional SEPA review. 6.Earth: A significant change in amount of grading assumed in the preliminary grading plans analyzed in the SEIS which has the potential to adversely affect water quality or fisheries shall require additional SEPA Review. 7.Air Quality: A significant change in configuration, increase in building heights, or significant decrease in setbacks between residential and manufacturing uses, which could affect localized air quality and odor conditions would require additional SEPA Review. For the purposes of air quality analysis: a) A significant change in configuration to the Planned Action scenarios Plans A, B, or C) reviewed in the SEIS, would be a 10% or greater decrease in the minimum building setbacks between uses and the shared property line with The Boeing Company. Or, a 10% or greater change in setbacks between buildings to be constructed on the subject site which have the potential to negatively affect building downwash. b) A significant decrease in the setbacks between residential and manufacturing uses would be a 10% or greater decrease in the minimum building setbacks between residential uses and the shared property line with The Boeing Company. c)Significant building height changes would equal a 10% or greater increase in height above the maximum heights reviewed in the SEIS. 8.Water. The following changes to the Planned Action scenarios reviewed in the SEIS would require additional SEPA review: a)Change in peak flows to Johns Creek significantly exceeding the options reviewed in the SEIS. b) Increase in number of outfalls to Johns Creek or Lake Washington beyond proposals reviewed in the SEIS. 9. Fisheries Resources: In-water construction or in-water uses or activities shall require additional SEPA Review. 10. Public Services and Utilities: A significant increase in the number of square feet or dwelling units beyond the maximum number reviewed in the SEIS would require additional SEPA review to address impacts to Fire,Police, Schools,Parks,Water, Wastewater, Solid Waste, as applicable. 4 E. Planned Action Review Criteria. 1.The Director of Development Services, or the Director's designee, is hereby authorized to designate a project application as a Planned Action pursuant to RCW 43.21C.031(2)(a), if the project application meets all of the following conditions: a) The project is located on the subject site as described in Section 3A, or is an off-site improvement directly related to a proposed development on the subject site; and, b) The project is consistent with the Renton Comprehensive Plan adopted under RCW 36.70A; and, c) The project's significant environmental impacts have been adequately addressed in the SEIS; and, d) The project complies with the Planned Action thresholds in Section 3D of this Ordinance; and, e) The Director has determined that the project's significant impacts have been mitigated through the application of the Mitigation Document in Exhibit A, as well as other City requirements and conditions, which together constitute sufficient mitigation for the significant environmental impacts associated with the proposed project; and 0 The proposed project complies with all applicable local, state and federal regulations, and where appropriate, needed variances or modifications or other special permits have been requested; and, g) The proposed project is not an essential public facility. F.Effect of Planned Action. 1.Upon designation by the Director that the project qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an environmental impact statement(EIS), or any additional review under SEPA. 2.Being designated a Planned Action means that a proposed project has been reviewed in accordance with this Ordinance, and found to be consistent with the development parameters and environmental analysis included in the SEIS. 3.Planned Actions will not be subject to further procedural review under SEPA. However, projects will be subject to conditions designed to mitigate any environmental impacts which may result from the project proposal, and projects will be subject to whatever permit requirements are deemed appropriate by the City under State and City laws and ordinances. The Planned Action designation shall not excuse a project from meeting the City's code and ordinance requirements apart from the SEPA process. G. Planned Action Permit Process. The Director shall establish a procedure to review projects and to determine whether they meet the criteria as Planned Actions under State laws and City codes and ordinances. The procedure shall consist,at a minimum, of the following: 5 1.Development applications shall meet the requirements of RMC Chapters 4-8 and 4-9. Applications shall be made on forms provided by the Department and shall include a SEPA checklist or revised SEPA checklist [where approved through WAC 197-11-315(2)] or such other environmental review forms provided by the Planning/Building/Public Work Department. The checklist may be incorporated into the form of an application; 2.The Director shall determine whether the application is complete as provided in RMC Chapter 4-8. 3.If the project application is within an area designated as a Planned Action, the application shall be reviewed to determine whether the proposed application is consistent with and meets all of the qualifications specified in Section 3 of this Ordinance. 4.Upon review of a complete application by the City, the Director shall determine whether the project qualifies as a Planned Action. If the project does qualify, the Director shall notify the applicant, and the project shall proceed in accordance with the appropriate permit procedure, except that no additional SEPA review,threshold determination,or EIS shall be required. 5.Public notice for projects that qualify as Planned Actions shall be tied to the underlying permit. If notice is otherwise required for the underlying permit,the notice shall state that the project has qualified as a Planned Action. If notice is not otherwise required for the underlying permit,no special notice is required. 6.If a project is determined not to be a Planned Action, the Director shall notify the applicant and prescribe a SEPA review procedure consistent with the City SEPA procedures and state laws. The notice to the applicant shall describe the elements of the application that result in disqualification as a Planned Action. 7.Projects disqualified as a Planned Action may use or incorporate relevant elements of the environmental review analysis in the SEIS prepared for the Planned Action, as well as other environmental documents to assist in meeting SEPA requirements. The Environmental Review Committee may choose to limit the scope of the SEPA review to those issues and environmental impacts not previously addressed in the SEIS. Section 4: Time Period. This Planned Action Ordinance shall be reviewed no later than December 1, 2004 by the Development Services Director to determine its continuing validity with respect to the environmental conditions of the subject site and vicinity and applicability of Planned Action requirements. Based upon this review, this Ordinance may be amended as needed, and another review period may be specified. Section 5: Conflict. In the event of a conflict between the Ordinance or any mitigation measures imposed pursuant thereto and any ordinance, or regulation of the City, the provisions of this Ordinance shall control, EXCEPT provision of any Uniform Code shall supersede. Section 6: Severability. Should any section, subsection, paragraph, sentence, clause or phrase of this Ordinance or its application be declared unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to any other person or situation. Section 7. Effective Date. This Ordinance shall be effective upon its passage, approval, and five days after publication. 6 PASSED BY THE CITY COUNCIL this_day of 1999. Marilyn J.Petersen, City Clerk APPROVED BY THE MAYOR this_day of 1999. Jesse Tanner,Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: 10/12/99] 7 BUCHER, WILLIS & RATLIFF 11111/1\ CORPORATIO N FACSIMILE To:Arm Santos From: Lisa Grueter Warren Barber Dean&Fontes Title: BWR Project No.99289.01 Number of Pages Telephone: 425-255-8678 including Cover Page: 1 FAX # 425-255-5474 Date: Monday, October 11, 1999 Re: Southport Municipal Code Amendments—Ordinance Title Notes: Per your request,here is my suggestion for an Ordinance title: AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING TITLE IV OF THE RENTON MUNICIPAL CODE BY ADDING A CENTER OFFICE REISDENTIAL-3 ZONE, AMENDING CENTER OFFICE RESIDENTIAL USE ALLOWANCES AND DEVELOPMENT STANDARDS,AMENDING SITE PLAN REVIEW PROCEDURES,DELETING MASTER SITE PLAN APPROVAL PROCEDURES,AND AMENDING MODIFICATION PROCEDURES. You may want to standardize the part that is underlined. I did not have an example handy, and I think you normally state this a little differently. Let me know if you have any questions. I will be at BWR today and at Renton City Hall on Tuesday (there. contact me through Judy Wright x6575). Thanks. 2003 WESTERN AVENUE, SUITE 100 SEATTLE,WASHINGTON 98121-2193 206/448-2123 FAX: 206/441-1622 GtircY 0 A City Of Renton PUBLIC INFORMATION HANDOUT October 11, 1999 PROPOSED SOUTHPORT PLANNED ACTION ORDINANCE For additional information,please contact: City of Renton Planning at 425-430-6575 or call Sue Carlson directly at 425-430-6591. BACKGROUND A Planned Action Ordinance is proposed for approximately 17 acres of property commonly referred to as the Shuffleton Steam Plan site, and also known as the Southport site. The Southport property is located adjacent to Lake Washington between Gene Coulon Park on the east and Boeing manufacturing operations on the west. Access is located from Lake Washington Boulevard. Refer to the attached map. Through Resolution 3379, the City of Renton identified the Southport property as a site under consideration for a Planned Action designation pursuant to the State Environmental Policy Act (SEPA; see RCW 43.21C.031). Designating projects as Planned Actions shifts environmental review of a project from the time a specific permit application is made to an earlier phase in the planning process. The intent is to provide more detailed environmental analysis during planning and the consideration of land use changes, rather than at the project permit review stage. For the Southport site, detailed environmental review has been conducted with the preparation of the Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) issued in September 1999. The SEIS reviews redevelopment concepts from the current industrial uses to a mixed use development including, residential, commercial and office uses along with recreational amenities. The Planned Action designation, if adopted by the City, would reflect a decision that adequate environmental review has been completed and further environmental review under SEPA, for each specific development phase, would not be necessary if it is determined that each phase is consistent with the development levels specified in a Planned Action Ordinance. Although future proposals that qualify as Planned Actions would not be subject to additional SEPA review, they would be subject to application notification and permit process requirements. DESCRIPTION OF PLANNED ACTION ORDINANCE In summary,the Ordinance: Lists uses and criteria that define what would qualify as Planned Actions for the Southport site; PAPHHAND.doc\ 1 a entifies the applicable environmental document, and the mitigation measures that would be pplied to future Planned Actions: and, I.entifies procedures for review of Planned Actions. If a project q alifies as a Planned Action, the result would be that the project would not be subject to anyadditionalevironmentalreviewunderSEPA. Although Planned Actions would not be subject to additional en ironmental review, City permit process and notice requirements would still apply. Key sections of th proposed Ordinance are summarized below. Preamble 11 The preambl to the Ordinance addresses key definitional criteria found in the Washington Administrativ Code (WAC 197-11-164). The 17 acre site within the City limits meets the requirements that the prope y be smaller in size than the City limits, and be located within an Urban Growth Area. The Southpo Development Planned Action SEIS analyzes phased, mixed use development scenarios and meets the requirement to address significant environmental impacts. Upon adoption of proposed Comprehensiv• Plan Amendments/Rezone to Center Office Residential, mixed use development on the site would be a onsistent with the Comprehensive Plan. Procedure an Criteria for Evaluating/Determining Projects as Planned Actions The Ordinanc- would define the Planned Action site as the 17-acre Southport property. The Ordinance would also apply to off-site improvements needed for the redevelopment, where the off-site improvements ave been analyzed in the SEIS(e.g. off-site road improvements). The designate. environmental document would be the. Southport Development Planned Action SEIS. The Mitigation Document, which is based upon the SEIS, together with City codes and ordinances, would be appli:d to future development applications. The uses and a.tivities analyzed in the SEIS, subject to criteria, would be designated Planned Actions. Key criteria tha would determine whether a proposal qualifies as a Planned Action include: Lan. Use—Future development plans for the office, retail, residential and hotel uses would nee' to fall within the range of square footages/units reviewed in the SEIS to qualify as a Pla ned Action. If future development plans exceed the maximum development parameters, addi ional environmental review would be required. Buil ing Heights —Proposed buildings, which are comparable in height to heights reviewed in t '- SEIS, would be considered Planned Actions. If there is a 10% or greater increase in heig t above those reviewed in the SEIS, then additional environmental review would be requ red. Tran.portation — A range of traffic trip levels was reviewed in the SEIS. If development proposals would exceed the trip levels reviewed, additional environmental analysis would be requi ed. Air t uality — Significant changes (10% or greater) in building configurations or heights could result in a need to prepare additional environmental analysis. PAPHHAND.doc\ 2 Fisheries — Any in-water construction or in-water uses/activities would require additional environmental review. Other criteria related to setbacks, open space, earth, water, and public services and utilities would also apply. The Director of Development Services or their designee would administer the ordinance. Projects that qualify as Planned Actions would not require additional environmental review. If a project is proposed which does not qualify as a Planned Action, additional environmental review would be required. The data in the Southport Development Planned Action SEIS or other City environmental documents could be utilized for projects that do not qualify as Planned Actions. Time Period The Ordinance includes a monitoring period. The Planned Action Ordinance would be reviewed for its continuing validity no later than December 1, 2004. This date was chosen since the SEIS considered a build-out schedule by the end of 2004. Conflict The Ordinance indicates that in the case of conflicts between the Ordinance and other City requirements, the Ordinance would control,except in the case of any Uniform Code(e.g. Building Code,Fire Code). RECOMMENDATIONS The proposed Planned Action Ordinance addresses State requirements for Planned Actions. Upon redesignation of the site to the Center Office Residential land use and zoning designation, the proposed Planned Action Ordinance would be appropriate for the Southport site. Staff recommends approval of the proposed Ordinance. The approval should be coordinated with other Ordinances prepared for the Southport Comprehensive Plan Amendment, Rezone, and Municipal Code Amendments. PAPHHAND.doc\ 3 SuUTHPORT VICINITY MAP NIS- .." Gene Coulon Park - 4 Lake Washington Shoreline 111116, 11, iss..• t \-\\,;:•• 1.• i1/4. SOUTHPORT 0c 0 t 11111. 3 i a•' 0 r 0c• jr-,0i 1 t---- cir0 3 o Trt k\ 1,....., ls ., 1 . I l.----1 1) 1 c,..--- s•-; ; 1 o.)., Neighborhoods & Strategic Planning Site boundary En/N/sP O. DennisonoP TO 23 February 1999 0 400 800 i&iiafa;:.:.:.:.:.:.:..i......... 1 :4,800 iEJ Southport Planned Action Ordinance Public Hearing October 11, 1999 2 IJ Purpose of Hearing Proposed Planned Action Ordinance 3 ILA Planned Action Process Authority-SEPA Prepare EIS for subarea, planned community, phased project, etc. Analyze at a level of detail sufficient to: Designate a Planned Action (ordinance) Address issues for future permits Future env. review-not necessary if phase is consistent with Planned Action 4 i_J Location Shuffleton site 17 acres (14 acres upland) PSE to retain 10 acres to the south Adjacent to Lake Washington, Gene Coulon Park and Boeing 5 6 IJ Conceptual Development Plans Mixed use- residential, retail, hotel, office Residential 377-581 multi-family units Retail 30,000-38,000 s.f. Hotel -220 rooms Office 500,000 to 750,000 s.f. Building Heights -5 to 10 stories including parking 7IJ Request Comprehensive Plan Map Amendment: EA-I to COR Concurrent Rezone: IH to COR COR Policy Amendments Renton Municipal Code Amendments Planned Action Designation ** 81J Background Resolution 3379- intent to study Planned Action for Southport site Southport Development Planned Action SEIS - (June/Sept.) Planning Commission Hearing - CPA, Rezone, Municipal Code Amendments - July Planning and Development Committee- Report Sept. 27 1 9 IJ Planned Action Ordinance Content Identifies Planned Action Site Identifies Applicable Environmental Document Designates type of project considered to be a Planned Action Limited to activities reviewed in SEIS Subject to Mitigation Document Subject to Thresholds 10 iJ Ordinance Content(cont.) Thresholds-when would additional env. review be required? Land Use-development levels Building Heights- 10%+ change Building setbacks-minimum average setbacks Open space- range of open space acreage Transportation -trip levels 11 J Ordinance Content(cont.) Thresholds (cont.) Air Quality-significant change(10%+) in configuration, setbacks Fisheries- in-water construction/activities Earth - signif. increase in amount of grading Water-signif. change to peak flow/outfalls Public services and utilities-signif. increase in development level 12 !J Ordinance Content(cont.) Permit Process City application/notification process applies Dev. Services determines consistency If consistent, no additional env. review If not consistent, more env. review required Monitoring Period - December 1, 2004 Conflict-Ordinance controls, except for Uniform Codes 13 ;J Recommendation Staff recommends approval Adoption should be coordinated with CPA, Rezone, Municipal Code Ordinance Advance for first reading on Oct. 18 2 41110October11, 1999 Renton City Council Minutes Page 350 marketing campaign, "Renton. Ahead of the Curve"competed with cities and counties up to 150,000 in population in the category of communications and marketing plans,winning a Silver Circle,which represents second place. In the category of marketing campaigns,Renton earned the Savvy, or first place,for its community marketing campaign. Finally, Renton also won 3CMA's first-ever President's Award,which was established to cite the best of the Savvy winners in any of the marketing-related categories in recognition of marketing efforts which demonstrate dramatic results and outstanding achievement, and raise the bar for all cities and counties. Mr. Voelpel concluded by congratulating all of the Renton organizations who took thc risk and pooled their resources to effectively promote Renton, saying that Renton has earned the attention and respect of local governments around the country. Ms.Nokes thanked all of the stakeholders in the campaign as well as its consultants from the Hamilton/Saunderson Marketing Partnership who have facilitated its success. She looked forward to year two of the campaign,which is just now getting underway. Renton Technical College Housing Assistance Specialist Dennis Conte announced that four students from Students Volunteer Work for the Renton Technical College volunteered for 20 weeks to produce a client Housing Repair Program database for the City's Housing Repair Assistance Program. The database tracks demographics and repair histories for all households which have participated in the program. It was designed by students Pamela Espinoza, Ryan Goudie, Patrick Towle and Zenos Schmickrath under the direction of instructors Bill Iverson and George Lake. PUBLIC HEARINGS This being the date set and proper notices having been posted and published in Planning: Southport Planned accordance with local and State laws, Mayor Tanner opened the public hearing Action Ordinance to consider the Southport Planned Action Ordinance: 17 acres located adjacent to Lake Washington between Coulon Park on the east and Boeing on the west formerly known as the Shuffleton Steam Plant, 1101 Lake Washington Boulevard N.). The proposed Planned Action Ordinance considers redevelopment concepts to mixed use development including residential, commercial and office uses as well as recreational amenities. Lisa Grueter,formerly with the City of Renton and now with Bucher Willis and Ratliff,explained that the State-authorized Planned Action process shifts environmental review of a project from the time a specific permit application is made to an earlier phase in the planning process. This is to ensure that detailed environmental analysis occurs while the project is being planned and land use changes are being considered,rather than being done later at the permit review stage. Approval of a Planned Action Ordinance ensures that because adequate environmental review has occurred,further environmental review is not necessary for each specific development phase so long as each phase is determined to be consistent with the development levels already specified in the Supplemental Environmental Impact Statement(SEIS). Continuing, Ms. Grueter noted that of the 17 acres designated in the project proposal, 14 are upland and three are submerged. The development concept includes a residential component of 377 to 581 multi-family units, 30,000 to 38,000 square feet of retail space, a 220-room hotel, and 500,000 to 750,000 square feet of office use. The building heights would range from five to ten stories, including parking. October 11, 1999 Renton City Council Minutes Page 35 Ms. Grueter said the project has already received certain necessary approvals from the City Council for a Comprehensive Plan map amendment from Employment Area—Industrial to Center Office Residential(COR)along with a rezone from Heavy Industrial to COR, in addition to COR policy amendments and Renton Municipal Code amendments. The Planned Action Ordinance includes a mitigation document which would be applied to all future developmen applications on the site. Ms. Grueter explained that future applications would also be subject to thresholds and review criteria. Specifically, additional environmental review would be required if there is a 10%or greater increase in building height or if changes are proposed to the already-determined minimum average building setbacks,amount of open space provided, or number of transportation trip levels Other issues considered will be each application's impact on air quality,fisheries grading,peak water flow and outfalls, and public services and utilities. Ms. Grueter emphasized that all applications will be required to conform with thc City's notification process. The built-in monitoring period extends to December 1, 2004,which reflects the horizon year for completion of the proposed development. Staff recommends approval of the proposed Planned Action Ordinance. Referring to citizen concerns about traffic congestion in this area, Councilman Clawson asked how vehicle movement to and from this project will be routed. Saying that the traffic implications of this project were given a great deal of consideration, Ms. Grueter explained that mitigation improvements will be made to Lake Washington Boulevard between the Southport entrance and the Park Avenue intersection to facilitiate traffic movement to the south rather than to the north. Although staff is comfortable with the assumptions made by the City's Transportation Systems Division regarding vehicle distribution in this area, traffic will be continued to be monitored for two years after full build-out of the development to assess its final effects. Audience comment was invited. There being none, it was MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. Planning: La Pianta This being the date set and proper notices having been posted and published in Development Agreement(NE accordance with local and State laws, Mayor Tanner opened the public hearing 3rd and 4th between Edmonds to consider the proposed La Pianta Development Agreement: 94.2 acres located and Monroe) on the south side of NE 3rd and 4th Streets between Edmonds Ave. NE(if extended)and Monroe Ave.NE;proposal includes changing 74.2 acres to Residential Options(R-10)and 20 acres to Residential Planned Neighborhood designation(R-14). Rebecca.Lind, Senior Planner, said the property would have access from the extension of Edmonds Ave. NE as it leads into the La Calina plat. A vested project on the property would allow a 402-unit senior manufactured home park; the new proposal would replace the already-vested project and include the proposed development agreement to regulate future development on the site. The agreement,which would be binding for any future owners,would provide for a ten-year review period that would correspond with the City's ten-year review of the Comprehensive Plan. Ms. Lind described the specific terms of the agreement, would which allow 460 Planning Commission CITY OF RENTON REVISED NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 11 th day of October, 1999, at 7:30 p.m. as the date and time for a public hearing to be held in the seventh floor Council Chambers of the Renton Municipal Building, 1055 S. Grady Way, Renton, 98055, to consider the following: 1. Southport Planned Action Ordinance; 17 acres located adjacent to Lake Washington between Coulon Park on the east and Boeing on the west (Formerly known as Shuffleton Steam Plant, 1101 Lake Washington Boulevard N.); proposed Planned Action Ordinance considers redevelopment concepts to mixed use development including residential, commercial and office uses as well as recreational amenities. 2. La Pianta Development Agreement; 94.2 acres located on south side of NE 3`d/4, between Edmonds Avenue NE (if extended) and Monroe Avenue NE; proposal includes changing 74.2 acres to Residential Options (R-10) and 20 acres to Residential Planned Neighborhood designation(R-14). All interested parties are invited to attend the public meeting and present written or oral comments regarding the proposal. The Municipal Building is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Call 430-6510 for additional information. Gr Marilyn t sen City Clerk Published South County Journal October 5, 1999 Account No. 50640 G?pt lav &6E-''-aLe? Diane G. Esmay 1 ph Evans m Browne PO Box 59264 3306 NE 111 Place 1003 North 28th Place Renton, WA 98058 Renton,WA 98056 Renton,WA 98056 Correen Orton Shirley Milliren Marge Richter Legacy Partners 1020 N.28th Place 300 Meadow Avenue N. 1756 114th Avenue SE,Suite 135 Renton,WA 98056 Renton,WA 98055 Bellevue,WA 98004 Paul Bergen Elizabeth Warman Seco Development Enviro Issues Manager,Local Government Relations Attn: Rex Allen 101 Stewart Street#101 The Boeing Company 10843 NE 8th Street Seattle,WA 98101 PO Box 3707 MC 14-49 Suite 200 Seattle,WA 98124-2207 Bellevue,WA 98004 Celia Barton Bob Boyd John Anderson State Dept.of Natural Resources Puget Western Inc. Puget Sound Air Pollution Conti( Agency 950 Farman Street N.19515 North Creek Prkwy, Suite 310 110 Union Street,Suite 500 PO Box 68 Bothell,WA 98011 Seattle,WA 98101-2038 Enumclaw,WA 98022-0068 Larry Fisher Bruce A.Coffey Larry Martin Dept.of Fish and Wildlife Foster Pepper&Shefelman PLLC Vulcan Northwest Region 4 Office 1111 Third Avenue,Suite 3400 110 110t Avenue NE,#550 16018 Mill Creek Blvd. Seattle,WA 98101-3299 Bellevue,WA 98004 Mill Creek,WA 98012 David Halinen James Hanken Mr.Robert Cugini,VP Halinen Law Offices,P.S. Schwabe Williamson&Wyatt 4101 Lake Washington Boulevar 10500 NE 8th, Suite 1900 US Bank Centre, Suite 3400 PO Box 359 Bellevue,WA 98004 1420 Fifth Avenue Renton,WA 98057 Seattle,WA 98101-2339 Chuck Wolfe Donald E.Marcy Marleen Mandt Foster Pepper&Shelfelman PLLC Cairncross&Hempelmann,P.S. 1408 N.26th Street 1111 Third Avenue,Suite 3400 701 Fifth Avenue Renton,WA 98056 Seattle,WA 98101-3299 Seattle,WA 98104-7016 Renee Perrault Darrel Inglemund Dick McCann 2520 Park Place N. North Renton&Kennydale Defense Fund Perkins Coie LLP Renton,WA 98056 1309 N.30th Street 1201 Third Avenue,40th Fl. Renton,WA 98056 Seattle,WA 98101-3099 Inez Petersen Charles E.Maduell Kevin Teague 3306 Lake Washington Blvd.N#2 Perkins Coie LLP 1111 3`d Avenue,#3400 Renton,WA 98056-1909 1201 Third Avenue,48th Floor Seattle,WA 98101 Seattle,WA 98101-3099 Richard Wagner Rosemary Quesenberry Dennis McLerran 2411 Garden Court N. 3609 SE 18th Court Puget Sound Air Polution Contro Agency Renton,WA 98056 Renton,WA 98058 110 Union Street,Suite 500 Seattle,WA 98101-2038 a Barbara Questad Environmental Planner K.C.Wastewater Treatment I ivis ion 821 Second Avenue Seattle,WA 98104-1598 Babb times BergmanJoannR.Ausen Larry 1331 Kennewick Ave.NE 1316 Lincoln Place NE 1164 Aberdeen Ave.NE Renton WA 98056 Renton WA 98056 Renton WA 98056 Ronald Bergman Northern Santa Fe Burlington Carl Colasurdo 2208 NE 12th Street 1700 E.Golf Road#400 1507 Jones Ave.NE Renton WA 98056 Schaumburg IL 60173 Renton WA 98056 John Dechaineau Robert Edwards James Fox 1325 Kennewick Ave.NE 3719 Park Ave.No. 1313 Kennewick Ave.NE Renton WA 98056 Renton WA 98056 Renton WA 98056 Jan Frandsen Gene Galyean Lauree Galyean 1701 NE 14t St. 18458—8th Ave. So. 1208 Lincoln Pl.NE Renton,WA 98056 Seattle,WA 98148 Renton,WA 98056 Greg Gamer Howard Enterprises,Inc. Han Huynh 1209 Lincoln Pl.NE PO Box 79014 1713 NE 14th St. Renton WA 98056 Seattle,WA 98119 Renton WA 98056 Ireisen Properties,Inc.Thomas Keller Mosley Kirkman PO Box 80612 1408 Jones Ave.NE 1002 N.351 St. Minneapolis,MN 55408 Renton WA 98056 Renton WA 98056 Gary Land William Lewis Nicholas&Tracy Lorrigan 11404—137th Ave.SE 1401 Jones Ave.NE 1724 NE 14th St. Renton WA 98059 Renton WA 98056 Renton WA 98056 James Martindale James Medzegian Andy Nguyen 9712—237t PI.SW 11914 SE 78t St. 1318 Kennewick Ave.NE Edmonds,WA 98020 Newcastle WA 98056 Renton WA 98056 Puget Sound Energy Liddy LLC Rich Larry Schluter PO Box 90868 6202 S. 151st Place 1702 NE 14th St. Bellevue WA 98009 Tukwila WA 98188 Renton WA 98056 Don Schumsky David Sudduth B.D.Thanedar 2019 Jones Ave.NE 1425 Jones Ave.NE 1707 NE 14th St. Renton WA 98056 Renton,WA 98056 Renton WA 98056 N &- The Boeing Company The Boeing Company The Boeing Company PO Box 3703 PO Box 3707 PO Box 3707,M/S 1F-09 Seattle WA 98124 Seattle WA 98124-2207 Seattle WA 98124 Luong Vu Harris Watson Max Williams 1513 Jones Ave.NE 1319 Kennewick Ave.NE 1409 Jones Ave.NE Renton WA 98056 Renton WA 98056 Renton WA 98056 El S 160: .15 Puget Sound Air Pollution Control Agcy Alda Wilkinson Daily Journal of Commerce 110 Union Street,#500 Boundary Review Board PO Box 11050 Seattle, WA 98101-2038 810-3rd Avenue,#608 Seattle, WA 98111 Seattle,WA 98104-1693 Dept. of Natural Resources-SEPA Duwamish Tribal Office Jerry Opatz PO Box 47015 140 Rainier Ave S, Suite 7 U.S.E.P.A. Olympia, WA 98504-7015 Renton, WA 98055 1200-6th Ave,MIS WD-136 Seattle,WA 98101 Journal American KC Dept.of Public Works City of Kent 1705 - 132nd Avenue NE Solid Waste Division Planning Department Bellevue, WA 98005 400 Yesler Way,Room 600 220-4th Avenue South Seattle,WA 98104-2637 Kent,WA 98032-5895 King Co. Resource Planning King Co. Courthouse King County Dev. &Environ. rvices 900 Oakesdale Avenue SW EIS Review Coordinator Rm 400 Attn: SEPA Section Renton, WA 98055-1219 516 Third Avenue 900 Oakesdale Avenue SW Seattle, WA 98104 Renton, WA 98055-1219 King Co. Public Library King Co. Soil Conservation WA Environmental Council ATTN: Susie Wheeler ATTN: Jack Davis 615 -2nd Avenue, Ste 380 300 -8th Avenue North 935 Powell Avenue SW Seattle,WA 98104 Seattle, WA 98109 Renton, WA 98055 Rod Malcom,Fisheries Puget Sound Energy Puget Sound Water Quality Muckleshoot Indian Tribe ATTN: EIS Review Abbot Raphael Hall 39015 - 172nd Avenue SE 915 South Grady Way MS PV-15 Auburn, WA 98002 Renton, WA 98055 Olympia, WA 98504--0900 Renton Chamber of Commerce Renton School District#403 Central Environmental Health 300 Rainier Avenue North 300 SW 7th Street 172 -20th Avenue Renton, WA 98055 Renton, WA 98055 Seattle, WA 98122 Seattle Post-Intellegencer Seattle Times-Eastside Edition Ertc. Swe_r, soh Business News Business News Seattle Public Utilities 101 Elliot Avenue West PO Box 70 710 -2nd Avenue, 9th floor Seattle, WA 98111 Seattle, WA 98111 Seattle, WA 98104-1712 WA ST Dept. of Ecology State Dept. of Ecology(2 copies) Dept.of Ecology SEPA Register Environmental Review Section Attn: EIS Review PO Box 47703,PV-11 PO Box 47703 Northwest Regional Office Olympia, WA 98504-7703 Olympia, WA 98504-7703 3190-160th Avenue SE Bellevue,WA 98008-5452 State Dept. of Ecology Don Hurter Larry Fisher Attn: Shorelands Permit Coordinator WSDOT WA Dept. of Fish&Wildlife M/S PV-11 15700 Dayton Ave N,MS-122 c/o Dept.of Ecology Olympia, WA 98504 PO Box 330310 3190—160th Avenue SE Seattle,WA 98133-9710 Bellevue,WA 98008 WA Dept. of Fish&Wildlife KC Wastewater Treatment Division City of Tukwila 600 Capital Way North Environmental Planners Planning&Bldg Dept. Olympia,WA 98501-1091 821 Second Avenue,M/S 81 6200 Southcenter Blvd. Seattle,WA 98104-1598 Tukwila,WA 98188 US West Phil Schneider U.S. Army Corp. of Engineers Attn: Cheryl Sanderson WA Dept. of Wildlife Seattle District Office 1600-7th Avenue,Rm#2.12 16018 Mill Creek Blvd. PO Box C-3755 Seattle, WA 98191 Mill Creek, WA 98012 Seattle,WA 98124 U.S.Dept. of Agriculture Secretary's Representative Dennis Ryan, CAUP Soil Conservation Office U.S.Dept. of Housing&Urban Dev. University of Washington 935 Powell SW 909 First Avenue 410 Gould Hall,JO-40 Renton, WA 98055 Seattle,WA 98104 Seattle,WA 98195 South County Journal Valley Medical Center Puget Sound Energy PO Box 130 400 South 43rd Street Washington Natural Gas Company Kent,WA 98035 Renton,WA 98055 815 Mercer Seattle,WA 98111 Puget Sound Regional Co ncil Regional Transit Authority City of Bellevue 1011 Western Avenue,#510 1100 Second Avenue,Ste 500 Dept.of Planning&Community Dev. Seattle,WA 98104-1035 Seattle,WA 98101-3423 PO Box 90012 Attn: EIS Reviewer Bellevue,WA 98009-9012 Attn:Environmental Services erty-ectif}sil-{44 Fire Department Hearing Examiner Lee Wheeler) Renton Public Library Renton Public Library Mayor— Highlands Branch(2) Main Branch(3) Parks Board(1) Jim Shepherd) Planning Commission Community Services Dept. P/B/PW Dept. Police Dept. Gregg Zimmerman Economic Development City Attorney DeeAnn Kirkpatrick Jeff Chan, Aquatic Research Group City of Mercer Island National Marine Fisheries Services Fish &Wildlife Svc/US Dept. Interior Development Services Dept. 7600 Sand Point Way NE, Bldg 1 510 Desmond Drive SE, Suite 102 9611 SE 36th Seattle, WA 98112 Lacey, WA 98503 Mercer Island, WA 98040 City of Newcastle Mike Rowswell Ikuno Masterson 13020 SE 72nd Place, Suite A WUTC King County, ESA Policy Off 73 Newcastle, WA 98059 P.O. Box 47250 500 Yesler Street Olympia, WA 98504-7250 Seattle, WA 98104 IRII1I11 BUCHER, WILLIS & RATLIFF MIMk CORPORATIO N MEMORANDUM TO: Larry Warren,City Attorney,City of Renton FROM: Lisa Grueter SUBJECT: Southport- Rezone and Municipal Code Ordinance DATE: Monday,October 04,1999 Project# 99289.01 On September 27, 1999, the City Council adopted a Planning and Development Committee report related to the Southport CPA, Rezone, Code Amendments, etc. I've prepared drafts of the ordinance contents for your office to finalize. The two ordinances would include: Rezone Ordinance - Please prepare a rezone ordinance consistent with the attached pages. Rebecca Lind will add exhibits. Municipal Code Amendments - A series of amendments to the COR zone and to Site Plan procedures have been prepared per the Committee's direction. Please prepare an ordinance to adopt the Municipal Code amendments. A hard copy showing revision marks is provided as well as a list of the amendments. A disk with the amendment list is attached. While preparing the contents of the Ordinance I noted some changes that should be made to ensure the intent behind the Code revisions are met, and also to address some items that were supposed to be in the final Valley Zoning Ordinance changes, but seem to have been inadvertently omitted. See the attached list. Please return the prepared ordinances to Rebecca Lind for review. Rebecca Lind is coordinating the other CPA and rezone ordinances for other applications. I understand that the ordinances need to be ready for first reading on October 18, 1999. If you have any questions,please contact me at (206) 448-2123. Thank you. cc: Sue Carlson Rebecca Lind Laureen Nicolay 2003 WESTERN AVENUE,SUITE 100 SEATTLE,WASHINGTON 98121-2193 206/448-2123 FAX:206/441-1622 BWR - MEMORANDUM (CONTINUED) October 4, 1999 - Page 2 LIST OF ADDITIONAL CHANGES INCLUDED IN COR-3/SITE PLAN CODE AMENDMENTS In comparison to the August 12, 1999 Staff Report and the Planning and Development Committee report, a few additional changes are suggested to ensure that future interpretations are clear. In Tables 4-2-060.G and 4-2-070.0, there is a discrepancy in the permit type for cemeteries, crematories and mausoleums" (shown as H and AD respectively). The Valley Zoning Ordinance should have corrected both tables to show a Hearing Examiner Conditional Use permit type. In Tables 4-2-060.G and 4-2-070.0, "hospitals, sanitarium and other similar uses" is shown with dual permit types (AD/H). The Valley Zoning Ordinance changes were intended to correct these types of dual permit lists to list only the Hearing Examiner Conditional Use permit. This change was not made in the Valley Zoning Ordinance in error. 4-2-080.A.125, the Committee agreed with the Planning Commission that marinas should be changed to be a primary use, if provided in conjunction with a primary use. Since marinas would be shown as a primary use, the condition is changed to say "allowed in conjunction with another primary use." This change is suggested to ensure clarity. In 4-8-120.C, the submittal requirements for Level II Site Plans should include mailing labels,because we already indicated we want a mailing list and postage. In 4-8-120.D.18, the definition of "Report on Design Criteria for Modifications" should reference "D.3 or D.4" instead of "D.3 and D.4" because D.3 is for the CS zone only and D.4 is for the COR-3 zone only. In 4-9-200.E, the review criteria are found in both subsections E and F and for clarity, the introductory paragraph should reference this. The title of 4-9-200.L,the reference to the two year limit should be deleted because in the previous section, the time frame for Level I site plans is two years, but the time frame for Level II site plans (if non-phased) is five years. APPF O'! DY CITY COUNCIL Date /-21-- T 9 PLANNING AND DEVELOPMENT COMMITTEE REPORT September 27, 1999 Southport Comprehensive Plan Amendments,Rezone,Municipal Code Amendments Referred April 12, 1999) The Planning and Development Committee recommends that the Southport site be redesignated from Employment Area—Industrial/Industrial Heavy to Center Office Residential. Regarding Comprehensive Plan policy amendments, the Committee recommends that policy amendments be approved consistent with the staff recommendations dated August 12, 1999, except as follows: Policy LU-131, the Committee concurs with the Planning Commission recommendation. The maximum density range should be 30 to 50 dwelling units per net acre. Policy LU-136, the Committee concurs with the Planning Commission recommendation to consider public uses in addition to industrial uses, except for the language related to unencumbered operations of industrial or public uses. Regarding Municipal Code revisions, the Committee recommends that the code amendments proposed by staff be approved consistent with the.staff recommendations dated August 12, 1999, except as follows: The Committee concurs with the Planning Commission that marinas should be allowed in conjunction with a primary use. The Committee concurs with the Planning Commission that the `maximum density for the Southport site should be 50 dwelling units per net acre. The Committee concurs with the staff recommendations that Level II (conceptual) site plans should be required for all COR zoned properties, except that the code should refer to all adjacent and abutting"properties with COR zoning, rather than all "contiguous"properties with COR zoning. The Committee requests that all necessary ordinances be prepared to amend the Comprehensive Plan, Zoning Map, and Municipal Code. The adoption of these ordinances would precede the adoption of the roposed Planned Action Ordinance. 69-ebi — u) Kathy Ke ker-Wheeler, Chair Timothy J. Sch ' z , Alternate Mem a)-1'1.--":•4"--77\7. 0-1_1-...-1- ,•-' Dan Clawson,Member cc: Sue Carlson Lisa Grueter CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:September 20, 1999 TO: Kathy Keolker-Wheeler,Chair Planning and Development Committee FROM: Sue Carlson(ext.6591) STAFF CONTACT: Lisa Grueter(BWR 206-448-2123) SUBJECT: Southport—Chart of Recommendations and Comments, etc. The purpose of this memo is to transmit the following: The formal Planning Commission report dated September 9, 1999 regarding the Southport Comprehensive Plan Amendments,Rezone,and Municipal Code Amendments. A summary chart of Staff recommendations, Planning Commission recommendations, and pertinent citizen.comments regarding the merits of the proposed Comprehensive Plan Amendments,Rezone,and Municipal Code amendments. This chart is intended to facilitate the Committee's discussions and the preparation of recommendations. Staff and Planning Commission recommendations are summarized in two columns. Also summarized are citizen comments specifically related to the subject amendment. Initials or firm names associated with the comments are shown in parentheses along with a reference to the meeting minutes or document which contains their comments. Staff responses are also briefly referenced in the chart. Complete copies of comments and responses can be found in a Staff Report dated September 1, 1999 and in the Final Supplemental Environmental Impact Statement(FSEIS). Also, staff would like to note a correction to the August 12, 1999 Staff Report related to the Capacity Analysis. On page 29, the retail employee figures for the Proposed Conceptual Plan should range from 84-177 instead of 67-84 to account for the hotel employees in Plan C. Plan C would have 67 retail employees and 110 hotel employees (assuming 0.5 employees per hotel room). Schedule At your September 23, 1999 meeting we will request that the Committee prepare recommendations to the full City Council regarding the Southport proposed Comprehensive Plan Amendments, Rezone, and Municipal Code Amendments. We will also ask that the Committee set a public hearing for the draft Planned Action Ordinance (provided in a separate Staff Report dated September 15, 1999). CITY OF RENTON MEMORANDUM DATE: September 9, 1999 TO: City Council Mayor Tanner FROM: PLANNNG COMMISSION SUBJECT:Comprehensive Plan Amendment Recommendation—#99-M-2 Southport RECOMMENDED ACTION: At the July 22nd Planning Commission meeting, the Plannin, Commission voted to approve Comprehensive Plan Amendment#99-M-2 to COR Comprehensive Pla designation, rezone and code amendments with the following conditions: LU-125: Second sentence should read "An exception to this limitation on commercial use may occur if a major commercial use providing high economic value to the City is propose with a mix of small scale businesses, and is designed with the scale and intensity envisioned fc COR." LU-131: First sentence should read "Maximum residential density on the various COR sits should range between 30 to 50 dwelling units per acre." LU-136: Change the proposed policy to read "Consistent with the locational criteria f Centers, Center Office Residential designations may be placed on properties adjacent - abutting a variety of residential, commercial, or industrial designations, or publicly own i properties. Center Office Residential designations placed next to higher intensity zones such s industrial, or next to public uses, may provide for a transition to lesser intense designatio: Site design of Center Office Residential properties should consider the long-term retention a 1 unencumbered operations of existing adjacent or abutting industrial or public uses." Use allowance revisions: Add "full service hotel with restaurant and food services available within or by n immediately adjacent provider" instead of just saying "Hotel". Allow marinas in conjunction with primary use. Allow commercial and non-commercial parking garages when supporting the primary is s of the site and subject to a Parking Management Plan acceptable to the City of Renton. Code— Development Standard Amendments: Density — COR-3: change 60 to 50 du/ac. Special Shoreline setback for COR-3: agree with staff recommendation. SUMMARY OF RECOMMENDATIONS/COMMENTS POLICY AMENDMENTS AND CODE AMENDMENTS STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE COMPREHENSIVE PLAN AMENDMENT/REZONE FROM EA-UIH TO COR Approve proposed CPA and Concur with staff. Agree with COR designation Refer to staff report from August 12, 1999 Rezone to COR RW—FSEIS;KB—PC regarding consistency of redesignation with Hearing) Comprehensive Plan policies. The FSEIS and Mitigation Document contain measures Concern about residential to reduce potential impacts. Plan C reduces compatibility(PSAPCA— residential dwellings in comparison with FSEIS;Perkins CoieBoeing— other conceptual plans. PC Hearing and FSEIS) POLICY AMENDMENTS LU-125, eliminate"small Retain the words"small scale." Concur with Planning Staff continues to be concerned about scale" Refer to a mix of businesses Commission.(RW-FSEIS) ambiguity in the wording,and believes that rather than multiple businesses. the intent of the policy amendments in 1996 was to allow major commercial uses,but discourage big box retail. The secondary use conditions ensure that commercial uses are integrated in primary use buildings. Staff would maintain its original proposal to amend policy LU-125. LU-131,create density range Recommend a density range of Concerned about the proposed Staff does not oppose the Planning accommodating higher between 30 and 50 units per density,and that the proposed Commission recommendation as it would density, 30 to 60 du/ac acre., density range relies on potential accommodate the proponent's Plan C which amendments to net density and appears to be their preferred alternative,and sensitive area definitions which it provides some flexibility for future site have not yet been completed. plans which may incorporate features that How is the site different from would be deducted from the gross site area. other COR sites where the 1 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE types which otherwise may be appropriate for the COR designations. COR policies allow for single uses on properties,and also encourage a mix of uses. Joint planning in the COR will result in consideration of a range of uses. Make marinas a primary use Allow marinas in conjunction Staff does not oppose the Commission instead of a secondary use.with a primary use. recommendation. Allow commercial and non- Allow commercial and non- Commercial garages may be Staff does not oppose Commission commercial parking garages as commercial parking garages an incentive for Southport changes; however,the changes are not permitted uses. when supporting the primary users to park cars at the Park. necessary because the likelihood of stand- uses of the site and subject to a Keep the parking non- alone parking structures being built to parking management plan commercial. (KB — PC serve uses in the vicinity of the site rather acceptable to the City. Hearing) than on-site uses is low given the character of surrounding uses near COR sites and the high land costs. In the case of Southport, mitigation measures require preparation of a parking management plan. DEVELOPMENT STANDARDS Provide a maximum density Recommended a density See above. See above. for the Southport site of 60 maximum of 50 units per acre. du/ac. No change to maximum density for other COR sites. Minimum density added for all COR zones based on existing language from policy LU-131. For the Southport site only, a For the Southport site, make all The combination of all the provision requiring building building modulation/articulation options may not modulation and articulation modulation/articulation be appropriate for some styles of would be added. It would provisions mandatory rather architecture which may otherwise be selection among appropriate for the site. The Staff proposal 3 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE Mitigation measures related to the Southport site address minimum setbacks and minimum setback averages based upon the proposed conceptual plans. Additionally, in Plan C, Building B near the Park is pivoted to allow for a larger average setback than Plans A or B. Require a no-protest The no-protest agreement language is not agreement by owners, lessees appropriate for a COR development and tenants regarding standard table. maintenance and operation decisions related to public uses. Any parking standard Parking standard amendments may be amendments for structured appropriate, but should be the subject of parking should apply in any separate work program,and not included COR zone. in the COR development standard table. Terrace the facade of Building The proposed code amendments include B so the top floors are further upper story setbacks for buildings facing away from the Park. (KB— public plazas or the promenade. FSEIS) Modulation and articulation would be required for buildings near public parks, open space or trails. These measures could partially off-set shade impacts to the Park. Additional code amendments addressing stepped/graduated heights near the Park are not proposed by Staff, as it could affect other building placements/heights. (See above) 5 CITY OF RENTON, WASHINGTON US,C ORDINANCE NO. C Q AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON HANG G THE ZONING CLASSIFICATION OF CERTAIN PROPERTIL WI IN THE CITY OF RENTON FROM g DUSTRIAL HEA TO'VrC — 41)( Se. „ vywyrtiToci C P4 q c-P1-a ) -i=c(e. m6 . QU A -19—0 0_7) WHEREAS, under Section 4.2.020 of Chapter 2, Land Use Districts, of Title IV Development Regulations), of Ordinance No. 4260 known as the "Code of General Ordinances of the City of Renton," as amended, and the maps and reports adopted in conjunction therewith, the property hereinbelow described has heretofore been zoned as IH (Industrial Heavy); and WHEREAS, the City of Renton initiated a proceeding for change of zone classification of said property. This matter was duly referred to the Planning Commission for investigation study, and 14,1149M public hearing, and a public hearing having been held thereon on or about and said matter having been duly considered by the Planning Commission, and said zoning request being in conformity with the City's Comprehensive Plan, as amended by Ordinance No. and the Cit} Council having duly considered all matters relevant thereto, and all parties having been hear( appearing in support thereof or in opposition thereto; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Ther following described o ,eerty in the City of Renton is hereby rezoned tot( -- C'[t&k 0 cc , ,esali ` --Lcc'R) 1)i v lst' ( r1., as hereinbelow specified. The Neighborhood and Strategic Planning 43tSaeeter hereby authorized and directed to change the maps of the Zoning Ordinance, as amended, to evident said rezoning, to-wit: 1 ORDINANCE NO. See Exhibit "A" attached hereto and made a part hereof as if filly set forth herein. xi ,o.17. 1 befi v C.e L40 tea parcel,! consisting ofG and =located lark M c` t- D cT)1 t l t t' )a v` e -t.0 SECTION II. This Ordinance shall be effective upon its p assagepproval, and five days after its publication. PASSED BY THE CITY COUNCIL this day of Marilyn J. Petersen, City Clerk APPROVED BY THE MAYOR this day of 1998 Jesse Tanner, Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: ORD.737:9/14/98:as. 2 10/04/99 MUNICIPAL CODE AMENDMENTS — COR ZONE AND SITE PLAN PROCESS SECTION 4-1-050.A.1.K Amend Section 4-1-050.A.1.k to read as follows: k. Modifications to development standards in the Centers Residential Demonstration Overlay District, and Center Office Residential-3 (COR-3) District. SECTION 4-2-020.P Amend the title and text of Section 4-2-020.P to read as follows: P. CENTER OFFICE RESIDENTIAL ZONE (COR 1, COR 2, and COR-3): The purpose of the Center Office/Residential Zone is to provide for a mix of intensive office and residential activity in a high quality, master planned development which is integrated with the natural environment. Commercial retail uses which support the primary uses of the site and are architecturally and functionally integrated are permitted. Also commercial uses which provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR zone. Policies governing these uses are primarily contained in the Land Use Element, Center Office/Residential section, of the City's adopted Comprehensive Plan. The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly (see also Land Use Element, Community Design - Gateways section). Since the sites function as gateways, the site planning should incorporate features of interest and use for the users. In order to address differing site conditions, and recognizing the gateway and environmentally sensitive features of these sites, this Zone is divided into three (3) sections: COR 1, COR 2, and COR 3. COR 1 and 2 share the same uses and development standards, but differ in heights allowed. COR 3 shares a majority of uses allowed in COR 1 and 2 as well as most development standards, but differs primarily in densities allowed. COR 1 is applied to the property known as the Stoneway Concrete Site. COR 2 is applied to the property known as the Port Quendall Site. COR 3 is applied to the property known as the Shuffleton Site. 4-2-060.B RESIDENTIAL Other Residences and Lodging Add "Hotel" as a primary permitted use in the COR zone. 4-2-060.0 RETAIL SALES Amend "Eating and drinking establishments" in the COR zone to be listed as a secondary use subject to condition #137. Delete "Mini-marts" from the COR zone. 1 10/04/99 4-2-060.E. CULTURAL, ENTERTAINMENT AND RECREATIONAL Parks and Open Space In the COR zone, change "Open space (new)" to be a primary permitted use. In the COR zone, change "Parks, regional (new)" to be a primary permitted use. In the COR zone, change "Parks, community (new)" to be a primary permitted use. In the COR zone, change "Parks, neighborhood (new)" to be a primary permitted use. In the COR zone, change "Trails (new)" to be a primary permitted use. Recreational Facilities In the COR zone, change "Marinas" to be a primary permitted use subject to condition #125. 4-2-060.F OFFICE AND CONFERENCE In the COR zone, add "Offices" as a primary permitted use. In the COR zone, add "Personal" as a primary permitted use. 4-2-060.G SERVICES Repair Services Add "Shoe repair" to the COR zone as a secondary use subject to condition #68. Health Services In the COR zone, change "Hospitals, sanitarium or similar uses" to be a Hearing Examiner Conditional Use. 4-2-060.H TRANSPORTATION AND MANUFACTURED HOME SALES In the COR zone, change "Car washes" to be an accessory use subject to condition #81. In the COR zone, delete "Gasoline service stations." In the COR zone, add "Parking garages, commercial" as a primary permitted use. In the COR zone, change "Parking garages, noncommercial" to a primary permitted use. 4-2-060.J MANUFACTURING AND INDUSTRIAL In the COR zone, change "Industrial/manufacturing facilities, major modification, production increase or expansion of existing" to be a Hearing Examiner Conditional Use subject to condition #276. Solid Waste/Recycling In the COR zone, delete "Recycling collection center." 2 10/04/99 4-2-060.0 PROHIBITED USES, SPECIFICALLY IDENTIFIED In the COR zone, change "Exterior storage of products" to be prohibited specifically, with no condition number. 4-2-070.0 CENTER OFFICE RESIDENTIAL (COR) RESIDENTIAL Other Residences and Lodging Add "Hotel". Type P. RETAIL SALES Change "Eating and drinking establishments" to Type S#137. Delete "Mini-marts." CULTURAL, ENTERTAINMENT AND RECREATIONAL Parks and Open Space Change "Open space (new)" to Type P. Change "Parks, regional (new)" to Type P. Change "Parks, community (new)" to Type P. Change "Parks, neighborhood (new)" to Type P. Change "Trails (new)" to Type P. Recreational Facilities Change "Marinas" to Type P #125. OFFICE AND CONFERENCE Add "Offices". Type P. Add "Personal". Type P SERVICES Change "Cemetery, crematory, mausoleum" to Type H. Repair Services Add "Shoe". Type S #68. Health Services Change "Hospitals, sanitarium, or similar use" to Type H. TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES Change "Car washes" to Type AC #81. Delete "Gasoline service stations." Add "Parking garages, commercial." Type P. Change "Parking garages, noncommercial" to Type P. MANUFACTURING AND INDUSTRIAL Change "Industrial/manufacturing facilities, major modification, production increase or expansion of existing" to Type H #276. Solid Waste/Recycling Delete "Recycling collection center." 3 10/04/99 PROHIBITED USES, SPECIFICALLY IDENTIFIED Change "Exterior storage of products" to Type X. 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: Amend condition #81 to read as follows: 81. Permitted where housed in a parking garage. Amend condition #125 to read as follows: 125. Allowed in conjunction with another primary use. Amend condition #128 to read as follows: 128. Only those modifications or expansions which do not increase production levels are permitted in COR-1 and COR-2. No modifications or expansions are allowed in COR-3. Amend condition #137 to read as follows: 137. The use shall have limited external signage. The use shall be architecturally and functionally integrated into the development. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive- through or outside auto service is permissible. Freestanding establishments may be permitted if they are 5,000 square feet or larger per establishment and consistent with the preceding requirements. Add a new condition #276 which reads as follows. 276. COR-3: Use is not permitted. 4-2-120.B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS DENSITY (Net Density in Dwelling Units per Acre) Add a new row titled "Minimum Net Residential Density": Under the CD column, add the following language: 25 dwelling units per net acre The minimum density requirements shall not apply to the subdivision, short plat and/or development of a legal lot one-half (1/2) acre or less in size as of March 1, 1995. Under the CO column, add the following language: N/A 4 10/04/99 Under the COR column, add the following language: Where a development involves a mix of uses then minimum resdential density shall be 16 dwelling units per net acre. When proposed development does not involve a mix of uses, then minimum residential density shall be 5 dwelling units per net acre. The same area used for commercial and office development can also be used to calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. Maximum Residential Density or Density Range Re-title the row "Maximum Residential Density or Density Range" to say "Maximum Net Residential Density." The columns should be amended to read as follows: Under the CD column, amend the language to read as follows: 100 dwelling units per net acre Density may be increased to one hundred fifty (150) dwelling units per acre subject to administrative conditional approval. Under the COR column, amend the language to read as follows: COR 1 and 2: 25 dwelling units per net acre, without bonus. Bonus density may be achieved subject to noted requirements. 32 COR 3: 50 dwelling units per net acre. The same area used for commercial and office development can also be used to calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. SETBACKS Add a new row titled "Increased Shoreline Setback." Add the following language to the COR column: In COR 3, where the applicable Shoreline Master Program setback is less than 50 feet, the City may increase the setback up to 100% if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. 5 10/04/99 HEIGHT Maximum Building Height, except for uses having a "Public Suffix" (P) designation" Under the COR column, amend the language to read as follows: COR 114: 10 stories and/or 125 five ft. 8'19'28 COR 2 and 316: 10 stories and/or 125 ft.; provided the master plan includes a balance of building height, bulk and density. s.34 SCREENING Permitted Outdoor Storage Under the COR column, amend the text to read: N/A - no outdoor storage is permitted. SPECIAL REVIEW PROCESS General Under the COR column, amend the text to read as follows: Because of the necessity of minimizing at-grade railroad crossings, predicting traffic volumes, and avoiding duplication of public infrastructure costs, all adjacent and abutting properties with COR zoning shall be included in a Level II Site Plan for the entire Zone to be approved in accordance with requirements in Section 4-9-200. Level I Site Plans for each phase of the project shall comply with the approved Level II Site Plan. 4-2-120.B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS Add a new row with the major heading as follows: SPECIAL DEVELOPMENT STANDARDS Add a new minor row heading as follows: Modulation, Articulation, and Upper Story Setbacks Under the CD column add the following text: N/A Under the CO column add the following text: N/A Under the COR column add the following text: COR-3 Zone: To consider shade/shadow effects and encourage compatibility, the following modulation/articulation and upper-story setbacks shall apply in the COR-3 Zone. 6 10/04/99 Modulation/Articulation: Buildings that are immediately adjacent or abutting a public park, open space, or trail shall incorporate at least one of the features in items 1 through 3, and shall provide item 4: 1. Incorporate building modulation to reduce the overall bulk and mass of buildings, or 2. For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or 3. Vertical and horizontal modulation of roof lines and facades of a minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. Upper Story Setbacks: Buildings or portions of buildings which exceed fifty feet 50') in height which are located within one hundred feet (100') of the shoreline shall include upper story setbacks for the façade facing the shoreline and for facades facing publically accessible plazas as follows: The minimum setback for a fifth story and suceeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story. Projects not meeting the upper story setbacks defined above may be approved through a modification process when superior design is demonstrated. Application may be made for modification of these development standards pursuant to RMC section 4-9-250.D. For a modification to be granted, the project must comply with the decision and design criteria stipulated in RMC section 4-9-250.D.2 and D.4. 4-2-120.0 CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS Amend condition #12 to read as follows: 12. RESERVED. Amend condition #16 to read as follows: 16. COR 2 is applied to the property known as the Port Quendall Site. COR 3 is applied to the property known as the Shuffleton site. Add condition #34 as follows: 34. COR-3 Zone Only: Buildings or portions of buildings which are within one hundred feet (100') of the shoreline shall not exceed a maximum height of seventy five feet 75'). TABLE 4-8-120.0 Amend the column titled "Site Plan" to read as "Site Plan, Level I." Amend the row titled "Site Plan, Land Use Review" to read as "Site Plan, Level I." Add a new row titled "Site Plan, Level II". 7 10/04/99 Add a new column titled "Site Plan, Level II." Add the following text by row to the new column: To the row "Application Fee per RMC 4-1-170" add "x". To the row "Colored Display Maps" add the number"1". To the row"Drainage Control Plan" add the number"5". To the row "Drainage Report" add the number"4". To the row "Environmental Checklist" add the number"12". To the row"Existing Covenants (recorded copy)" add the number"5". To the row "Existing Easements (recorded copy)" add the number"5". To the row"Floodplain Map, if applicable" add the number"12". To the row"Geotechnical Report" add the number"5". To the row "Grading Plan, Conceptual" add the number"12". To the row"Landscaping Plan, Conceptual" add the number"5". To the row "Legal Description" add the number"12". To the row "List of Surrounding Property Owners" add the number"2". To the row "Mailing Labels for Property Owners" add the number"2". To the row "Master Application Form" add the number"12". To the row"Neighborhood Detail Map" add the number"12". To the row "Parking, Lot Coverage and Landscaping Analysis" add the number"5". To the row "Plan Reductions (PMTs)" add the number"1". To the row "Preapplication Meeting Summary, if any" add the number "5". To the row"Postage" add the letter"x". To the row "Project Narrative" add the number"12". To the new row titled "Site Plan, Level II" add the number"12". To the row"Title Report or Plat Certificate" add the number "4". To the row"Traffic Study" add the number"5". To the row "Tree CuttingNegetation Clearing Plan" add the number"4". 8 10/04/99 To the row"Utilities Plan, Generalized" add the number"5". To the row"Wetlands Delineation Map" add the number"12". To the row"Wetlands Study" add the number"5". Amend footnote 6 of Table 4-8-120.0 to read as follows: 6.Only required for residential projects requesting modification to special development standards in a Centers Residential Demonstration District Section 4-3-120.B.3, or for any development subject to special development standards requiring upper story setbacks in the Center Office Residential-3 (COR-3)Zone, Section 4-2-120.B. 4-8-120.D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 18. Definitions R: Amend "Report on Design Criteria for Modifications" as follows: Report on Design Criteria for Modifications: A written evaluation issued by the Economic Development, Neighborhoods and Strategic Planning Administrator. This report assesses whether a proposed project qualifies as a superior design and is eligible for modification of development standards based on adopted criteria of Section 4-3- 250.D.3 or D.4. 19. Definitions S: Amend "Site Plan, Land Use Review" to read as follows: Site Plan, Level I: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and alleys, e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse and recycling areas, 9 W 10/04/99 freestanding lighting fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/or use, iii. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: Number of stalls required, by use; number of stalls provided, by use, Sizes of stalls and angles, Location and number of handicap stalls, compact, employee and/or guest parking stalls, Location and size of curb cuts, Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, Location of wheel stops, Loading space, Stacking space, 10 10/04/99 Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, Square footage of interior parking lot landscaping. Add a new definition of"Site Plan, Level II": Site Plan, Level II: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) consisting of a conceptual plan indicating the following: a. Information from Site Plan, Level I items a, b, and c. b. A legend listing the following must be included on one of the sheets: Total square footage of the site, Square footage (by floor and overall total) of each individual building and/or use, Total estimated square footage of all buildings (footprint of each building), Percentage estimate of lot coverage, Square footage estimate of all landscaping (total and parking lot), Allowable and proposed building height, Building setbacks proposed and required by Code, Parking analysis, including estimated number, size, and type of stalls required, by use and number of stalls provided, by use. c. General location and size of buildings and uses, d. Phasing of development, e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops, f. Critical areas, g. Focal points within the project (e.g., public plazas, art work, gateways both into the site and into the City, etc.) h. Private and public open space provisions, and recreation areas i. View corridors, 11 10/04/99 j. Public access to water and/or shoreline areas. 4-9-200 SITE PLAN REVIEW: Amend Section 4-9-200 to read as follows: 4-9-200 SITE PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site plan approval ( both Level I — detailed site plan review and Level II — conceptual site plan review) shall be to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City of Renton. Site plan elements subject to this Section include, but are not limited to, site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking and loading arrangements, and illumination. Site planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review does not include design review, which addresses the aesthetic considerations of architectural style, exterior treatment and colors. Site plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known, but before final building plans are completed. The intent of site plan approval shall be: 1. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 2. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on- and off-site; 3. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas; 5. To protect the desirable aspects of the natural landscape and environmental features of the City by minimizing the undesirable impacts of proposed developments on the physical environment; 6. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 7. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 12 10/04/99 8. To promote the creation of "campus-like" and "park-like" settings in appropriate zones; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. A secondary purpose of site plan review regulations is to provide a process for Level II site plan approval whereby a conceptual plan, indicating the physical and functional interrelationships between uses and facilities on the site, and allowing consideration and mitigation of potential impacts that could result from large scale site and facility development, can be approved and vested to current zoning without the level of detail necessary for Level I site plan approval. B. APPLICABILITY: 1. Level I Site Plan Review: No building permit shall be issued for any use requiring Level I site plan approval pursuant to this Section until the Environmental Review Committee has determined that a public hearing is not required or the Reviewing Official has approved or approved with conditions the site plan application. All building permits issued shall be in compliance with the approved Level I site plan. Site plan review, Level I, is required for: a. All Development in Certain Zones: All development in the Industrial Light IL), Commercial Office (CO) and Public Use (P-1) Zones and CC, CN, CD, CA, CS, COR, and the Residential Use — Maximum 10 Units per Acre (R-10), Manufactured Housing Park (RMH), Residential Multi-Family (RM) and Residential Use — Maximum 14 Units per Acre (R-14) Zones, b. Specified and Secondary Uses: Secondary uses and other uses specified within each zoning district, provided that: i. Exceptions for Secondary Uses: Where secondary uses are required to file an application for a site plan review by the provisions of the zoning regulations, but would otherwise be exempt from the site plan review requirements, the decisions of the Zoning Administrator shall not be subject to public notice and comment, or the requirement for a public hearing. c. Development within the Valley Planning Area: All development within the Valley Planning Area. d. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. 2. Level II Site Plan Review - Applicability: Level II Site Plan Review is optional in all zones listed in section 4-9-200.B.1, except the COR zones where it is required pursuant to Section 4-2-120.B, Special Review Process. 13 10/04/99 C. EXEMPTIONS: 1. Development Exempt from Site Plan Review in All Zones (except R-10, R-14, and COR zones): In all zones, the following types of development shall be exempt from the requirements of site plan review: a. Interior Remodels: Interior remodel of existing buildings or structures, provided: i. The alterations conform with any prior approved site plan; and ii. The alterations do not modify the existing site layout. b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. 2. Development Exempt from Site Plan Review in the R-10, R-14, and COR Zones: In the R-10, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: i. All development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4-9-070, Environmental Review Procedures, excluding shadow platting of 2 or more units per Section 4-2-110F. ii. Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. b. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. 14 1 10/04/99 ii. Planned Unit Developments. c. R-10, R-14, and COR Zones: i. Exterior remodeling or expansion of an existing detached or semi- attached home and/or primary residence, excluding the addition of a new dwelling unit(s). ii. Accessory structures otherwise exempt from SEPA review. iii. Conditional Use Permits. iv. Off-Premises Signs (Billboards). v. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. vi. R-10, R-14, and COR Zones - Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review. Except for Level II Site Plans which may require hearings pursuant to Section 4-9-200.G9.b or c, a public hearing before the Hearing Examiner shall be required for all projects if: 1. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or 2. Applicant Requests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) semi-attached or attached residential units; b. One hundred thousand (100,000) square feet of gross floor area in the IL or CO Zone or other zones in the Valley Planning Area; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM, CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or 15 10/04/99 f. Ten (10) acres in size. 4. Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is adjacent to or abutting the following residential zones: RC, R-1, R-5, R-8 and R-10. E. DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS: The Reviewing Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria in subsections E and F as applicable. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following: 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use; and j. Prevention of neighborhood deterioration and blight. k. Special Review Criteria — COR Zones: i. The plan is consistent with the Planned Action Ordinance, if applicable; and ii. The plan creates a compact, urban development that includes a compatible mix of uses where appropriate; and iii. The plan provides an overall urban design concept that is internally consistent, and harmonious with development on adjacent sites; and 16 10/04/99 iv. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; and v. The plan provides view corridors to the shoreline area where applicable; and vi. Public access is provided to water and/or shoreline areas; and vii. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items; and viii. The plan assures adequate access to public streets; and ix. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. 2. Waiver of Further Consideration of Level I Criteria: Approval of a Level II Site Plan which was not combined with a Level I site plan application may have satisfied portions of RMC 4-9-200.F and the Reviewing Official or his or her designee has discretion to waive those portions of the requirements that have been satisfied by the Level II site plan approval. Whenever the Zoning Administrator or his or her designee has discretion to note those portions of the requirements as having been satisfied by the Level II plan approval, such sections of the Code shall be detailed and that portion of the approved Level II plan wherein the requirements were satisfied shall be cited by the Reviewing Official or his or her designee in the approval of subsequent phases and waive further consideration of them. F. ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS: 1. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the Zoning Code and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; 17 10/04/99 e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like" or "park-like" settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 2. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 18 10/04/99 3. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather.than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; h. Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 4. Review of Signage—All Zones, Site Plan Level I: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. 5. Special Review Criteria and Process for Proposals within an Aquifer Protection Area (APA): Prior to the issuance of any permit in an aquifer protection area, a finding must be made that the proposal will not impact the quantity or quality of water in the aquifer on a short-term basis, long-term basis, or cumulatively in conjunction with other existing or proposed uses. 19 10/04/99 a. Authority and Responsibility for Finding: The required finding shall be made by the Hearing Examiner for all proposals which are subject to approval by the Hearing Examiner pursuant to RMC 4-1-050F. All other findings shall be made by the Water Utility Engineer. b. Review Criteria: The required finding shall be based on the activities to be conducted, substances that will be stored, handled, transported, treated, used or produced, and the potential for these activities or substances to degrade the groundwater quality. 6. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards. b. Underground hazardous waste treatment and storage facilities shall comply with RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations. c. Hazardous waste treatment and storage facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the City of Renton. d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits. e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. G. SITE PLAN REVIEW PROCEDURES: 1. General: All site plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. 2. Preapplication Conference Recommended: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site plan review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. 3. Submittal Requirements and Application Fees: Shall be as listed in RMC 4-8- 120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with Section 4-9-200.B, an applicant may submit: a. A Level I site plan; or 20 10/04/99 b. A Level II site plan; or c. A combined Level I/Level II site plan for the entire site: or d. A Level II site plan addressing the entire site, and a Level I site plan(s) for one or more phases of the site that address(es) less than the entire site. 4. Public Notice and Comment Period Required: Whenever a completed site plan application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9-070, Environmental Review Procedures. Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed site plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. 6. City Notification of Applicant: After the departmental comment period, the Development Services Division shall notify the applicant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting between the applicant and appropriate City representatives. The applicant shall have the opportunity to respond to the notification either by submitting a revised site plan application, by submitting additional information, or by stating in writing why the recommendations are considered unreasonable or not acceptable. 7. Revisions or Modifications to Site Plan Application: Whenever a revised site plan or new information is received from an applicant, the Development Services Division may recirculate the application to concerned departments. Consulted departments shall respond in writing within ten (10) days with any additional comments. In general, the City's environmental determination of significance or nonsignificance pursuant to RMC 4-9-070, Environmental Review Procedures, will not be issued until after final departmental comments on the site plan or revised site plan are received. 8. Special Review For Planned Actions: A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. If found consistent with the Planned Action Ordinance including required conditions and mitigation measures, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9- 21 10/04/99 200.G.6. Revisions or modifications may be made in accordance with Section 4-9- 200.G.7. Once these steps have been completed, the Zoning Administrator shall forward the Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4-9-200.G.7. If the application is still found to be inconsistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Review Committee to determine if additional environmental review is required. The application shall then follow the process, subsections 9.b for Level II Site Plans with no applicable Planned Action Ordinance. If the application is modified to be consistent with the Planned Action Ordinance, the Zoning Administrator shall forward the proposed Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. 9. Environmental Review Committee to Determine Necessity for Public Hearing: a. Level I Site Plans: Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing on the site plan for those projects that have not been reviewed as part of a Level II site plan pursuant to RMC 4-9-200. Where a Level II site plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Level II Site Plans without Planned Action Ordinance, or Combined Level I/II Site Plans Without Planned Action Ordinance: i. COR Zones: The Hearing Examiner shall consider the application and hold a public hearing consistent with Section 4-9-200.G.12, except the Examiner shall issue a recommendation rather than a decision. The City Council shall consider the recommendation of the Hearing Examiner and issue a decision on the application. ii. Other Zones: The provisions of 4-9-200.D shall apply. Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing before the Hearing Examiner on the site plan. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. c. Level II Site Plans Under Planned Action Ordinance or Combined Level I/II Site Plans Under Planned Action Ordinance: The Environmental Review Committee shall consider the following criteria to determine if a hearing before the Hearing Examiner should be held regarding the Level II Site Plan and any associated site plan applications. A hearing before the Hearing Examiner is required unless both of the following criteria are met: 22 10/04/99 i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and, ii. The environmental impact statement for the Planned Action reviewed preliminary conceptual plans for the site which provided the public and decisionmakers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. If a hearing is not required, the Zoning Administrator shall render a decision on the proposed application consistent with Section 4-9-200.G.10. 10. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site plan application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. 11. Administrative Approval of Site Plan: When the Environmental Review Committee determines that a public hearing is not required, the proposed site plan shall be deemed approved, subject to any environmental mitigating measures that may be a part of the City's declaration of significance or nonsignificance. 12. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site plan application. b. Examiner's Decision: After conducting at least one public hearing on the site plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. The Hearing Examiner shall approve a site plan if the applicant demonstrates that the proposed site plan is consistent with the general purposes of this Section and with the review criteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, landscaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walkways, parking and loading areas, emergency access, curbs, planting areas, and signs. When only a portion of a site is proposed for development, such power to condition, modify or fix shall be exercised only for that area which is directly related to or may be impacted by the actual proposed development. 23 10/04/99 To the extent necessary to meet the site review criteria and to the extent necessary to compensate for the impacts attributable to the proposed development, the Hearing Examiner may impose additional requirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; iv. Improvements to identified or planned public rights-of-way, including paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or pedestrian paths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site plan can be made consistent with the review criteria and general purposes by alternative modifications to the site plan, the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site plan. If a public hearing on the site plan application has already been closed, the modifications proposed by the applicant shall be administered according to subsection I of this Section. e. Denial of Site Plan: If the Hearing Examiner finds that the site plan application cannot be made consistent with the general purposes and review criteria of this Section by requiring reasonable conditions, then the site plan shall be denied. f. Limitations on Authority: The authority to condition or deny site plan applications should be exercised to the minimum extent necessary to protect the public interest and welfare as expressed in the purposes of this Section. H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: 1. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Major adjustments to an approved site plan require an amended application pursuant to subsection G of this Section. The review and approval shall rest with the approval body 24 10/04/99 which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. J. TIMING OF BUILDING PERMITS: Building permits shall not be issued until the appeal period for an approved Level I Site Plan has expired. K. EXPIRATION AND EXTENSION OFSITE PLAN APPROVAL: 1. Level I Site Plan: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the approval body which approved the original site plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. 2. Level II Site Plan: For a non-phased Level II Site Plan or a combined and non- phased Level I/Level II Site Plan approval, the approval body shall determine an appropriate expiration date for the site plan which may exceed two years, but shall not exceed five years. An applicant shall submit a Level I Site Plan for the site within the specified time frame if a Level I Site Plan was not combined with the Level II Site Plan application. The Zoning Administrator may grant a one year extension for good cause provided the applicant submits a request 45 days in advance of the original expiration date. L. EXCEPTION TO TIME LIMIT FOR LEVEL I OR LEVEL II PHASED PROJECTS: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site plan approval is being requested. In every case, the site plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. 2. Authority for Extension of Time: The Reviewing Official may grant site plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection K of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested for the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application. 25 10/04/99 M. APPEALS: Any decision on an administrative site plan approval shall be appealed as an administrative decision pursuant to RMC 4-8-110, Appeals. Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Section, must allege an injury in fact, and that injury must be real and present rather than speculative. 4-9-210, SITE PLAN APPROVAL, MASTER Delete Section 4-9-210, Site Plan Approval, Master and replace the section with the following text: 4-9-210. RESERVED. 4-9-250.D. MODIFICATION PROCEDURES: Amend Section 4-9-250.D by adding a new subsection D.4 as follows 4. ADDITIONAL DECISION CRITERIA ONLY FOR CENTER OFFICE RESIDENTIAL-3 (COR-3) ZONE: For a modification to special upper story setback standards in the COR-3 zone, RMC Section 4-2-120.B, the Department shall rely on the recommendations contained within the Report on Design Criteria for Modifications prepared by the Economic Development, Neighborhoods and Strategic Planning Administrator or designee as the basis for approval or denial of the request. In addition to the criteria in Section 4-9-250.D.2, the request for modification in the COR-3 zone requirements for upper story setbacks shall meet all of the following criteria: a.In comparison to the standard upper story setbacks, the proposed building design will achieve the same or better results in terms of solar access to the public shoreline trails/opens space and publicly accessible plazas; the building will allow access to sunlight along the public trail/open space system and plazas abutting the shoreline during daytime and seasonal periods projected for peak utilization by pedestrians. b.The building will create a step in perceived height, bulk and scale in comparison to buildings surrounding the subject building. 26 08/12/99 4-1-050 ROLES AND RESPONSIBILITIES: The regulation of land development is a cooperative activity including many different elected and appointed boards and City staff. The specific responsibilities of these bodies is set forth below: A. PLANNING/BUILDING/PUBLIC WORKS ADMINISTRATOR OR DESIGNEE: 1. Authority: The Planning/Building/Public Works Administrator or his or her designee shall review E Id • act on the following: k. Modifications to development standards in the Centers Residential Demonstration Overlay Distric and Center Office Residential-3 (COR-3) District . 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: P. CENTER OFFICE RESIDENTIAL ZONE (COR 1-and1 COR 2, and COR-3): The purpose of the Center Office/Residential 1 and 2 Zone(COR 1 and 2)Zone is to provide for a mix of intens e office and residential activity in a high quality, master planned development which is integrated with the natural environment. Commercial retail uses which support the primary uses of the site and are architecturally and functionally integrated are permitted. Also commercial uses which provide high economic value may be allowe( if designed with the scale and intensity envisioned for the COR zone. uses. Policies governing these uses are primarily contained in the Land Use Element, Center Office/Residentia section Chapter 1, Section V"Office/Residential Centers,"of the City's adopted Comprehensive Plan. The scaeE and locatiort"of these sites will typically denote a gateway into the City and should be designed accordingly (see als( Land Use Element, Community Design-Chapter 9, Section IV Gateways section). Since the sites function as gateways, the site planning should incorporate features of interest and use for the users. In order to address differing site conditions, and recognizing the gateway and environmentally sensitive featur s of these sites, this Zone is divided into three (3)two (2)sections: COR 11 and-COR 2, and COR 3. COR 1 and 2 : are the same uses and development standards, but differ in heights allowed. COR 3 shares a majority of uses all Ned in COR1 and 2 as well as most development standards, but differs primarily in densities allowed. COR 1 is a: died to the property known as the Stoneway Concrete Site. COR 2 is applied to the property known as the Port QuE idall Site.-COR 3 is applied to the property known as the Shuffleton Site. cu Caw l9jo 08/12/99 4-2-0700 CENTER OFFICE RESIDENTIAL (COR) USES: TYPE: AGRICULTURE, RESOURCE PRODUCTION AND ANIMAL KEEPING Gardens and Nurseries Nursery or greenhouse AD/H Agriculture and Natural Resources Mineral/natural resource recovery AD/H RESIDENTIAL Attached Dwellings Flats or townhouses P #119 Other Residences and Lodging Bed and breakfast houses S #68 Boarding and lodging houses S #68 Group homes II, for 6 or less P Group homes II, for 7 or more AD Retirement residences P Hotel/convention center with office and/or P residential uses on-site Hotel P Ply mmission P# RETAIL SALES Apparel and accessories S #68 Books, music, stationery, art supply S #68 Eating and drinking establishments S #68! H #137 Food store no more than 25,000 square S #68 feet of gross floor area tVlini marts H tt11 Newsstands S #68 Pharmacies S #68 Taverns S #68 CULTURAL, ENTERTAINMENT AND RECREATIONAL Parks and Open Space Open space (new) P44 Open space (existing) P Park, playground or recreation/community AD/H center Parks, regional (new)PI4 Parks, regional (existing) P Parks, community (new) PS 2 08/12/99 USES: TYPE: Parks, community (existing) P Parks, neighborhood (new)PS I Parks, neighborhood (existing) P CULTURAL, ENTERTAINMENT AND RECREATIONAL (Continued) Trails (new) P4I I Trails (existing) P Recreational ilities arina 5 F'fanrrtngC ommJssion Marinas P Cultural Library or museum, public or nonprofit AD/H I OFFICE AND CONFERENCE Administrative headquarters P Business P Medical and dental clinics P Offices P I Personal P I Private conference centers ACC I Professional P SERVICES Barber, beauty shops S #68 Orr<<ocuvt C¢ Beauty shops S #68 Uaa-' g Cemetery, crematory, mausoleum AD/H>-i- 02 °6o IO` 0 v y a-n o Financial institutions S #153 Health clubs/fitness centers/sports clubs S #154 Personal services S #68 Repair Services Electrical S #68 Shoe S #68 I Television S #68 Upholstery S #68 Watches/jewelry S #68 Day Care Services Family day care P Day care centers S #68 Adult day care I, maximum 4 on P residential property Adult day care I, maximum 12 on P nonresidential property 3 08/12/99 USES: TYPE: Adult day care II, 5+ on residential S #68 property Adult day care II, 13+ on nonresidential S #68 property Health Services Convalescent centers and nursing homes AD V&A,1 "^' v1X,Y1Cz Hospitals, sanitarium or similar uses AD/H b s _ vim- cxx, 4-a- (co br4- p?U. o TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES Car washes AC##81 Gasoline service stations Parking garages, commercial P Parking garages, noncommercial PAC #50 Plann mmission Parkin ra es commercial P# Parki g ges, non-commercial P#AC #50 Air Transportation Uses Helipads, accessory to primary use H MANUFACTURING AND INDUSTRIAL Industrial/manufacturing facilities P #128 existing) Industrial/manufactruing facilities, major H # modification, production increase or expansion of existing Research, development and testing H Assembly and packaging of: Electronics H Solid Waste/Recycling Recycling collection center Recycling collection station AC #51 COMMERCIAL/INDUSTRIAL ACCESSORY USES Food preparation AC #50 Handcrafting of items/products AC#50 Storage of products in conjunction with AC#50 retail sales PUBLIC FACILITIES Government Government offices and facilities AD/H 4 08/12/99 USES: TYPE: Churches Churches, synagogues, temples H Social/Social Service Organizations Community facilities S #224 Philanthropic institution AD/H Private club, fraternal or nonprofit AD/H organizations Service clubs and social organizations H Utilities Public utility use or structure AD/H Utilities, small P Utilities, medium AD Utilities, large H PUBLIC FACILITIES (Continued) Communications Communications broadcast and relay H towers Radio or television transmitter AD/H Wireless communication facilities Micro facility antennas P Mini facility antennas P #237/AD Macro facility antennas P #237/AD Monopole I support structure AD #240/H Monopole II support structure X#242/H Lattice towers support structure X#242/H Minor modifications to existing wireless P #243 communicatopion facilities SCHOOLS PUBLIC AND PRIVATE Educational institution (public or private) AD/H School, elementary (existing) P School, elementary (new) H School, secondary (existing) P School, secondary (new) H Portables (existing) P Portables (new, up to 4) S #1 Change in use for existing school H School expansion up to 10% P #1 School expansion more than 10% H Business and professional schools S #68 MISCELLANEOUS USES AND MODIFICATIONS TO DEVELOPMENT STANDARDS Temporary uses S 5 08/12/99 USES: TYPE: PROHIBITED USES, SPECIFICALLY IDENTIFIED Bulk storage of products X Exterior storage of products X #94 Hazardous waste treatment and storage, X off-site Travel trailers or recreational vehicles for X habitation Manufacturing of: Any product not specifically listed X LEGEND OF REVISIONS Revision marks with no "box" = changes assumed in Valley Zoning code amendments. Revision marks or bold numbers with box = changes proposed with COR 3 code amendments either to permit type or content of condition Revision marks with a "dashed box" = changes recommended by the Planning Commission. Note: Corresponding revisions will be made to 4-2-060, Zoning Use Table. 6 08/12/99 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1.Subject to site plan review. 2.Subject to site plan review and consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan and Trails Master Plan. 3.Administrative approval under RMC 4-9-200, Site Plan Review, for new neighborhood f irks which are smaller than ten (10) acres. Hearing Examiner approval under the Site Plan RE iew section for new neighborhood parks which are ten (10) acres or larger. In either case, subje :t to consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan and Trails Master Plan. 4.Administrative approval under the Site Plan Review section for new community gardens v rich are smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Review se tion for new community gardens which are ten (10) acres or larger. 5.Including restaurants and associated buildings as part of a residential development project. 6.RESERVED. 7.Including restaurants and associated buildings. 8.Size and location of these uses will be reviewed as part of the site plan approval. 9.Expansion of existing retail structures subject to site plan review. Construction of new .tail buildings on the same site as existing retail buildings, subject to site plan review. Consider tion given to community need (i.e., suitable location). 10. Except not permitted in the "Downtown Core Area". See Downtown Core Area Map in RMC 4-2- 080C. 11. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sit d in conjunction with gas station. 12. These uses shall include high visibility retail or service space on the ground floor along : reet frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in :MC 4-2-080D. 13. Except school facilities. 14. RMC 4-2-120C, Condition 21, Additional Conditional Use Permit Criteria for Excess Heigh also applies. 15. These uses shall not be located on the ground floor along street frontage in the "Dowr own Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 16. These uses, except their supportive offices and sales uses, shall not be located on the g )und floor along street frontage in the "Downtown Pedestrian District". See Downtown Pede Irian District Map in RMC 4-2-080D. 08/12/99 17. These uses shall not be located on the ground floor along street frontage in the "Downt wn Pedestrian District". Parking, docking and loading areas for truck traffic shall be off-street Ind screened from view of abutting public streets. See Downtown Pedestrian District Map in RM 4- 2-080D. 18. These uses shall be permitted only as a continuation of an existing commercial laundry se. Existing use of this type may be expanded on existing properties, contiguous properties, o on properties a portion of which is within one hundred feet (100') of existing buildings, subject to ;ite • plan review. These uses shall not be expanded on the ground floor along street frontage in he Downtown Pedestrian District" except for those supportive office and sales uses. Along prop arty lines adjacent to residential uses, there shall be a fifteen foot (15') wide continuous IandscE )ed buffer. 19. In the "Downtown Core Area", bulk storage must be contained within the buildings, e.g in basements, upper stories of buildings. See Downtown Core Area Map in RMC 4-2-080C. 20. Consideration must be given to community need (i.e., suitable location). 21. Consideration must be given to community need (i.e., suitable location) and subject to the provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. 22. Consideration must be given to community need (i.e., suitable location). Gaming activities not permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site part ng, joint parking may be permitted within five hundred feet (500') subject to the standards of the parking and loading regulations. 23. Consideration must be given to community need (i.e., suitable location). Intended and desi ied to serve immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No extE nal signage. 24. Buildings/structures which support the agricultural or animal husbandry use of a site suc as barns, silos, sheds, and enclosed buildings used for the storage of agricultural products Ind equipment. Animal shelter or animal manure storage facilities may also be allowed on lc at least one acre in size. 25. Consideration must be given to community need (i.e., suitable location). Intended and desi red to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — mu( be located in a "primary use" structure. No drive-through service. Signage: For lots within )ne hundred feet (100') of residential zoned properties, external signage shall be subject tc the provisions of RMC 4-4-100F, Signs within Shoreline Areas — Special Requirements. 26. Consideration must be given to community need (i.e., suitable location). Intended and des!, ied to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — mu: be located in a "primary use" structure. Three (3) drive-up windows in conjunction with a br Bch operation. Integrated into the exterior wall of a "primary use" structure. 27. Located on the same lot as the single family home. 28. Located adjacent to or on the same lots as the single family home and conforming wits the development standards. Accessory structures shall only be allowed on residential Io in conjunction with an existing primary residential use. 8 08/12/99 29. For four (4) or fewer guests per night. 30. The guest house must be conducted by the property owner. No more than fifty percent (50° ) of the principal residence is used for the guest house and the number of persons accommod ted per night shall not exceed four(4). 31. The guest house must be conducted by the property owner. No more than fifty percent (50° ) of the principal residence is used for the guest house and the number of persons accommod ted • per night shall not exceed four (4). One off-street parking space must be provided for each c est room. The parking space must not be located in any required setback. The domestic v iter supply and wastewater disposal facilities shall be approved by the City. 32. Normally associated with and ancillary to single family homes and conforming to the development standards of this Zone (i.e., maximum size, height, etc.). 33. Subject to the requirements of RMC 4-9-090, Home Occupations, with the written approval o the property owner, which may be revoked for good cause. 34. Subject to approval by the Zoning Administrator and the standards of RMC 4-9-090, H me Occupations. 35. I.e., temporary seasonal uses, job shacks, model homes, subject to approval by the Zc ing Administrator. 36. One accessory dwelling unit — may be detached or attached. Subject to the develop ent standards applicable to primary structures, to house family members related to the prof arty owner or an employee of property owner, including a unit attached to a primary dwelling >r a designated manufactured home. See Auto Mall Map in RMC 4-3-040. 37. An administrative conditional use permit is required to exceed the maximum number of arm animals allowed outright in this Zone. 38. Allowed only in the Residential Multi-Family Infill suffix, twenty-four (24) hour or site management required. The manager's unit is not subject to minimum density requirement:: No estate, garage or other sales from any leasable spaces. No outdoor storage, including vehic or trailer storage lots. Self service storage uses in this Zone are subject to the following sp vial development standards: Temporary customer moving van/truck parking, if provided, mu be clearly marked with signage or paint. The dimensions and demarcation of moving van/ uck spaces subject to site plan review. Side and rear setbacks subject to the Commercial AT .rial Zone standards of RMC 4-2-120A, Development Standards for Commercial Zoning Designat >ns, in lieu of the RM-I development standards. (Ord. 4736, 8-24-1998) 39. Cannot exceed five percent (5%) of the total number of mobile home spaces. 40. Except for development consistent with an approved "master site plan" which is considered i be a secondary use. 41. Used in conjunction with an approved public or quasi-public use when the collection stati i is utilized more than ninety (90) days per calendar year. 42. Accessory to a permitted use where adverse impacts are appropriately mitigated and the u is part of a mixed tenancy and/or use development where the average amount of indoor sto ige, 9 08/12/99 accessory to all permitted uses, does not exceed thirty three percent (33%) of the )tal development's gross floor area. 43. Where adverse impacts are appropriately mitigated and said parking is consistent with the : ate Commute Trip Reduction Act. 44. When not exceeding fifty percent (50%) of the gross floor area of such use. 45. For a period not to exceed the duration of construction. 46. In conjunction with a primary use when operated primarily for employees of the Industrial Zo ; in which they are located and with consideration given to community need (i.e., suitable location 47. As accessory only; except where such storage is prohibited by the Aquifer Prote lion Regulations. 48. Allowed where incidental to a permitted use and shall not exceed thirty three percent (33`; ) of the gross floor area. 49. Allowed where ordinarily incidental to and associated with the primary permitted use an not exceeding thirty three percent (33%) of the gross floor area of such a use. 50. Allowed where incidental to a permitted primary or secondary use and shall not exceed Dirty three percent (33%) of the gross floor area, except for floor area that is devoted to food prep Ired wholly for retail sales on-site. 51. Allowed where incidental to a permitted primary or secondary use and shall not exceed iirty three percent (33%) of the gross floor area, except for floor area that is devoted to food prep fired wholly for retail sales on-site, and providing the structure is not located within any req fired setback and/or landscaping area. 52. Allowed where incidental to a permitted use, not to exceed thirty three percent (33%) of the c oss floor area and allowed for on-site sales purposes only. 53. Located adjacent to or on the same lot as the mobile home park. Residential acce: ;ory structures shall only be allowed on residential lots in conjunction with an existing pri iary residential use. 54. For employee use only in conjunction with a permitted primary use. 55. Located on the same lot as the residential dwelling unit. 56. For security or maintenance personnel when located on the premises where they are emph red; provided, there is only one residence per permitted establishment. 57. Must be associated with a permitted use and if appropriately screened, limited to fifteen feet 15') in height or one story. 58. Allowed in the nonlandscaped portion of the required setback/open space, provided the bu ling does not contain more than one hundred fifty (150) square feet. 59. Accessory to a public or quasi-public use. The collection station is portable and temporary (r )t to exceed ninety (90) calendar days out of each year). The collection station is not located of any io 08/12/99 public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. rhe • property owners or managers shall keep the area surrounding the recycling station mainte ied and clean of debris. 60. Subject to the RMC 4-3-010, Adult Entertainment Regulations. 61. These uses must be included as part of the total development (not allowed to de` lop independently). 62. The design of structures, including signs, shall be generally consistent in character vith surrounding uses. No drive-up windows or outside automobile service shall be permitted, e> ept for financial institutions which are permitted three (3) drive-up windows in conjunction w 1 a branch operation and integrated into the exterior wall of a "primary use" structure. No ext nor display of merchandise is permitted. Retail and service uses shall be developed as part of L ger office structures. Such retail or service uses shall not stand alone and shall not occupy more -Ian twenty five percent (25%) of any one floor of a building whose primary use is office. Direct ar rial access to individual uses shall occur only when alternative access to local or collector stree a or consolidated access with adjacent uses is not feasible. 63. When part of a mixed use development. 64. Must be part of a mixed office/light industrial or mixed office/manufacturing complex. 65. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sit( 9 in conjunction with gas station, and limited to one self-service, drive-through facility. 66. No freestanding structures. Single drive-up window in conjunction with a branch operation. 67. No more than three (3) drive-up windows in conjunction with a branch operation and integ Ited into the exterior wall of a "primary use" structure. 68. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone; No freestanding buildings — must be housed in a "primary use" structure. Limited external sigr age. No drive-up windows or outside automobile service shall be permitted (except for fine cial . institutions). The design of structures, including signs, shall be generally consistent in char :ter with surrounding uses. No exterior display or storage of merchandise shall be permitted. 69. Any freestanding day care center must be physically connected to a primary use by any c the following means: a shared roof line, a paved pedestrian walkway on the interior or the pri iary use's site or a covered walkway. The day care center is intended and designed to serv( the immediate market area (i.e., contiguous CO Zone), the freestanding daycare center structui ; be oriented to the primary use structure(s). Vehicular access to the freestanding structure on be from within the site. 70. Which serve adjacent employees subject to the following conditions: No signage other thar that located on the cart itself. Cart location must be pedestrian oriented and not street oriented i;art location cannot be on required landscaping or parking areas unless in a Park and Ride lot vn iere no more than a single parking space may be taken up by the cart. No more than tw (2) espresso or other temporary vendors per primary use, except for master planned office I irks over five (5) acres in size for which a maximum number of carts will be determined by the Z( )ing Administrator. 08/12/99 71. These offices shall be associated with a primary permitted use on the same site or a contigu us site. The office uses may be developed in conjunction with, or subsequent to, the industrial t ;e. The office uses may serve the administrative needs of employees company-wide including th se employees located on other sites. 72. The only structures that may be erected within the open space areas shall promote the use of he open space. No open space is counted for any use within rights-of-way. These uses shal be maintained by the homeowners association if the property is subdivided, or by a managen ant organization if the property is not subdivided. 73. Except exterior storage and long-term parking of commercial vehicles. 74. Except that when operations are predominantly conducted out of doors rather than complE ely enclosed within an enclosed structure, a conditional use permit is required. 75. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 76. Multi-family residential may also be located in a mixed use building of commercial and reside tial uses. Residential uses shall not be located along the street frontage on the ground floor in :he Downtown Pedestrian District". Density shall be consistent with Section 4-2-120B, Developr ent Standards for Commercial Zoning Designations. 77. Size and location of these uses will be reviewed as part of site plan approval. No out ide kennels, runs or stables. Retail and Commercial development is not allowed to exceed thirty ive thousand (35,000) gross square feet/use without a conditional use permit and must be scale I to serve the needs of the adjacent neighborhood abutting the center. 78. Provided the structure is not located within any required setback and/or landscaped area. 79. Provision of peripheral landscaping which does not obscure views into the garage structu in order to maintain visual security. Increased lighting for security. Limited curb cuts and tr ffic access. Size and location shall be reviewed as part of site plan approval. 80. Service bays and automobile storage areas shall be visually and acoustically screened from ew of adjacent residential uses and abutting public rights-of-way. Size and location of these use: will be reviewed as part of site plan approval. 81. a. Sitcd in conjunction with a gas station. b. 'meted te- ,mac -scwGc, drivc through facility. Permitted where housed in a parking garage. 82. These uses shall have no outside storage. Size and location of these uses will be reviewe as part of site plan approval. 83. No outdoor facilities. 12 08/12/99 84. No outdoor facilities or storage. Retail sales of products or merchandise produced on hi premises; providing the sales area does not exceed thirty three percent (33%) of the gross f ;a area of the use. 85. Outdoor storage of materials shall be screened from view of adjacent uses and -abutting pL. li streets. These uses may contain a maximum of seventy five thousand (75,000) square feE c gross floor area. 86. Service bays and automobile storage areas shall be screened from view of adjacent reside :iC uses and abutting public rights-of-way. Size and location of these uses will be reviewed as pa c site plan approval. 87. Outside storage must be screened from all adjacent or abutting property zoned for resider a public, commercial, or office use. Screening shall consist of an existing structure, a solid wa c sight-obscuring fence a minimum of six feet (6') in height up to a maximum of ten feet (10') o a required by RMC 4-4-110, Bulk Storage Facilities. Outside storage shall not be permitted in in setback area. 88. These uses shall not be located within one thousand feet (1,000') of one another. 89. On a minimum of five (5) acres. 90. Not exceeding four hundred (400) square feet in floor area and not over twenty (20) lineal fee o any side for the sale of agricultural products produced on the premises. 91. On parcels twenty (20) acres or larger in size, including gravel, sand and valuable me Ili substances; provided, the use is consistent with the State and local regulations. 92. On parcels eighty (80) acres or greater in size, consistent with the Forest Practices Act :n where it does not conflict with any other City regulations. 93. Not exceeding fifty percent (50%) of the gross floor area of the primary light industrial use. 94. Which would be construed as bulk storage except for the fact that they do not exceed th minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. Except as allowed conditional use. 95. Repair and maintenance of vehicles may be permitted if incidental to a permitted use r specifically permitted. 96. Fully enclosed on all sides. Screened from view of adjacent uses and abutting public streets. 97. Without outside storage. 98. Provided that the total gross floor area of each use in any one site shall not exceed t rE thousand (3,000) square feet and subject to the following criteria: (a) activities with a limited for walk-in clientele and (b) activities for which a reduction in parking standards to one spac pE five hundred (500) square feet of gross floor space could be justified. 99. Maximum size of five thousand (5,000) square feet gross floor area. Size and location of t uses will be reviewed as part of site plan approval. 08/12/99 100. Up to twenty percent (20%) or seven thousand (7,000) gross square feet or forty two thous nd 42,000) gross square feet. 101. Up to twenty percent (20%) or thirteen thousand (13,000) gross square feet. 102. Up to forty percent (40%) or fourteen thousand (14,000) gross square feet. Note: In no case E all a conditional use permit be granted for any increase in area for more than forty percent (40°4 or fourteen thousand (14,000) gross square feet. 103. Up to forty percent (40%) or twenty six thousand (26,000) gross square feet. Note: In no c se shall a conditional use permit be granted for any increase in area for more than forty per :nt 40%) or twenty six thousand (26,000) gross square feet. 104. For sale off-site. 105. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) g >ss square feet/use without a conditional use permit and must be scaled and oriented to serve he needs of the adjacent neighborhood abutting the center. 106. Heights exceeding the maximum height of thirty five feet (35') by less than twenty feet (20'). (se also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements. 107. Multi-family residential uses located in a structure that is restricted solely to residential uses >all be subject to the development standards as specified in the Multi-Family Zone, CommL pity Center, (RM-C), RMC 4-2-110F. Density shall be consistent with Section 4-2-120A, Developr ant Standards for Commercial Zoning Designations. Projects reviewed under RMC 4-9-200, ;ite Plan Review, may be required to build a ten foot (10') high ceiling for the first story of a buil ing constructed solely for residential use, in order to maintain the long-term potential for conver ion to commercial usage. 108. Heights exceeding the maximum height of forty five feet (45') by more than twenty five feet ( 5'). See also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements for Ex, ass Height. 109. Subject to density limitations located in development standards for this Zone. These uses r ust be included as part of the total development (not allowed to develop independently). 110. Heights exceeding the maximum height of fifty feet (50') by less than twenty five feet (25'). i ee also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for.Excess Height. 111. Heights may exceed the maximum height by up to fifty feet (50') with bonuses for plazas and other amenities. When a building is adjacent to a lot designated as residential on the i ity Comprehensive Plan, the building may exceed the height allowed in the adjacent residential : one by a maximum of twenty feet (20'). For uses located with the Federal Aviation Administr, ion airport zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, i no case shall the height of any use or structure exceed the maximum allowed by that section. 112. Allowed where incidental to a permitted primary or secondary use and shall not exceed • irty three percent (33%) of the gross floor area, except for floor area that is devoted to food prep red wholly for retail sales on-site. May be located on the ground floor street frontage when acceE ory to a permitted residential use. Subject to approval by the Zoning Administrator. 14 08/12/99 113. Subject to the density limitations located in the development standards for this Zone. 114. No more than two (2) units may be consecutively attached. Subject to the density limitat n; located in the development standards for this Zone. 115. RESERVED. 116. Commercial and residential uses may be located within the same structure. Residential structures must be unified with existing or planned commercial uses by similar design ther s pedestrian access, and compatible lighting and signage. Density shall be consistent with Sec or 4-2-120A, Development Standards for Commercial Zoning Designations. 117. In conjunction with a primary use when operated primarily for employees of the Industrial Zor ir which they are located and with consideration given to community need (i.e., suitable locati n) Subject to site plan review and consistency with the City Comprehensive Parks, Recreation nc Open Space Master Plan and Trails Master Plan. 118. In conjunction with a primary use when operated primarily for employees of the industrial zor ir which they are located and with consideration given to community need (i.e., suitable locati n) Subject to site plan review. 119. These uses may also be located in mixed use building of commercial and residential u s Density shall be consistent with Section 4-2-120B, Development Standards for Comme ;is Zoning Designations. 120. These uses are permitted when located in mixed use building of commercial and reside Us uses. Size and location of these uses will be reviewed as part of site plan approval. Nc residential uses are allowed on the first floor. Density shall be consistent with Section 4-2-1: )A Development Standards for Commercial Zoning Designations. 121. I.e., temporary/seasonal uses,job shacks, model homes, subject to approval. 122. Excluding slaughter houses. 123. I.e., temporary/seasonal uses, job shacks, model homes, subject to approval by hE Development Services Division. 124. If a portion of the lot fronts on a principal or minor arterial, as designated by the City's Art is Plan, and when at least one entrance/exit is on the arterial. 125. RESERVED. In accordance with prev+s' 3 040, SheFeliRe Master Proc. Zone). No freestandi -buildings r;ust- .}e-hour in a rimar-use's structur@ L imi+ d + cignage. No drive up windows or outside automobile service shall be permitted (except to financial institutions). The design of structures, including signs, shall be generally consistef -+r character with surrounding uses. No exterior display or storage of merchandise shal. permitted. 126. Except school facilities. Indoor only. 4 08/12/99 127. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) g' }ss • square feet/use without a conditional use permit and may serve more than one neighbonc( )d, but not provide City-wide services. 128. With Only those modifications or expansions allowed-which does not increase production le tils are permitted in COR-1 and COR-2. No modifications or expansions are allowed in COR-3. 129. Subject to the requirements of RMC 4-4-110, Bulk Storage Facilities. 130. Property located within the Commercial Office Zone shall be given an existing propc ed development designation, which will vest the property to the prior Office Park (O-P) Zoi ng Regulations, if the property has one or more of the following: an existing valid site plan or ny Council-approved time extension to an existing site plan, as well as any same or similar site an as defined in RMC 4-9-200G, Major Adjustments to an Approved Site Plan, for which he application has been made prior to the lapse of an approved site plan, and which applicatic is diligently pursued. In no case will an existing or approved site plan, or the uses under it, cont ue to be recognized under prior zoning regulations if construction has not commenced by the )ar 2001. 131. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) g )ss square feet/use without a conditional use permit and may serve more than one neighbonc( )d, but not provide City-wide services. Size and location of these uses will be reviewed as part of he site plan approval. 132. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) g ,ss square feet/use without a conditional use permit and may serve more than one neighbonc( )d, but not provide City-wide services. Subject to the provisions of RMC 4-3-010, ult Entertainment Regulations. 133. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gi )ss square feet/use without a conditional use permit and may serve more than one neighbonc( )d, but not provide City-wide services. Including small trees, shrubs, flowers, supplies, and t ols within an enclosed area. 134. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gi ;ss square feet/use without a conditional use permit and may serve more than one neighbonc( i d, but not provide City-wide services. Size and location of these uses will be reviewed as part of ite plan approval. The total gross square footage of these uses shall not exceed fifty percent (5 "/o) of the gross square footage of the site. 135. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) g %ss square feet/use without a conditional use permit and may serve more than one neighborh( )d, but not provide City-wide services. These uses shall have no outside storage. Size and loci. on of these uses will be reviewed as part of site plan approval. 136. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) g ass square feet/use without a conditional use permit and may serve more than one neighbonc( )d, but not provide City-wide services. Must be part of a mixed use development. 137. Eating and drinking nctablichmcntc 1yith drivn through service, subject to the following in add oe 16 08/12/99 a. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Ole freestanding buildinggs met be-housed in a primary-use" structure. The use shall have It=im ednccacaivnroawnro external signage. The use shall be architecturally and functionally integrated into he development. The design of structures, including signs, shall be generally consistent in chars ter with surrounding uses. No exterior display of merchandise shall be permitted. No outs facilities. b. Drive through service may -be permitted if the establishment is sited in conjunction with a es ctation.No drive-through or outside auto service is permissible. Freestanding establishm( its may be permitted if they are 5,000 square feet or larger per establishment and consistent ith the preceding requirements. 138. Outdoor storage is prohibited if it is not associated with a permitted use. 139. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) g )ss square feet/use without a conditional use permit and may serve more than one neighbonc( )d, but not provide City-wide services. Subject to site plan review. 140. Minor repair facilities are permitted. 141. No outdoor facilities or storage. Retail sales of products or merchandise produced on he premises; providing, the sales area does not exceed thirty three percent (33%) of the gross )or area of the use. 142. The structure is not located within any required setback and/or landscaped area. 143. Size and location of these uses will be reviewed as part of the site plan approval. Retail ,nd Commercial development is not allowed to exceed thirty five thousand (35,000) gross sqi ire feet/use without a conditional use permit and must be scaled and oriented to serve the neec of the adjacent neighborhood abutting the center. 144. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 145. Except school facilities. 146. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. 147. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. Retail ,nd Commercial development is not allowed to exceed thirty five thousand (35,000) gross sq are feet/use without a conditional use permit and must be scaled to serve the needs of the adja ent neighborhood abutting the center. 148. RESERVED. 149. Subject to site plan review. Consideration must be given to community need (i.e., suit ble location). 150. RESERVED. 151. Size and location of these uses will be reviewed as part of the site plan approval. Retail Ind Commercial development is not allowed to exceed thirty five thousand (35,000) gross sq are feet/use without a conditional use permit and must be scaled and oriented to serve the nee of the adjacent neighborhood abutting the center. 08/12/99 152. In conjunction with a primary use when operated primarily for employees of the industrial zor + in which they are located and with consideration given to community need (i.e., suitable locat n). No freestanding structures. Single drive-up window in conjunction with a branch operation. 153. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). No freestanding buildings — must be housed in a "primary use" structure. Limited external sign; )e. No drive-up windows or outside automobile service shall be permitted (except for finar rial institutions). The design of structures, including signs, shall be generally consistent in chars ter • with surrounding uses. No exterior display of merchandise shall be permitted. No more than ti ee 3) drive-up windows in conjunction with a branch operation. Integrated into the exterior wall f a primary use" structure. 154. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). No freestanding buildings — must be housed in a "primary use" structure. Limited external signs Vie. No drive-up windows or outside automobile service shall be permitted (except for finar ;ial institutions). The design of structures, including signs, shall be generally consistent in chara ter with surrounding uses. No exterior display of merchandise shall be permitted. No out( for facilities. 155. Size and location of these uses will be reviewed as part of site plan approval. The total gi )ss square footage of these uses shall not exceed fifty percent (50%) of the gross square footag of the site. Retail and Commercial development is not allowed to exceed thirty five thous nd 35,000) gross square feet/use without a conditional use permit and must be scaled and oriel ed to serve the needs of the adjacent neighborhood abutting the center. 156. Must be part of a mixed office/light industrial or mixed office/manufacturing coma: x. Consideration given to community need (i.e., suitable location). 157. Allowed if a portion of the lot fronts on a principal or minor arterial, as designated by the C v's arterial plan, and when at least one entrance/exit is on the arterial. These uses must be inclu ed as part of the total development (not allowed to develop independently). 158. Except exterior storage and long-term parking of commercial vehicles. 159. When conducted entirely within an enclosed structure. 160. Provision of peripheral landscaping which does not obscure views into the garage structur in order to maintain visual security. Increased lighting for security. Limited curb cuts and tr fic access. Size and location shall be reviewed as part of site plan approval. 161. For sale off-site. These uses shall not be located on the ground floor along street frontage in le downtown pedestrian district. 162. Subject to site plan review and consistency with the City Comprehensive Parks, Recreation :id Open Space Master Plan and Trails Master Plan. Consideration must be given to comm.. ity need (i.e., suitable location). 163. Consideration must be given to community need (i.e., suitable location). No outdoor facilitie or storage. Retail sales of products or merchandise produced on the premises; providing, the s: s area does not exceed thirty three percent (33%) of the gross floor area of the use. 18 08/12/99 164. Allowed where incidental to a permitted primary or secondary use and shall not exceed th ty three percent (33%) of the gross floor area, except for floor area that is devoted to food prepa :d wholly for retail sales on-site. For purposes of on-site management, security and maintenar ;e may be located on the ground floor street frontage with the approval of the Zoning Administrate 165. The maximum gross floor area of any single commercial use on a site shall not exceed ;e thousand (5,000) gross square feet, except by conditional use permit. 166. Size and location of these uses will be reviewed as part of the site plan approval. The maxim m gross floor area of any single commercial use on a site shall not exceed five thousand (5,0 0) gross square feet, except by conditional use permit. 167. Up to ten percent (10%) or five hundred (500) gross square feet. 168. Up to twenty percent (20%) or one thousand (1,000) gross square feet. (Note: In no case shE a conditional use permit be granted for any increase in area for more than twenty percent (20% or one thousand (1,000) gross square feet). 169. See also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 170. Location shall be limited to those parcels abutting a Commercial Arterial (CA) Zone in the W 41st/SW 43rd corridor. 171. In conjunction with a primary use when operated primarily for employees of the industrial zon in which they are located and with consideration given to community need (i.e., suitable locati n). Allowed where ordinarily incidental to and associated with the primary permitted use and lot exceeding thirty three percent (33%) of the gross floor area of such a use. 172. A manufactured home which complies with HUD standards may be permitted as a tempo iry dwelling on the same lot as the permanent dwelling provided the applicant demonstrates he temporary dwelling is necessary to provide daily care to an individual certified by a physician as needing such care. The primary provider of daily care shall reside on-site; the manufact ed home together with the permanent residence shall meet the setback, height, building footp nt, and lot coverage provisions for the applicable zone; the temporary manufactured home permi for medical hardship shall be effective for twelve (12) months (extension of the tempo ary manufactured home permit may be approved in twelve (12) month increments subjec to demonstration of continuing medical hardship); and the manufactured home shall be remc ed within ninety (90) days of the expiration of the temporary manufactured home permit or he cessation of provision of daily care. 173. Permitted in conjunction with a primary use when operated primarily for employees of the industrial zone in which they are located and with consideration given to community need e., suitable location). 174. Except that when operations are predominantly conducted out of doors rather than oomph ely enclosed within an enclosed structure, a conditional use permit is required. In conjune Ion with a primary use when operated primarily for employees of the industrial zone in which the; are located and with consideration given to community need (i.e., suitable location). Subject to ;itE plan review and consistency with the City Comprehensive Parks, Recreation and Open Si Ice Master Plan and Trails Master Plan. 1S 08/12/99 175. Except that when operations are predominantly conducted out of doors rather than complet, y • enclosed within an enclosed structure, a conditional use permit is required. Subject to E e plan review. In conjunction with a primary use when operated primarily for employees of e industrial zone in which they are located and with consideration given to community need (i. ., suitable location). 176. Except that when operations are predominantly conducted out of doors rather than complet ly enclosed within an enclosed structure, a conditional use permit is required. Subject to e • plan review. 177. Except that when operations are predominantly conducted out of doors rather than complet 'ly enclosed within an enclosed structure, a conditional use permit is required. In conjunct ,n with a primary use when operated primarily for employees of the industrial zone in which they ; -e located and with consideration given to community need (i.e., suitable location). 178. Except that when operations are predominantly conducted out of doors rather than complet ly enclosed within an enclosed structure, a conditional use permit is required. Excluding slaughter houses. 179. Temporary uses as defined by RMC 4-9-240 except that when operations are predominal ly conducted outdoors rather than completely enclosed within an enclosed structure, a conditio al use permit is required. 180. An accessory restaurant and/or gift shop is also allowed. 181. Must be fully enclosed on all sides and screened from view of adjacent uses and abutting pu is streets. 182. Subject to applicable commercial/civic development standards of Section 4-2-110F, Developm nt Standards for Residential Zoning Designations. 183. Provided the building length does not exceed eighty five feet (85'). Subject to the den ty limitations located in the development standards for this Zone. 184. These unit types shall not exceed fifty percent (50%) of the permitted units in a project. Sub; ot to the density limitations listed in the development standards for this Zone. Buildings shall ot exceed six (6) dwelling units per structure, except as provided in RMC 4-2-110H, Condition 4, Bonuses. Buildings shall not exceed one hundred fifteen feet (115') in length. 185. Administrative approval under the Site Plan Review section for new neighborhood gardens \ th an area smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Rev ,w section, for new neighborhood gardens with an area of ten (10) acres or larger. 186. Administrative approval under the Site Plan Review section for new neighborhood parks wt :.h are smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Review sect n, for new neighborhood parks which are ten (10) acres or larger. Consistency with the Cit\ of Renton Parks and Trails Master Plan. 187. Civic and/or Commercial Uses: Civic uses and/or commercial uses are permitted onl, in conjunction with and intended to serve residential development in the R-14 Zone. Civic a :3s and/or commercial uses may be allowed if it is determined by the City that such uses are: 20 08/12/99 a. Designed to serve as a focal point for the residential community. b. Compatible with architectural character and site features of surrounding residential development Ind characteristics. c. Consistent with applicable City regulations (e.g., Comprehensive Plan, Site Plan Review section). d. These uses may only be provided in conjunction with residential development. e. These uses shall be created as a focal point for the development. f. These uses shall be designed to include a common motif or theme. 188. Permitted only in conjunction with and intended to serve primarily the surrounding reside tial development. Civic and/or commercial uses may be allowed if it is determined by the City iat such uses are: Designed to serve as a focal point for the residential community; compatible tith architectural character and site features of surrounding residential development Ind characteristics; and consistent with applicable City regulations (e.g., Comprehensive Plan, ;ite Plan Review section). No drive-through services permitted. 189. RESERVED. 190. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowec on lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards Ind Review Criteria for Keeping Animals. Only combinations of medium and small animals or I -ge and small animals may be permitted outright on one undeveloped gross acre. 191. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allow& on lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards Ind Review Criteria for Keeping Animals. Only combinations of medium and small animals or I -ge and small animals may be permitted outright on one undeveloped gross acre. 192. A maximum of one large animal per undeveloped gross acre, except when a farm manager ent plan has been adopted based on the King County Conservation District's Farm Conservation Ind Practice Standards showing that adequate pasturage to support a larger number of anima , is available. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Only combinations of medium and small animals or large and small anir als may be permitted outright on one undeveloped gross acre. 193. Heights exceeding the maximum height of fifty feet (50') by more than twenty five feet (25'). >ee also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 194. Provided that all colonies are registered with the Washington State Department of Agricultu in accordance with apiary law, RCW 15.60.030. 195. A maximum of three (3) pets per dwelling unit regardless of lot size. A maximum of eight (8) ets per dwelling unit may be allowed on lots over thirty five thousand (35,000) square feet in si if the keeping of animals complies with the standards of RMC 4-4-010F, General Requirement for Keeping Animals. 196. A greater number of animals per acre than are allowed as a secondary use in this Zone ma be permitted by the Hearing Examiner; provided: 21 08/12/99 a. The animal owner either lives on the property where the animal is kept or has arranged with a ter ant to care for the animal(s); b. The keeping of animals must meet the conditions of RMC 4-4-010F, General Requirements for Keeping Animals; and c. A farm management plan has been adopted based on the King County Conservation District's F rm Conservation and Practice Standards showing the adequate pasturage to support a la ler • number of animals is available. 197. Six (6) or fewer small farm animals per undeveloped gross acre are permitted in this Z ne provided: (1) the animal owner either lives on the property where the animal is kept or as arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must n yet the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No s all farm animals are allowed on lots less than one acre in size. 198. Four (4) or fewer medium farm animals per undeveloped gross acre are permitted in this Z ne provided: (1) the animal owner either lives on the property where the animal is kept or as arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must n yet the conditions of RMC 4-4-010, $tandards and Review Criteria for Keeping Animals. No mec am farm animals are allowed on lots less than one acre in size. 199. Two (2) or fewer large farm animals per four (4) undeveloped gross acres are permitted in his Zone provided: (1) the animal owner either lives on the property where the animal is kept or (as arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must n yet the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No k ge farm animals permitted on lots less than four (4) acres in size. 200. The following types of animals and associated storage buildings may be permitted in this Z( provided: (1) the animal owner either lives on the property where the animal is kept or las arranged for care for the animal(s); and (2) that the keeping of animals must meet the condit )ns of RMC 4-4-010, Standards and Review Criteria for Keeping Animals: a. More than six (6) small animals per undeveloped gross acre. b. More than four (4) medium animals per undeveloped gross acre. c. More than two (2) large animals per four (4) undeveloped gross acres. No large animals permitte( on lots less than four (4) acres. 201. A maximum of three (3) pets per dwelling unit is considered an accessory use. Between fou (4) and eight (8) household pets may be permitted by administrative conditional use permit on cts over thirty five thousand (35,000) square feet. (Ord. 4404, 6-7-1993). 202. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Over threE (3) pets per dwelling unit requires a Hearing Examiner conditional use permit. 203. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Between fou (4) and eight (8) pets per dwelling unit is permitted on lots over thirty five thousand (35,000) sq ire feet with an Administrative conditional use permit. 204. Consistent with RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 22 08/12/99 205. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of )e requirements in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 206. The single family residence shall not be located on a lot platted after the effective date of is subsection (March 2, 1997). The lot size is not greater than six thousand (6,000) square feet. The single family residence will be located on a block where a minimum of seventy perc nt 70%) of the land area of the block is utilized for single family residential purposes. The single family residence will not be located in the "Downtown Core Area" as defined in R 'C 4-2-080C, or along a street classified as a "principal", "minor", or "collector" arterial in the Rer on Arterial Street Plan. The provisions of this subsection shall expire on December 31, 1999, or upon the creation a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the u its developed under this subsection shall be treated as primary permitted uses. 207. Subject to a location in the Employment Area Valley (EAV) land use designation. See EAV T ap in RMC 4-2-080B. 208. Subject to: a. A location west of Interstate 405 and south of Grady Way. b. The use must be housed in a building containing other primary municipal functions. c. The jail must be owned by and operated by or for the City of Renton. 209. Requirements for uses not associated with a medical institution: Permitted with consider on given to community need. Use must be located within the Center Institution (CI) Comprehen ve Plan designation. Signage: For lots within one hundred feet (100') of residential zc led properties, external signage shall be subject to the provisions of RMC 4-4-100E5i. 210. Those uses with associated retail sales are subject to the provisions of Condition No. 62. 211. The Hearing Examiner may grant a conditional use permit for an off-site hazardous w ste treatment and storage facility in any zone which allows industrial and manufacturing uses hat process or handle hazardous substances; provided, that the use conforms with the criteria set forth in RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria (a) the location must comply with the State siting criteria as adopted in accordance with F :;W 70.105.210 and (b) the location of the hazardous waste treatment and storage facility is su act to site plan review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. 212. Located within the Center Institution (CI) Comprehensive Plan designation. Consideration ust be given to community need (i.e., suitable location). 213. For medical institutions when located on site more than one hundred feet (100') from mny property zoned for private residential use and producing less than ten (10) megawat of electricity. 23 08/12/99 214. For testing of medical and dental samples or specimens collected off-site. These uses shall got be located on the ground floor along street frontage in the"Downtown Pedestrian District". 215. Except where incidental to a permitted primary or secondary use. 216. Allowed as an accessory use to sales when limited to the area south of SW Grady Way nd West of SR-167/Rainier Avenue S. 217. Limited to the area south of SW Grady Way and west of SR-167/Rainier Avenue S. 218. As defined in RMC 4-9-240, Temporary Use Permits. In conjunction with a primary use v len operated primarily for employees of the industrial zone in which they are located and ;ith consideration given to community need (i.e., suitable location). 219. As defined in RMC 4-9-240, Temporary Use Permits. Consideration given to community neec 220. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirements in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Size end location of these uses will be reviewed as part of the site plan approval. 221. A maximum of eight (8) pets per dwelling unit as an accessory use. On lots over thirty ive thousand (35,000) square feet, more than eight (8) per household may be permitter by administrative conditional use permit. 222. Including accessory restaurants and accessory buildings. 223. RESERVED. 224. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone) No freestanding buildings — must be housed in a "primary use" structure. Limited external sign ge. No drive-up windows or outside automobile service shall be permitted (except for fina vial institutions). The design of structures, including signs, shall be generally consistent in char ter with surrounding uses. No exterior display of merchandise shall be permitted. 225. RESERVED. 226. Subject to RMC 4-4-110, Bulk Storage Facilities. The design of structures, including s ns, shall be generally consistent in character with surrounding uses. No drive-up windows or ou ide automobile service shall be permitted, except for financial institutions which are permitted t ,tee 3) drive-up windows in conjunction with a branch operation and integrated into the exterior vall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and se 'ice uses shall be developed as part of larger office structures. Such retail or service uses shal not stand alone and shall not occupy more than twenty five percent (25%) of any one floor )f a building whose primary use is office. Direct arterial access to individual uses shall occur ,nly when alternative access to local or collector streets or consolidated access with adjacent us is not feasible. 227. Consideration must be given to community need (i.e., suitable location) and subject tc the provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. The design of structures, including signs, shall be generally consistent in character with surrounding uses No drive-up windows or outside automobile service shall be permitted, except for fina cial institutions which are permitted three (3) drive-up windows in conjunction with a branch open ion 24 08/12/99 and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger of ce structures. Such retail or service uses shall not stand alone and shall not occupy more t an twenty five percent (25%) of any one floor of a building whose primary use is office. Direct artE ial access to individual uses shall occur only when alternative access to local or collector street: or consolidated access with adjacent uses is not feasible. 228. Consideration must be given to community need (i.e., suitable location). Gaming activities lot • permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site park ng and joint parking may be permitted within five hundred feet (500') subject to the standards of he parking and loading regulations. The design of structures, including signs, shall be gener Ily consistent in character with surrounding uses. No drive-up windows or outside automc ile service shall be permitted, except for financial institutions which are permitted three (3) drive up windows in conjunction with a branch operation and integrated into the exterior wall of a "prirr ;ry use" structure. No exterior display of merchandise is permitted. Retail and service uses shal be developed as part of larger office structures. Such retail or service uses shall not stand alone nd shall not occupy more than twenty five percent (25%) of any one floor of a building wh se primary use is office. Direct arterial access to individual uses shall occur only when alternk: ve access to local or collector streets or consolidated access with adjacent uses is not feasible. 229. Allowed where incidental to a permitted primary or secondary use and shall not exceed ti rty three percent (33%) of the gross floor area, except for floor area that is devoted to food prep ed wholly for retail sales on-site.The design of structures, including signs, shall be gene illy consistent in character with surrounding uses. No drive-up windows or outside automc )ile service shall be permitted, except for financial institutions which are permitted three (3) drivE up windows in conjunction with a branch operation and integrated into the exterior wall of a "prin ry use" structure. No exterior display of merchandise is permitted. Retail and service uses sha be developed as part of larger office structures. Such retail or service uses shall not stand alone nd shall not occupy more than twenty five percent (25%) of any one floor of a building wt -se primary use is office. Direct arterial access to individual uses shall occur only when alternE ive access to local or collector streets or consolidated access with adjacent uses is not feasible. 230. Which serve adjacent employees subject to the following conditions: No signage other than iat located on the cart itself. Cart location must be pedestrian oriented and not street oriented. art location cannot be on required landscaping or parking areas unless in a Park and Ride lot WI :re no more than a single parking space may be taken up by the cart. No more than twc (2) espresso or other temporary vendors per primary use, except for master planned office p rks over five (5) acres in size for which a maximum number of carts will be determined by the Zo ng Administrator. The design of structures, including signs, shall be generally consistent in char :ter with surrounding uses. No drive-up windows or outside automobile service shall be perm) ed, except for financial institutions which are permitted three (3) drive-up windows in conjunction iith a branch operation and integrated into the exterior wall of a "primary use" structure. No ex' -ior display of merchandise is permitted. Retail and service uses shall be developed as part of L- jer office structures. Such retail or service uses shall not stand alone and shall not occupy more ,an twenty five percent (25%) of any one floor of a building whose primary use is office. Direct ari rial access to individual uses shall occur only when alternative access to local or collector stree or consolidated access with adjacent uses is not feasible. 231. Expansion of existing retail structures subject to site plan review. Construction of new I tail buildings on the same site as existing retail buildings, subject to site plan review. Consider. ion given to community need (i.e., suitable location). The design of structures, including s ns, shall be generally consistent in character with surrounding uses. No drive-up windows or ou ide 25 08/12/99 automobile service shall be permitted, except for financial institutions which are permitted th ?.e 3) drive-up windows in conjunction with a branch operation and integrated into the exterior all of a "primary use" structure. No exterior display of merchandise is permitted. Retail and sen ce uses shall be developed as part of larger office structures. Such retail or service uses shall of stand alone and shall not occupy more than twenty five percent (25%) of any- one floor c a building whose primary use is office. Direct arterial access to individual uses shall occur c rly when alternative access to local or collector streets or consolidated access with adjacent use is not feasible. 232. Consideration must be given to community need (i.e., suitable location). Intended and desig 3d to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must De located in a "primary use" structure. Three (3) drive-up windows in conjunction with a bra ch operation. Integrated into the exterior wall of a "primary use" structure. The design of structures, including signs, shall be generally consistent in character with surrounding uses. Jo drive-up windows or outside automobile service shall be permitted, except for finar ial institutions which are permitted three (3) drive-up windows in conjunction with a branch opera an and integrated into the exterior wall of a "primary use" structure. No exterior display, of merchandise is permitted. Retail and service uses shall be developed as part of larger of ce structures. Such retail or service uses shall not stand alone and shall not occupy more t an twenty five percent (25%) of anyone floor of a building whose primary use is office. Direct art ial access to individual uses shall occur only when alternative access to local or collector street or consolidated access with adjacent uses is not feasible. 233. Consideration must be given to community need (i.e., suitable location). Intended and desig ed to serve-immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No exte la! signage. The design of structures, including signs, shall be generally consistent in chara ter with surrounding uses. No drive-up windows or outside automobile service shall be permit 3d, except for financial institutions which are permitted three (3) drive-up windows in conjunction ith a branch operation and integrated into the exterior wall of a "primary use" structure. No ext, for display of merchandise is permitted. Retail and service uses shall be developed as part of la jer office structures. Such retail or service uses shall not stand alone and shall not occupy more an twenty five percent (25%) of any one floor of a building whose primary use is office. Direct art -ial access to individual uses shall occur only when alternative access to local or collector stree' or consolidated access with adjacent uses is not feasible. 234. Consideration must be given to community need (i.e., suitable location). Intended and desk ed to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — mu, be located in a "primary use" structure. No drive-through service. Signage: For lots within )ne hundred feet (100') of residential zoned properties, external signage shall be subject to the provisions of RMC 4-4-100E5i.The design of structures, including signs, shall be gene ally consistent in character with surrounding uses. No drive-up windows or outside autom )ile service shall be permitted, except for financial institutions which are permitted three (3) driv -up windows in conjunction with a branch operation and integrated into the exterior wall of a "prir ary use" structure. No exterior display of merchandise is permitted. Retail and service uses she be developed as part of larger office structures. Such retail or service uses shall not stand alone Ind shall not occupy more than twenty five percent (25%) of any one floor of a building w Dse primary use is office. Direct arterial access to individual uses shall occur only when alterr tive access to local or collector streets or consolidated access with adjacent uses is not feasible. 235. The Hearing Examiner may grant a conditional use permit for an on-site hazardous v\ Iste treatment and storage facility in any zone, except residential, that allows the processir or handling of hazardous substances; provided, that the use conforms with the criteria set for i in 26 08/12/99 RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) re • location must comply with the State siting criteria as adopted in accordance with RC N 70.105.210 and (b) the location of the hazardous waste treatment and storage facility as subj ct to site plan review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. (C d. 4186, 11-14-1988) 236. Provided that the site is over one acre in size and the facility has a minimum setback of c e hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with 3n • administrative conditional use in this Zone if the site is under one acre or setbacks are less tt rn one hundred feet (100') from any adjacent residentially zoned parcel. 237. Provided that the facility has a minimum setback of one hundred feet (100') from any adjac nt residentially zoned parcel. May be allowed with an administrative conditional use in this Zor if the setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcc 238. Permitted use provided that the site is over one acre in size and the facility has a minim rn setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be alloy d with a Hearing Examiner conditional use in this Zone if the site is under one acre or setbacks re less than one hundred feet (100')from any adjacent residentially zoned parcel. 239. Prohibited use if site is less than one acre in size or has minimum setbacks of less than ( ie hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hear ig Examiner conditional use provided that the site is over one acre in size and the facility 3s minimum setbacks of one hundred feet (100') from any adjacent residentially zoned parcel. 240. Provided that the facility has a minimum setback of one hundred feet (100') from any adjac nt residentially zoned parcel. May be allowed with a Hearing Examiner conditional use in this Z( ie if the setbacks are less than one hundred feet (100') from any adjacent residentially zo 3d parcel. 241. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or F 14 Zone, unless the Monopole II Facility is to be constructed on property where wire] ss communication support structures presently operate, and the new Monopole II Facility will ,ot exceed the height of the existing support structures. Otherwise, may be allowed with nn administrative conditional use permit. 242. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or F 14 Zone, otherwise may be allowed with a Hearing Examiner conditional use permit. 243. Whether emergency or routine, so long as there is little or no change in the visual appearar .e, as determined by the Administrator. 244. Permitted subject to the density limitations and dwelling unit type mix requirements of ne development standards for this Zone. 245. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowec on lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards nd Review Criteria for Keeping Animals. Only combinations of medium and small animals or I_ ge and small animals may be permitted outright on one undeveloped gross acre. Front ,rd setbacks may not be included in gross area calculation. 27 08/12/99 246. Four(4) or fewer medium animals per undeveloped gross acre. No medium animals allowec Dn lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards id Review Criteria for Keeping Animals. Only combinations of medium and small animals or Ia je and small animals may be permitted outright on one undeveloped gross acre. Front } 1rd setbacks may not be included in gross area calculation. 247. A maximum of one large animal per undeveloped gross acre, except when a farm manager 1-it plan has been adopted based on the King County Conservation District's Farm Conservation nd • Practice Standards showing that adequate pasturage to support a larger number of anima' is available. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Only combinations of medium and small animals, or large and small anir als may be permitted outright on one undeveloped gross acre. Front yard setbacks may no be included in gross area calculation. 248. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of he requirements in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Except not permitted in the Auto Mall Area A: Area bounded by Grady Way South, Rainier Avenue Soul , I- 405, and Lind Avenue South. 249. See also RMC 4-11-110 and 4-4-010H, Requirements for Kennels (Nine (9) or More Animals 250. RESERVED. 251. Administrative approval under the Site Plan Review section for new neighborhood or comm pity parks which are smaller than ten (10) acres. Hearing Examiner approval, under the Site Ian Review section, for new neighborhood or community parks which are ten (10) acres or Ia Jer. Consistency with the City of Renton Parks and Trails Master Plan. Subject to applic ible commerical/civic development standards of Section 4-2-110F, Development Standard: for Residential Zoning Designations. 252. Accessory to a public or quasi-public use. The collection station is portable and temporary (r it to exceed ninety (90) calendar days out of each year). The collection station is not located or any public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. The property owners or managers shall keep the area surrounding the recycling station maint ned and clean of debris. Subject to applicable commercial/civic development standards of Secti, n 4- 2-110F, Development Standards for Residential Zoning Designations. 253. RESERVED. 254. Allowed where incidental to a permitted primary or secondary use and shall not exceed iirty three percent (33%) of the gross floor area, except for floor area that is devoted to food pre; :red wholly for retail sales on-site. If part of a mixed office/light industrial or r ixed office/manufacturing complex. (Ord. 4432, 12-20-1993) 255. Permitted when ancillary to a permitted primary use where food and beverages are served c i the premises and located in an area with an Employment Area — Valley land use designati, as shown on-the City's Comprehensive Plan Land Use Map, and located south of 1-405. 256. As defined in RMC 4-9-240, Temporary Use Permits. 257. Which would be construed as bulk storage except for the fact that they do not excee the minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. 28 08/12/99 Ire: ing Commission hotel recommendation) Only full service hotels with restaurant ar 1/or food sere' s a ilable within, or by an immediately adjacent provider, are allowed. avi `3'" Ire: Planning Commission marina recommendation) Allowed in conjunction with o'primary us Ire: Plan g Co sion commercial and non-commercial parking garage recommendat nsl • Allowed when supp g primary uses of the site, and subject to a parking management Ian acceptable to the o nton. Ire: expansion of existing manufacturing/industrial) COR 3: Use is not permitted. eL\ Co - 0 t 29 08/12/99 4-2-120 B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR DENSITY (Net Density in Dwelling Units per Acre) N/A Where a development involves a mix ofMinimumNetResidential25dwellingunitspernetacre uses then minimum resdential densityDensity shall be 16 dwellinq units per net acre. The minimum density When proposed development does not requirements shall not apply to involve a mix of uses, then minimum the subdivision, short plat and/or residential density shall be 5 dwellinq development of a legal lot one- units per net acre. half (1/2) acre or less in size as The same area used for commercial and of March 1, 1995. (Ord. 4466, office development can also be used to 8-22-1994; amd. Ord. 4631, 9-9- calculate residential density. Where 1996) commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. Maximum Net Residential N/A COR 1 and 2: 16 to 25 dwelling units per5to100dwellingunitspernet net acre, without bonus. Bonus densityDensitysrOns# y Range acre may be achieved subject to noted requirements.32 Density may be increased to one OR wellin units per net acre hundred fifty (150) dwelling units per acre subject to administrative conditional approval. COR : 50 dwellinq units per net acre. The same area used for commercia and office development can also be used toh .l_na.nnlu_tr tha_r,t1hrtiviginn- short plat andior dovoiopment of a commercial and/or office areas are 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR legal lot ono half(1/2) acre or lose utilized in the calculation of density, the in size as of March 1, 1995. (Ord. City may require restrictive covenants to 4166, 8 22 1994; amd. Ord. 1631, ensure the maximum density is not 9 9 1996) exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. LOT DIMENSIONS Minimum Lot Size None 25,000 sq. ft. None Minimum Lot Width None None None Minimum Lot Depth None None None LOT COVERAGE Maximum Lot Coverage None for properties located within the 65%29 of total lot area or 75%29 if parking 65% of total lot area or 75% if parking is for Buildings Downtown Core Area".'s is provided within the building or within a provided within the building or within a For properties located outside the parking garage. parking garage. Downtown Core Area: 65% of total lot area or 75%if parking is provided within the building or within a parking garage. SETBACKS Minimum Front Yard/0 ft. for buildings 25 ft. or less in 15 ft. 29 buildings less than 25 ft. in height.None Street Setback25.26 height.20 ft. 18'29 buildings 25 ft. to 80 ft. in Where any front yard is 15 ft. for buildings over 25 ft. in height,height. required, no building shall provided that no setbacks are 30 ft. 18.29 buildings over 80 ft. in height. he hereafter erected or required in the"Downtown Core dli44 iy Nv1 uv;,i 31 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR thereof shall be nearer the front property line than the distance indicated by the depth of the required front yard. Maximum Front Yard/ 15 ft. buildings 25 ft. or less in height. On lots abutting more than 1 street the None Street Setback 25 ft. buildings over 25 ft. in height. maximum setback shall only be applied to the primary street as determined by the No maximum is required in the Reviewing Official. Downtown Core Area".15 SETBACKS (Continued) Minimum Arterial27/ 10 ft. landscaped setback from the 10 ft. landscaped setback from the street 10 ft. landscaped setback from the street Freeway Frontage Setback street property line or, property line or, property line or, 20 ft. landscaped setback from the 20 ft. landscaped setback from the back 20 ft. landscaped setback from the back back of the sidewalk, whichever is of the sidewalk,whichever is less. of the sidewalk,whichever is less. less. Minimum Rear Yard None, unless the CD lot is adjacent to None required, except, 15 ft. if abutting or NA a lot designated Residential on the adjacent to a residential zone.2 City Comprehensive Plan, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary. Minimum Side Yard23 NA None required, except 15 ft. if abutting or NA Where any specified side adjacent to a residential zone.2 yard is required no build ing shall be hereafter erected or altered so that any portion thereof shall be nearer to the side lot line than the distance indicated by the width of the required side yard. 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS 1— _ CD CO COR nning Commission: j N/A N/A 35 foot setback from the property line I abutt1 ra-ptablie se— Mini Public Use Increased Shoreline In COR 3,where the applicable Setback Shoreline Master Program setback is less than 50 feet, the City may increase the setback up to 100% if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. LANDSCAPING Minimum Landscape 10 ft. landscaping strip except for the 10 ft., except where reduced through the NA Width Required Along " Downtown Core Area".15 site plan review process. Streets LANDSCAPING (Continued) Minimum Landscape NA 15 ft. sight-obscuring landscaping. If the NA Width Required When a street is a designated arterial, non-sight- Commercial Lot is obscuring landscaping shall be provided Adjacent to Property unless otherwise determined by the Zoned Residential2 Hearing Examiner through the site plan review process. 3,31 Minimum Landscape 15 ft. landscaped strip consistent with 15 ft.wide landscaped visual barrier con NA Width Required When a the definition of landscaped visual sistent with the definition in RMC 411120, Commercial Lot is barrier in RMC 411120; or a 5 ft. wide when abutting a residentially zoned Abutting'to Property sight-obscuring landscaped strip and property2.A 10 ft. sight-obscuring Zoned Residential a solid 6 ft. high barrier used along landscape strip may be allowed through the common boundary of resi dentiallythe site plan review process. 3.5 zoned property. 4 Minimum Landscape NA15 ft.wide sight-obscuring landscape NA VVIULII rCuHuli uu rriic11 u I . 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Commercial Zoned Lot is Adjacentt0 to Property Zoned Commercial, Office or Public/Quasi Special Requirements for NA In the Green River Valley, an additional NA Properties Located within 2% of natural landscaping shall be the Green River Valley required for developed sites as per the Planning Area"Soil Conservation Service Environmental Mitigation Agreement. These areas should not be dispersed throughout a site, but should be aggregated in one por tion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. HEIGHT 250 ft.8.17.28 COR 114: 10 stories and/or 125 five ft.8.19'28MaximumBuildingHeight, 95 ft.e.lsze except for uses having a COR 2 and 318: 10 stories and/or 125 ft.; Public Suffix" (P) pro vided the master plan includes a designation30 balance of building height, bulk and density.8,34 Maximum Building Height 20 ft. more than the maximum height 20 ft. more than the maximum height NA When a Building is allowed in the adjacent residential allowed in the adjacent residential zone.8 Adjacent to a Lot zone.8,22 Designated as Residential on the City Comprehensive Plan Maximum Height for See RMC 44140G.See RMC 44140G. See RMC 44140G. Wireless Communication Facilities SCREENING None required except when a CO lot NAMinimumRequiredforNA abuts or is adjacent to a residential zonedrl„frinnr I nariinn Renoir. r I nrcraninn Maintenance or Work landscaped berm, or a combination 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Areas thereof to achieve adequate visual or acoustical screening as determined by the Reviewing Official.' Surface-Mounted Utility Must be screened from public view. Must be screened from public view. Must be screened from public view. and Mechanical Equipment Roof Top Equipment Must be enclosed so as to be Must be enclosed so as to be shielded Must be enclosed so as to be shielded Except for shielded from view.from view. from view. Telecommunication Equipment) SCREENING (Continued) Permitted Outdoor Must be screened from adjacent or Must be screened from adjacent or abut N/A-no outdoor storage is permitted. Storage abutting properties and public rights- ting properties and public rights-of-way. of-way. Outdoor stage uses shall pro Outdoor storage uses shall provide fenc vide fences, berming, and/or land ing, berming, and/or landscaping as scaping as determined by the determined by the Reviewing Official to Reviewing Official to achieve ade achieve adequate visual or acoustical quate visual or acoustical screening. screening. r acoustidai Materials covered by buildings with Materials covered by buildings with roofs ScreeRing7 roofs but without sides shall be con but without sides shall be considered out sidered outside storage and subject to side storage and subject to the screening the screening provisions of this provisions of this Section. Section. Garbage, Refuse or Must be screened, except for access Must be screened, except for access Must be screened, except for access Dumpsters Contained points, by a sight-obscuring fence or points, by a sight-obscuring fence or points, by a sight-obscuring fence or within Specified Areas landscaping or some combination landscaping or some combination thereof. landscaping or some combination thereof. thereof. PARKING General See RMC 44080. See RMC 44080. Parking of vehicles See RMC 44080. Direct arterial access to related to commercial uses shall not be individual structures shall occur only when allowed on residential streets.alternative access to local or collec tor streets or consolidated access with 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR arkinq standard amendments for strucuture p • hallapdy to any L COR zone_ PEDESTRIAN ACCESS General NA A pedestrian connection shall be pro NA vided from a public entrance to the street, unless the Hearing Examiner determines that the requirement would unduly endan ger the pedestrian. SIGNS General See RMC 44100. See RMC 44100.See RMC 44100. LOADING DOCKS Not permitted adjacent or abutting to a NALocationNAresidentialzone.2.3 DUMPSTER Location of Garbage, NA Shall not be located within 50 ft.of a res NA Refuse or Dumpster Areas idential zoned property, except by approval by the Hearing Examiner through the site plan review process. In no case shall garbage, refuse, or dump ster areas be located within the required setback. RECYCLING COLLECTION STATION OR CENTER Location Shall not be located within any Shall not be located within any required Shall not be located within any required required landscape area. landscape area. landscape area. 36 • 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR SENSITIVE AREAS General See RMC 43050. See RMC 43050.See RMC 43050. SPECIAL REVIEW PROCESS General NA NA Because of the necessity of minimizing at- grade railroad crossings, predicting traffic volumes, and avoiding duplication of public infrastructure costs aAl properties with CROR zoning within-the same-ownership-shall be included in a p' Level II Site Plan plan -for the entire Zone to be approved in accordance with requirements in Section 4-9-200h tth, R;g Administrator. Level I Site Pplans for each phase of the project shall comply with the p approved Level II Site Plana aster-plan. SPECIAL DEVELOPMENT STANDARDS Modulation,N/A N/A COR-3 Zone: To consider Articulation, and Upper shade/shadow effects and encourage Story Setbacks compatibility, the following modulation/articulation and upper- story setbacks shall apply in the COR-3 Zone. Modulation/Articulation: Buildings that are immediately adjacent or abutting a public park, open space, or trail shall incorporate at least one of the features in items 1 through 3, and shall provide item 4: 1. Incorporate building modulation to 17 • 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR of buildings, or 2. For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or 3. Vertical and horizontal modulation of roof lines and facades of a Now minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. Upper Story Setbacks: Buildings or portions of buildings which exceed fifty feet (50') in height34 which are located within one hundred feet (100') of the shoreline shall include upper story setbacks for the façade facing the shoreline and for facades facing publically accessible plazas as follows: The minimum setback for a fifth story and suceeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story. Projects not meeting the upper story setbacks defined above may be approved through a modification process when superior design is r -- - 38 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR made for modification of these development standards pursuant to RMC section 4-9-250.D. For a modification to be granted, the project must comply with the decision and design criteria stipulated in RMC section 4-9-250.D.2 and D.4 . COR-3 Zone: To consider Planning Commission shade/shadow effects and Modu . . and compatibility, buildings that are rticulation immediately adjacent or abutting a Note —the Planning 1 ublic park, open space, or trail shall: i Commission reviewed the 1. Incorporate building modulation to proposed modulation and reduce the overall bulk and mass articulation standards, but of buildings, and slid not review the upper For each dwellin unit rovide at story setbacks. The I least one architectural protection upper story setback not less than two feet from the requirements have been wall 'lane and not less than seven added by staff in feet wide, and response to the revised conceptual plans i 13. Vertical and horizontal modulation provided by the Southport of roof lines and facades of a 1 minimum of two feet at an interval proponent subsequent to if a minimum of 40 feet on a the Planning Commission j bu i"ng face or an equivalent review.) stands hich adds interest and I quality to the roject; and 114. Provide building articulation and textural variety. 1 f 1 9 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Planning Co ion: ' COR-3: The applicant and owner, and all future owners, lessees and No Protest Agreements itenants, shall execute a no-protest agreement regarding any maintenance or operation decisions of he Cit re ardin ad'acent/abuttin en 08/12/99 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1.As designated by the Transportation Element of the Comprehensive Plan. - 2.R-1, R-5, R-8, R-10, R-14, or RM-I. 3.These provisions may be modified by the Hearing Examiner through the site plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot be fully anticipated at this time. 4.R-1, R-5, R-8, R-10, R-14, RM-I or RM-U. 5.Provided that a solid 6' barrier wall is provided within the landscaped strip and a maintenance agreement or easement for the landscape strip is secured. A solid barrier wall shall not be located closer than 5' to an abutting residentially zoned2 lot. 6. The Hearing Examiner may modify the sight-obscuring provision in order to provide reasonable access to the property through the site plan review process. 7.On lots abutting more than 1 street, the maximum setback requirement shall only be applied to the primary street as determined by the Reviewing Official. For additions to existing structures, the maximum setback requirements shall only apply when the addition is subject to the site plan review. 8.For uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no case shall building height exceed the maximum allowed by that Section. 9.Abutting is defined as "Lots sharing common property lines". 10. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". 11. The boundaries of the Green River Valley for purposes of this Section are generally defined as the Green River on the west, SW 43rd Street on the south, the base of Talbot Hill to the east, and the Burlington Northern Railroad tracks on the north. 12. points within the project (e.g., public plazas, art work, etc.), general location and size of buildings, major access points/gateways (both into the site and into the City), phasing of development, private water and/or shoreline areas, pt 4is tra i.t, cocreatien areas, vehicle and pedestrian RESERVED. 13. Heights may exceed the maximum height under Hearing Examiner conditional use permit. In consideration of a request for conditional use permit for a building height in excess of 95' the Hearing Examiner shall consider the following factors in addition to COR3ZONE\ 41 08/12/99 the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information: a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. c. Effect on Adjacent Properties: Buildings in excess of 95' in height at the proposed location shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of 95' in height is adjacent to a lot designated residential on the City Comprehensive Plan, then setbacks shall be equivalent to the requirements of the adjacent residential zone. d. Bulk: Buildings near public open spaces should permit public access and, where feasible, physical access to the public open space. Whenever practicable, buildings should be oriented to minimize the shadows they cause on publicly accessible open space. e. Light and Glare: Due consideration shall be given to mitigation of light and glare impacts upon streets, major public facilities and major public open spaces. 14. COR 1 is applied to the property known as the Stoneway Concrete Site. 15. "Downtown core area" is that area bounded by the centerlines of Smithers Avenue South from South Fourth Place to South Third Avenue and along Avenue South from South Third Street to South Second Street, bounded on the north by the Cedar River, east to Mill Avenue South, south to South Fourth Street and west to Smithers Avenue South. This area shall also extend to the west property line of those properties fronting along the west side of Logan Avenue South between South Second and Airport Way, but in no case shall the area extend more than 100' west of the Logan Avenue South right-of-way. 16. COR 2 is applied to the property known as the Port Quendall Site. COR 3 is applied to the property known as the Shuffleton site. 17. Heights may exceed the maximum height by up to 50' with bonuses for plazas and other amenities, subject to a Hearing Examiner's conditional use permit. 18. A reduced minimum setback of no less than 15' may be allowed for structures in excess of 25' in height through the site plan review process. 19. Additional height may be allowed; provided, the applicant can demonstrate provision of the following significant public benefits: COR3ZONE\ 42 08/12/99 a. Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site; b. Provision of 5 affordable units per 50 units, which meet the provisions of the housing element of the Comprehensive Plan; c. Provision of an additional 25' setback from the shoreline above that required by the Shoreline Management Act; d. Establishment of view corridors from upland boundaries of the site to the shoreline; e. Water related uses. If the applicant wishes to reach these bonus objectives in a different manner, a system of floor area ratios may be established for the property to be determined at the time of site plan review. Furthermore, the master plan must address the impact of this height on neighboring area and mitigate these impacts. 20. The maximum setback may be modified by the Reviewing Official through the site plan review process if the applicant can demonstrate that the site plan meets the following criteria: a. Orient development to the pedestrian through such measures as providing pedestrian walkways, encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Create a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promote safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. The Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site plan: a. due to factors including but not limited to the unique site design requirements or physical site constraints such as sensitive areas or utility easements; or b. one or more of the criteria would not be furthered or would be impaired by compliance with the maximum setback; or c. any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. 21. In consideration of a request for conditional use permit for additional building height the Hearing Examiner or Zoning Administrator shall consider the following factors it COR3ZONE\ 4 08/12/99 addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information. a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. (Ord. 4404, 6- 7-1993) c. Effect on Adjacent Properties: Buildings height shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of the maximum height is proposed adjacent to or abuts a lot designated R-1, R-5, R-8, R- 10, R-14 or RM-I, then the setbacks shall be equivalent to the requirements of the adjacent residential zone if the setback standards exceed the requirements of the Commercial Zone. (Ord. 4593, 4-1-1996) 22. Heights may exceed the maximum height under Hearing Examiner conditional use permit. 23. Exceptions: Eaves and cornices may extend over the required side yard for a distance of not more than 2'. Accessory buildings when erected so that the entire building is within a distance of 30' from the rear lot line may also occupy the side yard of an inside lot line. (Ord. 1905, 8-15-1961) 24. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 25. Eaves, cornices, steps, terraces, platforms and porches having no roof covering and being not over 42" high may be built within a front yard. 26. Exception: When 40% or more, on front foot basis, of all property on 1 side of a street between 2 intersecting streets at the time of the passage of this Code has been built up with buildings having a minimum front yard of more or less depth than that established by the Code, and provided, that the majority of such front yards do not vary more than 6' in depth, no building shall be built within or shall any portion, save as above excepted, project into such minimum front yard; provided, further, that no new buildings be required to set back more than 35' from the street line in the R-2 or R-3 Residential Districts, nor more than 2' farther than any building on an adjoining lot and that this regulation shall not be so interpreted as to reduce a required front yard to less than 10' in depth. (Ord. 1472, 2-18-1953) 27. Includes major or secondary arterials as defined in the arterial street map of the City's 6 Year Transportation Improvement Plan. Arterial Streets within the Central Business District — bounded by the Cedar River, FAI 405 Freeway, South 4th Street, Shattuck Avenue South, South Second Street, and Logan Avenue South — shall be exempt from this setback requirement. COR3ZONE\ 44 08/12/99 28. Exception for Community Facilities: The following development standards shall apply to all uses having a UP" suffix designation. Where these standards conflict with those generally applicable, these standards shall apply: a. Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if "pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. b. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of 75' to the highest point of the building: i) When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); ii) When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line, and; iii) On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 29. Except with approved master site plans. 30. All uses having a "Public Suffix" (P) designation are subject to the following: Height: Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if "pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of 75' to the highest point of the building: a. When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); b. When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line; and c. On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as COR3ZONE\ 4 08/12/99 recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 31. Through the site plan review process, the Hearing Examiner may waive the sight- obscuring provision in order to provide reasonable access to the property. 32. Where included, affordable units must meet the provisions of housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, a transfer of density may be allowed for other portions of the site. Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre may be allowed; provided there is a balance of height, bulk and density established through a floor area ratio system and/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provision may be allowed; provided, there is a balance of height, bulk and density established addressing the following public benefits: a) Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site, b) Provision of an additional twenty five foot 25') setback from the shoreline above that required by the Shoreline Management Act, c) Establishment of view corridors from upland boundaries of the site to the shoreline, d) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area ratios may be established for the property to be determined at the time of site plan review as approved by Council. 33. RESERVED —for Convenience Commercial Zone Amendments 34. COR-3 Zone Only: Buildings or portions of buildings which are within one hundred feet 100') of the shoreline shall not exceed a maximum height of seventy five feet (75'). COR3ZONE\ 46 I 08/12/99 TABLE 4-8-120C LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS 10%Notice of Intent to Annex 60%Petition to Annex Affidavit of Installation of Public Infor matron Sign Applicant Agreement Statement(for wireless communication facilities) Applicant's Confirmation of Condition Compliance Application Fee per RMC 41170 x x Assessment Information Authorization for Abatement Binding Site Plan Map Business License Application for Home Occupation Calculations,Survey Colored Display Maps 1 1 Construction Mitigation Description S Draft Deed for Any Proposed Dedica tion of Land for Public Purposes Draft Homeowner's Association Doc 4 uments,if applicable COR3ZONE\ 47 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS EQF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Draft Restrictive Covenants,If any 4 Drainage Control Plan 5 5 Drainage Report 4 4 Elevations,Architectural 12 Elevations,Grading 4 Environmental Checklist 12 12 Existing Covenants(recorded copy) 5 5 Existing Easements(recorded copy) 5 5 Final Plat Plan Floodplain Map,if applicable 12 12 Floor Plans 5 Geotechnical Report 5 5 Grading Plan,Conceptual 12 12 Grading Plan,Detailed Inventory of Existing Sites(for wire less communication facilities) COR3ZONE\ 48 08/12/99 LAND_USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS EOF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Justification for the Comprehensive Plan Amendment and,if applicable, Rezone Justification for the Conditional Approval Permit(nonconforming structure) Justification for the Conditional Approval Permit(nonconforming use) Justification for Conditional Permit Request Justification for Rezone Justification for Variance Request King County Assessor's Map Indicat ing Site Landscaping Plan,Conceptual 5 5 Lease Agreement,Draft(for wireless communication facilities) Legal Description 12 12 Letter Describing Proposed Home Occupation Letter from Property Owner Letter to Examiner/Council Stating Reason(s)for Appeal per RMC 48110C3 COR3ZONE\ 49 I 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Letter Explaining Which Comprehen sive Plan Text/Policies Should Be Changed and Why List of Affected Property Owners within Annexation Area Boundary List of Surrounding Property Owners 2 2 Lot Line Adjustment Map Mailing Labels for Property Owners 2 DLI a` S` —Cu) * 1(s Map of Existing Site Conditions Map of View Area(for wireless corn munication facilities only) Master Application Form 12 12 Mobile Home Park Plan Monument Cards(one per monu ment) Neighborhood Detail Map 12 12 Parking, Lot Coverage and Land 5 5 soaping Analysis Photo Simulations(for wireless corn munication facilities only) Plan Reductions(PMTs) 1 1 Postage x x COR3ZONE\ 50 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Plat Certificate Preapplication Meeting Summary,if 5 5 any Preliminary Plat Plan Project Narrative 12 12 Proposal(non-project,e.g.,draft ordi nance,plan or policy) Proposal Summary(non-project) Public Works Approval Letter Routine Vegetation Management Application Form Screening Detail,Refuse/Recycling 12 Service Area Map(for wireless corn munication facilities only) Short Plat Plan Short Plat Plan,Final Site Plan, Level I 12 Site Plan,Level II 12 Site Plan,Shoreline Permit Statement Addressing Basis for Alter nate and/or Modification COR3ZONE\ 51 08/12/99 LAND USE TYP site Plan,Level I Site Plan,Level II APPLICATIONS EOF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Statement Addressing the Basis for the Shoreline Permit Exemption Request Statement Addressing the PUD's Relationship to the City Comprehen sive Plan Survey Title Report or Plat Certificate 4 4 Topography Map(5 contours) Traffic Study 5 5 Tree CuttingNegetation Clearing Plan 4 4 Tree CuttingNegetation Plan, Approved Utilities Plan,Generalized 5 5 Wetlands Delineation Map 12 12 Wetlands Study 5 5 COR3ZONE\52 08/12/99 1.This information is required only for those home occupations that will have customer visits,more than six(6)business deliveries per week,or external indication of commercial activity. 2.Level of detail limited to scope listed in RMC 49210A. 3.Level of detail required may be reduced by Administrator. 4._For conditional use permit applications for wireless communication facilities,the applicant shall submit a preliminary sketch(five(5)copies)for preliminary staff review prior to submittal 5.Only required for projects requiring a public hearing. 6.Only required for residential projects requesting modification to special development standards in a Centers Residential Demonstration District Section 4-3-120.B.3,or for any development subject to special develoment standards requiring upper story setbacks in the Center Office Residential—3(COR-3) Zone,Section 4-2-120.B. Number of required copies (if any) is indicated in each column unless waived by the Development Services Division. COR3ZONE\53 08/12/99 DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 18. Definitions R: Report on Design Criteria for Modifications: A written evaluation issued by the Economic Development, Neighborhoods and Strategic Planning Administrator. This report assesses whether a proposed project qualifies as a superior design and is eligible for modification of development standards based on adopted criteria of Section 4-3-250.D.3pd D.4 19. Definitions S: 3 as or Site Plan, Level (Land Ucc Review: A single fully dimensione plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and alleys, e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse and recycling areas, freestanding lighting fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/or use, COR3ZONE\ 54 08/12/99 iii. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot,and wildlife habitat), vi. Allowable and proposed building height, vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: Number of stalls required, by use; number of stalls provided, by Use, Sizes of stalls and angles, Location and number of handicap stalls, compact, employee and/or guest parking stalls; Location and size of curb cuts, Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, Location of wheel stops, Loading space, Stacking space, Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, Square footage of interior parking lot landscaping. Site Plan, Land Use, Level II: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) consisting of a conceptual plan indicating the following: a. Information from Site PIar Level I items a, b, and c. b. A legend listing the following must be included on one of the sheets: Total square footage of the site, Square footage (by floor and overall total) of each individual building and/or use, Total estimated square footage of all buildings (footprint of each building), COR3ZONE\ 55 08/12/99 Percentage estimate of lot coverage, Square footage estimate of all landscaping (total and parking lot), Allowable and proposed building height, Building setbacks proposed and required by Code, Parking analysis, including estimated number, size, and type of stalls required, by use and number of stalls provided, by use. c. General location and size of buildings and uses, d. Phasing of development, e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops, f. Critical areas, q. Focal points within the project (e.q., public plazas, art work, gateways both into the site and into the City, etc.) h. Private and public open space provisions, and recreation areas i. View corridors, I. Public access to water and/or shoreline areas. COR3ZONE\56 08/12/99 4-9-200 SITE PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site plan approval ( both Level I — detailed site plan review and Level II — conceptual site plan review) shall be to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City of Renton. Site plan elements subject to this Section include, but are not limited to, site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking and loading arrangements, and illumination. Site planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review does not include design review, which addresses the aesthetic considerations of architectural style, exterior treatment and colors. Site plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known, but before final building plans are completed. The intent of site plan approval shall be: 1. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 2. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on- and off-site; 3. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas; 5. To protect the desirable aspects of the natural landscape and environmental features of the City by minimizing the undesirable impacts of proposed developments on the physical environment; 6. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 7. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 8. To promote the creation of"campus-like" and "park-like" settings in appropriate zones; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; COR3ZONE\ 57 08/12/99 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-1986) 8 A secondary purpose of site plan review regulations is to provide a process for Level II site plan approval whereby a conceptual plan, indicating the physical and functional interrelationships between uses and facilities on the site, and allowing consideration and mitigation of potential impacts that could result from large scale site and facility development, can be approved and vested to current zoning without the level of detail necessary for Level I site plan approval. B. APPLICABILITY: 1. Level I Site Plan Review: No building permit shall be issued for any use requiring Level I site plan approval pursuant to this Section until the Environmental Review Committee has determined that a public hearing is not required or the Hering ExaminerReviewing Official has approved or approved with conditions the site plan application. All building permits issued shall be in compliance with the approved Level I site plan. Site plan review, Level I. is required for: 4a. All Development in Certain Zones: All development in the Industrial Light (IL), Commercial Office (CO) and Public Use (P-1) Zones and CC, CN, CD, CA, CS,, COR, and the Residential Use — Maximum 10 Units per Acre (R-10), Manufactured Housing Park (RMH), Residential Multi-Family (RM) and Residential Use—Maximum 14 Units per Acre (R-14) Zones, 2.b Specified and Secondary Uses: Secondary uses and other uses specified within each zoning district, provided that: a:i Exceptions for Secondary Uses: Where secondary uses are required to file an application for a site plan review by the provisions of the zoning regulations, but would otherwise be exempt from the site plan review requirements, the decisions of the Zoning Administrator shall not be subject to public notice and comment, or the requirement for a public hearing. (Ord. 4404, 6-7-1993) 2c Development within the Valley Planning Area: All development within the Valley Planning Area. 4d. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. 2. Level II Site Plan Review: Applicability: Level II Site Plan Review is optional in all zones listed in section 4-9-200.B.1, except the COR zones where it is required pursuant to Section 4-2-120.B, Special Review Process. C. EXEMPTIONS: COR3ZONE\ 58 08/12/99 1. Development Exempt from Site Plan Review in All Zones (except R-10 -"'-`i R-141andCORzones): In all zones, the following types of development shall be exempt from the requirements of site plan review: a. Interior Remodels: Interior remodel of existing buildings or structures, provided: i. The alterations conform with any prior approved site plan; and ii. The alterations do not modify the existing site layout. b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-1986) c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7- 1986) 2. Development Exempt from Site Plan Review in the R-10-and1 R-14, and COR Zones: In the R-10 and, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: i. an the R 10 Zone, all All development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4- 9-070, Environmental Review Procedures, excluding shadow platting of 2 or more units per Section 4-2-110F. ii. In the R 10 Zone, development Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. as defined in Section '1 2 110F ab. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. d—Planned Unit Developments. COR3ZONE\ 59 08/12/99 lac. R-10, R-14, and COR Zones: i_ Exterior remodeling or expansion of an existing detached or semi-attached eiftgle4amily home and/or primary residence, excluding the addition-of a new dwelling unit(s). eii. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6 17-1996) eiii. Conditional Use Permits. fiv. Off-Premises Signs (Billboards). gv. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7-1986) vi. R-10, R-14, and COR Zones - Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review. Except for Level II Site Plans which may require hearings pursuant to Section 4-9-200.G9.b or c, A—a public hearing before the Hearing Examiner shall be required for all projects net reyiewed p Frsu ant to RMC 1 9 21 Master Site Plan Approval, if: (Ord. 4551, 9-18-1995) 1. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or 2. Applicant Requests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) semi-attached or attached residential units; b. One hundred thousand (100,000) square feet of gross floor area in the IL or CO Zone or other zones in the Valley Planning Area; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM, CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or COR3ZONE\ 60 08/12/99 f. Ten (10) acres in size. 4. Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is adjacent to or abutting the following residential zones: RC, R- 1, R-5, R-8 and R-10. (Ord. 4551, 9-18-1995) E. DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS: j art . • The Hewing Examiner and City etaffReviewinq Official shall review and act on site plans based upon comprehensive planning considerations and the following criteria. These criteria v'S are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or 1 reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following: y 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use; and j. Prevention of neighborhood deterioration and blight. k. Special Review Criteria —COR Zones: i. The plan is consistent with the Planned Action Ordinance, if applicable; and, ii. The plan creates a compact, urban development that includes a compatible mix of uses where appropriate; and iii. The plan provides an overall urban design concept that is internally consistent, and harmonious with development on adjacent sites; and COR3ZONE\ 61 08/12/99 iv. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; and v. The plan provides view corridors to the shoreline area where applicable; and vi. Public access is provided to water and/or shoreline areas; and vii. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items; and viii. The plan assures adequate access to public streets; and ix. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. 2. Waiver of Further Consideration of Level I Criteria: Approval of a Level II Site Plan which was not combined with a Level I site plan application may have satisfied portions of RMC 4-9-200.F and the Reviewing Official or his or her designee has discretion to waive those portions of the requirements that have been satisfied by the Level II site plan approval. Whenever the Zoning Administrator or his or her designee has discretion to note those portions of the requirements as having been satisfied by the Level II plan approval, such sections of the Code shall be detailed and that portion of the approved Level II plan wherein the requirements were satisfied shall be cited by the Reviewing Official or his or her designee in the approval of subsequent phases and waive further consideration of them. F. ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS: 21. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the Zoning Code and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than,intended under the spirit of the Zoning Code; COR3ZONE\62 f 1 08/12/99 e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like" or"park-like" settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 32. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 43. Review of Circulation and Access: COR3ZONE\ 63 08/12/99 a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; h. Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 54. Review of Signage—All Zones, Site Plan Level I: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. (Ord. 3981, 4-7-1986) 65. Special Review Criteria and Process for Proposals within an Aquifer Protection Area (APA): Prior to the issuance of any permit in an aquifer protection area, a finding must be made that the proposal will not impact the quantity or quality of water in the aquifer on a short-term basis, long-term basis, or cumulatively in conjunction with other existing or proposed uses. a. Authority and Responsibility for Finding: The required finding shall be made by the Hearing Examiner for all proposals which are subject to approval by the Hearing Examiner pursuant to RMC 4-1-050F. All other findings shall be made by the Water Utility.Engineer. COR3ZONE\ 64 08/12/99 i.i c is t, . . b. Review Criteria: The required finding shall be based on the activities to be conducted, substances that will be stored, handled, transported, treated, used or produced, and the potential for these activities or substances to degrade the groundwater quality. 76. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards. b. Underground hazardous waste treatment and storage facilities shall comply with RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations. c. Hazardous waste treatment and storage facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the.City of Renton. d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits. e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. (Ord. 4186, 11-14-1988) FG. SITE PLAN REVIEW PROCEDURES: 1. General: All site plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. (Ord. 3981, 4-7-1986) 2. Preapplication Conference Recommended: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site plan review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. (Ord. 3981, 4-7-1986) 3. Submittal Requirements and Application Fees: Shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with Section 4-9- 200.B, an applicant may submit: a. A Level I site plan; or b. A Level II site plan; or c. A combined Level I/Level II site plan for the entire site: or d. A Level II site plan addressing the entire site, and a Level I site plan(s) for one or more phases of the site that address(es) less than the entire site. COR3ZONE\ 65 08/12/99 4. Public Notice and Comment Period Required: Whenever a completed site plan application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. (Ord. 3981, 4-7-1986) 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9- 070, Eriyironmental Review Procedures. (Ord. 4008, 7-14-1986) Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed site plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. 6. City Notification of Applicant: After the departmental comment period, the Development Services Division shall notify the applicant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting between the applicant and appropriate City representatives. The applicant shall have the opportunity to respond to the notification either by submitting a revised site plan application, by submitting additional information, or by stating in writing why the recommendations are considered unreasonable or not acceptable. 7. Revisions or Modifications to Site Plan Application: Whenever a revised site plan or new information is received from an applicant, the Development Services Division may recirculate•the application to concerned departments. Consulted departments shall respond in writing within ten (10) days with any additional comments. In general, the City's environmental determination of significance or nonsignificance pursuant to RMC 4-9-070, Environmental Review Procedures, will not be issued until after final departmental comments on the site plan or revised site plan are received. (Ord. 3981, 4-7-1986) 8. Special Review For Planned Actions; A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. If found consistent with the Planned Action Ordinance including required conditions and mitigation measures, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4-9-200.G.7. Once these steps have been completed, the Zoning Administrator shall forward the Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4- COR3ZONE\ 66 08/12/99 9-200.d.r.frifrthe'application is still found to be inconsistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Review Committee to determine if additional environmental review is required. The application shall then follow the process, subsections 9.b for Level II Site Plans with no applicable Planned Action Ordinance. If the application is modified to be consistent with the Planned Action Ordinance, the Zoning Administrator shall forward the proposed Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. 89. Environmental Review Committee to Determine Necessity for Public Hearing: a. Level I Site Plans: Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing on the site plan for those projects that have not been reviewed as part of a master Level II site plan pursuant to RMC 4-9- 210200, Master Site Plan Approval. (Ord. 4551, 9-18-1995) Where a Level II site plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Level II Site Plans without Planned Action Ordinance, or Combined Level I/II Site Plans Without Planned Action Ordinance: i. COR Zones: The Hearing Examiner shall consider the application and hold a public hearing consistent with Section 4-9-200.G.12, except the Examiner shall issue a recommendation rather than a decision. The City Council shall consider the recommendation of the Hearing Examiner and issue a decision on the application. ii. Other Zones: The provisions of 4-9-200.D shall apply. Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing before the Hearing Examiner on the site plan. If a hearing_ is required, the procedures in Section 4-9-200.G.12 shall apply. c. Level II Site Plans Under Planned Action Ordinance or Combined Level I/II Site Plans Under Planned Action Ordinance: The Environmental Review Committee shall consider the following criteria to determine if a hearing before the Hearing Examiner should be held regarding the Level II Site Plan and any associated site plan applications. A hearing before the Hearing Examiner is required unless both of the following criteria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and, ii. The environmental impact statement for the, Planned Action reviewed preliminary conceptual plans for the site which provided the public and decisionmakers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. COR3ZONE\ 67 08/12/99 If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. If a hearing is not required, the Zoning Administrator shall render a decision on the proposed application consistent with Section 4-9-200.G.10. 010. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site plan application requires a public hearing may be appealed within fourteen (14) days to the HearingExaminerpursuanttoRMC4-8-110E, Appeals. (Ord. 3981, 4-7-1986) 4011. Administrative Approval of Site Plan: When the Environmental Review Committee determines that a public hearing is not required, the proposed site plan shall be deemed approved, subject to any environmental mitigating measures that may be a part of the City'sdeclarationofsignificanceornonsignificance. (Ord. 4551, 9-18-1995) 4412. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site plan application. (Ord. 3981, 4-7-1986) b. Examiner's Decision: After conducting at least one public hearing on the site plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. The Hearing Examiner shall approve a site plan if the applicant demonstrates that the proposed site plan is consistent with the general purposes of this Section and with the review criteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, landscaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walkways, parking and loading areas, emergency access, curbs, planting areas, and signs. When only a portion of a site is proposed for development, such power to condition, modify or fix shall be exercised only for that area which is directly related to or may be impacted by the actual proposed development. To the extent necessary to meet the site review criteria and to the extent necessary to compensate for the impacts attributable to the proposed development, the Hearing Examiner may impose additional requirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; COR3ZONE\ 68 08/12/99 iv. Improvements to identified or planned public rights-of-way, including paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or pedestrian paths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site plan can be made consistent with the review criteria and general purposes by alternative modifications to the site plan, the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site plan. If a public hearing on the site plan application has already been closed, the modifications proposed by the applicant shall be administered according to subsection 6-I of this Section. e. Denial of Site Plan: If the Hearing Examiner finds that the site plan application cannot be made consistent with the general purposes and review criteria of this Section by requiring reasonable conditions, then the site plan shall be denied. f. Limitations on Authority: The authority to condition or deny site plan applications should be exercised to the minimum extent necessary to protect the public interest and welfare as expressed in the purposes of this Section. (Ord. 3981, 4-7-1986) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: 1. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. Gi. MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Major adjustments to an approved site plan require an amended application pursuant to subsectionG of this Section. The review and approval shall rest with the approval body which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-1986) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: (Reserved) U. TIMING OF BUILDING PERMITS: {Reserved) Building permits shall not be issued until the appeal period for an approved Level I Site Plan has expired. dK. EXPIRATION AND EXTENSION OF-SITE PLAN APPROVAL: 1. Level I Site Plan: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the COR3ZONE\ 69 08/12/99 approval body which approved the original site plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986) 2. Level II Site Plan: For a non-phased Level II Site Plan or a combined and non-phased Level I/Level II Site Plan approval, the approval body shall determine an appropriate expiration date for the site plan which may exceed two years, but shall not exceed five years. An applicant shall submit a Level I Site Plan for the site within the specified time frame if a Level I Site Plan was not combined with the Level II Site Plan application. The Zoning Administrator may grant a one year extension for good cause provided the applicant submits a request 45 days in advance of the original expiration date. t4L. EXCEPTION TO TWO (2) YEAR TIME LIMIT FOR LEVEL I OR LEVEL II PHASED PROJECTS:L-Lv-v I ,5 .- L (ycfr rmn to i,ul.a-ea (,.) 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site plan approval is being requested. In every case, the site plan application and review shall cover at least that portion of the site which .is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. 2. Authority for Extension of Time: The Hcoaring Examiner Reviewing Official may grant site plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection ti--K of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested for:the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application. (Ord. 3981, 4-7-1986) IM. APPEALS: Any decision on an administrative site plan approval shall be appealed as an administrative decision pursuant to RMC 4-8-110, Appeals. Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Section, must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-1995) COR3ZONE\ 70 08/12/99 4 9 210 SITE PLAN APPROVAL, MASTER: A. PURPOSE: The master site at the conceptual stage for lnce sisten1 conditions and approves. T process is also to p-ovvde a plan for the physical and functional interrelationships between uses and facilities on the site, and to plan for and mitigate potential impacts that could result from large scale site and facility development. Ord. 1551, 9 18 1995) ite Plan Review. developments will be approved, conditioned or denied by administrative determination B. APPLICABILITY: Master site plan review is particularly appropriate to include, but not be limited to, the following types of developments: 1. Development which will occur over a period of five (5) years or more. 2. Development which consists of improvements on the same site, with or without a certainty of order of development. timing of development. geographically se any other category listed above which: a. will be developed repetitiously, periodically, or over an extended time period due to size, dispersed' location. periodi us or uncertainty of funding, or b. have been iden-t+fi-ed in the City^ Comprehensive Pl applicable, capital facilities plan or have been the subject of a public hearing. Exemptions• (Reserved) C. SUBMITTAL REQUIREMENTS AND APPLICATION FEES: COR3ZONE\ 71 08/12/99 Applications. O. DECISION CRITERIA: 1. Scale, Spaces, Uses and Form of imprevements: The master plan application shah and functional interrelationships of the proposal. the proposed development with its surrounding ar as and what public amenities will be provided, if any. 3. Appropriate Level of Plan Detail: The Hearing Examiner may refuse to approve any master site plan application if the Examiner feels there is inadequate detail upon which to render such an approval under this Section. However, the level of detail must be appropriate for the master site plan proses,leaving individual details to -the administrative site plan process. For example, the master site plan g a-ppFoval should include consideration of safety and efficiency of vehicle and pedestrian access over the entire site. 4. Site Specific Development Standards: Applisants are encouraged to consult with staff sed limits as to total t 4k for The types of uses, or the E. OPTIONAL COMBINED APPLICATION: The applicant may wish to provide more detail-than what is required by this Section and may Examiner with the approval of an individual phase of the master site plan that would otherwise be subject to administrative approval pursuant to subsection G of this Section. F.REVIEW PROCESS: 1. Authority: A hearing to consider a master site pl 1. 2. Conditions Limited: The Examiner will have the same authority for approval, denial, and modification as granted to r • relate to the master plan itself and the Examiner's a proval should not Fequire site specific details such as landscaping, buffering, location of walkways, etc. except to establish general project criterla-as se Site Plerr fie' iery Decision Criteri COR3ZONE\ 72 08/12/99 cite plan approval, approve- certain elements of the master site plan application, or conditionally approve and/or defer other elements or issues for administrative site plan review. For example, the Examiner could approve the setbacks and approximate square plan review stage. G. SUBS€QU NT ADM-I STRATIV€ ARRROVAL O€-INBIVID n oHASEc Once a master site plan has been app Section and is still in effect, any -n4ividuat phase, structure or improvement will be subject to individual site plan approval pursuant to RMC '1 9 200, Site Plan Review, except that the g Examiner administrative consideration of approval of individual phases of a master site plan, there shall be public notification of such application announcing that the application has been days. The public notice shall be posted and published in the same manner as would be a 2. Waiver of Site Plan Requirements by Administrator: Approval of the master site plan may or his'oht4designee h discretion waive those portions of the requirements of RMC 0 200 that have been satisfied by the master site plan approval. Whenever the department of RMC 'l 9 200 as having been satisfied by the master site plan approval, such sections of requirements were satisfied shall be cited by the department administrator or his or her them. 3. Three (3) Types of Administrative Approvals: There may be three (3) types of administrative site plan approval: is consistent with c. An approval following major modification to the master site plan approval pursuant to subsection H1 of this Section. H. -MbIFIC TIONS TO APPROVED MASTER SITE R ANS COR3ZONE\ 73 08/12/99 department administrator or his or her designee will consider if the basic design-p a project-, intensity and depsity are not changed. 1. Major Modif+eafions: Meier r eelif+ca#+ee to are approved raster site plan will require a the approved master site plan. 2. Minor Modifications: Minor modifications will be permitted by 0 overall floor area over that pr b. will not have a significantly greater impact on the environment and facilities than the approved plan; I. EXPIRATION TIME FOR NONGOVERNMENTAL SITE PLANS: 1. General: The master site plan approval granted under subsection F of this Section shall complexity, ca-pital-Fequirements, market necessitie actors, but should be flexible 2. Normal Expiration Time: Normally, master site pia to ten (10) Years. involves mere than a single phase, than a time limitation shall be established for this Section, failu-re to commence construction of any individual phase w thin the + me li is d, the Hearing Examiner can grant an approval that will be valid for up to twenty (20) years. a. Ten (10) Year Review Hearing: Whenever a master site plan approval is granted for more than ten (10) yeiars, there shall be a review hearing of the approval at the hearing to review th et;-the development pattern in nally propos d in order to determine that xaminer determines upon clear, cogent, and convincing evidence that there has COR3ZONE\ 74 08/12/99 project would not receive approval if considered initially at the time of the review hearing and would not be in the public interest, in which case the master site plan red vested under this J.EXTENSION: be given, which two (2) year extension of arr individual phase shall likewise extend the master site plan approval for two (2) years, and the master site plan approval as a whole five (5) year extension without prior Hearing Examiner approval. Such extension may be public hearing. is EXPIRATION TIME FOR GOV€RNM€NT L SIT€ PL N ^DDDn\/AI c• Governmental units including, but not limited to, any Mu--idpal corporation established under the laws of the State of Washington which are required to plan undef the Growth Management Act or otherwise, and are required to or have developed a capital facilities plan and funding plan, may obtain a governmental site plan approval. The governmental master site plan approval for City of Renton projects shall be valid for sib ) ears er th covered by the capital facilities plan, whichever is shorter. The governmental master site of the capital facilities plan required pursuant to approvals. Any governmental master site plan approval may be extended following any change to the capital facilities plan, Pnancinth phasing or duration of the plan if it is determined by the administration that such oh governmental master site plan approval. L.RECOGNITION OF EXISTING MASTER PLANS: undergone City scrutiny and have complied with SEPA, and which meet the -general M. VESTING: elements, phases and improvements shown or described in a master site plan, if approved, or approved-with conditions, shall vest upon-master site plan approval. At the time of building permit application, or administrative site plan approval, the improvements shall be designed COR3ZONE\ 75 vtrtr 08/12/99 N. APPEALS OF ADMINISTRATIVE SITE PLAN DECISIONS: MC 1 8 110, App als. The approval shall remain in effect unless the Hearing Examiner determines upon clear, whether legal or factual, such that the project would not recei-ve approval if considered w net be in the publ+s interest, in which vested under this Section. Such a determination by the Hearing Examiner would be J1+ • COR3ZONE\ 76 08/12/99 4-9-250.D. MODIFICATION PROCEDURES: 1. Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be subject to approval by the Planning/Building/Public Works Department upon submittal in writing of jurisdiction for such modification. Application will be made prior to detailed engineering and design. 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b. Will not be injurious to other property(s) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5- 8-1995) 3. Additional Decision Criteria Only for Center Residential Demonstration District: 4.ADDITIONAL DECISION CRITERIA ONLY FOR CENTER OFFICE RESIDENTIAL-3 COR-3) ZONE: For a modification to special upper story setback standards in the COR-3 zone, RMC Section 4-2-120B, the Department shall rely on the recommendations contained within the Report on Design Criteria for Modifications prepared by the Economic Development, Neighborhoods and Strategic Planning Administrator or designee as the basis for approval or denial of the request. In addition to the criteria in Section 4-9-250.D.2, the request for modification in the COR-3 zone requirements for upper story setbacks shall meet all of the following criteria: a.In comparison to the standard upper story setbacks, the proposed building design will achieve the same or better results in terms of solar access to the public shoreline trails/opens space and publically accessble plazas; the building will allow access to sunlight along the public trail/open space system and plazas abutting the shoreline during daytime and seasonal periods projected for peak utilization by pedestrians. b.The building will create a step in perceived height, bulk and scale in comparison to buildings surrounding the subject building. COR3ZONE\ 77 i iPot7 Marilyn Petersen To: webgirl@seanet.com Subject: RE: Comments re Southport Dear Ms. Petersen: Thank you for your comments regarding the Southport development. Copies will be provided to Councilmembers prior to the public hearing scheduled for October 11, 1999, and your comments will be entered into the record. If I can provide additional information, please contact me. Sincerely, Marilyn Petersen City Clerk/Cable Manager From: webgirl@seanet.com To: Marilyn Petersen Subject: Comments re Southport Date: Saturday, October 02, 1999 4:23PM I have been interested in this project; however, every meeting recently has coincided with a doctor appointment. And now the October 11 public hearing is scheduled when I have already made plans to be out of town. Could you please ensure that my comments are considered. First and foremost, I do not believe adequate analysis of traffic has been done. The plan mentions a study AFTER the development is done to determine impacts. The time to do studies is now; certainly there is modeling software available to allow complicated "what if" scenarios. Just the impact of traffic from the new housing developments you have OK-d in Kennydale are going to put us way over the top. There is no improvement to Exit 5, 6 or 7 good enough to make the traffic load acceptable. There is no improvement to Exit 5, 6 or 7 good enough to make the traffic load acceptable. There is no improvement to Exit 5, 6 or 7 good enough to make the traffic load acceptable. There is no improvement to Exit 5, 6 or 7 good enough to make the traffic load acceptable. There is no improvement to Exit 5, 6 or 7 good enough to make the traffic load acceptable. There is no improvement to Exit 5, 6 or 7 good enough to make the traffic load acceptable. I hope I have made my point . . . Second, having population targets out into the 2000's is absolutely ludicrous. Our city has reached critical mass now. Can't you see that? Roads can be schmooched just so much to accommodate more traffic and then the mission of the City changes from "economic development" to "maintenance and quality-of-life enhancement." And the traffic capacity is usually reached long before every last little bit of land has been rezoned R10 or R14 for developers. We have reached critical mass in this city. Just look at the traffic at the bottom of the Fairwood Hill, at the top of the Fairwood Hill, at the Springbrook shopping center intersection, on 405/167. Need I Cd.; 7-AAGef Bz Page 1 go on? Sue Carlson's job description needs to focus on quality-of-life instead of more development. And speaking of 405/167, just where were the City of Renton planners during the redesign of S•curves? We still have an S-curve, it just got moved; and we have less capacity for getting on and off the freeway at the 405/167 interchange than we had with the old highway. Somebody sure didn't do any traffic modeling on that one. Are you going to turn Exit 5, 6, and 7 on Highway 405 into another fiasco like that one? I do not have confidence in what the City is doing and what the City is planning. With prudent management of funds we would have a working pool, because it would have been adequately maintained and repaired. And then when it was time for replacement, the funds for capital improvements would have been already been set aside. With prudent management of funds, you would not have had to float a bond to get needed fire equipment last year. It is a question of priorities, and I hope 1-695 passes overwhelmingly; that will be the only way we voters will get the message to you. Run city finances just like we must run our family financies: set priorities, allocate funds, get rid of the fluff, use credit sparingly. Spending money on advertising our City is frivilous; and just because it is hotel/motel tax revenues doesn't mean it's OK to spend that money foolishingly. If you have to advertise to make people think everything is hunky-doory in this city, then we definitely have reached critical mass. I would have rather seen that money go for a low cost loan to the poor guy who had the brewery in Renton so he wouldn't have had to close. That was a great business, one that did the city proud. But we have two downtown tatoo parlors. Yeh! Inez Petersen 3306 Lake Washington Blvd North #2 Renton, WA 98056 425-255-5543 webgirl@seanet.com Page 2 I CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the l lth day of October, 1999, at 7:30 p.m. as the date and time for a public hearing to be held in the seventh floor Council Chambers of the Renton Municipal Building, 1055 S. Grady Way, Renton, 98055, to consider the following: 1.Southport Comprehensive Plan amendments, rezone, and Code amendments; 17 acres located adjacent to Lake Washington between Coulon Park on the east and Boeing on the west (Formerly known as Shuffleton Steam Plant, 1101 Lake Washington Boulevard N.); proposed Planned Action Ordinance considers redevelopment concepts to mixed use development including residential, commercial and office uses as well as recreational amenities. 2. La Pianta development agreement, Comprehensive Plan amendments, and rezone; 94.2 acres located on south side of NE 3`d/4,between Edmonds Avenue NE (if extended) and Monroe Avenue NE; proposal includes changing 74.2 acres to Residential Options (R-10) and 20 acres to Residential Planned Neighborhood designation (R-14). All interested parties are invited to attend the public meeting and present written or oral comments regarding the proposal. The Municipal Building is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Call 430-6510 for additional information. Maril sen City Clerk Published South County Journal October 1, 1999 9/30/99 — Notice mailed to 129 parties per attached list. M , w SuUTHPORT VICINI'I r MAP Ilh. Gene Coulon Park - Lake Washington Shoreline C N.:. is\.• ',,----.., ..----- ci> i SOJTHPORT O a 3N O 01 r a e 411 i V00 q' 1 C \ * Ci 2); 1 1 1>1 11111 l i 1 fJ t r o L 1 II C\- -\\ \-----"'--.--'- A.____--X 7--- I 11 f r I i 11 t i 1 x I ccs C, Y o Neighborhoods & Strategic Planning Site boundary P 0. Dennison0. 4% To 23 February 1999 0 O O 800t I 1 :4,800 JfvlptlL. /was c t.-4c..,u-r Diane G.Esmay Il ph Evans m Browne PO Box 59264 3306 NE 11th Place 1003 North 28th Place Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 Correen Orton Shirley Milliren Marge Richter Legacy Partners 1020 N.28th Place 300 Meadow Avenue N. 1756 114th Avenue SE,Suite 135 Renton,WA 98056 Renton,WA 98055 Bellevue,WA 98004 Paul Bergen Elizabeth Warman Seco Development Enviro Issues Manager,Local Government Relations Attn: Rex Allen 101 Stewart Street#101 The Boeing Company 10843 NE 8th Street Seattle,WA 98101 PO Box 3707 MC 14-49 Suite 200 Seattle,WA 98124-2207 Bellevue,WA 98004 Celia Barton Bob Boyd John Anderson State Dept.of Natural Resources Puget Western Inc. Puget Sound Air Pollution Control \gency 950 Farman Street N.19515 North Creek Prkwy,Suite 310 110 Union Street,Suite 500 PO Box 68 Bothell,WA 98011 Seattle,WA 98101-2038 Enumclaw,WA 98022-0068 Larry Fisher Bruce A. Coffey Larry Martin Dept.of Fish and Wildlife Foster Pepper&Shefelman PLLC Vulcan Northwest Region 4 Office 1111 Third Avenue,Suite 3400 110 110th Avenue NE,#550 16018 Mill Creek Blvd. Seattle,WA 98101-3299 Bellevue,WA 98004 Mill Creek,WA 98012 David Halinen James Hanken Mr.Robert Cugini,VP Halinen Law Offices,P.S. Schwabe Williamson&Wyatt 4101 Lake Washington Boulevard 10500 NE 8th, Suite 1900 US Bank Centre,Suite 3400 PO Box 359 Bellevue,WA 98004 1420 Fifth Avenue Renton,WA 98057 Seattle,WA 98101-2339 Chuck Wolfe Donald E.Marcy Marleen Mandt Foster Pepper&Shelfelman PLLC Caimcross&Hempelmann,P.S. 1408 N.26th Street 1111 Third Avenue,Suite 3400 701 Fifth Avenue Renton,WA 98056 Seattle,WA 98101-3299 Seattle,WA 98104-7016 Renee Perrault Darrel Inglemund Dick McCann 2520 Park Place N. North Renton&Kennydale Defense Fund Perkins Coie LLP Renton,WA 98056 1309 N.30th Street 1201 Third Avenue,40th Fl. Renton,WA 98056 Seattle,WA 98101-3099 Inez Petersen Charles E.Maduell Kevin Teague 3306 Lake Washington Blvd.N#2 Perkins Coie LLP 1111 3'I Avenue,#3400 Renton,WA 98056-1909 1201 Third Avenue,48th Floor Seattle,WA 98101 Seattle,WA 98101-3099 Richard Wagner Rosemary Quesenberry Dennis McLerran 2411 Garden Court N. 3609 SE 18th Court Puget Sound Air Polution Conti Agency Renton,WA 98056 Renton,WA 98058 110 Union Street,Suite 500 Seattle,WA 98101-2038 Barbara Questad Environmental Planner K.C.Wastewater Treatment Division 821 Second Avenue Seattle,WA 98104-1598 76fX t(t) Iscv t./..-4 ..-)::i i .revs r Joann R.Ausen any Babb James Bergman 1331 Kennewick Ave.NE 1316 Lincoln Place NE 1164 Aberdeen Ave.NE Renton WA 98056 Renton WA 98056 Renton WA 98056 Ronald Bergman Northern Santa Fe Burlington Carl Colasurdo 2208 NE 12th Street 1700 E.Golf Road#400 1507 Jones Ave.NE Renton WA 98056 Schaumburg IL 60173 Renton WA 98056 John Dechaineau Robert Edwards James Fox 1325 Kennewick Ave.NE 3719 Park Ave.No. 1313 Kennewick Ave.NE Renton WA 98056 Renton WA 98056 Renton WA 98056 Jan Frandsen Gene Galyean Lauree Galyean 1701 NE 14` s St. 18458—8t Ave. So. 1208 Lincoln P1.NE Renton,WA 98056 Seattle,WA 98148 Renton,WA 98056 Greg Gamer Howard Enterprises,Inc. Han Huynh 1209 Lincoln Pl.NE PO Box 79014 1713 NE 14th St. Renton WA 98056 Seattle,WA 98119 Renton WA 98056 Ireisen Properties,Inc.Thomas Keller Mosley Kirkman PO Box 80612 1408 Jones Ave.NE 1002 N. 35th St. Minneapolis,MN 55408 Renton WA 98056 Renton WA 98056 Gary Land William Lewis Nicholas&Tracy Lorrigan 11404—137t Ave.SE 1401 Jones Ave.NE 1724 NE 141 St. Renton WA 98059 Renton WA 98056 Renton WA 98056 James Martindale James Medzegian Andy Nguyen 9712—237` s Pl. SW 11914 SE 78th St. 1318 Kennewick Ave.NE Edmonds,WA 98020 Newcastle WA 98056 Renton WA 98056 Puget Sound Energy Liddy LLC Rich Larry Schluter PO Box 90868 6202 S. 151st Place 1702 NE 14th St. Bellevue WA 98009 Tukwila WA 98188 Renton WA 98056 Don Schumsky David Sudduth B.D.Thanedar 2019 Jones Ave.NE 1425 Jones Ave.NE 1707 NE 14th St. Renton WA 98056 Renton,WA 98056 Renton WA 98056 The Boeing Company The Boeing Company The Boeing Company PO Box 3703 PO Box 3707 PO Box 3707,M/S 1F-09 Seattle WA 98124 Seattle WA 98124-2207 Seattle WA 98124 Luong Vu Harris Watson Max Williams 1513 Jones Ave.NE 1319 Kennewick Ave.NE 1409 Jones Ave.NE Renton WA 98056 Renton WA 98056 Renton WA 98056 El S IcL1ve,1S Puget Sound Air Pollution Control Agcy Alda Wilkinson Daily Journal of Commerce 110 Union Street, #500 Boundary Review Board PO Box 11050 Seattle, WA 98101-2038 810-3rd Avenue,#608 Seattle, WA 98111 Seattle,WA 98104-1693 Dept. of Natural Resources-SEPA Duwamish Tribal Office Jerry Opatz PO Box 47015 140 Rainier Ave S, Suite 7 U.S.E.P.A. Olympia, WA 98504-7015 Renton, WA 98055 1200-6th Ave,M/S WD-136 Seattle,WA 98101 Journal American KC Dept.of Public Works City of Kent 1705 - 132nd Avenue NE Solid Waste Division Planning Department Bellevue, WA 98005 400 Yesler Way,Room 600 220-4th Avenue South Seattle,WA 98104-2637 Kent,WA 98032-5895 King Co. Resource Planning King Co. Courthouse King County Dev. &Environ. S vices 900 Oakesdale Avenue SW EIS Review Coordinator Rm 400 Attn: SEPA Section Renton, WA 98055-1219 516 Third Avenue 900 Oakesdale Avenue SW Seattle, WA 98104 Renton, WA 98055-1219 King Co. Public Library King Co. Soil Conservation WA Environmental Council ATTN: Susie Wheeler ATTN: Jack Davis 615 -2nd Avenue, Ste 380 300 -8th Avenue North 935 Powell Avenue SW Seattle, WA 98104 Seattle, WA 98109 Renton, WA 98055 Rod Malcom,Fisheries Puget Sound Energy Puget Sound Water Quality Muckleshoot Indian Tribe ATTN: EIS Review Abbot Raphael Hall 39015 - 172nd Avenue SE 915 South Grady Way MS PV-15 Auburn, WA 98002 Renton,WA 98055 Olympia, WA 98504--0900 Renton Chamber of Commerce Renton School District#403 Central Environmental Health 300 Rainier Avenue North 300 SW 7th Street 172 -20th Avenue Renton, WA 98055 Renton,WA 98055 Seattle, WA 98122 Seattle Post-Intellegencer Seattle Times-Eastside Edition gria412169014getg Ertc. Swe >son Business News Business News Seattle Public Utilities 101 Elliot Avenue West PO Box 70 710-2nd Avenue, 9th floor Seattle, WA 98111 Seattle, WA 98111 Seattle, WA 98104-1712 WA ST Dept. of Ecology State Dept. of Ecology(2 copies) Dept. of Ecology SEPA Register Environmental Review Section Attn: EIS Review PO Box 47703,PV-11 PO Box 47703 Northwest Regional Office Olympia, WA 98504-7703 Olympia, WA 98504-7703 ellB - 160th Avenue SE Bellevue,WA 98008-5452 State Dept. of Ecology Don Hurter Larry Fisher Attn: Shorelands Permit Coordinator WSDOT WA Dept.of Fish&Wildlife M/S PV-11 15700 Dayton Ave N,MS-122 do Dept.of Ecology Olympia, WA 98504 PO Box 330310 3190—160th Avenue SE Seattle,WA 98133-9710 Bellevue,WA 98008 WA Dept. of Fish&Wildlife KC Wastewater Treatment Division City of Tukwila 600 Capital Way North Environmental Planners Planning&Bldg Dept. Olympia,WA 98501-1091 821 Second Avenue,M/S 81 6200 Southcenter Blvd. Seattle,WA 98104-1598 Tukwila,WA 98188 US West Phil Schneider U.S. Army Corp. of Engineers Attn: Cheryl Sanderson WA Dept.of Wildlife Seattle District Office 1600-7th Avenue,Rm 2512 16018 Mill Creek Blvd. PO Box C-3755 Seattle,WA 98191 Mill Creek,WA 98012 Seattle, WA 98124 U.S.Dept. of Agricultur Secretary's Representative Dennis Ryan, CAUP Soil Conservation Offic, U.S.Dept.of Housing&Urban Dev. University of Washington 935 Powell SW 909 First Avenue 410 Gould Hall,JO-40 Renton,WA 98055 Seattle,WA 98104 Seattle,WA 98195 South County Journal Valley Medical Center Puget Sound Energy PO Box 130 400 South 43rd Street Washington Natural Gas Company Kent, WA 98035 Renton,WA 98055 815 Mercer Seattle, WA 98111 Puget Sound Regional C luncil Regional Transit Authority City of Bellevue 1011 Western Avenue,#.00 1100 Second Avenue,Ste 500 Dept.of Planning&Community Dev. Seattle,WA 98104-1035 Seattle, WA 98101-3423 eB Box 90012 Attn: EIS Reviewer Bellevue,WA 98009-9012 Attn:Environmental Services Fire Department Hearing Examiner Lee Wheeler) Renton Public Library Renton Public Library Mayor-- Highlands Branch(2) Main Branch(3) Parks Board (1) Jim Shepherd) Planning Commission Community Services Dept. P/B/PW Dept. Police Dept. Gregg Zimmerman Economic Development City Attorney DeeAnn Kirkpatrick Jeff Chan,Aquatic Research Group City of Mercer Island National Marine Fisheries Services Fish &Wildlife Svc/US Dept. Interior Development Services Dept. 7600 Sand Point Way NE, Bldg 1 510 Desmond Drive SE, Suite 102 9611 SE 36th Seattle, WA 98112 Lacey, WA 98503 Mercer Island,WA 98040 City of Newcastle Mike Rowswell Ikuno Masterson 13020 SE 72nd Place, Suite A WUTC King County, ESA Policy Offic, Newcastle, WA 98059 P.O. Box 47250 500 Yesler Street Olympia, WA 98504-7250 Seattle, WA 98104 I I1lI1) BUCHER, WILLIS & RATLIFF DIMMM\ COR.Ii)RATIO N MEMORANDUM TO: Rebecca Lind FROM: Lisa Grueter 6 SUBJECT: Southport - Attachments to the Comprehensive Plan Amendments Ordinance DATE: Friday,October 01, 1999 Project # 99289.01 Attached are two exhibits for the Comprehensive Plan Amendments Ordinance that you will be preparing with Larry Warren. Please let me know if you need anything else related to Southport. A disk with the policy amendment page is attached should you need to add anything else. Owen prepared the map and could make any other changes you may need. Separately, I am forwarding the Southport Rezone Ordinance and the Municipal Code Amendments to Larry Warren for his office to finalize. I am assuming that we are making the ordinances ready for the City Council meeting dated October 18,1999. Please let me know if the ordinances will be approved on any other schedule. Feel free to give me a call if you need anything else. Thanks. 2003 WESTERN AVENUE, SUITE 100 SEATTLE,WASHINGTON 981 21-21 93 206/448-2123 • FAX: 206/441-1622 LAND USE ELEMENT POLICIES The Land Use Element policies and text are amended to read as follows. Policies not listed remain unchanged. Policy LU-125. Commercial uses such as retail and services should also be permitted provided that they support the primary uses of the site and are architecturally and functionally integrated into the development. An exception to this limitation on commercial uses may occur if a major commercial use providing high economic value to the City is proposed with multiple businesses, and is designed with the scale and intensity envisioned for COR. Policy LU-131. Maximum residential density on the various COR sites should range between 30 to 50 dwelling units per acre. The same area used for commercial and office development can also be used to calculate residential density. When proposed development does not involve a mix of uses, then minimum residential density should be 5 dwelling units per net acre. Policy LU-136. Consistent with the locational criteria for Centers,Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations or publicly owned properties. Center Office Residential designations placed next to higher intensity zones such as industrial, or next to public uses, may provide for a transition to lesser intense designations. Site design of Center Office Residential properties should consider the long-term retention of the adjacent or abutting industrial or public uses. COMPREHENSI, PLAN AMFADME.T 99 -M- 2 Employment Area — Industrial to Center 0-nice/Residential j, 11111111' Gene Coulon Park - b.., lik‘Lake Washington Shoreline 1. IIPPIkiiii SOUTHPORT PP" Do o 5.! ci-km,c)ti ti 4 v _l t 111111 u pP 1co1a A Neighborhoods & Strategic Planning Site born lacy Qo P 0. Dennison Dennison O 8 September 1999 0 40000 00 1 :4,800 4 p CITY OF RENTON A. r 1, - inadont Office of the City Clerk 9 fa 1055 South Grady Way - Renton Washington 98055 t c# at-, : 0 .3 a 5 r• F ADDRESS SERVICE REQUESTED y d 72O4260t u.s. restr,cE 10 n? 99 FCM PRESORTED SEA WA 981 pC,Ukk p)Ak cit \Cd110'l t7i7::-VIr Ikuno Masterson 7' O King County, ESA Policy Office y 500 Yesler Street 1 r. " f' Seattle, WA• 98104 i:: 1 ra l ,; : c 1!1!1it1t1ltt11!t!1!1tt11ltt1t1t1l1it1!1t11t!!1 Z CITY OF RENTON 2= Office of the City Clerk pit E. o 71094•, SEP 3 0 8$ :«. 4 — 3 ® 5 i South Grady Way - Renton Washington 98055 a ADDRESS SERVICE REQUESTED t a tt" 9 st F ang Vs. _ittl F/1 i.si l'w..r.... 1 i....fir.—.'•` :,. _.. . ,...i i 4. Ikuno Masterson 3 King County, ESA Policy Office 500 Yesler Street Seattle, WA 98104 Cs,A51:1^I a i J S; RnREZS Y t Pe1URN Tu SENDER Cil 4ces-1-4-f7entrea. lilllliliiliiltlfitiilllllllillilililliilllililiilliillllliill 4 `return to sender 4. fee due 500 1" 5 p First-Class Mail Postage and Fee' 'aid USPS Permit No. G-10 CITY OF RENTON j,; i Office of the City Clerk c w F r r d _ i 1055 South W Renton Washington i' b s u t rGradyay- LL i e u i 0 ? : ADDRESS SERVICE REQUESTED 1.1Fiirt.• !!! 1;;likliAillIf",qii 114;41,1; W U CC .4-Jan Frandsen iLLJ 1701 NE 14a St. M Renton,WA 98056 F..„cc fr O PRAN701 960563007 1599 17 10/05/99 O LI_ FRANDSEN FORM 9547 10665 SE 23RD 8Ta'(f) BELLEVUE WA 96004-7206 0. D AVID IId„Ld,11„,IL.,,Iullnd,Llll,„t16„11,,,6L„II,1 Curf tif c NOT DELI VERAF'.E 066 AS.41 DRESSED U L UNABLE TO FORWARD " T' j i 4 ! 4 ` ! 4RETURNTOSENDERv lliltilititlltii!ltlttllllliltiltltiltli,lllltliilil return to sender 4 fee due 500First Class Ma Postage and F !s Paid USPS Permit No. G-" 14 CITY OF RENTON o: 4. 4.-r tl;.s FamilOfficeoftheCityClerkw,. 1055 South Grady Way-Renton Washington 98055 Q a I 0 i'i;s Fi<i At z 0 3 U 5 fc: cn-III ADDRESS SERVICE REQUESTED a-it men /• j;a.` io.s.:nstt.cc fW U David Sudduth III1425 Jones Ave.NE IU) U) LC) Renton,WA 98056 J tOSUDD42590056900711991710/OS/990 SUDDUTH FORM 9547 OP36 DOE RDMONREWA9272-20D5 W• a 11174 41•9li66 LI„1. 1.;h11,.d.,LIuLII.Iu,II,I,Iu,II,I,I,.,I,1I 666/ - vas 40T DELI VERABLE Y AS ADSSED tit) UNABLE TO FORWARD z' SJRETURNTOSENDERc)W / `') to ll,l,ilSlliiltii,I,liil,lililtiltli,l,litlilltlilll! 711 I CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: September 28, 1999 TO: Marilyn Petersen Larry Warren FROM: Sue Carlson _,,fr-------- SUBJECT:Southport Planned Action Ordinance For the public hearing scheduled for October 11, 1999, attached is the proposed Planned Action Ordinance reviewed by the Planning and Development Committee last week. All attachments are provided. If persons are interested in background information, a staff report to the Planning and Development Committee was prepared on September 15, 1999. A public hearing handout will be prepared next week for the agenda. The Ordinance was prepared by Lisa Grueter, and reviewed by ERC and Zanetta Fontes. If needed, a disk can be sent to you with the Ordinance file. Please let me know if you have any questions (ext. 6591). Thank you. cc: Lisa Grueter CITY OF RENTON, WASHINGTON ORDINANCE NO. WHEREAS, RCW 43.21C.031 and WAC 197-11-164, - 168, and —172 allow and govern the application of a Planned Action designation; and, WHEREAS, in Resolution 3379, the City indicated its intent to study and consider a Planned Action designation for the Shuffleton Steam Plant site, also known as the Southport site; and, WHEREAS, a Supplemental Environmental Impact Statement (SEIS) has been prepared for a portion of the Shuffleton Steam Plant site, entitled the Southport Development Planned Action Supplemental Environmental Impact Statement, and such document considers the potential environmental impacts of a phased mixed-use project on approximately 17 acres of property within the City limits; and, WHEREAS, with Ordinance the City has amended the Comprehensive Plan Land Use Map for the subject area from Employment Area—Industrial (EA-I) to Center Office Residential (COR); and, WHEREAS, with Ordinance the City has amended the Zoning Map from Industrial— Heavy(III)to Center Office Residential(COR) ; and, WHEREAS, this Ordinance would designate certain land uses and activities as"Planned Actions" which would be consistent with the Center Office Residential (COR) designation and zone; NOW,THEREFORE,THE CITY OF RENTON DOES ORDAIN: Section 1: Purpose. The City of Renton declares that the purpose of this ordinance is to: A. Set forth a procedure designating certain project actions within the subject site as Planned Actions"consistent with state law, RCW 43.21C.031; and, B. Provide the public with an understanding as to what constitutes a Planned Action and how land use applications which qualify as Planned Actions will be processed by the City; and, C. Streamline and expedite the land use permit review process for this site by relying on completed and existing detailed environmental analysis for the subject site; and, D. Combine environmental analysis with land use planning. It is the express purpose of this ordinance that all the City's development codes be applied together with the mitigation framework described in Section 3 of this Ordinance for the purpose of processing Planned Actions. Section 2: Findings. The City Council finds that: A. The Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) addresses all significant environmental impacts associated with the Planned Action scenarios described in the SEIS for Plans A, B, and C as referenced therein; and, 1 B. The mitigation measures contained in the Mitigation Document, Exhibit A of this Ordinance, together with the City's development standards, are adequate to mitigate the significant adverse environmental impacts of the Planned Action scenarios,Plans A,B, and C; and, C. The expedited permit review procedure set forth in this Ordinance is and will be a benefit to the public, protects the environment, and enhances economic development; and, D. Opportunities for public involvement and review have been provided, and comments have been considered which have resulted in modifications to mitigation measures and Planned Action conceptual alternatives. Section 3: Procedure and Criteria for Evaluating and Determining Projects as Planned Actions. A. Planned Action Site. The Planned Action designation shall apply to approximately 17 acres of property commonly referred to as the Shuffleton Steam Plan site, also known as the Southport site, and referred to in this Ordinance as the "subject site." The property is illustrated in Exhibit B, and legally described in Exhibit C. Additionally, the Planned Action designation shall apply to any off-site improvements necessitated by the proposed development on the subject site, where the off-site improvements have been analyzed in the SEIS. B. Environmental Document. A Planned Action designation for a site-specific permit application shall be based on the environmental analysis contained in the Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) issued by the City on September 9, 1999. The Mitigation Document, Exhibit A, is based upon the analysis in the SEIS. The Mitigation Document, together with existing City codes, ordinances, and standards shall provide the framework for the decision by the City to impose conditions on a Planned Action project. Other environmental documents incorporated by reference in the SEIS may also be utilized to assist in analyzing impacts and determining appropriate mitigation measures. C. Planned Action Designated. Uses and activities described in the SEIS, subject to the thresholds described in Section 3.D, and subject to the mitigation measures described in Exhibit A, are designated Planned Actions pursuant to RCW 43.21.C.031. D. Planned Action Thresholds. 1.Land Use. Subject to the mitigation measures described in Exhibit A, the following land uses and development levels, together with their customary accessory uses and amenities described in the SEIS, are Planned Actions pursuant to RCW 43.21.C.031: a)Land Uses. The following uses are the primary uses analyzed under the Proposed Action Alternatives identified in the SEIS: 1) Office 2) Retail commercial, including restaurants 3) Attached residential dwellings 4) Hotel 2 b) Land Use Review Threshold. The Planned Action designation applies to future development proposals which are comparable to or within the range established by SEIS Proposed Action Plans A, B, and C as shown below: Use/Height Plan A Plan B Plan C Multifamily Residential Units 543 581 377 Retail Area in Sq. Ft. 38,000 38,000 30,000 Commercial Area in Sq. Ft. 500,000 750,000 500,000 Hotel Area in Sq.Ft. (rooms) N/A N/A 115,800(220) If future proposed plans exceed the maximum development parameters reviewed, supplemental environmental review may be required under SEPA Rules. If proposed plans significantly change the location of uses in a manner which would negatively affect land use compatibility (for example, move commercial and office uses in such a manner that they would not buffer residential uses from the nearby manufacturing uses), additional SEPA review would be required. 2.Building Heights and Thresholds: Building heights shall not exceed the maximum heights allowed in the Center Office Residential (COR) Zone. The maximum building heights reviewed in the SEIS are as shown on Exhibit D. In comparison with the building heights reviewed in the SEIS, a proposed increase in height greater than 10% shall required additional SEPA review addressing aesthetics and shadows. 3.Building Setbacks: Refer to Exhibit A, Land Use and Aesthetics/Light and Glare Mitigation Measures. 4.Open Space: Refer to Exhibit A, Land Use,Aesthetics/Light and Glare, and Parks Mitigation Measures. 5.Transportation: a) Trip Ranges: The range of trips reviewed in the SEIS are as follows: Trip Generation Net New Trips Reviewed in SEIS Time Range-Net New Trips AM Peak Hour 355-1,273 PM Peak Hour 370-1,355 Daily Total 2,898-11,202 b) Trip Threshold: Uses or activities which would exceed the maximum trip levels shown above must complete additional SEPA review. 3 411 c) Road Improvements: The Planned Action would require off-site road improvements at the Park Avenue/Garden Avenue/Lake Washington Boulevard intersection, the intersection located at the shared Site/Gene Coulon Park entrance and Lake Washington Boulevard, and along Lake Washington Boulevard between the two identified intersections. These road improvements have been analyzed in the SEIS. Significant changes to the road improvement plan that have the potential to significantly increase impacts to air quality, water quality, fisheries resources, or noise levels beyond the levels analyzed in the SEIS would require additional SEPA review. 6.Earth: A significant change in amount of grading assumed in the preliminary grading plans analyzed in the SEIS which has the potential to adversely affect water quality or fisheries shall require additional SEPA Review. 7.Air Quality: A significant change in configuration, increase in building heights, or significant decrease in setbacks between residential and manufacturing uses, which could affect localized air quality and odor conditions would require additional SEPA Review. For the purposes of air quality analysis: a) A significant change in configuration to the Planned Action scenarios Plans A, B, or C) reviewed in the SEIS, would be a 10% or greater decrease in the minimum building setbacks between uses and the shared property line with The Boeing Company. Or, a 10% or greater change in setbacks between buildings to be constructed on the subject site which have the potential to negatively affect building downwash. b) A significant decrease in the setbacks between residential and manufacturing uses would be a 10% or greater decrease in the minimum building setbacks between residential uses and the shared property line with The Boeing Company. c)Significant building height changes would equal a 10% or greater increase in height above the maximum heights reviewed in the SEIS. 8.Water. The following changes to the Planned Action scenarios reviewed in the SEIS would require additional SEPA review: a) Change in peak flows to Johns Creek significantly exceeding the options reviewed in the SEIS. b) Increase in number of outfalls to Johns Creek or Lake Washington beyond proposals reviewed in the SEIS. 9. Fisheries Resources: In-water construction or in-water uses or activities shall require additional SEPA Review. 10. Public Services and Utilities: A significant increase in the number of square feet or dwelling units beyond the maximum number reviewed in the SEIS would require additional SEPA review to address impacts to Fire,Police, Schools,Parks,Water, Wastewater, Solid Waste, as applicable. E. Planned Action Review Criteria. 1.The Director of Development Services, or the Director's designee, is hereby authorized to designate a project application as a Planned Action pursuant to RCW 43.21C.031(2)(a), if the project application meets all of the following conditions: 4 S a) The project is located on the subject site as described in Section 3A, or is an off-site improvement directly related to a proposed development on the subject site; and, b) The project is consistent with the Renton Comprehensive Plan adopted under RCW 36.70A; and, c) The project's significant environmental impacts have been adequately addressed in the SEIS; and, d) The project complies with the Planned Action thresholds in Section 3D of this Ordinance; and, e) The Director has determined that the project's significant impacts have been mitigated through the application of the Mitigation Document in Exhibit A, as well as other City requirements and conditions, which together constitute sufficient mitigation for the significant environmental impacts associated with the proposed project; and f)The proposed project complies with all applicable local, state and federal regulations, and where appropriate,needed variances or modifications or other special permits have been requested; and, g) The proposed project is not an essential public facility. F.Effect of Planned Action. 1.Upon designation by the Director that the project qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an environmental impact statement(EIS), or any additional review under SEPA. 2.Being designated a Planned Action means that a proposed project has been reviewed in accordance with this Ordinance, and found to be consistent with the development parameters and environmental analysis included in the SEIS. 3.Planned Actions will not be subject to further procedural review under SEPA. However, projects will be subject to conditions designed to mitigate any environmental impacts which may result from the project proposal, and projects will be subject to whatever permit requirements are deemed appropriate by the City under State and City laws and ordinances. The Planned Action designation shall not excuse a project from meeting the City's code and ordinance requirements apart from the SEPA process. G. Planned Action Permit Process. The Director shall establish a procedure to review projects and to determine whether they meet the criteria as Planned Actions under State laws and City codes and ordinances. The procedure shall consist, at a minimum, of the following: 1.Development applications shall meet the requirements of RMC Chapters 4-8 and 4-9. Applications shall be made on forms provided by the Department and shall include a SEPA checklist or revised SEPA checklist [where approved through WAC 197-11-315(2)] or such other environmental review forms provided by the Planning/Building/Public Work Department. The checklist may be incorporated into the form of an application; 5 2.The Director shall determine whether the application is complete as provided in RMC Chapter 4-8. 3.If the project application is within an area designated as a Planned Action, the application shall be reviewed to determine whether the proposed application is consistent with and meets all of the qualifications specified in Section 3 of this Ordinance. 4.Upon review of a complete application by the City, the Director shall determine whether the project qualifies as a Planned Action. If the project does qualify, the Director shall notify the applicant, and the project shall proceed in accordance with the appropriate permit procedure, except that no additional SEPA review,threshold determination,or EIS shall be required. 5.Public notice for projects that qualify as Planned Actions shall be tied to the underlying permit. If notice is otherwise required for the underlying permit, the notice shall state that the project has qualified as a Planned Action. If notice is not otherwise required for the underlying permit,no special notice is required. 6.If a project is determined not to be a Planned Action,the Director shall notify the applicant and prescribe a SEPA review procedure consistent with the City SEPA procedures and state laws. The notice to the applicant shall describe the elements of the application that result in disqualification as a Planned Action. 7.Projects disqualified as a Planned Action may use or incorporate relevant elements of the environmental review analysis in the SEIS prepared for the Planned Action, as well as other environmental documents to assist in meeting SEPA requirements. The Environmental Review Committee may choose to limit the scope of the SEPA review to those issues and environmental impacts not previously addressed in the SEIS. Section 4: Time Period. This Planned Action Ordinance shall be reviewed no later than December 1, 2004 by the Development Services Director to determine its continuing validity with respect to the environmental conditions of the subject site and vicinity and applicability of Planned Action requirements. Based upon this review, this Ordinance may be amended as needed, and another review period may be specified. Section 5: Conflict. In the event of a conflict between the Ordinance or any mitigation measures imposed pursuant thereto and any ordinance, or regulation of the City, the provisions of this Ordinance shall control,EXCEPT provision of any Uniform Code shall supersede. Section 6: Severability. Should any section, subsection, paragraph, sentence, clause or phrase of this Ordinance or its application be declared unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to any other person or situation. Section 7. Effective Date. This Ordinance shall be effective upon its passage, approval, and five days after publication. 6 PASSED BY THE CITY COUNCIL this_day of 1999. Marilyn J.Petersen,City Clerk APPROVED BY THE MAYOR this_day of 1999. Jesse Tanner,Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: 9/28/99] 7 EXHIBIT A SOUTHPORT PLANNED ACTION MITIGATION DOCUMENT U)( Y 0 u Y'‘„( 5 Prepared By: City of Renton Economic Development/Neighborhoods & Strategic Planning Department With Assistance By: Bucher,Willis and Ratliff Corporation September 17, 1999 zt CITY OF RENTON Y Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 17, 1999 Dear Reader: Attached is a copy of the Mitigation Document for the Southport Planned Action, City of Renton, Washington. The proposed Southport Planned Action considers potential redevelopment concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. Redevelopment concepts review changes from the current industrial uses to a mixed use development including, residential, commercial, and office uses as well as recreational amenities, which will require a Comprehensive Plan Amendment/rezone, and several development permits. A Planned Action Ordinance is anticipated to be adopted for the proposal. The proposal is located adjacent to Lake Washington between Gene Coulon Park on the east and Boeing manufacturing operations on the west. Access is located from Lake Washington Boulevard. A Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and further environmental review under SEPA, for each specific development phase, would not be necessary if it is determined that each phase is consistent with the development levels specified in the Planned Action Ordinance. A Supplemental Environmental Impact Statement (SEIS) was required for the proposal under 43.21C.030(2)(c) and RMC 4-9-070. The impacts described in the Southport Development Planned Action SEIS and other information on file with the City of Renton are the basis for the mitigating measures established in the Mitigation Document. This Mitigation Document is designated by the City of Renton as the first decision document for the proposal. Upon issuance of this Mitigation Document, a twenty (20) day appeal period commences. Pursuant to WAC 197-11-680 and RMC 4-8-110.E, the adequacy of the Supplemental Environmental Impact Statement and the Mitigation Document may be appealed. Appeals must: 1) state specific objections of fact and/or law; 2) be submitted in writing by 5:00 p.m. October 7, 1999; and 3) be accompanied by a filing fee of $75.00. Appeals should be addressed to Fred J. Kaufman, Hearing Examiner, City of Renton, Renton Municipal Building, 1055 South Grady Way, Renton, WA 98055. If you would like additional information, please contact Sue Carlson, City of Renton, Economic Development/Neighborhoods & Strategic Planning Department at 425-430-6591. For the Environmental Review Committee, 9J9q73GreggZer Administrator, Planning/Building/Public Works 1055 South Grady Way-Renton,Washington 98055 MITIGATION DOCUMENT SOUTHPORT PLANNED ACTION INTRODUCTION AND PURPOSE The State Environmental Policy Act (SEPA) requires environmental review for project and non-project proposals that may have significant impacts upon the environment. In order to meet SEPA requirements, the Environmental Review Committee for the City of Renton issued a Draft Supplemental Environmental Impact Statement for the Southport Development Planned Action on June 29, 1999, and a Final Supplemental Environmental Impact Statement on September 9, 1999. The Draft Supplemental Environmental Impact Statement and the Final Supplemental Environmental Impact Statement are referenced collectively herein as the "SEIS". The SEIS has identified significant impacts that would occur with the future redevelopment of the subject site together with a number of possible measures to mitigate those significant impacts. The purpose of this Mitigation Document is to establish specific mitigation measures, based upon significant impacts identified in the SEIS. The mitigation measures would apply to future development proposals which are comparable to the Proposed Action reviewed in the SEIS, and which are located on the approximately 17 acre subject site (see the attached illustrative map). The mitigation measures may also apply to off-site improvements where analyzed in the SEIS. USE OF TERMS As several similar terms are utilized in this Mitigation Document, the following phrases or words are defined briefly: SEPA Terms The discussion or mitigation measures may refer to the words action, proposed action, or proposal, and for reference these terms are identified below. Since Planned Action may be confused with Proposed Action, these phrases are also explained below. Action"means projects or programs financed, licensed, regulated, conducted or approved by an Agency. "Project actions" involve decisions on a specific project such as a construction or management activity for a defined geographic area. "Non-project" actions involve decisions about policies,plans or programs. (see WAC 197-11-704) Planned Action" refers to types of project actions that are designated by ordinance for a specific geographic area and addressed in an EIS, in conjunction with a comprehensive plan or subarea plan, a fully contained community, a master planned resort, a master planned development or phased project. (see WAC 197-11-164) Proposal" means a proposed action which may be actions and regulatory decisions of an agency, or any actions proposed by applicants. (see WAC 197-11-784) Other Terms Utilized in Mitigation Document The subject site may be referenced as "Southport"or"site" or"subject site" in this document. Mitigation measures may also apply to off-site improvements analyzed in the SEIS. Southport Planned Action 2 Mitigation Document This document includes mitigation measures which are tied to the approval of site plans, termed Level II or Level I site plans. Current City regulations require a "master development plan" for development in Center Office Residential (COR) Zones (RMC 4-2-120.B and 4-2-120.C). Site plan regulations are found in RMC 4-9-200 and 4-9-210 and defined in RMC 4-8-120.D. The Proposed Action includes proposed code amendments which would consolidate permit procedures and clarify terminology. A Level II site plan is equivalent to the "master development plan" or "master site plan." A Level I site plan is equivalent to the current definition of"site plan." The mitigation measures that refer to Level I and Level II site plans assume adoption of proposed code amendments that consolidate and clarify site plan procedures. General Interpretation Where a mitigation measure includes the words "shall" or "will" the requirement is mandatory. Where should" or "would" appear the words convey the City's expectation and desires given circumstances presently known, with recognition that pertinent alternate or equivalent requirements may be imposed as more detailed design or reports are conducted consistent with the mitigation measures. Unless stated specifically otherwise, the mitigation measure requirements to prepare plans, conduct studies, construct improvements, conduct maintenance activities, etc., are the responsibility of the future developer(s)to fund and/or carry out. SEPA REQUIREMENTS State regulations(Washington Administrative Code 197-11) and local regulations (City of Renton Title 4, Chapter 9) govern the development of mitigation measures to address identified environmental impacts. The primary regulatory chapters are cited below. As appropriate, key sections of those chapters are described. WAC 197-11-060, titled Content of Environmental Review states in part, that agencies shall carefully consider the range of probable impacts, including short—term and long—term effects,"including"those that are likely to arise or exist over the lifetime of a proposal" or, in some cases, continue beyond the life of the proposal. WAC 197-11-330, titled Threshold Determination Process requires, in part, that the responsible official take into account the direct, indirect and cumulative effects of a proposal when determining whether a proposal has significant adverse impacts. In reaching a decision, SEPA states that the responsible official shall not balance whether the beneficial aspects of a proposal outweigh its adverse impacts, but rather shall consider whether a proposal has any probable significant adverse environmental impacts. WAC 197-11-448, title Relationship of EIS to Other Requirements states, in part, that SEPA contemplates that the general welfare, social, economic, and other requirements and essential considerations of state policy will be taken into account in weighing and balancing alternatives and in making final decisions." The EIS provides a basis upon which the responsible agency and officials can make the balancing judgment mandated by SEPA, because the EIS provides information on environmental costs and impacts. WAC 197-11-768 titled Definition of Mitigation. This section defines mitigation as: 1) Avoiding the impact altogether by not taking a certain action or parts of an action; Southport Planned Action 3 Mitigation Document 2) Minimizing impacts by limiting the degree or magnitude of the action and its implementation, by using appropriate technology, or by taking affirmative steps to avoid or reduce impacts; 3) Rectifying the impact by repairing, rehabilitating, or restoring the affected environment; 4) Reducing or eliminating the impact over time by preservation and maintenance operations during the life of the action; 5) Compensating for the impact by replacing, enhancing, or providing substitute resources or environments; and/or 6) Monitoring the impact and taking appropriate corrective measures. WAC 197-11-660(1) Substantive Authority and Mitigation. Decision-makers may impose mitigation measures designed to mitigate the environmental impacts, subject to the following limitations: a) Mitigation measures or denials shall be based on policies, plans, rules, or regulations formally designated by the agency; b) Mitigation measures shall be related to specific, adverse environmental impacts clearly identified in an environmental document on the proposal and shall be stated in writing by the decision maker; c) Mitigation measures shall be reasonable and capable of being accomplished. d) Responsibility for implementing mitigation measures may be imposed upon an applicant only to the extent attributable to the identified adverse impacts of its proposal.Voluntary additional mitigation may occur. e) Before requiring mitigation measures, agencies shall consider whether local, state, or federal requirements and enforcement would mitigate an identified significant impact. g) If, during project review, a jurisdiction's development regulations or comprehensive plan adopted under chapter 36.70A RCW, or in other applicable local, state or federal laws or rules, provide adequate analysis of and mitigation for the specific adverse environmental impacts of the project action under RCW 43.21C.240, the jurisdiction shall not impose additional mitigation under this chapter. DEVELOPMENT ALTERNATIVES Proposed Action The Proposed Action reviewed in the SEIS includes: Adoption of a Planned Action Ordinance Comprehensive Plan Map and Text Amendments and concurrent Rezone (from Heavy Industrial to Center Office Residential) Municipal Code Text Amendments Preliminary Conceptual Master Plan approval Southport Planned Action 4 Mitigation Document The City through Resolution 3379 identified the subject property as a site under consideration for a Planned Action designation pursuant to SEPA (WAC 197-11-168( c )). The Planned Action designation, when adopted by the City, would reflect a decision that adequate environmental review has been completed and further environmental review under SEPA, for each specific development phase, would not be necessary if it is determined that each phase is consistent with the development levels specified in a Planned Action Ordinance. This process assumes that a final Master Plan (Level II Site Plans) and site plan (Level I Site Plan) for individual phases, as well as shoreline substantial development permit applications, will be submitted at a later stage as Planned Actions. Applications for construction-related permits from the City of Renton and other state and federal agencies, including U.S. Army Corps of Engineers Section 404, 401 permits, stormwater discharge/NPDES, building and construction permits, etc., required for long-term redevelopment of the site would also be requested for approval subsequent to the adoption of the Planned Action Ordinance. Issuance of these and other required development permits is included within the scope of environmental review for the Proposed Action. To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, a preliminary Conceptual Master Plan for the site has been formulated. The Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation, recreation and open space opportunities and other development features. The intensity of site development would fall within the range of development represented by Conceptual Master Plan scenarios A (Plan A), scenario B (Plan B) and scenario C (Plan C). Plans A and C represent the lower end of the development range, with Plan A consisting of 543 multifamily residential units, 38,000 square feet of retail area, and 500,000 square feet of office space, and Plan C consisting of 377 multifamily residential units, 220 hotel units, 30,000 square feet of retail area, and 500,000 square feet of office space (refer to Chapter 2 of the Final Supplemental EIS for a description of the Plan Alternatives). Plan B represents the upper end of the development range and would consist of 581 multifamily residential units, 38,000 square feet of retail area, and 750,000 square feet of office space. Each plan calls for substantial public spaces and amenities including provisions for public access to Lake Washington. Summary of Alternatives Two alternatives to the Proposed Action are analyzed in the SEIS: No Action-No Development Alternative -Under this alternative, the existing steam plant building would remain and storage use of the site would continue for the foreseeable future. No Action - Future Industrial Development - Under this alternative, industrial redevelopment of the site, consistent with the existing Comprehensive Plan land use designation of Employment Area - Industrial and zoning classification of Industrial-Heavy (EH), is assumed. Industrial redevelopment under this alternative is assumed to consist of approximately 230,000 square feet of manufacturing (high bay style) space and approximately 70,000 square feet of associated office space. Applicability of Mitigation Document This mitigation document applies to the Proposed Action, Plans A, B, or C, analyzed in the SEIS. For the mitigation document to apply to future development proposals, they must be comparable to or within the range established by Plans A,B, and C as shown below: Southport Planned Action 5 Mitigation Document Use/Height Plan A Plan B Plan C Multifamily Residential Units 543 581 377 Retail Area in Sq.Ft. 38,000 38,000 30,000 Commercial Area in Sq. Ft. 500,000 750,000 500,000 Hotel Area in Sq.Ft. (rooms)N/A N/A 115,800(220) Residential Building Heights in Stories(feet)' 5(50 ft.) 5(50 ft.) 5(50 ft.) Hotel Building Height in Stories(feet) N/A N/A 7(75') Office Building Heights in Stories(feet) 8-10(105-125 ft) 10(125 ft.) 8-10(105-125 ft) Residential buildings would be 50 feet above finished grade and 58 feet above existing grade. If future proposed plans exceed the maximum development parameters reviewed, supplemental environmental review may be required under SEPA Rules. MITIGATION DOCUMENT Based upon the SEIS, this Mitigation Document identifies significant adverse environmental impacts that are anticipated to occur in conjunction with the development of the Proposed Action. Mitigation measures are hereby established under SEPA rules to address specific impacts identified in the SEIS, based upon the Proposed Action. As indicated in the SEIS, numerous state and local regulations will govern development of the subject site, and application of those regulations will also serve to mitigate certain significant adverse environmental impacts. Pertinent regulations will be applied to future specific development applications. Additional consistency review under the Planned Action, site plan review, shoreline permits, and other permit approvals will be required for specific development actions under the Proposed Action. Additional conditions may be imposed based upon the analysis of the proposal in relationship to code requirements or review criteria. Seco Development or another future applicant may request modifications to mitigation measures established herein, if appropriate and as a result of changed circumstances, in order to allow an equivalent substitute mitigation or removal of a mitigation requirement. Such modifications would be evaluated prior to adoption by the City,based upon SEPA Rules. As permitted under SEPA Rules (WAC 197-11-660), it is recognized that there may be some adverse impacts that are unavoidable because reasonable or feasible mitigation cannot be achieved for the Proposed Action. Provided below for each element of the environment analyzed in the SEIS for the Proposed Action are: a) summary of significant environmental impacts (direct, indirect, and cumulative); (b) a summary of unavoidable adverse impacts; (c) mitigation measures established by this Mitigation Document; and (d) a list of federal and state laws and local policies/regulations on which mitigation measures are based. In combination,regulations applicable to each element of the environment and mitigation measures imposed by this Document will mitigate all significant environmental impacts caused by the Proposed Action, except for those impacts that are identified as "unavoidable adverse impacts." Southport Planned Action 6 Mitigation Document I 1.EARTH a.Significant Impacts: Chapter 3/Appendix A of the SEIS includes an examination of significant impacts to soils, geology, erosion conditions, and seismic conditions. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3/Appendix A of the SEIS. Clearing and grading operations during construction could increase the erosion potential on the site. Loose to soft soils underlying the site would be susceptible to settlement under normal building loads,necessitating use of pile foundations for all buildings. Proposed buildings would be subject to liquefaction potential during seismic events, necessitating use of pile foundations for all buildings. Removal of existing underground features (including piles supporting the steam plant and utilities)could result in areas of soft soil or ground depressions. Based upon preliminary grading plans, areas of grading would extend into Gene Coulon Park. b.Unavoidable Adverse Impacts: Provided that reasonable mitigation measures are properly followed,no significant unavoidable impacts are anticipated. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3/Appendix A of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Erosion A Temporary Erosion and Sedimentation Control Plan (TESC) and Stormwater Pollution Prevention Plan (SWPPP) will be required to prevent and control erosion and discharge, according to City of Renton (RMC 4-4-030 and 4-6-030) and Department of Ecology standards. The Plan Review Supervisor shall determine appropriate standards in accordance with adopted requirements and the recommendations of the SEIS. To mitigate and reduce the sheet and channel erosion hazard potential on the Southport site under the Proposed Action, the TESC and SWPPP would include,but are not limited to the following measures: Surface water and domestic discharge, either during or after construction, would not randomly daylight on the site. All temporary and/or permanent devices used to collect surface runoff shall be directed into tightlined systems that would discharge into an approved stormwater facility, unless the Plan Review Supervisor determines that an alternate measure providing equivalent control is permissible. Soils to be used around the site during construction would be stored in such a manner to minimize erosion. Protective measures could include, but are not necessarily limited to, use of strawbales,covering with plastic sheeting or the use of silt fences. Southport Planned Action 7 Mitigation Document The majority of the site would be covered with impervious surfaces under the Proposed Action with roughly 15 percent of the site to consist of landscaping and vegetated areas. Source control mitigation measures would be conducted for cleared areas. All exposed subgrades would be seeded, covered with plastic sheeting, or otherwise protected during inclement weather or the wetter,winter months. During construction, silt fences, or other methods such as straw bales, would be placed along the boundaries to Lake Washington,John's Creek, and Gene Coulon Park to reduce the potential of sediment-laden runoff discharging into these areas. In addition, rock check dams would be established along roadways during construction. Temporary sedimentation traps or ponds would be installed to provide erosion and sediment transport control during construction. Details of the TESC and SWPPP shall be determined as part of the construction permit review process. A qualified geotechnical engineer retained by the developer(s) shall review the grading, erosion, and drainage plans prior to final design. The geotechnical engineer shall be retained by the developer in order to further assist in mitigating erosion and sediment transport hazards during and after development. Additional erosion mitigation measures may be required at the time of final design in response to site-specific plans. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. Seismic Mitigation measures are required to reduce the risk of potential liquefaction on any proposed structures. In general, this would require utilizing a deepened foundation system as discussed under Geotechnical Engineering Considerations below. Geotechnical Engineering Considerations Potential geotechnical impacts would be adequately mitigated through characterization of surface and subsurface conditions, proper geotechnical engineering, structural design, and proper construction implementation of the design. The preliminary geotechnical report prepared by Geotech Consultants, Inc. (1999) addresses potential geotechnical mitigation measures. Such measures are presented below. As part of the building design process, additional, specific measures could be identified, or the measures below could be modified upon review and acceptance by the City Building Official,unless the measure is written as mandatory. Foundations A deepened foundation would be required for support of the proposed buildings to reduce potential differential settlement and liquefaction impacts. Floor slabs would be pile supported if settlement to the slabs would be a concern. The necessity of a vibration monitoring program for structures on and off the site as a result of pile driving shall be determined by a qualified geotechnical engineer retained by the Southport Planned Action 8 Mitigation Document developer(s) during the design phase as more detailed information on construction techniques are finalized. The geotechnical engineer recommendations shall be subject to review and acceptance by the City Building Official. If impact pile driving is proposed, the qualified geotechnical engineer retained by the developer(s) shall survey existing structures surrounding the site, including buildings, surface improvements, bulkheads, and buried utilities, to determine if pile-driving vibrations pose a potential threat to any existing structures, as part of the building design review process. If existing foundation piles are to be reused, the soundness of the piles shall be tested to the satisfaction of the geotechnical and structural engineers retained by the developer(s) and to the satisfaction of the City Building Official. If piles are not to be reused, they should be exposed, and cut off at an elevation to be determined by the geotechnical and structural engineers. Site Preparation A minimum of 12 inches of structural fill, compacted and proofrolled per the geotechnical engineer's recommendations, would be placed beneath the pavement, non-pile supported slabs, or structural fill areas to reduce potential settlement impacts. Alternatively, the subgrade could be chemically treated utilizing lime, kiln dust, or cement. The use of geotextile fabric or overexcavation of soft soils and replacement with structural fill could also be required to obtain a firm unyielding subgrade. The exact construction methodologies utilized would be dependent on final design plans. Excavations to remove or demolish below-grade structures could encounter ground water and require excavation shoring and dewatering to reduce settlement hazards. Dewatering shall be conducted in a manner that would minimize potential impacts due to settlement. The quantity of water removed could be reduced along with the magnitude of the resulting settlement through proper design of the dewatering system and construction sequencing. In addition, proper disposal of dewatering effluent shall be stipulated in the design specifications for the placement of utilities. Structural Fill Up to 7 feet of fill would be required to support roadway areas, and in some cases, slab-on- grade floors that are not a settlement concern. All structural fill shall be placed and compacted as recommended by the qualified geotechnical engineer retained by the developer(s). Proper subgrade preparation and drainage control would be necessary for the roadways,utilities, or structural fill bodies. The on-site sediments are moisture-sensitive and subject to disturbance when wet. These sediments would require drying prior to their use in structural fills, and the use of these soils in structural fills would be limited to favorable dry weather conditions. If fill is placed in wet weather, or if proper compaction cannot be obtained, imported backfill consisting of free- draining granular material shall be required. Some areas such as utility trenches, manholes, vaults, and heavy traffic roadways could still be susceptible to settlement under these soil conditions, and long-term maintenance of roadway areas is required. Southport Planned Action 9 Mitigation Document Geotechnical oversight will be an integral part of the site's design and construction process. Geotechnical reports prepared by future developers will require City review and acceptance. A geotechnical review of the design plans would be performed before the plans are finalized to assist in reducing potential geotechnical impacts. Construction monitoring will be required during the foundation and earthwork activities. In this manner, the adequacy of the foundation and earthwork would be evaluated as construction progresses, and appropriate responses to site conditions would be addressed in the field. d.Nexus: City of Renton Uniform Building Code (RMC 4-5-050); City of Renton Grading, Excavation and Mining Regulations (RMC 4-4-060); King County Stormwater Management Manual adopted by the City of Renton, RMC 4-6-030); City of Renton Comprehensive Plan. 2.AIR QUALITY a.Significant Impacts: Chapter 3/Appendix B of the SEIS includes an examination of significant impacts to air quality in terms of construction activities, generated traffic, and indirect air emissions and odors from adjacent property. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3/Appendix B of the SEIS. Building demolition and grading would generate suspended particulate matter. Removal of asbestos from the steam plant building would be required and would comply with EPA and PSAPCA regulations. Site population could be exposed to air pollutants from the adjacent Boeing facility. Based on recent Boeing modeling analysis, Boeing emissions comply with PSAPCA's Acceptable Source Impact levels. Effects would be unlikely under reasonably assumed Boeing operations. Air pollutants from the Boeing facility could enter HVAC systems of proposed office buildings. Adverse health effects within proposed buildings would not be anticipated under reasonably assumed operation. Proposed office building could induce existing Boeing emissions to reach the ground more often (building downwash effect). Effects would be unlikely under reasonably assumed Boeing operations. Odors from The Boeing Company operations could be perceived as a nuisance by site population. Modeling conducted by Boeing indicates potential odors would be below recognized thresholds. b.Unavoidable Adverse Impacts: No unavoidable adverse impacts from construction or operation of future development on the site would result. Emissions from existing industrial sources in the area could potentially affect on-site locations and cause adverse impacts. Modeling completed by Boeing indicates that no adverse health impacts or significant odor effects would result under any reasonably assumed operations at Boeing facilities. Ultimately, it is the responsibility of Boeing to protect human health from harmful exposures to any air pollutant emitted at their Southport Planned Action 10 Mitigation Document facility, as well as from nuisance impacts related to odors. Mitigation measures identified below would likely preclude significant adverse impacts. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3/Appendix B of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Construction Dust produced by construction will be reduced by using a number of best management practices and techniques, exemplified in the remainder of this paragraph. Areas of exposed soils such as storage yards and construction roadways could be sprayed with water or other dust suppressants. Soils carried out of the construction area by exiting trucks could be minimized by wheel washing and covering dusty truckloads. Finally, soil that does escape the construction area on exiting vehicles could be reduced with an effective street-cleaning effort. Indirect Impacts The Air Quality analysis of the SEIS indicated a potential range of impacts in terms of indoor air quality impacts, ground-level air quality impacts, and odors. Modeling conducted by The Boeing Company concluded that air pollutant concentrations would not exceed allowed levels (either NAAQS or ASIL's), and would not exceed recognized odor thresholds. The modeling was based upon reasonably assumed Boeing operations. Under normal circumstances, impacts are not anticipated. To respond to the range of potential impacts, and because future operations may change, and because some recommended air quality mitigation measures require consideration during design,the following measures shall be implemented by future developer(s): Filters on the roof HVAC systems shall be installed. The filter system would need to filter particulates as well as volatile organic compounds (VOCs). A synthetic fiber filter media would remove the particulate load while an activated carbon filter would remove most VOCs. Other filter types or technologies providing equal or greater protection may be approved for use upon authorization by the City. HVAC systems shall be placed at a location where plumes from the Boeing facility would be less likely to reach the air intake vents. To accomplish this, a detailed study would need to be conducted by the developers, with Boeing's cooperation, to assess the optimum locations for intake vents. As needed,the City will assist in efforts to obtain sufficient data from The Boeing Company. d.Nexus: City of Renton Grading Excavation and Mining Regulations (RMC 4-4-060); City of Renton Comprehensive Plan. 3.WATER a.Significant Impacts: Chapter 3/Appendix A of the SEIS includes an examination of significant impacts to water quantity and quality. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3/Appendix A of the SEIS. Southport Planned Action 11 Mitigation Document Surface Water Quantity The propgsal would eliminate the western ditch. Potential for stream bank erosion along John's Creek could increase, requiring on site detention for this area, unless drainage from the on site John's Creek basin area is discharged to the Lake Washington system. Groundwater Quality Shallow groundwater table could require dewatering during placement of utilities. No adverse impacts to the underlying aquifer would result. Surface Water Quality Construction could increase potential for sedimentation and increased levels of pH to John's Creek and Lake Washington. To preclude such impacts, Temporary Erosion Control Measures could be implemented. Development of the preliminary conceptual master plan would increase the amount of area in vehicle-access surface (roadways and parking) increasing potential for stormwater-related pollutants to reach surface waters. With the proposed water quality wet vault, stormwater discharge to Lake Washington would be within state standards, with the exception of zinc, lead, and fecal coliforms. Adequate dilution in the lake would be achieved to prevent significant impacts from these sources. Widening of Lake Washington Blvd. would require lengthening of culverts passing John's Creek under the roadway and increase roadway area subject to traffic. With water quality treatment, no significant water quality impacts are anticipated. With potential future waterfront improvements subject to a separate permit process (to the dock at the west end and pedestrian improvements at the east end), no in-water work or dredging is assumed. Impacts would be limited to accidental spills during construction, localized increases in hydrocarbons from increased boat traffic and resuspension of sediments due to prop wash. b.Unavoidable Adverse Impacts: With implementation of mitigation measures, none are expected. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3/Appendix A of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Surface Water Future developer(s) shall design, implement and maintain a stormwater control system which is consistent with City requirements and which achieves comparable stormwater control as the system analyzed in the SEIS. Southport Planned Action 12 Mitigation Document Groundwater Groundwater may be encountered during construction of utility trenches or any other below- grade earthwork activities. Dewatering shall be conducted in a manner that would minimize potential impacts due to settlement. The quantity of water removed would be reduced along with the magnitude of the resulting settlement through proper design of the dewatering system and construction sequencing. Construction techniques such as reducing the length of trench open at one time could be required. The specific location, extent, and depth of utilities would dictate the dewatering design, and in turn the quantity of water that should be removed. Specific recommendations shall be determined during the design phase once plans are finalized, as part of more detailed geotechnical evaluation. In addition,proper disposal of dewatering effluent shall be stipulated in the design specifications for the placement of utilities. Water Quality A Temporary Erosion and Sedimentation Control Plan (TESC) and a Stormwater Pollution Prevention Plan (SWPPP) will be prepared and implemented to prevent introduction of sediment, turbid water, construction waste, or accidental spills of hydrocarbons to Lake Washington or John's Creek during construction. Details of these plans shall be prepared during the construction permit review process with the City of Renton (RMC 4-4-030; 4-6- 030) and Department of Ecology (refer to the EARTH section for identification of possible TESC measures). The TESC plan shall include restricting mass grading to the dry season, and if grading activities are proposed in the wet season, the future developer shall prepare a grading plan for City review and approval that minimizes erosion. The plan shall also address capture and filtration of silted water before release, and prohibit on-site release of concrete wash-out,unless it is to temporary, lined ponds. The 1992 Department of Ecology (DOE) Manual standards for stormwater quality treatment shall be utilized for treatment system design; these standards are more stringent than the 1990 King County Manual requirements that the City of Renton has adopted. Water quality treatment of surfaces routinely accessible to motor vehicles would be provided by wet vault(s) designed to the 1992 DOE standards. Or, upon City authorization or requirement, future developer(s) may utilize a future amended DOE manual for stormwater quality or future adopted or amended City stormwater manual, with equal or greater standards. Four inches of compost shall be tilled to an approximate depth of 6 inches under all landscaped areas to be lawn. This organic layer would: a) increase infiltration and water retention under the turf rooted zone, which would reduce leaching and enhance evapotranspiration; b) create organic binding sites for organic pesticides and metals; and c) create an organic substrate for microbial growth, which would biodegrade organic pesticides and reduce leaching of nitrogen through uptake and denitrification. If pesticides are to be used,they shall be selected from low-mobility products. If (1) the ratio of roof/walkway/fire lane to parking/roadway surfaces falls substantially below those identified for the Proposed Action in the SEIS, and if(2) there is a corresponding potential increase in average daily trips, then additional metals removal shall be required for Southport Planned Action 13 Mitigation Document discharge to Lake Washington. Additional removal could be achieved by use of a compost filter or other underground filter insert added to the wet vault system for Lake Washington. Native'vegetation or locally adapted landscaping species shall be used, where possible, to avoid the need for pesticides. This shall be addressed in any required landscape plans. Any plans for future construction of waterfront improvements shall be reviewed and approved by appropriate agencies, such as the City of Renton, Department of Fish and Wildlife,National Marine Fisheries Service, Department of Ecology and the US Army Corps of Engineers. Water quality impacts from operation of a future guest dock would be limited as no permanent moorage, haul-out or fueling facilities would be allowed. Resuspension of sediments from prop wash would be mitigated by control of boat speeds near the dock and shore and other measures which would be identified at the time of a future application. d.Nexus: King County Stormwater Management Manual (adopted in RMC 4-6-030); Grading, Excavation, and Mining Regulations (RMC 4-4-060); City of Renton Zoning Code (RMC 4-2); City of Renton Shoreline Master Program(RMC 4-3-090; Ord. 4716); City of Renton Comprehensive Plan. 4.FISHERIES & AQUATIC ANIMALS a.Significant Impacts: Chapter 3/Appendix A of the SEIS includes an examination of significant impacts to water quantity and quality. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3/Appendix A of the SEIS. Fisheries Site grading and filling of intake/return tunnels (Lake Washington) would increase potential sedimentation in Lake Washington and John's Creek. With proposed erosion control measures, impacts to fisheries habitat would not be significant. The limited existing riparian vegetation (consisting of exotic grasses and blackberry with little fisheries habitat value) along Lake Washington and John's Creek would be impacted by construction. No new in-water or over water structures are proposed. However, the waterfront promenade would result in increased human activity and lighting near the Lake Washington shoreline. With proposed mitigation measures,no significant impacts are anticipated. Future waterfront improvements or enhancement of pedestrian connections on the east and west sides of the site could be made, subject to a separate permit process. Potential future improvements could increase over-water structures, impact water quality from increased boat traffic on a localized basis, and increase lighting levels, which could impact fisheries resources. Widening of Lake Washington Boulevard would require lengthening of culverts passing John's Creek. Pond habitat would temporarily be eliminated and could displace fish currently using that portion of the creek. Water quality degradation from sediments or turbidity could occur during construction. No permanent impacts would be anticipated. Southport Planned Action 14 Mitigation Document b.Significant Unavoidable Adverse Impacts: With implementation of mitigation measures, no significant unavoidable adverse impacts would result. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3/Appendix A of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Fisheries The following mitigation measures are intended to minimize the potential for impacts to fisheries resources from redevelopment of the site. Directional lighting and shading provisions for all light standards along the promenade on the Lake Washington shoreline side shall be implemented. The cooling water tunnel entrances shall be permanently sealed prior to backfilling the tunnel. The plug would consist of a pre-constructed structure made of concrete or other non- corrosive material and would be placed in the tunnel from above. Native shrub and tree species shall be planted along the shoreline of John's Creek to replace the existing blackberry bushes. Native species such as sallal (Gaultheria shallon), Oregon grape (Berberis nervosa), snowberry (Symphoricarpos albus), salmonberry (Rubus spectabilis), elderberry (Sambucus sp.), willow (Salix sp.) and western redcedar (Thuja plicata) would be considered to provide some additional benefit from allochthonous (non- native) contribution and insect productivity to fisheries resources in the creek and Lake Washington. As part of the required Temporary Erosion and Sedimentation Control Plan (TESC) and a Stormwater Pollution Prevention Plan (SWPPP), mass grading shall be limited to the dry season, and there shall be collection and treatment of turbid water. Or, if grading activities are proposed in the wet season, the future developer shall prepare a grading plan for City review and approval that minimizes erosion. Additional water quality measures, identified in the EARTH and WATER sections of this Mitigation Document would also benefit fisheries resources. Future Waterfront/Dock Improvements The preliminary conceptual development plans reviewed in the SEIS do not include plans for waterfront improvements on the west or east side. Such improvements shall be subject to separate, future applications sponsored by the City or the developer(s). Measures generally applicable to the minimization of impacts to fisheries resources from future potential waterfront improvements at the west side, and potential future access improvements to the Park on the east side, would be required at the time such improvements would be permitted. Dependent upon specific future applications, the following measures shall be considered and applied where appropriate: Minimize over-water structure. Southport Planned Action 15 Mitigation Document Construct all walking surfaces to allow as much natural light penetration as possible. Remove unnecessary structures such as abandoned or unused pilings, dolphins, finger piers, sheetpile,etc. Minimize vertical structures (e.g., pilings, walls) in the water column. Use light colored materials. Minimize structure in the nearshore area used by salmonids during migration. d.Nexus: King County Stormwater Manual (adopted by Renton in RMC 4-6-030); Land Clearing and Tree Cutting Regulations (RMC 4-4-130); City of Renton Shoreline Master Program(RMC 4-3-090; Ord. 4716); City of Renton Comprehensive Plan. 5.NOISE AND VIBRATION a.Significant Impacts: Chapter 3/Appendix C of the SEIS includes an examination of significant impacts to noise and vibration. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3/Appendix A of the SEIS. Construction activities, including pile driving and use of heavy equipment, would generate noise through much of the 5 year construction period. These activities would generate maximum sound levels that would be higher than existing sound levels. Pile driving activities have the potential to cause ground-borne vibration at nearby structures at the Boeing Plant. Nearby Boeing buildings are not anticipated to be impacted; however, the wastewater treatment plant could be susceptible to vibration impacts. Multiple pile driving at anyone time would be precluded to minimize the potential for impacts. Residential areas east of the site could be affected by HVAC noise above allowable night- time noise levels, depending on the type and location of the HVAC units. b.Significant Unavoidable Adverse Impacts: Redevelopment would increase sound levels at off- site locations as a result of pile driving and other construction activities. The relative impact of these increases would depend on the specific timing and the duration of noise events. If construction activities, including equipment start-ups and other noisy preparations are limited to daytime hours, and other reasonable mitigation measures are employed to reduce on-site production and off-site transmission of construction noise, off-site impacts related to construction noise would be minimized. Complying with the state noise rule limit restricting construction activities to 7 a.m. to 10 p.m. would preclude construction noise impacts during legally defined nighttime hours. Other mitigation measures to reduce noise generation and/or off-site transmission of pile-driving, vibration from pile driving and other construction noise employed by construction contractors would reduce the potential for significant off-site impacts. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3/Appendix C of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Southport Planned Action 16 Mitigation Document Construction Noise Although the conservative nature of the construction noise analysis likely overstates actual construction noise levels at nearby sensitive receivers, there remains a potential for noise impacts from uncontrolled construction noise sources on-site. Because construction noise during daytime hours is exempt from the limits in Washington's noise rule, no mitigation is required in order to comply with the state or local noise limits. However, due to the potential for noise impacts, and because construction might take place over five years, the use of mitigation measures to reduce potential noise impacts is warranted. The following construction practices shall be used to help minimize potential noise impacts. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Or, the Development Services Division Director may authorize alternate construction hours for reasonable cause, consistent with City regulations where applicable. Properly sized and maintained mufflers, engine intake silencers, engine enclosures, and turning off idle equipment shall be required in construction contracts. Construction contracts shall specify that all equipment and especially mufflers be maintained in good working order. Contracts shall further specify that engine enclosures be used on non- portable equipment when the engine is the dominant source of noise, and that stationary equipment shall be placed as far away from sensitive receiving locations as possible. Where this is infeasible, portable noise barriers shall be placed around the equipment with the opening directed away from the sensitive receiving locations such as Gene Coulon Park, or future on-site residential dwellings which may be constructed prior to construction of other uses on-site. To the extent feasible,the substitution of hydraulic or electric models for impact tools such as jack hammers, rock drills and pavement breakers shall be required in construction contracts to reduce construction and demolition noise. Construction contracts shall require, to the extent feasible, that ambient-sensing vehicle back- up alarms meeting OSHA standards shall be used. Pile Driving Noise Pile driving shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. No pile driving work shall be permitted on Saturdays or Sundays. Or, the Development Services Division Director may authorize alternate construction hours for reasonable cause, consistent with City regulations where applicable. A grout injected pile system or other equivalent system which would not require impact driving shall be evaluated. If the grout injected pile system or equivalent is not chosen, the following mitigation measure shall be applied to the impact pile driving activities. Southport Planned Action 17 Mitigation Document Where a grout pile driving system or equivalent system is not selected, and impact pile driving activities are conducted, at least one of the following noise reduction measures shall be used to mitigate potential pile driving noise: Insert a wooden or plastic dolly between the pile head and the hammer. Apply a damping compound to steel piles to reduce the vibration/ringing. Silence exhaust gas pulsations from the engines of diesel-powered hammers. Remove any unnecessary hanging chains; fix any loose bolts, panels, or over-slack leader guides. Use a cushioned method in conjunction with a "heavy hammer-short drop" practice. This requires using interference fit guides to prevent kicking, rolling and vibration in the pile. While the overall sound level is not substantially reduced, the nature of the sound may be less annoying to people. Regular equipment service and maintenance. Use a Hoesch Noise Abatement Tower. Pile Driving Vibration As part of the detailed building design process, a qualified geotechnical engineer retained by the developer(s) shall survey existing structures in the surrounding area to more thoroughly determine the potential for vibration related impacts. In addition, a pile driving test near the western site boundary shall be conducted while vibration measurements are taken at the closest Boeing facilities. The City will facilitate cooperation/coordination between the developer and The Boeing Company as needed. As stated previously, a grout injected pile system or equivalent system which would not require impact driving shall be evaluated. The geotechnical survey and test pile drive in the previous mitigation measure will determine whether a grout pile driving system or equivalent is warranted. If warranted, the grout pile driving system or equivalent shall be utilized for the area within 100 feet of the wastewater treatment facility to protect against potential structural damage, or within an alternate distance/area as recommended by the geotechnical engineer, upon acceptance by the City. To reduce potential vibration impacts at the nearest Boeing facilities, multiple pile driving activities shall be precluded from occurring very near the western site boundary. The distance shall be determined as part of the survey by the qualified geotechnical engineer retained by the developer(s). Operational Noise Specific studies on the potential for significant HVAC noise impacts shall be conducted by the developer as part of the building design process. If such studies indicate that HVAC equipment noise could cause noise impacts at the nearest residences overlooking the site, the Southport Planned Action 18 Mitigation Document following mitigation measures could be employed. The need for such measures shall be determined as part of the building permit process. Place noise barriers around the HVAC units. Choose quieter equipment. Provide silencers on the air intake and exhaust. d.Nexus: City of Renton Grading, Excavation and Mining Regulations (RMC 4-4-060); City of Renton Comprehensive Plan. 6.LAND USE a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to land use. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. The Proposed Action would result in the permanent conversion of 14.2 acres of existing industrial land to office,residential and commercial retail land uses. The Proposed Action would result in a trade-off between industrial land and Center Office Residential (COR) lands in the city. A one percent reduction in total industrial land and an 11 percent increase in COR land would result. The proposed building area would be greater than the existing building area on the site. Planned uses would provide a land use transition between industrial use to the west and park/residential use to the east. Densities would be greater than nearby residential areas, however. The proposed land uses would increase the level of human activity on the site. b.Significant Unavoidable Adverse Impacts: Implementation of the Proposed Action would result in the intensification of development on the site, displacement of some existing industrial uses, and permanent conversion of industrial land to a mixed use redevelopment. A substantial difference in building scale between on-site development and Gene Coulon Park would result. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): The preliminary Conceptual Master Plan includes approximately 4.7 acres (Plan A) to 4.6 acres (Plan C) to 4.2 acres (Plan B) of open space which would help offset proposed intensification of the site. Of the total amount of open space provided on the site, approximately 3.2 acres (Plans A and C) to 3.0 acres (Plan B) would be located at ground- level and outside of structures (i.e., excluding courtyards above parking structures). If future site plans propose less amounts of open space, the City shall determine if the proposal is consistent with City policies and standards. Southport Planned Action 19 Mitigation Document Along the subject site perimeter, minimum building setbacks of 10 to 30 feet shall be provided between proposed buildings and adjacent properties. Along the subject site perimeter, the minimum average side setback shall equal 20 feet. Minimum setbacks from Building B, or similarly situated structures, to the Gene Coulon Park property boundary shall be 10 to 22 feet, with a minimum average setback of 16 feet. Building setbacks from Lake Washington would be a minimum of 35 feet. d.Nexus: City of Renton Zoning Code (RMC 4-2); City of Renton Shoreline Master Program RMC 4-3-090; Ord. 4716); City of Renton Comprehensive Parks, Recreation and Open Space Plan; City of Renton Comprehensive Plan. 7.RELATIONSHIP TO PLANS AND POLICIES a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to relevant plans and policies. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. The Proposed Action, which includes needed amendments to the Comprehensive Plan and Municipal Code, would be generally consistent with relevant City plans,policies and regulations. In order to accommodate redevelopment under the Proposed Action, modifications to City parking and surface water regulations may be needed. Additionally, a variance could be needed from Land Clearing and Tree Cutting regulations if vegetation is removed within 25 feet of Johns Creek. Either a conditional use permit, variance, and/or an administrative determination of the Shoreline Master Program would be needed relative to setbacks for mixed use (residential and commercial) buildings if proposed as shown in Plans A or B. Plan C would not require special permits or authorizations related to shoreline setbacks. Other permits required for the proposal are listed in the Fact Sheet of the SEIS. b.Significant Unavoidable Adverse Impacts: None are anticipated. c.Mitigation Measures: No specific mitigation measures are warranted. See discussion of needed modifications, variances, and other permits. d.Nexus: Non-applicable. 8.POPULATION,HOUSING AND EMPLOYMENT a.Significant Impacts: Proposed residential use would increase the population by between 720 and 1,037 people, 5% to 8% of the City's population forecasted to be added between 1990 and 2010. Dwellings would help meet City's housing targets. The Proposed Action would add between 1,751 to 2,584 employees, 6%to 9.5% of City's 1990-2010 employment target. b.Significant Unavoidable Adverse Impacts: No significant unavoidable adverse impacts are anticipated. c.Mitigation Measures: No mitigation measures would be necessary. Southport Planned Action 20 Mitigation Document d.Nexus: Non-applicable. 9.AESTHETICS, LIGHT & GLARE a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to aesthetics and light and glare. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. The visual character of the site would change from low density industrial use to higher density mixed use. From distant viewpoints, site development would appear as a continuation of the building mass of the Boeing Plant. Office buildings would step-down in height, from west to east, and would provide a height transition from Boeing to the proposed residential buildings and Gene Coulon Park to the east. From the playground in Gene Coulon Park, residential Building B would significantly affect the visual character of the immediate area. The optional fire lane along east side of Building C could encroach upon the drip line of certain trees along the west boundary with Gene Coulon Park. With implementation of arborist recommendations, no significant impacts to trees would be anticipated from the optional fire lane. Proposed buildings would increase the amount of shade east over the Park playground. The greatest increase in shade would occur late in the afternoon during the winter months - the time of year with lowest number of sunny days and lowest park utilization. b.Significant Unavoidable Adverse Impacts: The scale and height of buildings on the site would increase subsequent to redevelopment. Some increase in shading and glare conditions at the adjacent Gene Coulon Park children's playground area would occur. Regarding identified impacts to Gene Coulon Park, additional mitigation considered could include increased setbacks, reduced heights, or stepped/graduated heights for Building B. These measures are not proposed as they could affect other building placements/heights as well as the achievement of sponsor objectives. However, the Proposed Action includes code amendments addressing building modulation and articulation for buildings immediately adjacent to public parks, open space and trails. This measure could help to partially offset some identified impacts depending on specific building designs developed for site plan and building permit applications. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): The preliminary Conceptual Master Plan includes approximately 4.7 acres (Plan A) to 4.6 acres (Plan C) to 4.2 acres (Plan B) of open space and public amenities which would help offset proposed intensification of the site. Of the total amount of open space provided on the site approximately 3.2 acres (Plans A and C) to 3.0 acres (Plan B) would be located at ground level and outside of structures (i.e. excluding courtyards and above parking structures). If Southport Planned Action 21 Mitigation Document future site plans propose less amounts of open space, the City shall determine if the proposal is consistent with the City's policies and standards. Along the subject site perimeter, minimum building setbacks of 10 to 30 feet shall be provided between proposed buildings and adjacent properties. Along the subject site perimeter, the minimum average side setback shall equal 20 feet. Minimum setbacks from Building B, or similarly situated structures, to the Gene Coulon Park property boundary shall be 10 to 22 feet, with a minimum average setback of 16 feet. Building setbacks from Lake Washington would be a minimum of 35 feet. Trail and outdoor area design elements of the preliminary Conceptual Master Plan (e.g., benches, gates, waste receptacles, plant materials, lighting, handrail details) shall be compatible with the Gene Coulon Park design theme as determined by the City. Modulation and articulation of buildings adjacent to or abutting public parks, open space or trails shall be provided to the satisfaction of the City, and where applicable, shall be consistent with City regulations. If the optional fire lane along the east side of Building C were to be constructed, instead of providing emergency access via the Coulon Park parking lot drive aisle to the east as proposed, arborist recommendations limiting intrusions within the drip line of trees along the western edge of the park shall be implemented to help ensure the long-term survival of the trees. Arborist recommendations include minimizing disruptions within the tree root zone drip-line), minimizing the amount of fill within root zone areas, and possibly utilizing pervious paving materials for the fire lane(refer to Appendix E of the Draft SEIS for detail). d. Nexus: City of Renton Zoning Code (RMC 4-2); City of Renton Land Clearing and Tree Cutting Regulations(RMC 4-4-130); City of Renton Comprehensive Park, Recreation and Open Space Plan; City of Renton Shoreline Master Program(RMC 4-3-090, Ord. 4716); City of Renton Comprehensive Plan. 10. TRANSPORTATION a.Significant Impacts: Chapter 3/Appendix D of the SEIS includes an examination of significant impacts to the transportation system. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3/Appendix D of the SEIS. Plan A, B and C would generate between 9,367 and 11,202 net daily trips, including between 1,005 to 1,273 AM peak hour trips, and between 1,061 and 1,355 PM net peak hour trips in 2004. The number of new trips generated by Plans A and C would be less than the City's concurrency ordinance estimated annual average, and all plans would meet the 1999 trip bank forecasts. Plans A,B, and C would pass the City's concurrency test. Without off-site roadway improvements, proposed development would result in decreased LOS compared to 2004 background conditions at the following intersections: Park Drive/Garden Avenue/Lake Washington Blvd. during the a.m. and p.m. peak hours; and Lake Washington Blvd./Site Access/Houser Way and N. 30th Street/I-405 northbound ramps during the p.m. peak hour. Southport Planned Action 22 Mitigation Document Proposed roadway improvements would be provided at the Park Drive/Garden Ave/Lake Washington Boulevard and Lake Washington Boulevard/Houser Way/Site Access Intersections to achieve acceptable levels of service. Vehicles exiting the site during the PM peak-hour would experience significant delay at the site driveway. Proposed parking supply for residential and commercial uses does not meet City rates for Plans A and B. Proposed parking rates for the hotel use does not meet City rates in Plan C. In terms of the parking demand analysis, proposed parking supply for retail uses in Plans A and B would be insufficient on weekdays. If paid parking is implemented for office uses on the subject site, it could have a spillover effect on the free parking provided at Gene Coulon Park. With increased traffic, additional conflicts could result for vehicles crossing at the existing railroad crossings (no impact to trains would be anticipated). The City and the developer(s) would work with BNSF and the WUTC during the design of improvements on Lake Washington Blvd. to determine the best railroad crossing solution (i.e., automatic gates and/or signals). The Proposed Action would generate demand for area transit, pedestrian and bicycle facilities. On-site pedestrian and bicycle facilities, including sidewalks, promenade, crosswalks and connections to existing pedestrian and bicycle facilities would be provided. Transit incentives could be provided as part of a TDM program. b.Significant Unavoidable Adverse Impacts: The Proposed Action would increase the number of vehicles using area roadways. With implementation of mitigation measures, no significant impacts would be anticipated. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3/Appendix D of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): A traffic/road improvement plan shall be prepared and approved prior to approval of a site plan (Level I). Improvements shall be implemented at the time demand or safety warrants. The road improvements shall be consistent generally with the following features: At the Park Drive/Garden Avenue/Lake Washington Boulevard intersection, the existing channelization on the Park Avenue approach would be restriped to accommodate one shared through/right lane, one through lane, and two left-turn lanes. On the Lake Washington Boulevard approach, the approach would be restriped to accommodate one right-turn lane and two left-turn lanes. The westbound free right-turn lane from Park Drive to Lake Washington Boulevard would yield to the eastbound left-turning vehicles from Park Avenue to Lake Washington Boulevard. A signal would be provided at the Lake Washington Boulevard/Houser Way/Site Access intersection. Southport Planned Action 23 Mitigation Document The Subject Site/Gene Coulon Park shared access approach would be widened to three lanes(one left-turn, one right-turn and one entering lane). The section of Lake Washington Boulevard between Park Drive and the joint Site/Gene Coulon Park shared access would be widened by approximately 12 feet to accommodate two southbound lanes, one northbound left turn lane, and one northbound through lane. To minimize the safety hazard from left-turns in and out of the Boeing parking lot, left turns may need to be restricted. One solution could be placement of a c-curb along the centerline of Lake Washington Boulevard just north of Park Drive to restrict left-turns into and out of the Boeing parking lot. Alternate parking lot access may be available from N 10th Street. Prior to final design, coordination with Boeing shall occur to determine specific mitigation. The City shall assist with coordination efforts as needed. The improvements shall be funded by the future developer(s), or through a City Local Improvement District. Traffic impact mitigation fees shall be paid to the City of Renton at the rate of$75 per daily trip generated, consistent with the City of Renton Resolution No. 3100. Appropriate fees shall be determined in accordance with Resolution 3100 prior to approval of a site plan (Level II). Because the traffic/road improvements would also address traffic growth unrelated to the development of the subject site, the City will use all or a portion of the traffic impact mitigation fees to fund the portion of the traffic/road improvements required that the City determines will provide benefit to the public. The City and the future developer(s) shall continue to work with the BNSF railroad during the design of improvements on Lake Washington Boulevard to determine the most appropriate railroad crossing solution. Potential solutions could include signal pre-emption and cantilever-mounted flashing lights with or without gates. The specific design of the internal intersection of the Site access driveway and the Gene Coulon Park access road shall be formulated prior to approval of Level I site plan(s) that necessitate the improvements. The design shall minimize queue lengths within Gene Coulon Park. The design shall insure that traffic into both properties would not spill back onto Lake Washington Boulevard. The future developer(s) shall prepare a parking management plan for review and approval by the City prior to the issuance of building or construction permits. Based upon any supplementary information during the preparation of Level I site plans or the traffic/road improvement plan, "Children at Play" signs could be installed in and around the Gene Coulon Park access road and near the site's residential areas, and/or speed bumps could be installed on the internal roadways to encourage slower speeds and enhance overall safety. A traffic monitoring plan shall be conducted for two years after full buildout to determine if any modifications to traffic/road improvements are warranted based upon actual travel patterns. The monitoring would be conducted as part of the City's regular traffic count program. Where feasible, the road design shall consider potential contingency measures to Southport Planned Action 24 Mitigation Document ensure that road improvements will function as designed to encourage traffic movements to the south of the project site. d.Nexus: City of Renton Parking Regulations (RMC 4-4-080); City of Renton Six Year Transportation Improvement Program; City of Renton Street Arterial Plan; City of Renton Traffic Mitigation Resolution and Fee (Resolution 3100); City of Renton Comprehensive Plan. 11. FIRE AND EMERGENCY SERVICES a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to fire department services. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. The Proposed Action would generate additional fire protection and emergency service demands on the City of Renton Fire Department. b.Significant Unavoidable Adverse Impacts: No unavoidable adverse impacts are anticipated. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Per Resolution 2913, fire mitigation fees shall be paid to the City at the rate of $388 per multi-family unit, and $0.52 per square foot of commercial building area. Credit shall be given for existing structure square footage. d.Nexus: City of Renton Uniform Fire Code (RMC 4-5-070); City of Renton Uniform Building Code (RMC 4-5-050); Fire Department Master Plan; Fire Mitigation Resolution and Fee (Resolution 2913); City of Renton Comprehensive Plan. 12. POLICE a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to police services. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. The Proposed Action would generate additional demands for police protection. Due to the additional population, demand for police security in Gene Coulon Park could increase. b.Significant Unavoidable Adverse Impacts: No unavoidable adverse impacts are anticipated. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Southport Planned Action 25 Mitigation Document Prior to the issuance of building permits, future developer(s) of the site shall coordinate with the Police Department to include on-site safety features that would help lower the demand for service. d.Nexus: City of Renton Comprehensive Plan. 13. SCHOOLS a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to school facilities and services. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. Residential use would generate additional students in the Renton School District. b.Significant Unavoidable Adverse Impacts: No unavoidable adverse impacts are anticipated. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future • developer(s): Prior to issuance of residential building permits, the future developer(s) shall coordinate with the school district to ensure safe and efficient bus transportation to and from the site. Prior to issuance of residential building permits, adequate provisions shall be provided on-site for bus turn-around(s)or on Lake Washington Boulevard for a bus pull-out as applicable. d.Nexus: City of Renton Comprehensive Plan. 14. PARKS a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to parks and recreation facilities and services. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. Plans A, B, or C would increase the demand on nearby park and recreational facilities. Using the City of Renton's Parks level service standards, approximately 20 to 31 acres of parks and recreational facilities would be required to serve the site population. Residents would likely use nearby park and recreational facilities for active needs. The Gene Coulon Park playground would experience higher levels of activity. Increased level of activity at Gene Coulon Park could cause need for additional security in the Park. However, presence of resident population could enhance perception of security at the park. b.Significant Unavoidable Adverse Impacts: No unavoidable adverse park impacts would occur with implementation of mitigation measures. Refer to the Aesthetics section above regarding other unavoidable impacts. Southport Planned Action 26 Mitigation Document c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Subject to City approval, future site plans (Levels II and I) shall include substantial on-site public and private recreational features, including public access to Lake Washington, a waterfront promenade, public plaza areas and courtyards. The promenade shall serve as an extension of the trail in Gene Coulon Park and would provide an opportunity for a future connection to properties to the west and the Cedar River Trail. The playground in Gene Coulon Park shall be redesigned to ensure that the pedestrian connection between the park and the subject site would not direct pedestrians into the playground area. A conceptual redesign shall be prepared by the developer(s) prior to approval of a site plan(Level II)with oversight by the City. Future developer(s) shall comply with the City's Park Mitigation Fee Policy (Resolution 3082), which allows a variety of approaches to mitigate impacts (e.g. dedication, fees, provision of on-site facilities). The impact fee is equal to $354.51 per multi-family dwelling unit. The fee shall be determined and applied in accordance with Resolution 3082. Trail and outdoor area design elements of the preliminary Conceptual Master Plan (e.g., benches, grates, waste receptacles, plant materials, lighting, handrail details) shall be compatible with the Gene Coulon Park design theme, as determined by the City, to achieve an effective transition. The property owner(s)and developer(s) as appropriate, shall dedicate, develop, and maintain a public recreation easement for physical access along the promenade and shall dedicate a public recreation easement for physical access to and use of the dock to ensure long-term opportunities for public access to the shoreline. If the optional fire lane along the east side of Building C were to be constructed instead of providing emergency access via the Gene Coulon Park parking lot drive aisle to the east as proposed, arborist recommendations limiting intrusions within the drip line of trees along the western edge of the park shall be implemented to help ensure the long-term survival of the trees. Arborist recommendations include minimizing disruptions within the trees' drip-line, minimizing the amount of fill within the drip-line area, and possibly utilizing pervious paving materials for the fire lane (refer to Appendix E in the Draft SEIS for detail). d.Nexus: City of Renton Shoreline Master Program (RMC 4-3-090; Ord. 4716); Comprehensive Park, Recreation and Open Space Plan; City of Renton Parks Mitigation and Fee (Resolution 3082); City of Renton Comprehensive Plan. 15. WATER SUPPLY a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to water supply. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts,see Chapter 3 of the SEIS. Development will result in additional domestic water demand. Southport Planned Action 27 Mitigation Document b.Significant Unavoidable Adverse Impacts: None would be expected. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Redevelopment will require construction of a minimum 10-inch line looped through the site. This line would connect to the existing 6-inch line serving Gene Coulon Park. The 6-inch connection to Lake Washington Boulevard would be replaced with a minimum 10-inch line. These improvements would insure adequate water pressure and fire flow capacity for future development on the site. Construction beneath Burlington Northern Railroad's tracks and in the public right-of-way will be required to install the new connection. The following mitigation measures shall apply: Construction plan review and scheduling with all affected utilities and the railroad shall be coordinated well in advance of construction. Dependent upon final approved plans and methodologies, boring and jacking would likely be required for construction underneath the existing rail lines. A minimum 15-foot wide utility easement shall be provided to allow City access to water lines for maintenance/repair. d.Nexus: City of Renton Uniform Fire Code (RMC 4-5-070); City of Renton Comprehensive Water System Plan; City of Renton Comprehensive Plan. 16. WASTEWATER a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to wastewater utility service. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. Peak sanitary sewer flows would increase. b.Significant Unavoidable Adverse Impacts: None would be expected. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): The existing 8-inch sewer line shall be replaced with a minimum 10-inch line to insure adequate capacity to handle the estimated flows. Southport Planned Action 28 Mitigation Document Installation of the minimum 10-inch sewer line will require construction beneath Burlington Northern Railroad's tracks, as well as construction in the public right-of-way. The following mitigation measures shall apply: Construction plan review and scheduling with all affected utilities and the railroad shall be coordinated well in advance of construction. Dependent upon final approved plans and methodolgies, boring and jacking would likely be required for construction underneath existing rails. A minimum 15-foot wide utility easement shall be provided to allow City access to sewer lines for maintenance/repair. d.Nexus: City of Renton Long Range Wastewater Management Plan; City of Renton Comprehensive Plan. 17. SOLID WASTE a.Significant Impacts: Chapter 3 of the SEIS includes an examination of significant impacts to solid waste services. A summary of impacts is provided below based upon the SEIS Summary Matrix. For a more detailed discussion of impacts, see Chapter 3 of the SEIS. Residential uses and commercial uses would generate additional tons of solid waste annually b.Significant Unavoidable Adverse Impacts: No unavoidable adverse impacts are anticipated. c.Mitigation Measures: The mitigation measures established below address impacts identified in Chapter 3 of the SEIS. These measures are based upon the proposed and recommended mitigation measures identified in the SEIS. The following mitigation measures will be implemented by the future developer(s): Future developer(s) shall develop a plan for waste reduction, reuse and recycling both during construction and post-development to reduce solid waste disposal demands. The plan shall be reviewed and approved by the City of Renton Solid Waste Utility prior to issuance of building and construction permits. d.Nexus: Comprehensive Solid Waste Management Plan; City of Renton Comprehensive Plan. Southport Planned Action 29 Mitigation Document ADVISORY NOTES TO DEVLOPER/APPLICANT The following notes are supplemental information provided in conjunction with the Mitigation Document. Because these notes are provided as information only, they are not subject to the appeal process. The SEIS did not list all potential applicable code requirements, but identified the key code requirements that would act to mitigate identified environmental impacts. It is assumed that all applicable federal, state, and local regulations would be applied. The primary set of applicable local regulations is found in Title 4 of the Renton Municipal Code which addresses Administration and Enforcement, Land Use Districts, Environmental Regulations and Special Districts, Property Development Standards, Building and Fire Prevention Standards, Street and Utility Standards, Subdivision Regulations, Permits and Decisions, Procedures and Review Criteria, and Non-conforming Structures, Uses and Lots. Specific code requirements identified in the SEIS that would act as mitigation include: EARTH Seismic All proposed structures will be designed in accordance with the Uniform Building Code RMC 4-5-050) Geotechnical Considerations- Stuctural Fill Final grading plans shall ensure that existing grades are met at the property line with Gene Coulon Park. (RMC 4-4-060.H.4) AIR QUALITY General- Construction and Operation Rules and regulations as promulgated by Federal and State Clean Air Acts, the State DOE RCW 70.94; WAC 173-400), and PSAPCA (RCW 70.94; PSAPCA Regulations I, II, and III) would apply to the Proposed Action as well as to activities of adjacent and abutting sites. NOISE Construction Noise Washington's noise limits apply to construction noise during nighttime hours; therefore, construction activities could be limited to daytime hours to the extent practicable. This restriction could include all noisy start-up and preparatory activities such as starting engines before 7:00 a.m., which can disturb people trying to sleep. Noise from any work during nighttime hours (after 10 p.m.) received in residentially zoned areas would be subject to the nighttime noise limits in the Washington Administrative Code. (WAC 173-60) Maximum noise levels during construction would be required to comply with City of Renton Development Regulations for Grading, Excavation and Mining(RMC 4-4-060). Southport Planned Action 30 Mitigation Document TRANSPORTATION A Transportation Demand Management(TDM)program will be implemented. TDM is a tool for managing the amount of traffic a development generates. Through various TDM programs, traffic could be reduced overall or shifted to non-peak times of the day. The State of Washington's Commute Trip Reduction (CTR) program, implemented through the City's Commute Trip Reduction regulations in RMC10-13, requires employers who have 100 or more employees commuting to a single location, between the hours of 6:00 a.m. and 9:00 a.m., to implement TDM programs. Some TDM programs could include: Transit incentives Guaranteed ride home program Flex-time hours Telecommuting Preferential parking for vanpools and carpools Parking pricing Secured bicycle parking Financial Incentives Haul Routes and Hours: A construction plan showing haul routes and hours will be required. RMC 4-4-030.C) FIRE SERVICES Approved fire sprinkler systems and fire alarm systems will be installed throughout all structures. (RMC 4-5-070) City ordinances require a minimum of two access roadways into the project. An emergency access would be provided via the 45-foot wide pedestrian plaza located immediately south of Building B with access from Gene Coulon Park's southern parking lot. Removable vehicle barriers would block ordinary vehicle traffic. (RMC 4-5-070) Fire department apparatus access is required within 150 feet of all points on the building. The fire lanes along the secondary access, and along the south/southwest site perimeter, would meet fire department requirements by having widths of 20 feet. Roadways would be signed as fire lanes. If later proposals require access along the promenade for emergency apparatus, then the access shall meet applicable code requirements and ensure the access areas are distinguishable. (RMC 4-5-070) A designated fire lane, to serve the eastern side of the development, would be provided by the existing drive aisle in the Gene Coulon Park parking lot to the immediate east. The park drive aisle would be signed as a fire lane. (RMC 4-5-070) Southport Planned Action 31 Mitigation Document SOUTHPORT VICINITY MAP i I Ntk i Gene Coulon Park t..NifikLakeWashingtoni Shoreline C 111 1 k\-:•• SOUTHPORT o 0• v— N. p 1 J 0 iiQ ) 0 C,-- el1NH\\o, 111 l 111r i r r---] ri , r__________,r' s? r_____ is ) 1 C i 1 ty0 Neighborhoods & Strategic Planning Site bc, Ind. ED/N/SP 0. Dennison 4" TO 23 February 1999 EXHIBIT B 0 400 8 ILLUSTRATIVE MAP 1 :4,800 EXHIBIT C LEGAL DESCRIPTION New Lot B of City of Renton Lot Line Adjustment No. 98-176-LLA, as recorded under King County Recording No. 9902019014,Records of King County,Washington. 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Southport Planned Action o 200 400 0 Neighborhoods & Strategic Planning EXHIBIT D 1 :2,40 0 ED/N/SP L Grueter, 0. Dennison ut 18 August 1999 MAXIMUM BUILDING HEIGHTS September 27, 1999 Renton City Council Minutes Page 332 Comprehensive Plan: 1999 Amendments and concurrent rezones: Amendments Deny: Application 99-M-1,the request from Karnail Singh to change the Residential Planned Neighborhood(RPN) land use designation to Convenience Commercial (CC)with concurrent rezoning from R-14 to CC at Talbot Road. Approve: Application 99-M-2 and T-3, SECO Development, Southport; Application 99-M-3, La Pianta Limited Partnership, NE 3rd and NE 4th; Application 99-M-5, Jerry Woods, 5321 Cedar Ave. S.; and Application 99-T-4, Issaquah School District Capital Facilities Plan. Continue to the 2000 review cycle: 1. The portion of the La Pianta application pertaining to redesignating a .9 acre parcel from Residential Multi-Family Infill to Convenience Commercial (CC); 2. Application 99-M-4, Review of the Residential Rural designation(R-1)zone east of Talbot Road S. between Carr Road and S. 55th St.; and 3. Continue Application 98-M-11, Edlund Family, north of Can Road. Set Public Hearing: on the proposed development agreement for the La Pianta amendment on October 11, 1999. The Committee requested that all necessary ordinances be prepared to amend the Comprehensive Plan, Zoning Map and Municipal Code. MOVED BY KEOLKER-WHEELER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning: Southport Planning &Development Committee Chair Keolker-Wheeler presented a report Development Comprehensive regarding the Southport Comprehensive Plan amendments, rezone, and Plan Amendments, Rezone, and Municipal Code amendments. Code Amendments The Committee recommended that the Southport site be redesignated from Employment Area— Industrial/Industrial Heavy to Center Office Residential. Regarding Comprehensive Plan policy amendments,the Committee recommendcc that policy amendments be approved consistent with the staff recommendations dated August 12, 1999, except as follows: 1. Policy LU-131,the Committee concurred with the Planning Commission recommendation. The maximum density range should be 30 to 50 dwelling unit, per net acre. 2. Policy LU-136,the Committee concurred with the Planning Commission recommendation to consider public uses in addition to industrial uses, except for the language related to unencumbered operations of industrial or public uses. Regarding Municipal Code revisions,the Committee recommended that the Cod, amendments proposed by staff be approved consistent with the staff recommendations dated August 12, 1999, except as follows: 1. The Committee concurred with the Planning Commission recommendation that marinas should be allowed in conjunction with a primary use. 2. The Committee concurred with the Planning Commission that the maximum density for the Southport site should be 50 dwelling units per net acre; 3. The Committee concurred with the staff recommendation that Level II conceptual) site plans should be required for all COR-zoned properties, except that the Code should refer to all "adjacent and abutting"properties with COR a September 27, 1999 Renton City Council Minutes Page 333 zoning, rather than all "contiguous"properties with COR zoning. The Committee requested that all necessary ordinances be prepared to amend the Comprehensive Plan, Zoning Map, and Municipal Code. The adoption of these ordinances would precede the adoption of the proposed Planned Action Ordinance. MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning: Southport Planning&Development Committee Chair Keolker-Wheeler presented a report Development Planned Action regarding a draft Planned Action Ordinance which would be applicable to the Ordinance Southport site. The Committee recommended that a public hearing be scheduled for October 11, 1999. MOVED BY KEOLKER-WHEELER, SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Finance Committee Chair Edwards presented a report recommending approval of Finance: Vouchers Payroll Vouchers 21582 -21841 and 513 direct deposits in the total amount of 939,223.41. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance: Vouchers Finance Committee Chair Edwards presented a report recommending approval of Claim Vouchers 174692 - 175163 and two wire transfers totaling$1,774,963.93. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation Committee Transportation Committee Chair Corman presented a report recommending that Transportation: Benson Rd S Council approve an increase in the budget of the Benson Road South Pedestrian Pedestrian Walkway Project Improvement project to include a full traffic signal at the intersection of Benson Road South and S. 26th St., a sidewalk on Benson Road, and a pedestrian walkway along S. 27th St. at a total increased cost of$155,000. The initial project was estimated at a cost of$130,000. The revised cost for the project would be paid from funds generated through a$100,000 Transportation Improvement Board grant and from TIP#6, the Walkway Program. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT CARRIED. Public Safety Committee Public Safety Committee Chair Schlitzer presented a report recommending Fire: Emergency Management concurrence in the staff recommendation to approve the City of Renton Plan Emergency Management Plan. The previous City of Renton Emergency Management Plan has been difficult any unwieldy to work with. The new proposed plan gives departments and staff responsibility and direction before and during a disaster. The proposed plan meets all King County and Washington State EOC requirements. Since the Emergency Management Plan is a"living"document, regular updates of the plai can be authorized by the Fire Chief without returning to Council for approval. Regular updates will occur as the City's needs change and the need for revision becomes apparent. The Commtitee recommended that the Administration approve the plan as presented. MOVED BY SCHLITZER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND The following ordinance was presented for first reading: RESOLUTIONS i APPROVED DY CITY COUNCIL Date ''-2 7— 9 4/ PLANNING AND DEVELOPMENT COMMITTEE REPORT September 27, 1999 Southport Comprehensive Plan Amendments,Rezone,Municipal Code Amendments Referred April 12, 1999) The Planning and Development Committee recommends that the Southport site be redesignated from Employment Area—Industrial/Industrial Heavy to Center Office Residential. Regarding Comprehensive Plan policy amendments, the Committee recommends that policy amendments be approved consistent with the staff recommendations dated August 12, 1999, except as follows: Policy LU-131, the Committee concurs with the Planning Commission recommendation. The maximum density range should be 30 to 50 dwelling units per net acre. Policy LU-136, the Committee concurs with the Planning Commission recommendation to consider public uses in addition to industrial uses, except for the language related to unencumbered operations of industrial or public uses. Regarding Municipal Code revisions, the Committee recommends that the code amendments proposed by staff be approved consistent with the'staff recommendations dated August 12, 1999, except as follows: The Committee concurs with the Planning Commission that marinas should be allowed in conjunction with a primary use. The Committee concurs with the Planning Commission that the 'maximum density for the Southport site should be 50 dwelling units per net acre. The Committee concurs with the staff recommendations that Level II (conceptual) site plans should be required for all COR zoned properties, except that the code should refer to all adjacent and abutting"properties with COR zoning, rather than all "contiguous"properties with COR zoning. The Committee requests that all necessary ordinances be prepared to amend the Comprehensive Plan, Zoning Map, and Municipal Code. The adoption of these ordinances would precede the adoption of the roposed Planned Action Orrdi1nance. ft.,,tkai - WN.,...ap Kathy Ke ker-Wheeler, Chair e Timothy J. Sch ' z , Alternate Mem Ql.'t'"-'4A'' LZ Dan Clawson,Member. cc: Sue Carlson Lisa Grueter CITY OF .RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:September 20, 1999 TO: Kathy Keolker-Wheeler,Chair Planning and Development Committee FROM:Sue Carlson(ext.6591) STAFF CONTACT: Lisa Grueter(BWR 206-448-2123) SUBJECT: Southport—Chart of Recommendations and Comments, etc. The purpose of this memo is to transmit the following: The formal Planning Commission report dated September 9, 1999 regarding the Southport Comprehensive Plan Amendments,Rezone,and Municipal Code Amendments. A summary chart of Staff recommendations, Planning Commission recommendations, and pertinent citizen.comments regarding the merits of the proposed Comprehensive Plan Amendments,Rezone,and Municipal Code amendments. This chart is intended to facilitate the Committee's discussions and the preparation of recommendations. Staff and Planning Commission recommendations are summarized in two columns. Also summarized are citizen comments specifically related to the subject amendment. Initials or firm names associated with the comments are shown in parentheses along with a reference to the meeting minutes or document which contains their comments. Staff responses are also briefly referenced in the chart. Complete copies of comments and responses can be found in a Staff Report dated September 1, 1999 and in the Final Supplemental Environmental Impact Statement(FSEIS). Also, staff would like to note a correction to the August 12, 1999 Staff Report related to the Capacity Analysis. On page 29, the retail employee figures for the Proposed Conceptual Plan should range from 84-177 instead of 67-84 to account for the hotel employees in Plan C. Plan C would have 67 retail employees and 110 hotel employees (assuming 0.5 employees per hotel room). Schedule At your September 23, 1999 meeting we will request that the Committee prepare recommendations to the full City Council regarding the Southport proposed Comprehensive Plan Amendments, Rezone, and Municipal Code Amendments. We will also ask that the Committee set a public hearing for the draft Planned Action Ordinance (provided in a separate Staff Report dated September 15, 1999). September 20, 1999 Page 2 If you have any questions about the proposal, previous memos, or the environmental documents, please give me a call at extension 6591. Thank you. cc: . Lisa Grueter CENTRAL\SYS2\PIAZZA\EDNS PVudy's\P&DCHART.doc\jw CITY OF RENTON MEMORANDUM DATE: September 9, 1999 TO: City Council Mayor Tanner FROM: PLANNNG COMMISSION SUBJECT:Comprehensive Plan Amendment Recommendation —#99-M-2 Southport RECOMMENDED ACTION: At the July 22nd Planning Commission meeting, the Plannin, Commission voted to approve Comprehensive Plan Amendment#99-M-2 to COR Comprehensive Pla designation, rezone and code amendments with the following conditions: LU-125: Second sentence should read "An exception to this limitation on commercial use may occur if a major commercial use providing high economic value to the City is propose with a mix of small scale businesses, and is designed with the scale and intensity envisioned fc COR." LU-131: First sentence should read "Maximum residential density on the various COR site should range between 30 to 50 dwelling units per acre." LU-136: Change the proposed policy to read "Consistent with the locational criteria fc Centers, Center Office Residential designations may be placed on properties adjacent c abutting a variety of residential, commercial, or industrial designations, or publicly owne properties. Center Office Residential designations placed next to higher intensity zones such industrial, or next to public uses, may provide for a transition to lesser intense designation. Site design of Center Office Residential properties should consider the long-term retention ar unencumbered operations of existing adjacent or abutting industrial or public uses." Use allowance revisions: Add "full service hotel with restaurant and food services available within or by immediately adjacent provider" instead of just saying "Hotel". Allow marinas in conjunction with primary use. Allow commercial and non-commercial parking garages when supporting the primary us of the site and subject to a Parking Management Plan acceptable to the City of Renton. Code — Development Standard Amendments: Density — COR-3: change 60 to 50 du/ac. Special Shoreline setback for COR-3: agree with staff recommendation. September 9, 1999 Page 2 Building modulation and articulation — COR-3 in the Special Development Standard revised t read: "To consider shade/shadow effects and compatibility: buildings that are immediate) adjacent or abutting a public park, open space, or trail shall: 1) Incorporate buildin modulation to reduce the overall bulk and mass of buildings. 2) For each dwelling unit, provid at least one architectural projection not less than two feet from the wall plane and not less tha seven feet wide..." Nos. 3) and 4) agreed as written. Outdoor storage deletion: — agree with staff recommendation. Master plans for contiguous property — agree with staff recommendation. Require a minimum 35' landscape setback from the property line of an adjacent public use. The applicant and owner, and all future owners, leasees and tenants, shall execute a No Prote, of any operations or maintenance decisions of the City regarding the adjacent public uses. Any parking standard amendments for structured parking shall apply to any COR zone. The amendment with conditions was approved. For: Dohrn, Franklin, Ledbury, Lemke, Quesenberry, Wagner Against: None Absent: Jacobs, Lukins Signed Larry rosman, Chair Planning Commission SUMMARY OF RECOMMENDATIONS/COMMENTS POLICY AMENDMENTS AND CODE AMENDMENTS STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE COMPREHENSIVE PLAN AMENDMENT/REZONE FROM EA-I/IH TO COR Approve proposed CPA and Concur with staff. Agree with COR designation Refer to staff report from August 12, 1999 Rezone to COR RW—FSEIS;KB—PC regarding consistency of redesignation with Hearing) Comprehensive Plan policies. The FSEIS and Mitigation Document contain measures Concern about residential to reduce potential impacts. Plan C reduces compatibility(PSAPCA— residential dwellings in comparison with FSEIS;Perkins CoieBoeing— other conceptual plans. PC Hearing and FSEIS) POLICY AMENDMENTS LU-125, eliminate "small Retain the words"small scale." Concur with Planning Staff continues to be concerned about scale" Refer to a mix of businesses Commission.(RW-FSEIS) ambiguity in the wording,and believes that rather than multiple businesses. the intent of the policy amendments in 1996 was to allow major commercial uses,but discourage big box retail. The secondary use conditions ensure that commercial uses are integrated in primary use buildings. Staff would maintain its original proposal to amend policy LU-125. LU-131,create density range Recommend a density range of Concerned about the proposed Staff does not oppose the Planning accommodating higher between 30 and 50 units per density,and that the proposed Commission recommendation as it would density, 30 to 60 du/ac acre. density range relies on potential accommodate the proponent's Plan C which amendments to net density and appears to be their preferred alternative,and sensitive area definitions which it provides some flexibility for future site have not yet been completed.plans which may incorporate features that How is the site different from would be deducted from the gross site area. other COR sites where the 1 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE density won't change?(RW- FSEIS) Staff continues to propose no changes to the maximum densities in the Zoning code for Density range creates Port Quendall and Stoneway sites. If density implications for other COR sites. changes to other COR sites are proposed in For Southport the higher density the future,additional environmental review results in greater traffic,greater and hearings would be required. building heights/shade,and more use of the Park.(KB—PC It should be noted that Plan C results in a Hearing) lower density by replacing a residential building with a hotel. With any of the A lower density may be potential conceptual plans,traffic mitigation desirable because of access and would be required. Proposed code traffic concerns. (RQ—FSEIS) amendments requiring modulation and articulation would partially off-set shade impacts to the Park. Park mitigation fees and other requirements are intended to reduce impacts to the Park. LU-136, recognize existing Support the recognition of Staff does not oppose the Commission industrial uses industrial zoned properties and changes, except for the language uses. Also recommend indicating that new COR developments changing the proposed policy should consider unencumbered industrial to consider public uses. or public use operations. USE ALLOWANCE REVISIONS Add hotel as a permitted use Instead of allowing"hotels" Concerned about having Staff shares a concern about attracting which does not have to be with no other qualifying hotels as a primary use without quality hotels, and given the waterfront combined with a convention factors, allow full-service being associated with office, location and higher land costs, the center or office and residential hotels with restaurant and/or residential or convention likelihood is that a quality hotel will be food services available within center. (KB-PC Hearing) provided at Southport and other COR or by an immediately adjacent sites. Staff does not support the Planning provider.Commission recommendation because the hotel industry is evolving to offer alternative products, and the Commission requirements may constrict potential hotel 2 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE types which otherwise may be appropriate for the COR designations. COR policies allow for single uses on properties, and also encourage a mix of uses. Joint planning in the COR will result in consideration of a range of uses. Make marinas a primary use Allow marinas in conjunction Staff does not oppose the Commission instead of a secondary use.with a primary use. recommendation. Allow commercial and non- Allow commercial and non- Commercial garages may be Staff does not oppose Commission commercial parking garages as commercial parking garages an incentive for Southport changes; however,the changes are not permitted uses. when supporting the primary users to park cars at the Park. necessary because the likelihood of stand- uses of the site and subject to a Keep the parking non- alone parking structures being built to parking management plan commercial. (KB —PC serve uses in the vicinity of the site rather acceptable to the City. Hearing) than on-site uses is low given the character of surrounding uses near COR sites and the high land costs. In the case of Southport, mitigation measures require preparation of a parking management plan. DEVELOPMENT STANDARDS Provide a maximum density Recommended a density See above. See above. for the Southport site of 60 maximum of 50 units per acre. du/ac. No change to maximum density for other COR sites. Minimum density added for all COR zones based on existing language from policy LU-131. For the Southport site only, a For the Southport site, make all The combination of all the provision requiring building building modulation/articulation options may not modulation and articulation modulation/articulation be appropriate for some styles of would be added. It would provisions mandatory rather architecture which may otherwise be apply to buildings adjacent or than allowing selection among appropriate for the site. The Staff proposal 3 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE abutting public parks, open several options. The with articulation/modulation choices space or trails.architectural projection should would indicate the City's intent and allow be two feet from the wall for flexibility in design. It should be noted plane and not less than seven that the site plan review process and the feet wide. proposed code amendments requiring modulation and articulation (but allowing choices in approaches) is similar to the approach in the Center Suburban zone and is considered effective. The master plan development Concur with staff. Requiring participation of all Level II Site Plans are conceptual and requirement would be contiguous properties may similar to the currently required master modified to require the plans delay development. The development plan. If all property owners to be called Level II Site Plans) requirements are too detailed are not ready to develop, assumptions can for all contiguous properties for properties not ready for be made as to the development levels and zoned COR regardless of development. Coordinated uses of the property to assure coordinated ownership in order to assure planning can be met by less infrastructure and transportation appropriate coordination of inclusive language. improvements. If not all property owners access and infrastructure. This Contiguous"should be better are ready, the City could sponsor a Level II would apply in all COR zones. defined. (FP& S—PC Site Plan, or could facilitate cooperation Hearing) among property owners. "Contiguous" is defined in the RMC. Alternate language could include "adjacent and abutting." For all COR zones, require a For Building B, increase the Staff does not recommend a specific minimum 35 foot landscaped building setback to a minimum setback. Generally in the COR zone, setback from the property line of 20 feet. (KB—FSEIS) setbacks are established through the of a public use.master plan process recognizing the differing character of sites and potential development plans. Using the Southport site as an example,a 35 foot setback could result in taller buildings near the Park in order to maintain the number of proposed units,and could result in the buildings being located further west near Boeing which would be less desirable. 4 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE Mitigation measures related to the Southport site address minimum setbacks and minimum setback averages based upon the proposed conceptual plans. Additionally, in Plan C, Building B near the Park is pivoted to allow for a larger average setback than Plans A or B. Require a no-protest The no-protest agreement language is not agreement by owners, lessees appropriate for a COR development and tenants regarding standard table. maintenance and operation decisions related to public uses. Any parking standard Parking standard amendments may be amendments for structured appropriate, but should be the subject of parking should apply in any separate work program, and not included COR zone. in the COR development standard table. Terrace the facade of Building The proposed code amendments include B so the top floors are further upper story setbacks for buildings facing away from the Park. (KB — public plazas or the promenade. FSEIS) Modulation and articulation would be required for buildings near public parks, open space or trails. These measures could partially off-set shade impacts to the Park. Additional code amendments addressing stepped/graduated heights near the Park are not proposed by Staff, as it could affect other building placements/heights. (See above) 5 i 1 .7.,t.P 1 . DY Ci TY COUNCIL Date q-;-/- PLANNING AND DEVELOPMENT COMMITTEE REPORT September 27, 1999 Southport Planned Action Ordinance Referred April 12, 1999) The Planning and Development Committee has reviewed a draft Planned Action Ordinance which would be applicable to the Southport site. The Committee recommends that a public hearing be scheduled for October 11, 1999. Kathy eolker-Wheeler, Chair a imothy J. Sch t r,Alternate Me t) 1_1, Dan Clawson,Member cc: Sue Carlson Lisa Grueter 0 0 APPROVED BY CITY COUNCIL Date q,4-74 PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT September 27, 1999 1999 Comprehensive Plan Amendments and Concurrent Re-Zones Referred April 12, 1999) The Planning and Development Committee recommends the following action on the 1999 Comprehensive Plan Amendments as documented in Attachment A. Deny: Application 99-M-1,Karnail Singh,Talbot Road Approve: Application 99-M-2 and T-3, SECO Development, Southport Application 99-M-3,La Pianta Limited Partnership ,NE 3`d and NE 4th Application 99-M-5,Jerry Woods 3521 Cedar Ave. S. Application 99-T-4,Issaquah School District Capital Facilities Plan Continue to the 2000 review cycle: The portion of the La Pianta application pertaining to redesigrlating a .9 acre parcel from Residential Multi-family Infill to Convenience Commercial' Application 99-M-4, Review of the Residential Rural designation (R-1 zone) east of Talbot Road S. between Carr Road and S. 55`h St. Continue Application 98-M-11 Edlund Family,north of Can Rd. Set Public Hearing On Development Agreement for the La Pianta Amendment October 11, 1999 The Committee requests that all necessary ordinances be prepared to amend the Comprehensive Plan, Zoni g Map and Municipal Code. 06-661 - tll Kathy K-c ker-Wheeler, Chair G Timothy J. Sc itz , Alternate Membe 4-; ."......_e--z--).E. Dan Claws, Member cc: Sue Carlson Rebecca Lind P&DFIN-l\ CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:September 20, 1999 TO: Kathy Keolker-Wheeler, Chair Planning and Development Committee FROM: Sue Carlson(ext. 6591) STAFF CONTACT: Lisa Grueter(BWR 206-448-2123) SUBJECT: Southport—Chart of Recommendations and Comments, etc. The purpose of this memo is to transmit the following: The formal Planning Commission report dated September 9, 1999 regarding the Southport Comprehensive Plan Amendments,Rezone,and Municipal Code Amendments. A summary chart of Staff recommendations, Planning Commission recommendations, and pertinent citizen comments regarding the merits of the proposed Comprehensive Plan Amendments,Rezone,and Municipal Code amendments. This chart is intended to facilitate the Committee's discussions and the preparation of recommendations. Staff and Planning Commission recommendations are summarized in two columns. Also summarized are citizen comments specifically related to the subject amendment. Initials or firm names associated with the comments are shown in parentheses along with a reference to the meeting minutes or document which contains their comments. Staff responses are also briefly referenced in the chart. Complete copies of comments and responses can be found in a Staff Report dated September 1, 1999 and in the Final Supplemental Environmental Impact Statement(FSEIS). Also, staff would like to note a correction to the August 12, 1999 Staff Report related to the Capacity Analysis. On page 29, the retail employee figures for the Proposed Conceptual Plan should range from 84-177 instead of 67-84 to account for the hotel employees in Plan C. Plan C would have 67 retail employees and 110 hotel employees (assuming 0.5 employees per hotel room). Schedule At your September 23, 1999 meeting we will request that the Committee prepare recommendations to the full City Council regarding the Southport proposed Comprehensive Plan Amendments, Rezone, and Municipal Code Amendments. We will also ask that the Committee set a public hearing for the draft Planned Action Ordinance (provided in a separate Staff Report dated September 15, 1999). Septemb 20, 1999 Page 2 If you have any questions about the proposal, previous memos, or the environmental documents, please give me a call at extension 6591. Thank you. cc:Lisa Grueter CENTRAL\S YS2\PIAZZA\EDNSPUudy's\P&DCHART.doc\j w CITY OF RENTON MEMORANDUM DATE: September 9, 1999 TO: City Council Mayor Tanner FROM: PLANNNG COMMISSION SUBJECT:Comprehensive Plan Amendment Recommendation -#99-M-2 Southport RECOMMENDED ACTION: At the July 22nd Planning Commission meeting, the Planning Commission voted to approve Comprehensive Plan Amendment #99-M-2 to COR Comprehensive Plan designation, rezone and code amendments with the following conditions: LU-125: Second sentence should read "An exception to this limitation on commercial uses may occur if a major commercial use providing high economic value to the City is proposed with a mix of small scale businesses, and is designed with the scale and intensity envisioned for COR." LU-131: First sentence should read "Maximum residential density on the various COR sites should range between 30 to 50 dwelling units per acre." LU-136: Change the proposed policy to read "Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial, or industrial designations, or publicly owned properties. Center Office Residential designations placed next to higher intensity zones such as industrial, or next to public uses, may provide for a transition to lesser intense designations. Site design of Center Office Residential properties should consider the long-term retention and unencumbered operations of existing adjacent or abutting industrial or public uses." Use allowance revisions: Add "full service hotel with restaurant and food services available within or by an immediately adjacent provider" instead of just saying "Hotel". Allow marinas in conjunction with primary use. Allow commercial and non-commercial parking garages when supporting the primary uses of the site and subject to a Parking Management Plan acceptable to the City of Renton. Code - Development Standard Amendments: Density - COR-3: change 60 to 50 du/ac. Special Shoreline setback for COR-3: agree with staff recommendation. September 9, 1999 Page 2 Building modulation and articulation - COR-3 in the Special Development Standard revised to read: "To consider shade/shadow effects and compatibility: buildings that are immediately adjacent or abutting a public park, open space, or trail shall: 1) Incorporate building modulation to reduce the overall bulk and mass of buildings. 2) For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than seven feet wide..." Nos. 3) and 4) agreed as written. Outdoor storage deletion: - agree with staff recommendation. Master plans for contiguous property - agree with staff recommendation. Require a minimum 35' landscape setback from the property line of an adjacent public use. The applicant and owner, and all future owners, leasees and tenants, shall execute a No Protest of any operations or maintenance decisions of the City regarding the adjacent public uses. Any parking standard amendments for structured parking shall apply to any COR zone. The amendment with conditions was approved. For: Dohrn, Franklin, Ledbury, Lemke, Quesenberry, Wagner Against: None Absent: Jacobs, Lukins Signed Larry rosman, Chair Planning Commission SUMMARY OF RECOMMENDATIONS/COMMENTS POLICY AMENDMENTS AND CODE AMENDMENTS STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE COMPREHENSIVE PLAN AMENDMENT/REZONE FROM EA-I/IH TO COR Approve proposed CPA and Concur with staff. Agree with COR designation Refer to staff report from August 12, 1999 Rezone to COR RW—FSEIS;KB—PC regarding consistency of redesignation with Hearing) Comprehensive Plan policies. The FSEIS and Mitigation Document contain measures Concern about residential to reduce potential impacts. Plan C reduces compatibility(PSAPCA— residential dwellings in comparison with FSEIS;Perkins Coie/Boeing— other conceptual plans. PC Hearing and FSEIS) POLICY AMENDMENTS LU-1 25, eliminate "small Retain the words"small scale." Concur with Planning Staff continues to be concerned about scale" Refer to a mix of businesses Commission. (RW-FSEIS) ambiguity in the wording,and believes that rather than multiple businesses. the intent of the policy amendments in 1996 was to allow major commercial uses,but discourage big box retail. The secondary use conditions ensure that commercial uses are integrated in primary use buildings. Staff would maintain its original proposal to amend policy LU-125. 4411 LU-1 31, create density range Recommend a density range of Concerned about the proposed Staff does not oppose the Planning accommodating higher between 30 and 50 units per density,and that the proposed Commission recommendation as it would density, 30 to 60 du/ac acre. density range relies on potential accommodate the proponent's Plan C which amendments to net density and appears to be their preferred alternative,and sensitive area definitions which it provides some flexibility for future site have not yet been completed. plans which may incorporate features that How is the site different from would be deducted from the gross site area. other COR sites where the STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE density won't change?(RW- FSEIS) Staff continues to propose no changes to the maximum densities in the Zoning code for Density range creates Port Quendall and Stoneway sites. If density implications for other COR sites. changes to other COR sites are proposed in For Southport the higher density the future,additional environmental review results in greater traffic,greater and hearings would be required. building heights/shade,and more use of the Park.(KB—PC It should be noted that Plan C results in a Hearing) lower density by replacing a residential building with a hotel. With any of the A lower density may be potential conceptual plans,traffic mitigation desirable because of access and would be required. Proposed code traffic concerns. (RQ—FSEIS) amendments requiring modulation and articulation would partially off-set shade impacts to the Park. Park mitigation fees and other requirements are intended to reduce impacts to the Park. LU-1 36, recognize existing Support the recognition of Staff does not oppose the Commission industrial uses industrial zoned properties and changes, except for the language uses. Also recommend indicating that new COR developments changing the proposed policy should consider unencumbered industrial to consider public uses. or public use operations. USE ALLOWANCE REVISIONS Add hotel as a permitted use Instead of allowing "hotels" Concerned about having Staff shares a concern about attracting which does not have to be with no other qualifying hotels as a primary use without quality hotels, and given the waterfront combined with a convention factors, allow full-service being associated with office, location and higher land costs, the center or office and residential hotels with restaurant and/or residential or convention likelihood is that a quality hotel will be food services available within center. (KB- PC Hearing) provided at Southport and other COR or by an immediately adjacent sites. Staff does not support the Planning provider. Commission recommendation because the hotel industry is evolving to offer alternative products, and the Commission requirements may constrict potential hotel 2 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE types which otherwise may be appropriate for the COR designations. COR policies allow for single uses on properties, and also encourage a mix of uses. Joint planning in the COR will result in consideration of a range of uses. Make marinas a primary use Allow marinas in conjunction Staff does not oppose the Commission instead of a secondary use.with a primary use. recommendation. Allow commercial and non- Allow commercial and non- Commercial garages may be Staff does not oppose Commission commercial parking garages as commercial parking garages an incentive for Southport changes; however, the changes are not permitted uses. when supporting the primary users to park cars at the Park. necessary because the likelihood of stand- uses of the site and subject to a Keep the parking non- alone parking structures being built to parking management plan commercial. (KB — PC serve uses in the vicinity of the site rather acceptable to the City. Hearing) than on-site uses is low given the character of surrounding uses near COR sites and the high land costs. In the case of Southport, mitigation measures require preparation of a parking management plan. DEVELOPMENT STANDARDS Provide a maximum density Recommended a density See above. See above. for the Southport site of 60 maximum of 50 units per acre. du/ac. No change to maximum density for other 411 COR sites. Minimum density added for all COR zones based on existing language from policy LU-131. For the Southport site only, a For the Southport site, make all The combination of all the provision requiring building building modulation/articulation options may not modulation and articulation modulation/articulation be appropriate for some styles of would be added. It would provisions mandatory rather architecture which may otherwise be apply to buildings adjacent or than allowing selection among appropriate for the site. The Staff proposal STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE abutting public parks, open several options. The with articulation/modulation choices space or trails.architectural projection should would indicate the City's intent and allow be two feet from the wall for flexibility in design. It should be noted plane and not less than seven that the site plan review process and the feet wide. proposed code amendments requiring modulation and articulation (but allowing choices in approaches) is similar to the approach in the Center Suburban zone and is considered effective. The master plan development Concur with staff. Requiring participation of all Level II Site Plans are conceptual and requirement would be contiguous properties may similar to the currently required master modified to require the plans delay development. The • development plan. If all property owners to be called Level II Site Plans) requirements are too detailed are not ready to develop, assumptions can for all contiguous properties for properties not ready for be made as to the development levels and zoned COR regardless of development. Coordinated uses of the property to assure coordinated ownership in order to assure planning can be met by less infrastructure and transportation appropriate coordination of inclusive language. improvements. If not all property owners access and infrastructure. This Contiguous" should be better are ready,the City could sponsor a Level II would apply in all COR zones. defined. (FP & S — PC Site Plan, or could facilitate cooperation Hearing) among property owners. "Contiguous" is defined in the RMC. Alternate language could include "adjacent and abutting." For all COR zones, require a For Building B, increase the Staff does not recommend a specific minimum 35 foot landscaped building setback to a minimum setback. Generally in the COR zone, setback from the property line of 20 feet. (KB— FSEIS) setbacks are established through the of a public use.master plan process recognizing the differing character of sites and potential development plans. Using the Southport site as an example, a 35 foot setback could result in taller buildings near the Park in order to maintain the number of proposed units, and could result in the buildings being located further west near Boeing which would be less desirable. 4 STAFF RECOMMENDATION PLANNING COMMISSION OTHER STAFF RESPONSE Mitigation measures related to the Southport site address minimum setbacks and minimum setback averages based upon the proposed conceptual plans. Additionally, in Plan C, Building B near the Park is pivoted to allow for a larger average setback than Plans A or B. Require a no-protest The no-protest agreement language is not agreement by owners, lessees appropriate for a COR development and tenants regarding standard table. maintenance and operation decisions related to public uses. Any parking standard Parking standard amendments may be amendments for structured appropriate, but should be the subject of parking should apply in any separate work program, and not included COR zone. in the COR development standard table. Terrace the facade of Building The proposed code amendments include B so the top floors are further upper story setbacks for buildings facing away from the Park. (KB — public plazas or the promenade. FSEIS) Modulation and articulation would be required for buildings near public parks, open space or trails. These measures could partially off-set shade impacts to the Park. Additional code amendments addressing410stepped/graduated heights near the Park are not proposed by Staff, as it could affect other building placements/heights. (See above) 5 r(diaLe 4 ?Az/49, --- 1 I ' A rer62.1-- Diane G.Esmay R Evans ro• 1 e PO Box 59264 3306 NE 11th Place 1003 North 28th Place Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 Correen Orton Shirley Milliren Marge Richter Legacy Partners 1020 N.28th Place 300 Meadow Avenue N. 1756 114th Avenue SE,Suite 135 Renton,WA 98056 Renton,WA 98055 Bellevue,WA 98004 Paul Bergen Elizabeth Warman Seco Development Enviro Issues Manager,Local Government Relations Attn: Rex Allen 101 Stewart Street#101 The Boeing Company 10843 NE 8th Street Seattle,WA 98101 PO Box 3707 MC 14-49 Suite 200 Seattle,WA 98124-2207 Bellevue,WA 98004 Celia Barton Bob Boyd John Anderson State Dept.of Natural Resources Puget Western Inc. Puget Sound Air Pollution Control.I ;ency 950 Farman Street N.19515 North Creek Prkwy,Suite 310 110 Union Street,Suite 500 PO Box 68 Bothell,WA 98011 Seattle,WA 98101-2038 Enumclaw,WA 98022-0068 Larry Fisher Bruce A.Coffey Larry Martin Dept.of Fish and Wildlife Foster Pepper&Shefelman PLLC Vulcan Northwest Region 4 Office 1111 Third Avenue,Suite 3400 110 110th Avenue NE,#550 16018 Mill Creek Blvd. Seattle,WA 98101-3299 Bellevue,WA 98004 Mill Creek,WA 98012 David Halinen James Hanken Mr.Robert Cugini,VP Halinen Law Offices,P.S. Schwabe Williamson&Wyatt 4101 Lake Washington Boulevard 10500 NE 81, Suite 1900 US Bank Centre,Suite 3400 PO Box 359 Bellevue,WA 98004 1420 Fifth Avenue Renton,WA 98057 Seattle,WA 98101-2339 Chuck Wolfe Donald E.Marcy Marleen Mandt Foster Pepper&Shelfelman PLLC Caimcross&Hempelmann,P.S. 1408 N.26th Street 1111 Third Avenue, Suite 3400 701 Fifth Avenue Renton,WA 98056 Seattle,WA 98101-3299 Seattle,WA 98104-7016 Renee Perrault Darrel Inglemund Dick McCann 2520 Park Place N. North Renton&Kennydale Defense Fund Perkins Coie LLP Renton,WA 98056 1309 N.30th Street 1201 Third Avenue,40th Fl. Renton,WA 98056 Seattle,WA 98101-3099 Inez Petersen Charles E.Maduell Kevin Teague 3306 Lake Washington Blvd.N#2 Perkins Coie LLP 1111 3Td Avenue,#3400 Renton,WA 98056-1909 1201 Third Avenue,48th Floor Seattle,WA 98101 Seattle,WA 98101-3099 Richard Wagner Rosemary Quesenberry Dennis McLerran 2411 Garden Court N. 3609 SE 18th Court Puget Sound Air Polution Contrc I Agency Renton,WA 98056 Renton,WA 98058 110 Union Street,Suite 500 Seattle,WA 98101-2038 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:September 15, 1999 TO: Environmental Review Committee FROM: Sue Carlson(ext. 6591) CONTACT: Lisa Grueter(BWR 206-448-2123) SUBJECT: Southport Mitigation Document- Final Based upon the memos to ERC dated September 9 and 10, 1999, and the comments from the last ERC meeting regarding trail maintenance and fire access to the promenade, changes have been incorporated into the Southport Mitigation Document. Typographical and grammatical editing have also occurred. The Mitigation Document will be published on Friday, September 17, 1999, and you will receive a copy of it. Since the ERC meeting on September 13, 1999, Lisa Grueter noted language that could be a potential interpretation problem, and after discussions with Jennifer Henning, made a change that better reflected the intent of the mitigation measure related to trail easements: The property owner(s) and developer(s) as appropriate, shall dedicate, develop, and maintain a public recreation easement for physical access along the promenade and shall dedicate a public recreation easement for physical access to and use of the dock to ensure long-term opportunities for public access to the shoreline. The clarification was made because it has been intended that the City would have an easement to access and use the dock as a future connection to trails to the west. As written prior to the clarification the language could have been misinterpreted as requiring an easement up to, but not including the dock. As a general note, we are interpreting the mitigation measures as being applicable to the activities analyzed in the SEIS. For instance, if impact pile driving is conducted then there are noise and vibration mitigation measures related to that activity. If impact pile driving is not used, some noise and vibration measures would not apply. If you have any questions,please contact Lisa Grueter or me. Thank you. cc: Lisa Grueter Jennifer Henning CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLMPLANNING\LGRUETER\S HUFFLTN\ercmem9.doc\cor r-4, s: t a 1L +1l rc d 4+ 3,0110 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:September 15, 1999 TO: Kathy Keolker-Wheeler, Chair Planning and Development Committee FROM: Sue Carlson(ext. 6591) ki CONTACT: Lisa Grueter(BWR 206-448-2123) SUBJECT: Southport—Draft Planned Action Ordinance ISSUES Should a Planned Action designation be applied to the 17 acre Southport site? RECOMMENDATIONS Staff recommends the following approach: That the City Council set a public hearing for the proposed Planned Action Ordinance. The recommended date would be October 11, 1999. This hearing would occur after the appeal period closes on the Mitigation Document (an exhibit of the proposed Planned Action Ordinance). That the City Council approve a Planned Action Ordinance for the subject site. BACKGROUND The Planning and Development Committee has been reviewing the merits of the Southport Comprehensive Plan Amendment, Rezone, and Municipal Code Amendments. These requests are addressed in the staff report provided to you on August 12, 1999. In addition to these requests, a Planned Action designation is anticipated to be adopted for the Southport site. This report focuses upon the potential Planned Action designation. Summary of Planned Action Approach Through Resolution 3379, the City of Renton identified the Southport property as a site under consideration for a Planned Action designation pursuant to the State Environmental Policy Act. Designating projects as Planned Actions shifts environmental review of a project from the time a specific permit application is made to an earlier phase in the planning process. The intent is to provide more detailed environmental analysis during planning and the consideration of land use changes, rather than at the project permit review stage. w A f. m ur 7. L , y''!'w 5 '" rs.. h`1'`" k-., i r r• ...-i ._ .. t , w°S r 'r k i September 15, 1999 i Page 2 The basic steps in designating Planned Action projects are: 1. To prepare an EIS; and 2. Designate the Planned Action project by adoption of an ordinance or resolution; and 3. Review future permit applications for development relative to their consistency with thePlannedActionordinanceorresolution. For the Southport site, Step 1 has been completed with the issuance of the Final Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) on September 9, 1999. The SEIS reviewed conceptual redeveloment plans for the site which included a mix of office,commercial,and residential uses. Step 2 would involve adoption of a Planned Action Ordinance. A Draft is attached for your review and consideration. The City Attomey's Office and the Environmental Review Committee have reviewed it. A key Exhibit of the Ordinance would be the Mitigation Document which will be published thisweek, and provided to you under separate cover. With the Environmental Review Committee's issuance and publication of the Mitigation Document, a 20-day appeal period commences where appeals of the SEIS and Mitigation Document may be filed with the Hearing Examiner. A public hearing for the proposed ordinance would occur after the appeal period closes. Step 3 would occur after the adoption of the Planned Action Ordinance. Consistency with the Planned Action Ordinance would be determined as site specific applications are made. The Planned Action designation, when adopted by the City,would reflect a decision that adequate environmental review has been completed and further environmental review under SEPA, for each specific development phase, would not be necessary if it is determined that each phase is consistent with the development levels specified in a Planned Action Ordinance. Although future proposals that qualify as Planned Actions would not be subject to additional SEPA review, they would be subject to application notification and permit process requirements. Consistency with State Requirements State regulations found in WAC 197-11-164, - 168, and -172 govern the application of the Planned Action approach. According to WAC 197-11-164 (under RCW 43.21C.031), a Planned Action is defined as a project that: Is designated a Planned Action by ordinance or resolution; and, Has had the significant environmental impacts addressed in an Environmental Impact Statement(EIS)which is prepared in conjunction with a comprehensive plan, subarea plan, fully contained community, master planned resort, master planned development or phased project; and, Is located within an urban growth area or master planned resort; and, Is not an essential public facility; and, CENTRALlSYS2\DEPTS\EconomicDevelopment\STRATPLMPLANNING\LGRUETER\SHUFFLTNT&DPAM EMO.doc\cor yY. r c ,r• September 15, 1999 Page 3 Is consistent with an adopted Comprehensive Plan; and, Must be limited to certain types of development or to specific geographic areas that are less extensive than a jurisdiction's boundaries(less than the City limits); and, May be limited to a specific time period. The designation of the Southport site as a Planned Action would meet the definitional requirements. The proposed Ordinance would designate the phased redevelopment of the Southport site as a Planned Action. As mentioned above, a SEIS has been issued by the City for the redevelopment of the subject site. The site is located within the City limits of Renton and within the King County Urban Growth Boundary. Future development would consist of office, commercial and residential uses along with recreational amenities; essential public facilities' are not proposed. With the adoption of the proposed Comprehensive Plan Amendment from Employment Area — Industrial (EA-I) to Center Office Residential (COR) as well as text amendments, a mixed use redevelopment would be consistent with the City's Comprehensive Plan. The proposed Ordinance includes a monitoring period during which the applicability of the Planned Action designation would be reviewed. In addition to the definitional requirements, State regulations also describe the contents of a Planned Action ordinance or resolution in WAC 197-11-168. The ordinance or resolution must: Describe the type of project action being designated as a Planned Action; and, Describe how the Planned Action meets the definitional criteria in WAC 197-11-164, including specific references to the EIS that addresses the Planned Action; and, Include a finding that the environmental impacts of the Planned Action have been identified and addressed in the EIS, subject to project review as shown in WAC 197- 11-172; and, Identify any specific mitigation measures other than development regulations that must be applied to a project for it to qualify as a Planned Action. Other features which are suggested include: If the Planned Action is not limited to a specific time period identified in the EIS, it may be specified in the ordinance or resolution; and, A periodic review and update period is encouraged to monitor implementation and consider changes. Essential public facilities listed in the Growth Management Act include: airports, state education facilities, state or regional transportation facilities, state and local correctional facilities, solid waste handling facilities, and in-patient facilities including substance abuse facilities, mental health facilities, and group homes. CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\LGRUETER\S HUFFLTN\P&DPAMEMO.doc\cor 4,Y September 15, 1999 Page 4 The proposed Ordinance meets the above content requirements. The types of projects to which the Planned Action Ordinance would apply are shown in Sections 3C and 3D. Essentially, the Planned Action designation would apply to the uses and activities reviewed in the SEIS. Future proposals which are not within the range of development levels reviewed in the SEIS would not qualify as Planned Actions. The preamble to the Ordinance describes the key definitional criteria in WAC 197-11-164 in terms of the site size, location within the City, consistency with the Comprehensive Plan, and the SEIS documentation addressing a phased,mixed use development. A finding regarding the SEIS is included in Section 2 of the proposed Ordinance. The project review criteria and process, which are consistent with WAC 197-11-172, are shown in Sections 3F and 3G. Mitigation measures in the Mitigation Document would apply to Planned Actions. The • Mitigation Document is referenced •in Sections 2 and 3, and included as Exhibit A to the Ordinance. (As mentioned above, the Mitigation Document will be provided to you under separate cover when published this week.) A monitoring period is included in Section 4 of the proposed Ordinance. The SEIS reviewed phased development plans and assumed development buildout by the year 2004. The Ordinance indicates that a review of the Ordinance's validity would occur by December 1, 2004. If changes are warranted,they may be made then. CONCLUSION The proposed Planned Action Ordinance would be appropriate for the subject site should the site be redesignated to the Center Office Residential (COR) land use designation/zone. Additionally, the proposed Ordinance addresses State requirements for Planned Actions. Attachments: Proposed Ordinance Excerpts from the Washington Administrative Code cc: City Council Members Mayor Tanner Jay Covington Larry Warren Environmental Review Committee Lisa Grueter CENTRAL\SYS2\DEPT S\EconomicDevelopment\.STRATPLN\PLANNING\LGRUETER\.SHUFFLTN\P&DPAMEMO.doc\cor r r:' rt sx kX. a 9 r. ..a'. ,x..,.+ r^3. CITY OF RENTON,WASHINGTON ORDINANCE WHEREAS, RCW 43.21C.031 and WAC 197-11-164, - 168, and —172 allow and govern the application of a Planned Action designation; and, WHEREAS, in Resolution 3379, the City indicated its intent to study and consider a Planned Action designation for the Shuffleton Steam Plant site, also known as the Southport site; and, WHEREAS, a Supplemental Environmental Impact Statement (SEIS) has been prepared for a portion of the Shuffleton Steam Plant site, entitled the Southport Development Planned Action Supplemental Environmental Impact Statement, and such document considers the potential environmental impacts of a phased mixed-use project on approximately 17 acres of property within the City limits; and, WHEREAS, with Ordinance the City has amended the Comprehensive Plan Land Use Map for the subject area from Employment Area — Industrial 9 (EA-I) to Center Office Residential COR); and, WHEREAS, with Ordinance the City has amended the Zoning Map from Heavy Industrial(IH)to Center Office Residential(COR) ; and, WHEREAS,this Ordinance would designate certain land uses and activities as "Planned Actions" which would be consistent with the Center Office Residential(COR)designation and zone; NOW,THEREFORE,THE CITY OF RENTON DOES ORDAIN: Section 1: Purpose. The City of Renton declares that the purpose of this ordinance is to: A. Set forth a procedure designating certain project actions within the subject site as Planned Actions"consistent with state law,RCW 43.21C.031; and, B. Provide the public with an understanding as to what constitutes a Planned Action and how land use applications which qualify as Planned Actions will be processed by the City; and, C. Streamline and expedite the land use permit review process for this site by relying on completed and existing detailed environmental analysis for the subject site; and, D. Combine environmental analysis with land use planning. It is the express purpose of this ordinance that all the City's development codes be applied together with the mitigation framework described in Section 3 of this Ordinance for the purpose of processing Planned Actions. Section 2: Findings. The City Council finds that: A. The Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) addresses all significant environmental impacts associated with the Planned Action scenarios described in the SEIS for Plans A, B, and C as referenced therein; and, 1 09/14/99 Y c .. s't r yy ten....-. i" v!Srre. I B. The mitigation measures contained in the Mitigation Document, Exhibit A of this Ordinance, together with the City's development standards, are adequate to mitigate the significant adverse environmental impacts of the Planned Action scenarios, Plans A, B,and C;and, C. The expedited permit review procedure set forth in this Ordinance is and will be a benefit to the public, protects the environment, and enhances economic development; and, D. Opportunities for public involvement and review have been provided, and comments have been considered which have resulted in modifications to mitigation measures and Planned Action conceptual alternatives. Section 3: Procedure and Criteria for Evaluating and Determining Projects as Planned Actions. A. Planned Action Site. The Planned Action designation shall apply to approximately 17 acres of property commonly referred to as the Shuffleton Steam Plan site, also known as the Southport site, and referred to in this Ordinance as the "subject site." The property is illustrated in Exhibit B, and legally described in Exhibit C. Additionally, the Planned Action designation shall apply to any off-siteimprovementsnecessitatedbytheproposeddevelopmentonthesubjectsite, where the off-site improvements have been analyzed in the SEIS. B. Environmental Document. A Planned Action designation for a site-specific permit application shall be based on the environmental analysis contained in the Southport Development Planned Action Supplemental Environmental Impact Statement (SEIS) issued by the City on September 9, 1999. The Mitigation Document, Exhibit A, is based upon the analysis in the SEIS. The Mitigation Document, together with existing City codes, ordinances, and standards shall provide the framework for the decision by the City to impose 'conditions on a Planned Action project. Other environmental documents incorporated by reference in the SEIS may also be utilized to assist in analyzing impacts and determining appropriate mitigation measures. C. Planned Action Designated. Uses and activities described in the SEIS, subject to the thresholds described in Section 3.D, and subject to the mitigation measures described in Exhibit A, are designated Planned Actions pursuant to RCW 43.21.C.031. D. Planned Action Thresholds. 1.Land Use. Subject to the mitigation measures described in Exhibit A, the following land uses and development levels, together with their customary accessory uses and amenities described in the SEIS, are Planned Actions pursuant to RCW 43.21.C.031: a) Land Uses. The following uses are the primary uses analyzed under the Proposed Action Alternatives identified in the SEIS: 1) Office 2) Retail commercial, including restaurants 3) Attached residential dwellings 4) Hotel 2 09/14/99 r., , p t an'.:{a,, n L' ..i ; LP."_, fix. b) Land Use Review Threshold. The Planned Action designation applies to future development proposals which are comparable to or within the range established by SEIS Proposed Action Plans A,B,and C as shown below: Use/Height Plan A Plan B Plan C Multifamily Residential Units 543 581 377 Retail Area in Sq.Ft. 38,000 38,000 30,000 Commercial Area in Sq.Ft. 500,000 750,000 500,000 Hotel Area in Sq.Ft.(rooms) N/A N/A 115,800(220) If future proposed plans exceed the maximum development parameters reviewed, supplemental environmental review may be required under SEPA Rules. If proposed plans significantly change the location of uses in a manner which would negatively affect land use compatibility (for example, move commercial and office uses in such a manner that they would not buffer residential uses from the nearby manufacturing uses), additional SEPA review would be required. 2.Building Heights and Thresholds: Building heights shall not exceed the maximum heights allowed in the Center Office Residential (COR) Zone. The maximum building heights reviewed in the SEIS are as shown on Exhibit D. In comparison with the building heights reviewed in the SEIS, a proposed increase in height greater than 10% shall required additional SEPA review addressing aesthetics and shadows. 3.Building Setbacks: Refer to Exhibit A,Land Use and Aesthetics/Light and Glare Mitigation Measures. 4.Open Space: Refer to Exhibit A,Land Use, Aesthetics/Light and Glare, and Parks Mitigation Measures. 5.Transportation: a) Trip Ranges: The range of trips reviewed in the SEIS are as follows: Trip Generation Net New Trips Reviewed in SEIS Time Range - Net New Trips AM Peak Hour 355-1,273 PM Peak Hour 370-1,355 Daily Total 2,898-11,202 b) Trip Threshold: Uses or activities which would exceed the maximum trip levels shown above must complete additional SEPA review. 3 09/14/99 S''e.d er 1, Y _. +ty rvK ...3T_4- - Y j- ,,, cY/.JC . M£' S V' i -._ t 1. .._- w. c) Road Improvements: The Planned Action would require off-site roadimprovementsattheParkAvenue/Garden Avenue/Lake Washington Boulevard intersection, the intersection located at the shared Site/Gene Coulon Park entrance and Lake Washington Boulevard, and along Lake Washington Boulevard between the two identified intersections. These road improvements have been analyzed in the SEIS. Significant changes to the road improvement plan that have the potential to significantly increase impacts to air quality, water quality, fisheries resources, or noise levels beyond the levels analyzed in the SEIS would require additional SEPA review. 6.Earth: A significant change in amount of grading assumed in the preliminary grading plans analyzed in the SEIS which has the potential to adversely affect water quality or fisheriesshallrequireadditionalSEPAReview. 7.Air Quality: A significant change in configuration, increase in building heights, or significant decrease in setbacks between residential and manufacturing uses, which could affect localized air quality and odor conditions would require additional SEPA Review. For the purposes of air quality analysis: a) A significant change in configuration to the Planned Action scenariosPlansA, B, or C) reviewed in the SEIS, would be a 10% or greater decrease in the minimum buildingsetbacksbetweenusesandthesharedpropertylinewithTheBoeingCompany. Or, a 10% or greaterchangeinsetbacksbetweenbuildingstobeconstructedonthesubjectsitewhichhavethepotentialtonegativelyaffectbuildingdownwash. b) A significant decrease in the setbacks between residential and manufacturing uses would be a 10% or greater decrease in the minimum building setbacks between residential uses and the shared property line with The Boeing Company. c) Significant building height changes would equal a 10% or greaterincreaseinheightabovethemaximumheightsreviewedintheSEIS. 8.Water. The following changes to the Planned Action scenarios reviewed in the SEIS would require additional SEPA review: a) Change in peak flows to Johns Creek significantly exceeding the optionsreviewedintheSEIS. b) Increase in number of outfalls to Johns Creek or Lake WashingtonbeyondproposalsreviewedintheSEIS. 9. Fisheries Resources: In-water construction or in-water uses or activities shall require additional SEPA Review. 10. Public Services and Utilities: A significant increase in the number of square feet or dwelling units beyond the maximum number reviewed in the SEIS would require additional SEPA review to address i acts to Fire, Police, Schools, Parks, Water, Wastewater, Solid Waste, as applicable. E.Planned Action Review Criteria. 1.The Director of Development Services, or the Director's designee, is herebyauthorizedtodesignateaprojectapplicationasaPlannedActionpursuanttoRCW43.21C.031(2)(a), if the project application meets all of the following conditions: 4 09/14/99 e'er TIN" a) The project is located on the subject site as described in Section 3A, or is an off-site improvement directly related to a proposed development on the subject site; and, b) The project is consistent with the Renton Comprehensive Plan adopted under RCW 36.70A; and, c) The project's significant environmental impacts have been adequately addressed in the SEIS; and, d) The project complies with the Planned Action thresholds in Section 3D of this Ordinance; and, e) The Director has determined that the project's significant impacts have been mitigated through the application of the Mitigation Document in Exhibit A, as well as other City requirements and conditions, which together constitute sufficient mitigation for the significant environmental impacts associated with the proposed project; and f)The proposed project complies with all applicable local, state and federal regulations, and where appropriate,needed variances or modifications or other special permits have been requested;and, g) The proposed project is not an essential public facility. F. Effect of Planned Action. 1:Upon designation by the Director that the project qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an environmental impact statement(EIS),or any additional review under SEPA. 2.Being designated a Planned Action means that a proposed project has been reviewed in accordance with this Ordinance, and found to be consistent with the development parameters and environmental analysis included in the SEIS. 3.Planned Actions will not be subject to further procedural review under SEPA. However, projects will be subject to conditions designed to mitigate any environmental impacts which may result from the project proposal, and projects will be subject to whatever permit requirements are deemed appropriate by the City under State and City laws and ordinances. The Planned Action designation shall not excuse a project from meeting the City's code and ordinance requirements apart from the SEPA process. G. Planned Action Permit Process. The Director shall establish a procedure to review projects and to determine whether they meet the criteria as Planned Actions under State laws and City codes and ordinances. The procedure shall consist, at a minimum, of the following: 1.Development applications shall meet the requirements of RMC Chapters 4-8 and 4-9. Applications shall be made on forms provided by the Department and shall include a SEPA checklist or revised SEPA checklist [where approved through WAC 197-11-315(2)] or such other environmental review forms provided by the Planning/Building/Public Work Department. The checklist may be incorporated into the form of an application; 5 09/14/99 S y ti 2.The Director shall determine whether the application is complete as provided inRMCChapter4-8. 3.If the project application is within an area designated as a Planned Action, the application shall be reviewed to determine whether the proposed application is consistent with and meets all of the qualifications specified in Section 3 of this Ordinance. 4.Upon review of a complete application by the City, the Director shall determine whether the project qualifies as a Planned Action. If the project does qualify, the Director shall notify theapplicant, and the project shall proceed in accordance with the appropriate permit procedure, except that no additional SEPA review, threshold determination,or EIS shall be required. 5.Public notice for projects that qualify as Planned Actions shall be tied to the underlying permit. If notice is otherwise required for the underlying permit,the notice shall state that the project has qualified as a Planned Action. If notice is not otherwise required for the underlying permit, nospecialnoticeisrequired. 6.If a project is determined not to be a Planned Action, the Director shall notify the applicant and prescribe a SEPA review procedure consistent with the City SEPA procedures and statelaws. The notice to the applicant shall describe the elements of the application that result indisqualificationasaPlannedAction. 7.Projects disqualified as a Planned Action may use or incorporate relevant elements of the environmental review analysis in the SEIS prepared for the Planned Action, as well as other environmental documents to assist in meeting SEPA requirements. The Environmental Review Committee may choose to limit the scope of the SEPA review to those issues and environmental impacts not previously addressed in the SEIS. Section 4: Time Period. This Planned Action Ordinance shall be reviewed no later than December 1, 2004 by the Development Services Director to determine its continuing validity with respect to the environmental conditions of the subject site and vicinity and applicability of Planned Action requirements. Based upon this review, this Ordinance may be amended as needed, and another review period may be specified. Section 5: Conflict. In the event of a conflict between the Ordinance or any mitigation measures imposed pursuant thereto and any ordinance, or regulation of the City, the provisions of this Ordinance shall control,EXCEPT provision of any Uniform Code shall supersede. Section 6: Severability. Should any section, subsection, paragraph, sentence, clause or phrase of thisOrdinanceoritsapplicationbedeclaredunconstitutionalorinvalidforanyreason, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to any other person orsituation. Section 7. Effective Date. This Ordinance shall be effective upon its passage, approval, and five days after publication. 6 09/14/99 w +t 1 - '` I '=' t.< : x 'r.F. PASSED BY THE CITY COUNCIL this day of 1999. Marilyn J. Petersen, City Clerk APPROVED BY THE MAYOR this_day of 1999. Jesse Tanner,Mayor Approved as to form: Lawrence J.Warren,City Attorney Date of Publication: 7 09/14/99 r A As': _ '47•Vt'" EXHIBIT A MITIGATION DOCUMENT SEPTEMBER 17, 1999 Provided Under Separate Cover] 8 09/14/99 v SOUTHPORT VICINITY MAP i 141 Gene Coulon Park - k \ 'Lake Washington i Shoreline 1, tib1i \ SOUTHPORT O o t.. p i a J O a 1 0c.Qo r..-----A \I\ c \ 0 r -- \ t K ,,(), i S' 1 a U r/-1 ia Gti O Neighborhoods & Strategic Planning CI, Site bounda , ED/N/SP p 0. Dennison EXHIBIT BTo23February1999 0 1 O O 80 ILLUSTRATIVE MAP ice:•:........... 1 :4,800 r4 EXIIIBIT C LEGAL DESCRIPTION New Lot B of City of Renton Lot Line Adjustment No. 98-176-LLA, as recorded under King County Recording No. 9902019014, Records of King County,Washington. Situate in Government Lots 1 and 2 of Section 18,Township 23 North, Range 5 East,W.M., City of Renton, King County,Washington. 10 09/14/99 I. Maximum Building Heights 75, 125 iiiiiiii% III iiiiiii 3 5 2`ifii ky+}}.+ :;}!• , • 5 8' CD 0 A.S. •} f i r •.: Yj•:fit•{'ut.:`•:.{.:+:• r.'+{:«N< •;,i:<r<; its 40, v {., 7 South-oort planned Action o 200 00 Q0 Neighborhoods & Strategic Planning 1 ;2L.0 0 ED/N/SP L Grueter, O. Dennison EXHIBIT D 18 August 1999 MAXIMUM BUILDING HEIGHTS F 4 SEPA Rules . process, or impacts specifically reserved in a plan EIS for WAC 197-11-168 Ordinances or resolutions designatingprojectreview. planned actions—Procedures for adoption. (1) If a GMA4) In deciding whether a project specific adverse county/city chooses to designate a planned action, the plannedenvironmentalimpacthasbeenadequatelyaddressedbyanactionmustbedesignatedbyordinanceorresolution. Public existing rule or law of another agency with jurisdiction, the notice and opportunity for public comment shall be provided asGMAcounty/city shall consult orally or in writing with that part of the agency's process for adopting the ordinance or agency and may expressly defer to that agency. In mating this resolution. deferral, the GMA county/city shall base or condition its 2)The ordinance or resolution: project approval on compliance with these other existing rules a) Shall describe the type(s) of project action beingorlaws. designated as a planned action; 5) If a GMA countylcity's comprehensive plan, subarea b)Shall describe how the planned action meets the criteria plan, or development regulations adequately address some or • in WAC 197-11-164 (including specific reference to the EISallofaproject's probable specific adverse environmental that addresses any significant environmental impacts of the impacts, as determined under subsections (1) and (2) of this planned action); section, the GMA county/city shall not require additional c) Shall include a finding that the environmental impacts mitigation under this chapter for those impacts.of the planned action have been identified and adequately6) In making the determination in subsection (1) of this addressed in the EIS, subject to project review under WAC section,nothing in this section requires review of the adequacy 197-11-172;and of the environmental analysis associated with the . (d) Should identify any specific mitigation measures other comprehensive plans and development regulations that are than applicable development regulations that must be applied to being relied upon to make that determination. • a project for it to qualify as the planned action. Statutory Authority: 1995 c 347 (ESHB 1724) and RCW 3) the GMA county/city has not limited the planned 43.21C.110.' 97-21-030 (Order 95-16), § 197-11-158, filed action to a specific time period identified in the EIS, it may do 10/10/97,effective 11/10/97.] so in the ordinance or resolution designating the planned action. 4) The GMA county/city is encouraged to provide a WAC 197-11-164 Planned actions—Definition and criteria. periodic review and update procedure for the planned action to 1) Under RCW 43.21C.031, GMA counties/cities may monitor implementation and consider changes as warranted. • designate a planned action. A planned action means one or [Statutory Authority: 1995 c 347 (ESHB 1724) and RCW more types of project action that: 43.21C.110. 97-21-030 (Order 95-16), § 197-11-168, filed a) Are designated planned actions by an ordinance or 10/10/97,effective 11/10/97.] resolution adopted by a GM.A county/city; b) Have had the significant environmental impacts WAC 197-11-172P1anned actions—Project review. (1) adequately addressed in an EIS prepared in conjunction with:Review of a project proposed as a planned action is intended to i)A comprehensive plan or subarea plan adopted under be simpler and more focused than for other projects. A project chapter 36.70A RCW;or proposed as a planned action must qualify as the planned actionii)A fully contained community,a master planned resort, designated in the planned action ordinance or resolution, and' a master planned development,or a phased project; must meet the statutory criteria for a planned action in RCW c) Are subsequent or implementing projects for the 43.21C.031. Planned action project review shall include: proposals listed in(b)of this subsection; a) Verification that the project meets the description in, d)Are located within an urban growth area, as defined in and will implement any applicable conditions or mitigation RCW 36.70A.030, -or are located within a master planned measures identified in, the designating ordinance or resolution; resort; and e) Are not essential public facilities, as defined in RCW b) Verification that the probable significant adverse 36.70A.200;and environmental impacts of the project have been adequately f) Are consistent with a comprehensive plan adopted addressed in the EIS prepared under WAC 197-11-164 (1)(b) under chapter 36.70A RCW. through review of an environmental checklist or other project 2) A GMA county/city shall limit planned actions to review form as specified in WAC 197-11-315, filed with the certain types of development or to specific geographical areas project application. that are less extensive than the jurisdictional boundaries of the 2)(a) If the project meets the requirements of subsection GMA county/city.1)of this section,the project shall qualify as the planned action 3) A GMA county/city may limit a planned action to a designated by the GMA county/city, and a project th-eshold time period identified in the EIS or the designating ordinance or determination or EIS is no: required. Nothing in this section resolution adopted under WAC 197-11-168. limits a GM.A county/city from using this chapter or other Statutory Authority: 1995 c 347 (ESHB 1724) and RCW applicable law to place conditions on the project in order to 43.21C.110. 97-21-030 (Order 95-16), § 197-11-164, filed mitigate nonsignificant impacts through the normal local 10/10/97,effective 11/10/97.] project review and permitting process. WAC(4/15/98) Ch.197-11 WAC—p.7] SEPA Rules b) If the project does not meet the requirements of WAC 197-11-220 SEPA/GMA definitions. or subsection(1)of this section,the project is not a planned action purposes of SEPA: and a threshold determination is required. In conducting the 1)"Formal SEPA documents"mean: additional environmental review under this chapter, the lead a)A nonproject environmental checklist/DNS; agency may use information in existing environmental b)A notice of adoption with or without an addendum; documents, including the EIS used to designate the planned c)An addendum; action (refer to WAC 197-11-330 (2)(a) and 197-11-600 d)An EIS;or through 197-11-635). If an EIS or SEIS is prepared on the e)An integrated GMA document proposed project, its scope is limited to those probable 2) "GMA" means the Growth Management Act, chat :r significant adverse environmental impacts that were not 36.70A RCW and those statutes codified in other chapters )f adequately addressed in the EIS used to designate the planned the Revised Code of Washington that were enacted or amen( d action. as part of chapter 17,Laws of 1990 1st ex.sess.and chapter 3) Public notice for projects that qualify as planned Laws of 1991 sp.sess.. actions shall be tied to the underlying permit. If notice is 3) 'Proposed GMA action"means a proposal for a GN otherwise required for the underlying permit, the notice shall action that has been issued for public and interager state that the project has qualified as a planned action. If notice comment. It does not include drafts, preliminary drafts, r is not otherwise required for the underlying permit,no special other materials or processes that have been used to devel notice is required. However, the GMA county/city is GMA documents or elements of GMA documents. Such dra s encouraged to provide some form of public notice as deemed are not considered a "proposal" as defined in WAC 197-1 - appropriate. 784. 4) "GMA action" means policies, plans and regulatic s Statutory Authority: 1995 c 347 (ESHB 1724) and RCW adopted or amended under RCW 36.70A.106 or 36.70A-21 43.21C.110. 97-21-030 (Order 95-16), § 197-11-172, filed Actions do not include preliminary determinations on the sco 10/10/97,effective 11/10/97.] and content of GMA actions, appeals of GMA actions, actio ; WAC 197-11-210 SEPA/GMA integration. (1) The by the governor or by the growth management hearings board purpose of WAC 197-11-210 through 197-11-235 is to 5) "Integrated GMA document"means a GMA docum authorize GMA counties/cities to integrate the requirements of which contains or combines environmental analysis and SEPA and the Growth Management Act(GMA)to ensure that SEPA. environmental analyses under SEPA can occur concurrently [Statutory Authority: RCW 43.21C.110. 95-07-023 (Ord with and as an integral.part of-the planning and decision 94122),§ 197-11-220,filed 3/6/95,effective 4/6/95.] making under GMA. Nothing in these sections is intended to jeopardize the adequacy or require the revision of any SEPA WAC 197-11-228 Overall SEPA/GMA integratirr or GMA processes,analyses or document deadlines specified in procedures. (1) "Joint process." GMA jurisdictions a GMA. authorized to combine SEPA and GMA processes and analys 2) GMA counties/cities may use the procedures of these and to issue combined documents. rules to satisfy the requirements of SEPA for GMA actions. 2) "Phasing and level of detail." To integrate SEPA a Other jurisdictions planning under GMA may also use these GMA: integration procedures. a) The appropriate scope and level of detail ( 3) Environmental analysis at each stage of the GMA environmental review should be tailored to the GMA actic planning process should, at a minimum, address the being developed or considered for adoption. environmental impacts associated with planning decisions at b) Jurisdictions may modify SEPA phased review that stage of the planning process. Impacts associated with necessary to track the phasing of GMA actions, as provided later planning stages may also be addressed. Environmental GMA and the procedural criteria in chapter 365-195 WAC analysis that analyzes environmental impacts in the GMA (For example,actions of narrower scope,such as interim urba planning process can: growth boundaries or interim development regulations, subare a)Result in better-informed GMA planning decisions; plans, and plan elements may be adopted prior to GMA actio: b) Avoid delays, duplication and paperwork in project- of broader scope, such as an overall comprehensive pia level environmental analysis;and revision.) c) Narrow the scope of environmental review and c) The process of integrating SEPA and GMA shoo' mitigation under SEPA at the project level. begin at the early stages of plan development. One purpose c Statutory Authority: 1995 c 347 (ESHB 1724) and ROWan integrated GMA document (see WAC 197-11 235) is t 43.21C.110. 97-21-030 (Order 95-16), § 197-11-210, filed ensure that studies conducted early in the planning an 10/10/97, effective 11/10/97. Statutory Authority: RCW environmental analysis process are available and usefi.: 43.21C.110. 95-07-023 (Order 94-22), § 197-11-210, filed throughout the planning and analysis process (see WAC 197 3/6/95,effective 4/6/95.] 11-230(2) and 197-11-235). Although early plannin documents and environmental analyses such as documents o: concepts or plan elements,may serve specific purposes and ar Ch. 197-11 WAC—p.8] WAC(4/15/98) FlaAl-tar (// /s/q9 540,6,/ iie.'e.r.<2__---e Diane G.Esmay xaiph Evans un Browne PO Box 59264 3306 NE 11th Place 1003 North 28th Place Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 Correen Orton Shirley Milliren Marge Richter Legacy Partners 1020 N.28th Place 300 Meadow Avenue N. 1756 114`s Avenue SE,Suite 135 Renton,WA 98056 Renton,WA 98055 Bellevue,WA 98004 Paul Bergen Elizabeth Warman Seco Development Enviro Issues Manager,Local Government Relations Attn: Rex Allen 101 Stewart Street#101 The Boeing Company 10843 NE 8th Street Seattle,WA 98101 PO Box 3707 MC 14-49 Suite 200 Seattle,WA 98124-2207 Bellevue,WA 98004 Celia Barton Bob Boyd John Anderson State Dept.of Natural Resources Puget Western Inc. Puget Sound Air Pollution Control , ,gency 950 Farman Street N.19515 North Creek Prkwy, Suite 310 110 Union Street,Suite 500 PO Box 68 Bothell,WA 98011 Seattle,WA 98101-2038 Enumclaw,WA 98022-0068 Larry Fisher Bruce A.Coffey Larry Martin Dept.of Fish and Wildlife Foster Pepper&Shefelman PLLC Vulcan Northwest Region 4 Office 1111 Third Avenue, Suite 3400 110 110th Avenue NE,#550 16018 Mill Creek Blvd. Seattle,WA 98101-3299 Bellevue,WA 98004 Mill Creek,WA 98012 David Halinen James Hanken Mr.Robert Cugini,VP Halinen Law Offices,P.S. Schwabe Williamson&Wyatt 4101 Lake Washington Boulevard 10500 NE 8t, Suite 1900 US Bank Centre,Suite 3400 PO Box 359 Bellevue,WA 98004 1420 Fifth Avenue Renton,WA 98057 Seattle,WA 98101-2339 Chuck Wolfe Donald E.Marcy Marleen Mandt Foster Pepper&Shelfelman PLLC Caimcross&Hempelmann,P.S. 1408 N.26th Street 1111 Third Avenue, Suite 3400 701 Fifth Avenue Renton,WA 98056 Seattle,WA 98101-3299 Seattle,WA 98104-7016 Renee Perrault Darrel Inglemund Dick McCann 2520 Park Place N. North Renton&Kennydale Defense Fund Perkins Coie LLP Renton,WA 98056 1309 N.30th Street 1201 Third Avenue,40th Fl. Renton,WA 98056 Seattle,WA 98101-3099 Inez Petersen Charles E.Maduell Kevin Teague 3306 Lake Washington Blvd.N#2 Perkins Coie LLP 1111 3`d Avenue,#3400 Renton,WA 98056-1909 1201 Third Avenue,48th Floor Seattle,WA 98101 Seattle,WA 98101-3099 Richard Wagner Rosemary Quesenberry Dennis McLerran 2411 Garden Court N. 3609 SE 18th Court Puget Sound Air Polution Control Ag; icy Renton,WA 98056 Renton,WA 98058 110 Union Street,Suite 500 Seattle,WA 98101-2038 Barbara Questad Environmental Planner K.C.Wastewater Treatment Division 821 Second Avenue Seattle,WA 98104-1598 R EI D SEP 13 99 ICITYOFRENTONjECONoGHBDEV OF? EL LENT, ANDD STRAT E. SINGPLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: September 10, 1999 TO: Sue Carlson CONTACT: Lisa Grueter FROM: Sonja J. Fesser SUBJECT: Southport Property,New Lot B Legal Description Review Seco Development Submittal Bob Mac Onie and I have reviewed the above referenced legal description and find that the submittal Seco FAX dated February 25, 1999)does not exactly match the"New Lot B" legal description as noted on Sheet 2 of 2 of City of Renton Lot Line Adjustment No. 98-176-LLA,recorded under King County Recording No. 9902019014. See the attachment for the highlighted missing text. We suggest that the following legal description be used in place of the legal description referenced above. This legal description is much shorter,and does uniquely describe the same parcel,without the omissions noted in the February submittal. New Lot B of City of Renton Lot Line Adjustment No. 98-176-LLA,as recorded under King County Recording No. 9902019014,Records of King County, Washington. Situate in Government Lots 1 and 2 of Section 18,Township 23 North, Range 5 East, W.M., City of Renton,King County, Washington. This legal description can be used for the Southport CPA/Rezone and Code Amendments Proposal, if that is the requirement at this time. cc:Lisa Grueter TS_SERVER\SYS2\COMMON\U:GSFESSER\Sothprt2.DOC NEW LOT B - TAX LOT 055 THAT PORTION OF GOVERNMENT LOTS 1 AND 2 IN SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W_M,, IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON, AND ALL THOSE PORTIONS OF LAKE WASHINGTON SHORE LANDS FRONTING THEREON, ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF GOVERNMENT LOT 1, SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., SAID POINT BEING THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 8; THENCE WESTERLY ALONG THE NORTH UNE OF SAID GOVERNMENT LOT 1 AND SUCH LINE PRODUCED WESTERLY 959.35 FEET, TO THE WESTERLY MARGIN OF BURUNGTON NORTHERN RAILROAD COMPANY'S RIGHT OF WAY (FORMERLY NORTHERN PACIFIC RAILWAY COMPANY'S LAKE WASHINGTON LINE) AND THE TRUE POINT OF BEGINNING; THENCE SOUTHWESTERLY, ON A CURVE TO THE RIGHT, ON SAID WESTERLY MARGIN OF BURLINGTON NORTHERN RAILROAD COMPANY'S RIGHT OF WAY, THE RADIUS POINT OF WHICH BEARS NORTH 74'38'01" WEST, SAID CURVE HAVING A RADIUS OF 1388.68 FEET, THROUGH AN INCLUDED ANGLE OF 414'26' FOR AND ARC LENGTH OF 102.78 FEET 102.76 FEET CHORD DEF.); THENCE SOUTH 75'44'38" WEST 240.72 FEET; THENCE SOUTH 46'51'03" WEST 282.66 FEET; THENCE NORTH 8749'09" WEST 85.74 FEET; _ THENCE NORTH 43'47'07" WEST 119.14 FEET: THENCE SOUTH 46'43'23" WEST 646.03 FEET, TO THE NORTHEASTERLY UNE OF PARCEL E, AS 'SHOWN ON CITY OF RENTON LOT LINE ADJUSTMENT NO. 004-88 AS RECORDED UNDER KING COUNTY RECORDING NUMBER 8808309006; THENCE NORTH 14 34'17" WEST, ALONG SAID UNE, 277.53 FEET, TO A CONCRETE MONUMENT MARKING THE MOST NORTHERLY CORNER OF PARCEL C OF SAID LOT LINE ADJUSTMENT; THENCE NORTH 43'07'33" WEST 718.12 FEET, TO THE INNER HARBOR LINE OF LAKE WASHINGTON SHORE LANDS AS LAID OUT BY THE STATE OF WASHINGTON; THENCE NORTH 46'52'27' EAST, ALONG SAID INNER HARBOR LINE, 607.64 FEET, TO A CONCRETE MONUMENT; THENCE SOUTH 43-07'33" EAST 679.03 FEEL TO A CONCRETE MONUMENT MARKING AN ANGLE POINT IN THE NORTH LINE OF PUGET SOUND ENERGY'S SHUFFLETON COMPLEX AND THE NORTH LINE OF GOVERNMENT LOT 1 PRODUCED w 'tt THENCE SOUTH 88'48'46" EAS NORTH LINE OF GOVERNMENT LOT 1 PRODUCE TO THE WESTERLY MARGIN OF BURLINGTON NORTHERN RAILROAD COMPANY'S RIGHT OF WAY AND THE TRUE POINT OF BEGINNING. CONTAINING 744,949 SQUARE FEET OR 17.102 ACRES. CITY OF RENTON MEMORANDUM DATE: September 9, 1999 TO: City Council Mayor Tanner FROM: PLANNNG COMMISSION SUBJECT:Comprehensive Plan Amendment Recommendation — #99-M-2 Southport RECOMMENDED ACTION: At the July 22nd Planning Commission meeting, the Planning Commission voted to approve Comprehensive Plan Amendment #99-M-2 to COR Comprehensive Plan designation, rezone and code amendments with the following conditions: LU-125: Second sentence should read "An exception to this limitation on commercial uses may occur if a major commercial use providing high economic value to the City is proposed with a mix of small scale businesses, and is designed with the scale and intensity envisioned for COR." LU-131: First sentence should read "Maximum residential density on the various COR sites should range between 30 to 50 dwelling units per acre." LU-136: Change the proposed policy to read "Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial, or industrial designations, or publicly owned properties. Center Office Residential designations placed next to higher intensity zones such as industrial, or next to public uses, may provide for a transition to lesser intense designations. Site design of Center Office Residential properties should consider the long-term retention and unencumbered operations of existing adjacent or abutting industrial or public uses." Use allowance revisions: Add "full service hotel with restaurant and food services available within or by an immediately adjacent provider" instead of just saying "Hotel". Allow marinas in conjunction with primary use. Allow commercial and non-commercial parking garages when supporting the primary uses of the site and subject to a Parking Management Plan acceptable to the City of Renton. Code — Development Standard Amendments: Density — COR-3: change 60 to 50 du/ac. Special Shoreline setback for COR-3: agree with staff recommendation. September 9, 1999 Page 2 Building modulation and articulation - COR-3 in the Special Development Standard revised to read: "To consider shade/shadow effects and compatibility: buildings that are immediately adjacent or abutting a public park, open space, or trail shall: 1) Incorporate building modulation to reduce the overall bulk and mass of buildings. 2) For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than seven feet wide..." Nos. 3) and 4) agreed as written. Outdoor storage deletion: - agree with staff recommendation. Master plans for contiguous property - agree with staff recommendation. Require a minimum 35' landscape setback from the property line of an adjacent public use. The applicant and owner, and all future owners, leasees and tenants, shall execute a No Protest of any operations or maintenance decisions of the City regarding the adjacent public uses. Any parking standard amendments for structured parking shall apply to any COR zone. The amendment with conditions was approved. For: Dohrn, Franklin, Ledbury, Lemke, Quesenberry, Wagner Against: None Absent: Jacobs, Lukins Signed Larry Brosman, Chair Planning Commission PLANNING AND DEVELOPMENT COMMITTEE Outline—Southport CPA,Rezone,Code Amendments,Planned Action September 9, 1999 Comments made to Planning Commission,Public Hearing July 14, 1999 Inez Petersen: traffic, comments on record Foster Pepper & Shefelman: master development plans (Level II Site Plans) for contiguous properties. Perkins Coie on behalf of Boeing: potential incompatibility of uses, what are changed conditions,consideration of the proposal before the Final SEIS. Kim Browne: traffic congestion,proposed density,building heights affecting Park, hotel as a stand alone use,commercial/non-commercial parking garages Rex Allen: responded to comments made Final SEIS issuance, September 9, 1999 Discussion for September 23, 1999: Draft Planned Action Ordinance. Set Public Hearing for Planned Action Ordinance. Discuss Committee recommendations for the Comprehensive Plan Amendment, Rezone, and Code Amendments 1111 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:September 7, 1999 TO: Sonja J. Fesser FROM: Sue Carlson CONTACT: Lisa Grueter(BWR 206-448-2123) SUBJECT: Southport Property Legal Description In April 1999, you reviewed the application submittal for the Southport Comprehensive Plan Amendment/Rezone. The maps submitted at that time showed legal descriptions for Parcels A, B, and C. You indicated in a memo dated April 27, 1999 that the legal descriptions did not reflect the legal descriptions for the lot line adjustment approved in LUA 98-176-LLA, and needed to be clarified. Attached is a legal description for New Lot B submitted by Seco Development in February 1999 as part of their request for early environmental review. It appears to match the legal description for the New Lot B in the Lot Line Adjustment (see attached Lot Line Adjustment map). Please confirm that the legal description is accurate. We would appreciate your response by September 14, 1999. Thank you. cc: Lisa Grueter Document3\cor CITYENF RENTOJ ra Renton City Counci Jesse Tanner,Mayor RECEIVE SEP 2 - 1999 September 1, 1999 ECONOMIC DEVELOPMEN NEIGHBORHOODS, AND STRATEGIC PLAN NNISUBJECT: Southport Comprehensive Plan Amendments To Interested Parties: The Renton City Council's Planning&Development Committee will meet to review the above-referenced item on the following dates: Thursday, September 9, 1999 3:00 PM 7th Floor/Council Chambers City of Renton 1055 South Grady Way Renton,Washington This is not a public hearing, but a working session of the Planning &Development Committee. As all Council Committee meetings are open to the public, you are welcome to attend. If you have questions regarding these meetings,please phone Julia Medzegian, Council Liaison, at 425-430-6501. Sincerely, Kathy Keolker-Wheeler, Chair Planning&Development Committee Renton City Council 1055 South Grady Way - Renton, Washington 98055 - (425)430-6501 F CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:September 1, 1999 TO: Kathy Keolker-Wheeler,Chair Planning and Development Committee FROM:Sue Carlson(ext. 6591) CONTACT: Lisa Grueter(BWR 206-448-2123) SUBJECT: Southport-Response to Comments provided to the Planning Commission On July 14, 1999, the Planning Commission held a public hearing to accept comments on all the Comprehensive Plan Amendments, associated rezones, etc. including the Southport proposal. Attached are written comments and a summary of oral comments related to the Southport proposal. Following these comments,staff has provided responses for your consideration. We will discuss these at your Committee meeting scheduled for September 9, 1999. Please contact me if you have any questions. Thank you. cc:City Council Members Mayor Tanner Jay Covington Lisa Grueter H:\EconomicDevelopment\STRATPLN\PLANNING\LGRUETER\S HUFFLTN\P&DRTCMEMO.dockor ati.a L ...mac utttport Traffic rtpacts RECE1/Fp Inez Petersen :_ '2• Subject: Southport Traffic Impacts•JUL 1 3 g 3306 Lake Wash Blvd NDate: Sun, 04 Jul 1999 1137:41 -0 10 EcoN01vtIC oEvhopta1 Renton, Wq 98056-From: Kim Browne <kbrowne@hal - • ; :RA E c A t 9909 To: postle@lucent.com, alan.w.withers@boeing.com, annhanblinksoft@worldnet.att.ne boo @msn.com, bikcsnob@rnsn.com,aey@nwlink corn, clgalvinia@aol.corn, cwjrenton@worldnet.att.net,daletnum4 a aol.co david.dollinandabakornaoccoagagte.net, guntar@gte•net, H4Hopkins.Qaol.comCjn•c@fishernulls.com,jking3@chmcc.orkarenjalat@aol.com, KCOMAC@aol.com, kwack@oz•net, lab ador4@a 1 orn,laurieb@mvseac.com, LCKNIC@aol.corn, lelievre w ' oLlkolesar@gte.net, loreez@uswest.net, m.dipasquale@@exci co mad max @Lcom,mcnally@mbcc.com, mduk cm@msn.com, mm2522 a e@msn.com, michel-t@qualmed.com (svk), mike Q@msn.com, mmarrnelI a1 icochet.net, nash24a@aol.com, oldbrus sce.org, paigemcgrath@hotmail•com, raymond.kusu P g•com, • rsccrest@rnsn.com, sbboyd@carblink.net, st rue neet, rcinque@aa,net, ritaann@transport.com, swmurphy37@aol.corn, tommy,roger@aol.com,vlit emanan.aoI.com@smtpp nnne orn,wa?nerr@baylisarchitects•com, tvebgirl a seanet.com, wjdonal a nw' m' luck, wldw23@email.mot.com Here is information about Southport's impact on traffic in ourneighborhood. Lisa Grueter, the City Planner in charge of the Southportproposal, wrote this email in response to comments from Inez Petersen, one of our neighbors. You can email Lisa Grueter questions and comments atLgrueter@ci.renton.wa.us>• You must, however, send a signed 'copyemailtoLisainorderforittobeconsideredofficial. SendJcommentsotoLisaGrueter, 1055 S Grady Way, Renton, Wa 98055. Lisa Grueter wrote: Thank you for your interest in the Southport proposal. I am responding toyoure-mail sent to Sue Carlson on June 30, 1999. Controlling traffic northoftheSouthportsiteonLakeWashingtonBoulevardisahighpriorityfortheCity. Your comments were as follows: "I will be interested to see what theenvironmentalimpactstatementsaysaboutincreasedtrafficintheKennydalearea. There is no question that this development will increase traffic ontheBoulevard, so whether this is acknowledged in the report and whethersuggestionstocontrolheaviertrafficarementionedareofgreatconcern tome. The Boeing_- traffic already makes Lake Washington Boulevard a speedwainthemorningandafterwork. If Southpark goes ahead, you must y acknowledge the traffic problem and do something about it; for example; speed bumps or those circle gardens at intersections to slow traffic. TheyareneededNOWeven 'without Southpark. " The Southport Planned Action Draft Supplemental EIS was issued on June 29,1999. The Southport Draft Supplemental EIS does address transportationissues. Ten intersections are reviewed: Park Drive/I-405 northbound ramps',Park Drive/I-405 southbound ramps, Park Drive/Garden Avenue/Lake WashingtonBoulevard (LWB) , LWB/Site Access/Houser Way, NE44th Street/I-4ramps, NE 44th Street/I-405 southbound ramps, N ? 40 northbound ramps, N 30th Street/I-405 southbound ramps, and 30th Street/Eurnettnbttr.Avenue, and N 30th Street/LWB. Based on the City's' transportation model and existing travel patterns in thesitevicinity, the traffic trips generated by the development werecalculatedanddistributed. The trip distribution indicates 5% of tha ka.+i..-.i:.f..r,n..r.-•...,. 9. a.rvtis.-f tT*...t wdc oct Tr is bT *cts traffic would be to and from the north on Lake Washington Boulevard. ThemajorityoftripsgeneratedbythedevelopmentwouldoccuronI-405 (northandsouth - 60i) and on Park Drive (east and south - 35t) . The primary impacts of the proposal would occur at the site entrance/LW3 andParkDrive/Garden Avenue/LWB. The impacts can be mitigated withchannelizationimprovementsalongLakeWashingtonBoulevard (only betweenParkDriveandthesiteentrance) , and signal improvements at bothintersections. A signal would be Installed at the site entrance (which isalsosharedbyGeneCoulonPark) and LWB. With mitigation measures,appropriate levels of service would be achieved. Generally, the proposal 's effects upon the remaining Intersections were notfoundtobesignificant. With the proposed project, the N 30th Street/I-405northboundrampswouldexperiencealowerlevelofservice, but the delayincreasewouldbelessthan2secondsoverbackgroudconditionsforthebuildoutyear. The NE 44th/I-405 ramps with or without the Southportproposalexperiencepoorlevelsofservice. Improvements to the NE44th/I-405 ramps are planned in the City's 6-year Transportation ImprovementProgram. I hope this information addresses your concerns. If you would like tocontactmefuther, my phone number is (425) 430-6578. Below I have listedcommentopportunitiesrelatedtoSouthport. 1. Copies of the Southport Planned Action Draft Supplemental: EIS can bereviwedattheCitylibrariesandatCityhall (City Clerk's'office andDevelopmentServicesDivision) . Copies can also be purchased at theDevelopmentServicesDivisioncounter (6th floor of City hall) . The commentdeadlineis5p.m. July 29, 1999. Written comments should be addressed toLisaGrueter, Senior Planner/Project Manager, EconomicDevelopment/Neighborhoods and Strategic Planning Department, RentonMunicipalBuilding, 1055 South Grady Niay, Renton, WA 98055. A publichearingregardingtheDraftSupplementalEISwillbeheldonJuly20, I999at7p.m. in the City Council Chambers (7th floor) . 2. The Planning Ccnwlission will hold a separate public hearing on> 1999 at 7 p.m. in the City Council Chambers (7th floor) to take co,:ments14,about the merits of the Comprehensive Plan Amendments, Rezone and MunicipalCodeAmendmentsrequestedfortheSouthportproposal. If you cannot attendth.- Planning Commission hearing, you may send letters Legar'din,> Southport Comprehensive Plan/Code amendments by July 14th to Larry Brosman,Chair, Renton 4;anning Commission, 1055 S .Grady Way, Renton, WA 93055. Regarding comment deadlines, based on City policy, E-mail corur;=:,ts are nutaccepted unless they are followed up with written and signed 00mr:ents. Thank you again for your interest. Lisa Grueter, Senior Planner VV 4'A ) 4o w saw ...-+ FOSTER PEPPER & SHEFELMAN PLLC ATTORNITII AT. LAW RECEIVED Direct Pliant July 14, 1999 JUL 14 206' "'-290) 1999 ECONOM C DEVEIOPM Wiwi Facsimile ANpNE1MSERIH00SEW 006) 7.19-2035 Mr. Larry Brosman, Chairman 57q EGICPUINNINO Renton Planning Commission a•3ierl weucnretter.a.mRentonMunicipalBuilding 1055 S. Grady Way Renton, WA 98055 Re: Comments re Proposed 1999 Updates to Renton Comprehensive PlanandMunicipalCode Dear Chairman Brosman and Planning Commission Members: ill: THIRDWearewritingonbehalfofthePortQuendallCompany("PQC• PQC currentlyownsthe "Pan Abode"property in the COR 2 Zone ("COR 2"). PQC is also under sal" 3'°° SIATTLEcontracttopurchasethe "J.H. Baxter"property within the same zoning classification. Washln:ton 9Stoz-3 Z99PQCgenerallysupportsthegeneralComprehensivePlanandMunicipalCode amendments currently under consideration by the Planning Commission. In Telephone particular, PQC supports the City's efforts to require cooperation of property o within COR zones through the revision of Commercial Development Standar owners Facsimile sob);;;•9;00language. However, as outlined below, PQC has concerns with the proposed b'i" amendment to the Commercial Development Standards which would require"all a""•resTt R.co>i contiguous properties with COR zoning" to be included in a Level II site plan for theentirezone. I.Requiring Participation of All Contiguous Properties May DelayDevelopment As owner of the "Pan Abode"property and potential owner of multiple COR 2 A,c„o R Cproperties, PQC is concerned that the currently proposed language would limit the ability of some or most COR 2 property owners to proceed with development without the voluntary participation of contiguous property owners who are not yet u.rrJr,..jropreparedtodeveloptheirproperty. The currently proposed language assumesunifieddevelopmentcontrolovercontiguouspropertiesandauniformdevelopment Po,TLA .o timeline. This level of coordination is not always readily achieved in thedevelopmentmarketplace. St. trtt S toE.\?t SO1If lUO1 Wjrhinsto' Larry Brosman, Chairman July 14, 1999 Page 2 IL The Proposed Level II Site Plan Requirements Are Too Detailed For Properties NotReadyforDevelopment Under the language currently proposed,those property owners prepared to develop within a CORzonewillbeforcedtocreatespeculativerepresentationsofprospectivedevelopmentoncontiguousCORpropertiesnotyetreadyfordevelopment. This will be difficult, if notimpossiblegiventhehighlevelofdetailproposedforLevelIISitePlanpreparationand reviewinrevisedRMC4-8-120 and 4-9-200. Further, if the owner of a contiguous property underseparateownershipisunpreparedorunwillingtoprovidetheinformationrequiredforaLevel IISitePlan, it could handicap the ability of the contiguous properties within the remainder of thezonetomoveforwardwiththedevelopment, regardless of the willingness of the majority ofownerstoparticipateintheLevelIISitePlanprocess. III. The City's Desire For Coordinated Planning Can Be Met by3..,ess InclusiveLanguage While coordinated site planning is critical given issues such as traffic capacity,railroad •crossings, environmental cleanup and improvements to public infrastructure such as highwayinterchanges, PQC believes the City's intent could be preserved through a requirement thatcalledforaLevelIISitePlansubmittalbyallcontiguouspropertieswithCORzoning "withintheareaproposedfordevelopment." If this language were added to the existing proposal, acontiguouspropertywhichisunderseparateownershipnotcurrentlyproposedfordevelopmentwouldnotbesubjecttotheLevelIISitePlanrequirement. Another approach would be to allowasubstantialmajorityofpropertyownerswithinaCORzone (e.g., two thirds of acreage with thezone, 40 out of 60 acres, or a similar threshold) to proceed with a Level II Site Plan without theparticipationofallpropertieswithinthezone. IV. "Contiguous" Should Be Better Defined Finally, PQC suggests that the City provide a definition of"contiguous" for purposes of theCommercialDevelopmentStandards. At present it is unclear whether properties would beinterpretedtobe "contiguous" based on any proximity other than sharing common boundary. 5011 W I l 01 Larry Brosman, Chairman July 14, 1999 Page 3 Thank you for the opportunity to provide comments. We look forward to ongoing participationintheamendmentprocess. Very truly yours, Charles R. Wolfe CRW:kc cc: Larry Martin, Port Quendall Company Lisa Grueter, Senior Planner/Project Manager, City of RentonKevinTeague, Esq. S0110413 01 PERKINS COI LLP RECE1V4E• 1201 THIRD AvcvuE•43*"FLOOR•SEArme,WASHINGTON 98101-3099 JUL 14TELEPHONC:206 583-8838-FACSIMILE:206 583-8500 1999 ECONOMIC OEVELOPM-ENT. NEIGH8ORHOGO5. ANO STRATEGIC PLANNING CMARI.ES E.MADL'ELL 206 533-8836 maduc@parkinscoie.com July 14, 1999 Larry Brosman, Chair City of Renton Planning Commission 1055 S. Grady Way Renton, WA 98055 Re: The Southport Project—File No.LUA 99-027; #99-M-2; T-3 Dear Mr. Brosman: We represent The Boeing Company. As you know, the proposed Southport project is located immediately adjacent to The Boeing Company's manufacturing'facility for its 737 and 757 aircraft. Please include this letter as a part of the record on this project and The Boeing Company as a party of record. The Boeing Company has carefully reviewed the Southport project proposal and the requested comprehensive plan amendment and rezone. We have met extensively with city staff and the developer to address the Company's concerns—the incompatibility of the proposed residential uses and manufacturing operations, the absence of changed conditions since the site was last zoned, and consideration of the project before the Final Environmental Impact Statement has been issued. While we are hopeful that an agreement will be reached with the developer and the City to resolve the Company's concerns, this letter is to inform the Planning Commission of these issues, place our concerns on the record, and preserve the Company's right to take further action if that becomes necessary. V ly yours, 77/6: 26,7 Charles E. Maduell CEM:cf cc: Members of Planning Commission 03003.024103003.0241/58991950.0191 E= M Es ? 4 Planning Commission Minutes July 14, 1999 Page 6 Sucha Randhawa, 16037 SE 171 Place, Renton, WA 98058, opposes the zoning change becauseitistooclosetotheTempleandtherewillbeatrafficproblem; the area will be overcrowded. HerequestedtheBoardtonotchangethezone. Ivan Martz, 18819 102nd Avenue SE, Renton, WA, said he has lived at his residence since 1985andseenalotofchangesincludingthebuildingoftheTemple. He was told that the area wouldstayresidential. The project parcel is only a half acre which implies that the use would be aconveniencestorewhichwouldnotenhanceanythinginthearea. There are plenty of strip malls 1/ 2within the area on the Benson or at the bottom of Carr Road. Mr. Martz also suggested that if thisacreparcelIsallowedtorezone, there is the potential of additional properties to request arezone. Robe Wilson, 720 S. 55'Street, Renton, WA 98055, said he has lived for 22 yrs. about 1,000 ft.up th hill from the proposed rezone and is opposed to any kind of commercial in that area as it isnotcompatibleforkeepinganopenarea. He agreed the rezone could add more congestion,noise, etc. and could be the first step for other commercialopposes. He said there is plenty of space elsewhere for this type development which he stronglytypeofuse. H. Singh, 4702 Davis Avenue S. Renton, WA, said he is In favor of#99-M-1 because it will be aconvenienceareafortheneighborhoodandwillreducetrafficasresidentswillbeabletoshopclosertohome. He said the proposal is for an ethnic food store which will serve the Templemembersandthosevisiting. Karnail Singh, 5218 Talbot Road S., Renton, WA. is the applicant who applied for the rezone. Mr.Singh said that his store is not only for Temple members but the surrounding community. HedoesnotbelievethathiscommercialusewillincreasethetrafficonTalbotasmembersgoingtotheTemplewillneedthingsandtheycanstopandpickupitems. Mr. Singh said that he hasobeyedandfollowedalltheTempleCommitteehasasked. Radinder Johal, 22520 108'Avenue SE, Kent, WA 98031, Vice President of the Temple, stronglyaskedthatthezoningnotbechanged. Charel S. Sidhu, 4600 16'h Street E., Fife, WA 98020, is Secretary of the Temple Committee, andsaidthathehasmetwithKarnailSinghandtrustshewillfollowtheTemplerules. He has noobjectiontothezoningchange. Mel Maertz, 16921 Larch Way, Lynnwood, WA. 98037, is an agent representing the owner, andnotedheenvironmentalandtrafficissuesraisedthisevening. He said that the small scaleCommrcialprojectwillnothaveanadverseimpactontraffic. Currently the site is developedresidetialsiteandtherezonewouldbeasmallscaleredevelopment; the site is not involved withanyenvironmentalissues. Mr. Maertz said that his client wishes to serve the entire community aswellas.the Temple which should be considered. The Public Hearing recessed at 8:35 p.m. and reconvened at 8:42 p.m. 499-M-2 and T-3: Employment Area Industrial/Heavy Industrial to Center Office Residential. Kevin Teague, attorney for the Port Quendall Co., 1111 3`d Avenue Suite 3400, Seattle, WA981011spoketotheT-3 portion of the amendment and noted that generally the Port Quendall Co.supports all the comprehensive plan proposed revisions by the City, but they have one concernabouttheMasterPlanrequirementthatallcontiguouspropertiesparticipateintheMasterPlanrequirements. He noted the letter sent to the Commission from Chuck Wolfe, and said that thisrequirementmay "handcuff' owners who are ready to go forward with a development proposalwhenothercontiguouspropertyownersarenotreadytoproceedwith2development. He saidthattheletterproposeslanguagethathopefullyaddressestheirconcerns. a-i z•- jai: :'-..i 1 Planning Commission Minutes July 14, 1999 Page 7 Chuck Maduell, Perkins Coie, 1201 3ro Avenue, 48" Floor, Seattle, WA 98101, is an attorneyrepresentingTheBoeingCompany. He said the Southport project is immediately adjacent to TheBoeingCompanymanufacturingfacilityforits737and757aircraft. The Boeing Company is concerned about the incompatibility of the proposed residential uses and the manufacturingfacility. The company has been meeting with the City and the developer to address their concerns and are hopeful that an agreement will be reached. He said that his purpose this evening is to inform the Planning Commission about their concerns, place them in the record, and thereby reserve their rights to take action if necessary. He submitted a letter dated July 17, 1999. Kim Browne, 1003 N. 28' Place, Renton, WA 98055, a resident of Kennydale and the Chairperson for the Kennydale Neighborhood Association, noted that her comments are her personal opinion and not necessarily those of the Association. She said that she is generally in agreement with the proposal to change the zoning from industrial use to a center/office/residential use. It is a great opportunity to provide the City with a high amenity development. She commented on LU-131, change of the density, creates a potential implication for Port Quendall and other COR sites, that the revision may make it easier for the other sites to make an application for higher residential densities based on the precedence established by the Southport amendment. Ms. Browne said that the Southport site is located in an area where the traffic Is bogged down and by allowing the higher density will allow a larger degree of congestion than would have occurred under the existing density of 30 du/ac. Also, a higher density would result in possible higher building heights, additional shading Impacts, and more use of Gene Coulon Park by the newSouthportresidents. Ms. Browne also commented on the use of "hotel" as a primary use not being connected with a convention center, office, or residential; she Would like to see the whole COR site become a hotel complex. Ms. Browne said relating to commercial versus non-commercial parking garages, she noted that in reviewing the EIS, it discussed how having a commercial parking garage may provide an incentive for users of Southport to park in Gene Coulon Park rather than pay a fee in the commercial parking garage. She suggested to keep the parking non-commercial. Mr. Wagner said that for the record, he is a member of the Kennydale community and as such he is on Ms. Browne's e-mail list. He said that his only response to Ms. Browne was that he was sure the Planning Commission looked forward to receiving citizen comments this evening. Rex Allen, 17317 145' Avenue NE, Woodinville, WA, is employed by the proponent of the amendment. He said that they are excited to help contribute to the growth of Renton and are very interested in providing a high quality project. He said that the project is on a beautiful site located next to the lake which is a blessing and a curse as all the buildings located on site will have to be supported by pilings which creates a very costly foundation system. This is in part the request for the density which hopes to offset the cost. They have been working hard with staff and Boeing to create a development that will work in harmony with all the neighbors. The site plan currently before the Commission has been changed dramatically from the previous application to reflect Boeing concerns and also a connection with the Park. He said they have worked very hard to make a positive impact to everyone. It will be a gateway and connection to the lake which is otherwise occupied by an existing power plant. Mr. Allen said they are motivated to create a great development including the promenade and connection to the park as an asset to the public. They want to open their site to park users and the issue of parking is another economic consideration which includes the commercial parking garage. The expense of providing structured parking for the development will necessitate some amount of payment for that parking. They have been working with the Parks Department to make that function with their activities as much as possible as well as the redesign of the children's play area that will be impacted with the connection to the park. Regarding the issue of density, the developer is in the process of changing the uses in one of the buildings from residential to hotel, so that the residential density will be lowered to help suit the neighbors. RESPONSE TO COMMENTS MADE TO THE PLANNING COMMISSION SOUTHPORT COMPREHENSIVE PLAN AMENDMENT, REZONE AND CODE AMENDMENTS PROPOSAL WRITTEN COMMENTS Inez Petersen Regarding Ms. Petersen's original comments about traffic impacts, refer to the responsecontainedinthee-mail. Regarding a concern that her comments be placed in the record,the Planning Commission entered the letter into their record. In addition, the commentswillbeincludedintheSouthportPlannedActionFinalSupplementalEIS. Charles Wolfe, Foster Pepper& Shefelman Response to Comment 1 The language requires all contiguous properties to be included in a Level II Site Planwhichisaconceptualplan. If all property owners are not ready to develop, assumptionswillbemadeastothedevelopmentlevelsandusesofthepropertyinordertoassurethatinfrastructureandtransportationimprovementsaresufficientandcoordinated. PropertyownersreadytodevelopmaythensubmitLevelIsiteplansforportionsoftheirpropertythatarereadytodevelopinaccordancewiththeLevelIIsiteplan. Property owners not yet ready to develop would not submit Level I site plans until they are ready to developtheirportion. Because the City's application forms typically require the signatures of all propertyownersinvolvedinanapplication, if some property owners were not amenable to participating, the City could sponsor a Level II Site Plan, or could facilitate cooperationamongthevariouspropertyowners. Response to Comment 2 The content of Level II site plans is similar to the list of requirements found currently inRMC4-2-F20.C. The information in the proposed description of Level II site plan is also similar to that of Level I site plans, except that the description of a Level II site planindicatesitisa "conceptual plan" and statistics about open space, etc. are considered tobe "estimates". It is recognized that the information will be more generalized andpreliminary. Response to Comment 3 The basis for the proposed amendments is that given the location of COR sites, and the shared transportation and infrastructure needs among the properties, it is important to 1 09/01/99 include all COR sites in planning efforts. The suggestions have been forwarded to City decision makers for consideration. Response to Comment 4 The phrase "contiguous properties" is defined in the City of Renton Municipal Code as: Properties sharing a property line." See RMC 4-11-030. City decision makers could alternatively reword "contiguous properties" to say"adjacent and abutting" which would require that all COR properties which share property lines or which are across the street from each other would be required to be analyzed in the same Level II Site Plan: ABUTTING: Lots sharing common property lines. ADJACENT: Lots located across a street,railroad or right-of-way, except limited access roads. Charles Maduell,Perkins Coie, on behalf of The Boeing Company Response to Comment 1 Potential incompatibilities between industrial and residential developments are analyzed in the Southport Planned Action Supplemental EIS in terms of air quality, noise, land use and other issues. The preliminary conceptual plans propose office development on the west side of the property near Boeing operations. The residential portion would be located on the east-side of the property near Gene Coulon Park. In response to environmental analysis and further review of market conditions, Plan C has been formulated which would increase the distance between residential and manufacturing uses by placing a hotel between the office and residential portions of the property. Response to Comment 2 Regarding changed conditions, refer to page 27 of the staff report provided to the Planning and Development Committee on August 12, 1999. Response to Comment 3 The City-has no control over the timing of submission of development plans by applicants. The development proposed by Seco Development cannot be processed under the existing City Code. There is a proposal before the City to amend the Comprehensive Plan and to change the zoning upon which Seco Development intends to develop a mixed use project in the future. There is also proposed a Planned Action for this area. The SETS will be considered as part of the process to change the Comprehensive Plan, Zoning Map, Municipal Code, and adopt the Planned Action. Therefore the SEIS must be final before the City can pass on the merits of the proposal by Seco Development. 2 09/01/99 y —_ Procedurally, the final SEIS will be provided to the City decision makers, including theEnvironmentalReviewCommittee, the City's responsible public official under SEPA, prior to any action on the Seco Development proposal. The final SEIS will be consideredduringthepreparationofaMitigationDocumentfortheproposedchangestotheCity'sComprehensivePlanandMunicipalCodeandadoptionofaPlannedAction. The City's Planning and Development Committee will review the final SEIS prior toissuingitsrecommendationtothefullCityCouncil, on the various applications. Additionally, the SEIS will be reviewed to determine that the Seco Development proposal fits within the ambit of the City's Planned Action, and the mitigation for thePlannedAction. The Planning Commission's role is that of an advisory body which the City CouncilconsultsinrelationtotheComprehensivePlanAmendments, associated Rezone andMunicipalCodeAmendments. Along with other information, the Planning Commission was provided with the Draft SEIS which was issued prior to their hearing. The review oftheDraftSEISallowedfortheirgreaterknowledgeandparticipationintheenvironmentalreviewprocess. ORAL COMMENTS Kevin Teague, Foster Pepper& Shefelman Refer to responses to written comments submitted by Charles Wolfe above. Charles Maduell, Perkins Coie, on behalf of The Boeing Company Refer to responses to written comments. Kim Browne Response to Comment 1 The amendment to policy LU-131 would create a density range of 30 to 60 du/acre. However, in the proposed code amendments, the Southport site (COR-3 zone) would beallowedahigherdensity. The Port Quendall and Stoneway COR zone densities wouldnotchange. If changes to the densities of these other sites were proposed, additionalenvironmentalreview, and public hearings would be required. It should also be notedthatPlanCwouldresultinalowerdensity. The City Council will consider PlanningCommissionRecommendations, citizen comments, and staff recommendations indeterminingamendmentstoPolicyLU-131. 3 09/01/99 41. OP— Response to Comment 2 The Southport Development Planned Action Supplemental EIS analyzes the potential traffic impacts and provides mitigation measures that would mitigate traffic impacts of the plan alternatives. Response to Comment 3 An analysis of building heights and shade impacts is included in the Southport Development Planned Action SEIS. It is noted that development near the Park would significantly change the visual character of the immediate area. There would be an increase in shade to the Playground although the greatest increase in shade would occur in winter. Proposed code amendments regarding modulation and articulation would partially offset these impacts. The results of the SEIS will be considered in the decision- making process. Response to Comment 4 COR policies allow for single uses on individual properties (see LU-126), and encourage a mix of uses (LU-127). The proposed amendment would allow hotel as a single use. With the requirement that property owners participate in a master plan (Level II site plan) the mix of uses within a COR zone would be addressed. Also, the hotel industry is evolving to offer alternative products, and retaining the current zoning requirement that a hotel be provided with a convention center and other uses may constrict potential hotel types which otherwise may be appropriate for the COR designations. Response to Comment 5 The likelihood of stand-alone parking structures being built to serve uses in the vicinity of the site rather than on-site uses is low given the character of surrounding uses near COR sites and the high land costs. Additionally, in the case of the Southport site, the SEIS includes a mitigation measure requiring a parking management plan to avoid conflicts with Gene Coulon Park. It is also noted that on evenings and weekends, the office parking area could attract park users wishing to find a nearby parking stall. Rex Allen, Seco Development Comments noted. 4 09/01/99 l d2-eC K/L3/9? 2-(iSe' " c Ur Diane G.Esmay ph Evans0 ._....Browne 1 PO Box 59264 3306 NE 11th Place 1003 North 28`h Place 11Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 Correen Orton Shirley Milliren Marge Richter Legacy Partners 1020 N.28th Place 300 Meadow Avenue N. 1756 114th Avenue SE,Suite 135 Renton,WA 98056 Renton,WA 98055 Bellevue,WA 98004 Paul Bergen gi Elizabeth Warman Seco Development Enviro Issues Manager,Local Government Relations Attn: Rex Allen 101 Stewart Street#101 The Boeing Company 10843 NE 8"Street Seattle,WA 98101 PO Box 3707 MC 14-49 Suite 200 Seattle,WA 98124-2207 Bellevue,WA 98004 Celia Barton i' Bob Boyd John Anderson State Dept.of Natural Resources Puget Western Inc. Puget Sound Air Pollution Control At ncy 950 Farman Street N.19515 North Creek Prkwy,Suite 310 , 110 Union Street,Suite 500 PO Box 68 Bothell,WA 98011 Seattle,WA 98101-2038 Enumclaw,WA 98022-0068 Larry Fisher Fj Bruce A. Coffey 6-: •) Larry Martin 4, Dept.of Fish and Wildlife Foster Pepper&Shefelman PLLC Vulcan Northwest Region 4 Office 1111 Third Avenue, Suite 3400 110 110`h Avenue NE,#550 16018 Mill Creek Blvd. Seattle,WA 98101-3299 Bellevue,WA 98004 Mill Creek,WA 98012 David Halinen 7 ) James Hanken Mr.Robert Cugini,VP Halinen Law Offices,P.S. Schwabe Williamson&Wyatt 4101 Lake Washington Boule 10500 NE 8`h, Suite 1900 US Bank Centre,Suite 3400 PO Box 359 L. Bellevue,WA 98004 1420 Fifth Avenue Renton,WA 98057 Seattle,WA 98101-2339 Chuck Wolfe n Donald E.Marcy Marleen Mandt Foster Pepper&Shelfelman PLLC Cairncross&Hempelmann,P.S. 1408 N.266 Street 1111 Third Avenue, Suite 3400 701 Fifth Avenue e 41 Renton,WA 98056 Seattle,WA 98101-3299 Seattle,WA 98104-7016 it Renee Perrault Darrel Inglemund C i,,Dick McCann 2520 Park Place N. North Renton&Kennydale Defense Fund " Perkins Coie LLP Renton,WA 98056 1309 N.306 Street 1201 Third Avenue,40`h Fl. Renton,WA 98056 Seattle,WA 98101-3099 i Inez Petersen 6---Charles E.Maduell 6:7) - 17yevin Teague 3306 Lake Washington Blvd.N#2 Perkins Coie LLP 1111 3`d Avenue,#3400 Renton,WA 98056-1909 1201 Third Avenue,48`h Floor Seattle,WA 98101 m' Seattle,WA 98101-3099 Richard Wagner Rosemary Quesenberry Dennis McLerran 2411 Garden Court N. 3609 SE 18th Court Puget Sound Air Polution Control Agi icy Renton,WA 98056 Renton,WA 98058 110 Union Street,Suite 500 Seattle,WA 98101-2038 NW Lc! 9/219, c ice I't't1L 1 1 4 K Barbara Questad Environmental Planner K.C.Wastewater Treatment Division 821 Second Avenue Seattle,WA 98104-1598 3;_ CITY OF RENTON Economic Development, Neighborhoods and Planning Jesse Tanner,Mayor Susan Carlson,Administrator August 24, 1999 Dick McCann Perkins Coie LLP 1201 Third Avenue, 48th Floor Seattle,WA 98101-3099 SUBJECT: REQUEST—SOUTHPORT PARTY OF RECORD Dear Dick: I am writing to confirm that you are listed as a party of record for the Southport proposal, files 99-027, ECF; 99-M-2/99-T-3. Upon your request at our meeting June 17, 1999,we added your name and firm as a party of record. Since then,we have mailed to you copies of staff reports, staff report supplements,hearing notices, and a notice of Draft SEIS availability. Additionally, when Sarah Mortensen reviewed our files on July 14, 1999, we coordinated with her to ensure that you had received available staff reports. If you have any questions about the mailings,please let me know. I have contacted Jana Hanson and Jennifer Henning in our Development Services Division to alert them of your desire to be a party of record on all future Southport related applications. The Development Services Division would review all future development applications, aside from the Comprehensive Plan Amendment, associated Rezone, and Municipal Code Amendments. Please don't hesitate to contact me with any questions at(425)430-6591. Sincerely, Sue Carlson,Administrator cc: Jana Hanson Jennifer Henning Lisa Grueter,Bucher,Willis and Ratliff H:\EconomicDevelopment\STRATPLN\PLANNING\LGRUETER\S HUFFLTN\dmporlet.doc\cor 1055 South Grady Way - Renton, Washington 98055 Southport Location CPA, Rezone, Shuffieton site Municipal Code Amendments, 17 acres(14 acres upland) Planned Action PSE to retain 10 acres to the south Adjacent to Lake Washington, Gene Planning and Development Coulon Park and Boeing Committee August 19, 1999 Lake Washington Conceptual Development Plans oo Mixed use-residential, retail, hotel, SOUTHPORT o officeCoulonPark Q Shoreline\ Residential 377-581 multi-family units Retail 30,000-38,000 s.f. o Hotel-220 rooms Do Office 500,000 to 750,000 s.f. Building Heights-5 to 10 stories including parking O - , Request Map Amendments Comprehensive Plan Map Amendment: Comprehensive Plan Map Amendment: EA-I to COR EA-I to COR Concurrent Rezone: IH to COR Concurrent Rezone: IH to COR COR Policy Amendments Vicinity Designations: IH, CC, RR, MF-I Renton Municipal Code Amendments Resolution -Planned Action Designation 1 Policy Amendments Code Amendments - COR Uses LU-125, delete"small scale"as a New Uses: shoe repair, hotel (stand descriptor of retail uses alone), additional office types, LU-131, create density range&max. commercial parking garages net density of 60 du/ac Deleted Uses: gas stations, mini-marts, drive-thru restaurant, recycling LU-136, recognize existing industrial collection centers uses when apply COR designation Code Amendments - COR Code Amendments - COR Uses (cont.) Dev. Stds. Changed Permit Types/Conditions: Southport marinas, parks and open space, eating Density maximum drinking establishments, car washes, Special shoreline setback non-commercial parking garages Articulation/modulation requirement Height/Upper Story Setback near shoreline Delete outdoor storage std. -prohibited Master Plan requirements Ownership,permit process(level I and II) Planned Action/Env. Review Capacity/Land Use Prepare Supplemental EIS supplements Comp. Plan EIS's) Change in Comp. Plan Use: 1%of all Industrial Zones(-2.4%of IH) Analyze at a level of detail sufficient to: 11%COR Zone Designate a Planned Action(ordinance) Address issues for future Development would add employment permits/authorizations and residential capacity Environmental review for future phases not necessary if consistent with Planned Action Changed Conditions Policy Consistency Center"designation location Maintenance of Power Plant COR - uses, development parameters, Remediation public review Tax Rate Regional Growth policies-50/50 mix City Business Plans Housing policies-targets Economic policies - expand office and retail base Planning Commission Planning Commission (cont.) Policy Amendments: Code Amendments-Uses Policy LU-125 - Retain the words "small full-service hotels"instead of"hotels" scale" Allow marinas with a primary use Policy LU-131 — Change density range to be 30 to 50 du/ac Allow commercial and non-commercial parking garages Policy LU-136 — Consider public uses in addition to industrial uses That support primary uses of the site Subject to a parking management plan Planning Commission (cont.) Planning Commission (cont.) COR Dev. Stds.COR Dev. Stds Density-allow max.of 50 du/ac Require a no-protest agreement re: Make all building modulation/articulation maintenance and operation decisions related to public uses provisions mandatory Apply to any COR zone, any parking For all COR zones, require a min. 35'standard amendments for structured landscaped setback from a public use parking 3 Other Comments Schedule PC Hearing/Record: Draft SETS-Issued June 29 Perkins Cole PC Hearing/Recommendation -July 22 Foster,Pepper,Shefelman Final SETS-early September Seco Development City Council Hearing-Planned Action- Inez Petersen October Kim Browne City Council Action CPA, Rezone, Code. Planned Action -October Draft SEIS 1. cP-44e CITY OF RENTON ECONOMIC DEVELOPMENT/NEIGHBORHOODS & STRATEGIC PLANNING MEMORANDUM DATE:August 12, 1999 TO: Kathy Keolker-Wheeler, Chair Planning and Development Committee VIA: C. Mayor Jesse Tanner reFROM:Sue Carlson,Administrator SUBJECT: Comprehensive Plan Amendment 99-M-2 and 99-T-3 - Southport Attached you will find a staff report addressing the Southport proposal scheduled for discussion at your meeting August 19, 1999. Also transmitted are letters submitted to the Planning Commission regarding this item. Planning Commission minutes will be transmitted at a later date when they are completed. Comments regarding the Southport Planned Action Draft Supplemental EIS will be transmitted via the Final Supplemental EIS projected for completion in early September 1999. If you have any questions, or additional information requests, please contact myself at extension 6591, or contact Lisa Grueter at Bucher,Willis and Ratliff, 206-448-2123. cc:Councilmembers H:\EconomicDevelopment\STRATPLMPLANNING\L.GRUETER\S HUFFLTN\p&dtrans.doc\cor 08/12/99 AMENDMENT 99-M-2 SOUTHPORT ON LAKE WASHINGTON AND 99-T-3 COR POLICY AND ASSOCIATED RMC CHANGES EXECUTIVE SUMMARY PROPOSAL The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. Refer to Attachments A and B showing vicinity maps. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail, hotel, and office uses as well as recreational amenities. The Southport proposal will require: A Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential Center Office Residential policy amendments Renton Municipal Code amendments Additionally, designation of a Planned Action is under consideration pursuant to Resolution 3379. Information about a preliminary conceptual plan is provided to help'illustrate how development may occur given the potential application of the Center Office Residential designation and zone, and to help facilitate environmental review and a Planned Action resolution or ordinance. The adoption of a Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and that further environmental review under SEPA, for each specific development application, would not be necessary if it is determined that each future project is consistent with the development levels specified in the Planned Action ordinance. As the environmental review process is completed, the proposed Planned Action ordinance will be prepared and addressed in a report under separate cover. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Staff Recommendations Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential (COR). M2 T3ISS\ I 08/12/99 Approve the proposed policy amendments to accommodate the density of the Southport proposal, eliminate the "small scale" retail phrase as a consistency measure, and add a policy recognizing retention of industrial uses on industrially zoned properties. Approve the proposed Renton Municipal Code amendments to COR uses, development standards, and permit process. The Planned Action ordinance would be prepared and reviewed with the City Council later in the process. Through City Council review, in the Planned Action Ordinance the City would adopt thresholds of development, performance standards, and development phasing that reflect the environmental and public review process, and the goals of the City and proponent for the site. Planning Commission Recommendations In summary, the Planning Commission supported the designation of COR for the subject site, and made a motion to approve the staff recommendations with the following changes: The proposed policy amendments should be altered as follows: Policy LU-125 - Retain the words "small scale" and refer to a mix of businesses rather than multiple businesses. Policy LU-131 — Change the recommended density range to be 30 to 50 dwelling units per acre rather than 30 to 60. Policy LU-136 — Reference consideration of public uses in addition to consideration of industrial uses. The proposed code amendments should be altered as follows: Instead of allowing "hotels" with no other qualifying factors, allow full-service hotels with restaurant and/or food services available within or by an immediately adjacent provider. Allow marinas in conjunction with a primary use. Allow commercial and non-commercial parking garages when supporting the primary uses of the site and subject to a parking management plan acceptable to the City. Change the density applicable to the Southport site to be a maximum of 50 dwelling units per acre instead of a maximum of 60. For the Southport site, make all building modulation/articulation provisions mandatory rather than allowing selection among several options. For all COR zones, require a minimum 35 foot landscaped setback from the property line of a public use. Require a no-protest agreement by owners, lessees and tenants regarding maintenance and operation decisions related to public uses. Any parking standard amendments for structured parking should apply to any COR zone. M2 T3ISS\ 2 08/12/99 A discussion of the Planning Commission recommendations in relationship to the staff recommendations is provided later in this report. Attachment G provides specific amendatory language. ANALYSIS History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately 17-acres of which comprise the Southport site. Puget Sound Energy will retain ownership of the 10 acres immediately south of the Southport site. The Shuffelton Steam Plant, located on the Southport portion of the site, was constructed in 1929 and served as an oil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s. Because of an abundance of electrical power available in the region by the mid-1950s, power from the steam plant was needed only to provide power during peak load seasons, emergencies, and equipment outages. The last time the steam plant operated for power production was 1989. Although power production ceased in 1989, the plant was maintained until at least the middle of 1995 (pers. corn. Bob Boyd,Puget Western). Uses—Site and Vicinity The site is surrounded immediately by industrial and park uses. In general the site and vicinity uses include: Site—Industrial use as power plant(refer to Attachment C) East and Northeast—Gene Coulon Park, Kennydale Neighborhood West and South—Industrial Boeing Operations, Puget Sound Energy property to be retained Northwest-Lake Washington Site and Vicinity Comprehensive Plan and Zoning Designations The proposed site is designated as Employment Area — Industrial/Heavy Industrial as is the adjacent Boeing property to the west and south. Gene Coulon Park on the east is designated Residential Rural in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the future to R-1 or Resource Conservation with a "P" suffix. To the northeast across Lake Washington Boulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D- Zoning Maps. Proposal Proposed Map Amendment Area The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of the Shuffleton Site. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site would be retained by Puget Sound Energy and would continue to be designated as Employment Area — Industrial/Heavy Industrial. M2_T3ISS\ 3 08/12/99 The applicant has prepared several statements which address the relationship of the request to the public health, safety and welfare,the changing needs of the City, compatibility with goals of the City, compatibility with surrounding properties, effects upon community facilities, and suitability of the site. Refer to Attachment E. Proposed Conceptual Plan Southport is envisioned as an active mixed-use neighborhood with public and private amenities and recreational opportunities. The planned mixed-use development would contain a mixture of residential, office, hotel, and retail uses located in six buildings above single or multilevel parking structures. Housing would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along the shoreline that would provide opportunities for walking, outdoor dining, visual access to the lake and an extension of the lake walk at the adjacent Gene Coulon Park. Redevelopment of the site would consist of the demolition and removal of the existing steam plant building and the phased construction of a mixed-use development. Refer to Table 1 for potential development levels. To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, preliminary Conceptual Master Plans for the site has been formulated. Refer to Attachment F—Plan "A" and Attachment F.1 —Plan "C". The preliminary Conceptual Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation,recreation and open space opportunities and other development features. (Plan B is not shown, but has a nearly identical layout to Plan A; it's the building heights that primarily differ between Plans A and B) Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Plan C Multifamily Residential Units 543 581 377 Retail Area in Sq. Ft.38,000 38,000 30,000 Commercial Office Area in Sq.Ft. 500,000 750,000 500,000 Residential Building Height in Stories(feet)1 5 (50 ft.) 5 (50 ft.) 5 (50 ft.) Hotel Building Height in Stories (feet) N/A N/A 7 (75 ft.) Office Building Height in Stories(feet) 8-10(105-125 ft.) 10(125 ft.) 8-10(105-125 ft.) Total Parking Spaces 2,243 3,043 2,623 1 Residential buildings would be 50 feet above finished grade and 58 feet above existing grade. M2 T3ISS\ 4 08/12/99 Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the Center Office/Residential zone and other portions of Title 4 to accommodate the Southport proposal. See Attachment G. The following charts and text describe the proposed policy and code amendments to the Center Office/Residential land use designation of the Comprehensive Plan and to Title 4. These amendments were filed by staff as a companion to the proposed map amendments. Policy amendments include: LU-125, delete"small scale"as a descriptor of retail uses—housekeeping/consistency measure. LU-131, create density range and allow a maximum net density of 60 units per acre, which through proposed development standards would only be applied to the Southport site. LU-136,recognize existing industrial uses when applying COR designations. Use allowance amendments include: Change intent of COR zone to recognize COR-3. Add hotels as a permitted use which do not have to be combined with a convention center or office and residential. Eating and drinking establishments-the amendments would affect some conditions applicable to the use. Conditions would allow for freestanding restaurants subject to size minimums and to being architecturally and functionally integrated into a project. Eliminate mini-marts. Have consistent permit types for Parks and Open Space that recognize the COR requirement for"master"plans. Make marinas a primary use instead of a secondary use. In all COR zones allow for all of the types of offices listed in the larger use table. Add shoe repair to allowed service uses. Allow car washes as accessory when placed inside parking garages. Eliminate gas stations. Allow commercial and non-commercial parking garages as permitted uses. Don't allow industrial uses/expansion on the COR-3 (Southport) site. Delete recycling collection centers. Outdoor storage is prohibited, and a housekeeping amendment would delete an inapplicable condition. M2 T3ISS\ 5 08/12/99 Code-Development Standard Amendments The density maximum would be changed to be higher for the Southport site (60 du/ac), but would not change for the Port Quendall or Stoneway sites. For the Southport site, the special shoreline setback language allows the City some ability to increase the 25 foot shoreline setbacks that apply to some uses such as residential, where appropriate. This would not apply to the other COR zoned sites. For the Southport site only, a provision requiring building modulation and articulation would be added. It would apply to buildings adjacent or abutting public parks, open space or trails. Also, an upper story setback requirement would apply to buildings over 50 feet in height within 100 feet of the shoreline; a modification process would be allowed to change the upper • story setback if it would result in equal benefits for solar access. Outdoor storage requirements are deleted because it is not permitted in any of the COR zones. This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be called Level II Site Plans) for all contiguous properties zoned COR regardless of ownership in order to assure appropriate coordination of access and infrastructure. This would apply in all COR zones. Amendments to the Master Development Plan review process are also proposed to eliminate inconsistencies and integrate the COR master plan review process with the Site Plan review process. As described previously, in some cases the Planning Commission recommended alternate approaches to policy amendments and code amendments. COMPREHENSIVE PLAN/ZONING CONSISTENCY A brief policy review appears below. A more broad policy analysis can be found in the Southport Planned Action Draft Supplemental Environmental Impact Statement, available under separate cover. While some policy amendments have been identified above for consistency with proposed densities, a preliminary staff analysis shows that the Comprehensive Plan Amendment/Rezone proposal is generally consistent with: Policies guiding the location of"Center" designations COR policies addressing master plan features,public review, access and circulation Regional Growth policies to maintain a balance of single family and multi-family growth Housing Element policies to achieve dwelling unit targets Economic Development policies to expand the City's office and retail base The code amendments likewise are generally found to be consistent with COR policies that address allowable land uses and development parameters. M2 T31SS\ 6 08/12/99 A preliminary analysis of the conceptual plan in relation to COR policies is included in the report,but will occur more specifically in the future when site plan applications are submitted. A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map is amended with the category COR. Zoning code amendments are needed to accommodate the proposed development. COR Designation Responds to New Circumstances The current designation of the site, Employment Area — Industrial, was applied with the 1995 Comprehensive Plan update, but continued the pattern of industrial or industrial/office park related classifications established in previous Comprehensive Plans. The COR designation proposed would address new circumstances not present at the time of the February 1995 Renton Comprehensive Plan adoption including: ceased plant maintenance, completion of remediation activities, execution of a property sale agreement, and a change in the State manufacturing sales tax rate. While the COR designation would implement the City's long term Comprehensive Plan goals and policies as identified above, the new COR designation would also further the City's near term priorities expressed in the City's Business Plan Goals for 1999-2004 to: Facilitate quality development of waterfront land Recruit new businesses to diversify the employment base CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a' site that would add employment or residential uses. With the proposed Comprehensive Plan Amendment, there would be added capacity for employment and residential growth. M2_T3ISS\ 7 08/12/99 AMENDMENT 99-M-2 SOUTHPORT ON LAKE WASHINGTON AND 99-T-3 COR POLICY AND ASSOCIATED RMC CHANGES PROPOSAL SUMMARY The Southport Planned Action Environmental Review is being conducted to consider potential development concepts for the redevelopment of approximately 17 acres located adjacent to the Lake Washington shoreline. The proposal includes redevelopment of the property from industrial uses to a mixed use development including residential, retail, hotel, and office uses as well as recreational amenities. The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area — Industrial/Heavy Industrial to Center Office Residential. Additionally, Comprehensive Plan policy amendments and Renton Municipal Code amendments will be needed. This report analyzes the merits of the proposed Comprehensive Plan policy and map amendments, concurrent Rezone, and Municipal Code Amendments. LOCATION The site is located along the Lake Washington shoreline, between the Boeing industrial complex and Gene Coulon Park. Refer to Attachment A- Shuffleton Location Map. The Southport redevelopment would occur on approximately 17.1 acres. Refer to Attachment B-Southport. This acreage also includes about 2.9 acres of water where the property boundaries extend over Lake Washington. ISSUE SUMMARY Should the Comprehensive Plan Amendment/Rezone proposal be approved from Employment Area—Industrial/Heavy Industrial to Center Office Residential? Should the amendments to Center Office Residential policies be made? Should the proposed Renton Municipal Code Amendments addressing uses, development standards, and permit process be approved? RECOMMENDATIONS Staff Recommendations Approve the proposed Comprehensive Plan Map Amendment/concurrent Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential. Approve the proposed policy amendments to accommodate the density of the Southport proposal, eliminate the "small scale" retail phrase as a consistency measure, and add a policy recognizing retention of industrial uses on industrially zoned properties. Approve the proposed Renton Municipal Code amendments to COR uses, development standards, and permit process. The Planned Action Ordinance would be prepared and reviewed with the City Council later in the process. Through City Council review, in the Planned Action Ordinance the City would adopt thresholds of development, performance standards, and development phasing that reflect the environmental and public review process, and the goals of the City and proponent for the site. M2 T31SS\ 8 1111 08/12/99 Planning Commission Recommendations In summary, the Planning Commission supported the designation of COR for the subject site, and made a motion to approve the staff recommendations with the following changes: The proposed policy amendments should be altered as follows: Policy LU-125 - Retain the words "small scale" and refer to a mix of businesses rather than multiple businesses. Policy LU-131 — Change the recommended density range to be 30 to 50 dwelling units per acre rather than 30 to 60. Policy LU-136 — Reference consideration of public uses in addition to consideration of industrial uses. The proposed code amendments should be altered as follows: Instead of allowing "hotels" with no other qualifying factors, allow full-service hotels with restaurant and/or food services available within or by an immediately adjacent provider. Allow marinas in conjunction with a primary use. Allow commercial and non-commercial parking garages when supporting the primary uses of the site and subject to a parking management plan acceptable to the City. Change the density applicable to the Southport site to be a maximum of 50 dwelling units per acre instead of a maximum of 60. For the Southport site, make all building modulation/articulation provisions mandatory rather than allowing selection among several options. For all COR zones,require a minimum 35 foot landscaped setback from the property line of a public use. Require a no-protest agreement by owners, lessees and tenants regarding maintenance and operation decisions related to public uses. Any parking standard amendments for structured parking should apply to any COR zone. A discussion of the Planning Commission recommendations in relationship to the staff recommendations is provided later in this report. Attachment G provides specific amendatory language. M2 T3ISS\ 9 08/12/99 ANALYSIS Background History of Site The Shuffelton Steam Plant site contains approximately 27-acres, approximately 17-acres of which comprise the Southport site. Puget Sound Energy will retain ownership of the 10 acres immediately south of the Southport site. The Shuffelton Steam Plant, located on the Southport portion of the site, was constructed in 1929 and served as an oil-fired, steam-powered electrical generation plant from 1929 to the mid-1950s. Because of an abundance of electrical power available in the region by the mid-1950s, power from the steam plant was needed only to provide power during peak load seasons, emergencies, and equipment outages. The last time the steam plant operated for power production was 1989. Although power production ceased in 1989, the plant was maintained until at least the middle of 1995 (pers. corn. Bob Boyd, Puget Western). The grounds around the steam plant have been used as storage area for miscellaneous equipment, including transformers, capacitors,regulators, and bushings. An electrical substation and substation maintenance facilities have also been located on the site, south of the Southport portion of the site, since the 1950s. This portion of the Shuffelton Steam Plant site has also been used for the storage of miscellaneous equipment. Access to the site has been provided via a private roadway connecting with the southern access road to Gene Coulon Park, which intersects with Lake Washington Boulevard N. Remediation Activities Environmental Cleanup Summary: An environmental site investigation was performed at the Shuffleton Facility in 1995 to identify the nature and extent of chemical contaminants present in site soil, offshore sediment, and groundwater. A potential for releases of chemical contaminants was identified on several areas of the site as a result of that study. Subsequently, a Phase II sampling plan was developed to test site soil, sediment, and groundwater for a broad range of potential contaminants. In 1996, soil samples showed contamination, including petroleum hydrocarbons, polychlorinated biphenyls (PCBs), lead, arsenic and asbestos, exceeding screening criteria. Freshwater sediment samples were collected in the adjoining harbor area. No contaminants were detected at levels exceeding screening criteria. Shallow groundwater under the site was characterized by installing nine monitoring wells. Results indicate that except for naturally-elevated levels of arsenic, no contaminants were discovered in site groundwater above the State cleanup levels for drinking water. Site Remediation Plan: In late 1996, a remedial work plan was developed to remediate those areas of the site where contaminants (primarily petroleum, lead and arsenic, and lesser amount of PCB and asbestos) were discovered above cleanup levels. That plan was implemented in late 1998. All site soils were to be cleaned up to residential standards. Eleven areas on the site were identified for excavation of contaminated soil. To date, over 15,000 cubic yards of contaminated soil have been removed from the site for disposal or treatment. In addition, demolition of four site structures was called out in the remedial work plan. These include removal of two large above ground storage tanks, M2 T3ISS\ 10 08/12/99 removal of the site railroad spur and removal of an underground fuel pipeline from the former tanks to the pumphouse. The remedial action is now complete. A cleanup action report will be submitted to the Department of Ecology for their review, and designation as a no further action site is expected by late Summer 1999. Uses—Site and Vicinity Over the past 80 years, the Southport site has undergone numerous physical changes, including clearing, draining and filling, and the establishment of the Shuffleton Steam Plant facility and associated uses. The site currently contains seven buildings, including the 36,700 sq. ft. power plant with an additional 35,000 square feet on mezzanine and equipment floors), three small storage buildings, a 3,750 sq. ft. pumphouse, a 6,600 sq. ft. transformer structure, and a 14,110 sq. ft. warehouse. Refer to Attachment C- Topographic Survey. The steam plant building is approximately 60 feet in height, and the stacks extend approximately 40 feet above the building. Other uses on the site include asphalt parking and storage area (recently removed and replaced with gravel as part of the remediation effort), roadways, railroad spur line, and landscaped area. Prior to the remediation activities, the proponent estimates that approximately 90 percent of the site has had impervious surfaces. The Puget Sound Energy property to the immediate south (10 acres to be retained) contains nine buildings, including five small storage buildings, a 15,750 sq. ft. high bay building, 2,130 sq. ft. control house, and a one-story concrete "high voltage" building. Other uses on the adjacent Puget Sound Energy property include outdoor storage of power system equipment including transformers, roadways and parking areas, a railroad spur line, and some landscaped area. Land uses in the vicinity of the site include Gene Coulon Memorial Beach Park and the Kennydale residential neighborhood to the east and northeast. The Boeing Plant is located to the immediate west and southwest. The Puget Sound Energy property, Lake Washington Boulevard N., Park Avenue N., and the north Renton neighborhood are located to the south. Lake Washington is located to the immediate north of the site; Mercer Island is located approximately 2 miles to the north, across Lake Washington. Site and Vicinity Comprehensive Plan and Zoning Designations The proposed site is designated as Employment Area Industrial/Heavy Industrial, as is the adjacent Boeing property to the west and south. Gene Coulon Park on the east is designated Residential Rural in the Comprehensive Plan and zoned P-1. The P-1 zone is estimated to be redesignated in the future to R-1 or Resource Conservation with a "P" suffix. To the northeast across Lake Washington Boulevard, land is designated as Residential Multi-Family Infill/RM-I. Refer to Attachment D- Zoning Maps. Proposal Proposed Map Amendment Area The Southport proposal will require a Comprehensive Plan Amendment/Rezone from Employment Area—Industrial/Heavy Industrial to Center Office Residential, and would apply to 17.1 acres of the Shuffleton Site. (Refer again to Attachment B) The remaining 10 acres of the Shuffleton site would M2 T3ISS\ I I 08/12/99 be retained by Puget Sound Energy and would continue to be designated as Employment Area — Industrial/Heavy Industrial. The applicant has prepared several statements which address the relationship of the request to the public health, safety and welfare, the changing needs of the City, compatibility with goals of the City, compatibility with surrounding properties, effects upon community facilities, and suitability of the site. Refer to Attachment E. Proposed Conceptual Plan To facilitate the City's consideration of the Planned Action designation and environmental review of implementation of the Planned Action, a preliminary Conceptual Master Plan for the site has been formulated. The preliminary Conceptual Master Plan provides conceptual information on the potential mix of uses, building density and height, access/circulation, recreation and open space opportunities and other development features. Plans A and B were provided in late March 1999, and are reviewed in the Draft Southport Planned Action Supplemental Environmental Impact Statement. As a result of the environmental review process and on-going discussions with The Boeing Company, Plan C was prepared and provided to the City in late July 1999. Plan C will be reviewed in the Final Southport Planned Action Supplemental Environmental Impact Statement. Refer to Attachment F — Plan "A" and Attachment F.1 —Plan "C" (Plan B is nearly identical to Plan A in terms of building location, with the primary difference being building height). Southport is envisioned as an active mixed-use neighborhood with public and private amenities and recreational opportunities. The planned mixed-use development would contain a mixture of residential,office and retail uses located in six buildings above single or multilevel parking structures. Housing would be located in close proximity to existing and new employment centers. Public amenities would include public access to Lake Washington via a boardwalk promenade along the shoreline that would provide opportunities for walking, outdoor dining, visual access to the lake and an extension of the lake walk at the adjacent Gene Coulon Park. Redevelopment of the site would consist of the demolition and removal of the existing steam plant building and the phased construction of a mixed-use development. Plans A, B and C include six buildings (with a total of ten building towers) over structured parking. Plans A and B have three residential buildings (buildings A, B and C) located along the northern and eastern edges of the site, adjacent to Lake Washington and Gene Coulon Park. Plan C would have two residential buildings (buildings B and C) along the eastern edge of the site near Gene Coulon Park and a hotel (building A) lying between the office and residential buildings. Under all plans, the three office buildings (buildings 1, 2 and 3) would be located in the western portion of the site, with the westernmost building adjacent to the Boeing facility. Table 1 summarizes the range of potential development under each plan. M2_T3ISS\ 12 S 08/12/99 Table 1 PROPOSED DEVELOPMENT RANGE Use Characteristics Plan A Plan B Plan C Multifamily Residential Units 543 581 377 Retail Area in Sq. Ft.38,000 38,000 30,000 Commercial Office Area in Sq.Ft. 500,000 750,000 500,000 Residential Building Height in Stories(feet)1 5(50 ft.) 5(50 ft.) 5 (50 ft.) Hotel Building Height in Stories (feet) N/A N/A 7(75 ft.) Office Building Height in Stories(feet) 8-10(105-125 ft.) 10(125 ft.) 8-10(105-125 ft.) Total Parking Spaces 2,243 3,043 2,623 1 Residential buildings would be 50 feet above finished grade and 58 feet above existing grade. Under all plans, a minimum 35 foot wide boardwalk promenade along the lake edge, extending along the shoreline of the site would provide physical and visual access to the lake and Gene Coulon Park. Numerous plazas and walkways would be provided throughout the site. Phasing Plans A and B. According to the proponent, development of the Master Plan elements included in the proposed Planned Action would be phased over an approximately five year period beginning in late 1999 and ending in early 2004. The building construction sequence would begin at the north end of the site and proceed to the south. It is anticipated that there would be no gap in the construction process. The general sequence of construction would be as follows: 1) building demolition and clearing; 2) grading and pile driving; 3)roadway and building construction; and 4)landscaping. It is anticipated that construction of the main site access roadway, the waterfront promenade, and Buildings A and B would begin in late 1999 with construction completed in mid 2001. Construction of Building 1 would begin in mid 2000 and be completed in late 2001. Construction of Building 2 would begin in mid 2001 and be completed in mid 2002. Construction of Buildings C and 3 would begin in early 2002 and end in late 2003 or early 2004. It is anticipated that full occupancy of Southport would occur in late 2004. Plan C. Phasing and sequencing would be similar to Plans A and B. Development of the Master Plan elements included in the proposed Planned Action would be phased over an approximately five year period beginning in early 2000 and ending in late 2004. The building construction sequence would begin at the north and east ends of the site and proceed to the south and west. It is anticipated that construction of the main site access roadway, the waterfront promenade, and Buildings B and C would begin in early 2000 with construction completed in late 2001. Construction of Building 1 would begin in late 2000 and be completed in early 2002. Construction of Building 2 would begin in late 2001 and be completed in early 2003. Construction of Building 3 would begin in M2 T3ISS\ 13 08/12/99 late 2002 and end in late 2003 or early 2004. Construction of Building A would begin in early 2002 and end in late 2004 It is anticipated that full occupancy of Southport would occur in late 2004. Proposed Policy and Code Amendments Staff has noted that policy amendments would be needed as well as code amendments to the Center Office/Residential zone and other portions of Title 4 to accommodate the Southport proposal. See Attachment G. The following charts and text describe the proposed policy and code amendments to the Center Office/Residential land use designation of the Comprehensive Plan and to Title 4. These amendments were filed by staff as a companion to the proposed map amendments. Where the Planning Commission recommendations differ, discussion is provided below. The specific word changes recommended by the Planning Commission are also shown in Attachment G. Policy Amendments Summary of Purpose and Effect on COR Designations/Zone(s) Amendment LU-125, eliminate The policy allows for commercial uses if they support the primary uses of the small scale''site,or if they have a high economic value and are designed with the appropriate scale and intensity. The current policy was last amended in 1996 to allow for more flexibility in commercial uses in COR sites,but to discourage"box"retail. Elimination of the words"small scale"removes an inconsistency with the words"major commercial use" in the same sentence. Larger commercial uses may locate on Pt. Quendall or Stoneway sites depending on the mix of uses authorized in the required"master"plans. Big box retail would still be discouraged by requirements that there be multiple businesses,and that they be designed with the scale and intensity envisioned for the COR. The Zoning Code primarily allows for retail and service uses as secondary, and does not provide size limits except for food stores. The secondary use conditions do provide direction that the uses be integrated with primary uses of the development. The policies and code language would not encourage big box retail. At the time that master plans are being formulated, the size of the commercial uses and relationship to the other proposed uses of the site can be assessed. In the case of the Shuffleton site,the proposed Southport Development includes a minor amount of commercial space which is integrated into the primary use buildings. Planning Commission: The Planning Commission recommends retaining the words"small scale" and referring to a mix of businesses rather than multiple businesses. The Commission did not perceive an inconsistency with"small scale"and"major commercial use,"and thought that the intent was to allow major commercial uses in conjunction with a mix of small scale businesses. Staff Response: Staff continues to be concerned about ambiguity in the wording, and believes that the intent of the policy amendments in 1996 was to allow major commercial uses,but discourage big box retail. The secondary use conditions ensure that commercial uses are integrated in primary use buildings. Staff would maintain its original proposal to amend policy LU- 125. M2_T3ISS\ y 14 08/12/99 Summary of Purpose and Effect on COR Designations/Zone(s) Amendment LU-131, create density The policy currently allows a maximum net density of 35 units per acre, range accommodating which may be calculated assuming land areas devoted to non-residential uses higher density such as office or commercial. The policy is proposed to be amended to accommodate the proposed COR designation for the Shuffleton site. Under the current net density methodology, submerged lands from the gross site area would be deducted. Setbacks or buffers from water bodies are not deducted although they are not buildable.Public roads are deducted. As the proponent has indicated that a private road would be provided, it would not be deducted under current methodologies.The current net density methodology would result in the following densities: Plan A—38 du/ac Plan B—41 du/ac Plan C—27 du/ac As the plans are conceptual, it is possible that under another scenario, a public road could be provided which would be deducted. Additionally, staff is considering amendments to the net density definition as part of the development of Sensitive Area Regulations that would deduct private recorded access easements serving three or more dwellings. As a worst-case analysis,assuming that water,promenade/plazas, street and sidewalk areas are deducted from the gross site area, the Southport development proposal would result in net densities of: Plan A—54 du/ac Plan B—58 du/ac Plan C—38 du/ac Based upon the above, staff recommended a density range of 30 to 60 dwelling units per acre in Policy LU-131. No changes are proposed to the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. If there is a proposal to amend the Zoning Code maximum densities for the Port Quendall and Stoneway sites, separate environmental review would be required at that time. Planning Commission: The Planning Commission was concerned about the density proposed on the site, and that the proposed density range which relies on potential amendments to net density and sensitive area definitions have not yet been completed. Also there were questions about whether the densities should be consistent among COR sites, and whether the characteristics of other sites were that different from Southport. The discussion also considered that building design and bulk was perhaps more important than the proposed density. The Planning Commission recommended a density range of between 30 and 50 units per acre. M2 T31SS\ 15 08/12/99 Summary of Purpose and Effect on COR Designations/Zone(s) Amendment Staff Response: The staff does not oppose the Planning Commission recommendation as it would accommodate the proponent's Plan C which appears to be their preferred alternative, and it provides some flexibility for future site plans which may incorporate features that would be deducted from the gross site area. Staff continues to propose no changes to the maximum densities in the Zoning code for Port Quendall and Stoneway sites LU-136,recognize Other policy amendments recognize existing industrially zoned property existing industrial uses which is presented in response to discussions with Boeing about Southport, and their desire to ensure that their operations are recognized. This policy would generally apply when COR is proposed for designation on a site. Planning Commission: The Commission supported the recognition of industrial zoned properties and uses, and in addition recommended changing the proposed policy to consider public uses. Staff Response: Staff does not oppose the Commission changes, except for the language indicating that new COR developments should consider unencumbered industrial or public use operations. In practicality, uses are subject to applicable federal, state or local laws. Within the framework of applicable laws, COR designations should consider the long-term operation of industrial and public uses, and the policy would still convey this without the word "unencumbered". Code- Use Amendments USES Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Change intent of COR zone to Amendments are needed to apply the designation to the recognize COR-3. Shuffleton site for the Southport development. It would be known as COR-3. Add hotel as a permitted use which This amendment affects all COR-designated areas. does not have to be combined with a Policy LU-124 considers hotels and convention centers convention center or office and as a primary use. Policy LU-126 allows for single uses if residential developed to the appropriate scale. Hotels should be a primary use of the zone. There are incentives to mix uses in the policies and code which would remain. Planning Commission: Instead of allowing"hotels"with no other qualifying factors, allow full-service hotels with restaurant and/or food services available within or by an immediately adjacent provider. M2 T3ISS\ 16 08/12/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Staff Response: Staff shares a concern about attracting quality hotels, and given the waterfront location and higher land costs,the likelihood is that a quality hotel will be provided at Southport and other COR sites. Staff does not support the Planning Commission recommendation because the hotel industry is evolving to offer alternative products, and the Commission requirements may constrict potential hotel types which otherwise may be appropriate for the COR designations. Eating and drinking establishments are This amendment affects all COR-designated areas. The currently allowed in the COR zones.use is currently allowed, and the amendments would The amendments would affect some affect some conditions that relate to the configuration or conditions applicable to the use. The design of the eating and drinking establishments. Since use would continue to be secondary.gas stations are being eliminated as a use (discussed Changes in conditions include below), and since drive through service for eating and eliminating the conditional use drinking establishments was conditioned on being co- requirement for drive-through service located with a gas station,the drive through allowance where combined with a gas station. No needs to be eliminated. The other changes to conditions drive-through service is allowed under would allow for freestanding establishments subject to any circumstance. Also, conditions size and design conditions. This is intended to allow would allow for freestanding restaurants more flexibility for these uses which may be subject to size minimums and to being appropriately located outside of a primary use structure architecturally and functionally to take advantage of site amenities such as water views, integrated into a project. etc. The size limitation is based upon trying to discourage smaller establishments from proliferating away from primary use structures and maintain a compact environment. Review of permit files showed that fast food establishments are typically less than 5,000 square feet, while general restaurants are usually larger than 5,000 square feet. It should be noted that the Southport proposal includes the proposed retail within primary use structures. Other plans for the Port Quendall and Stoneway site would be able to choose whether to include eating and drinking establishments either in a primary use structure or freestanding subject to the required conditions. Eliminate mini-marts. This amendment affects all COR-designated areas. Since gas stations are being eliminated as a use (discussed below), and since mini-marts were conditioned on being co-located with a gas station,the use is proposed to be eliminated. It should be noted that food stores less than 25,000 square feet would continue to be allowed. Have consistent permit types for Parks This amendment affects all COR-designated areas. and Open Space that recognize the COR Because the COR zones require"master"plans,parks, trails, and open spaces would be sufficiently reviewed, M2 T3ISS\ 17 08/12/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) requirement for"master"plans. and should be permitted instead of secondary or Hearing Examiner conditional uses. In all zones in the City,the use"parks,playground, or recreation/community center" is listed with either an administrative or Hearing Examiner conditional use permit. As part of the Valley Zoning amendments,the permit type would be clarified to be a Hearing Examiner conditional use in the COR. In relation to the other specifically listed parks,trails,etc. that would become primary uses, it appears that if the use can be classified as one of the primary use parks, trails, etc. a Hearing Examiner conditional use would not be required,but if the use cannot be classified as one of the primary use parks,trails,etc. it would require a Hearing Examiner conditional use permit. The use category parks, playground, or recreation/community center" needs to be reviewed City wide. Make marinas a primary use instead of This amendment affects all COR-designated areas. The a secondary use. secondary use conditions for marinas for the most part are inapplicable, such as being housed in a"primary use structure." The requirement to meet the Shoreline Master tl Program applies whether stated or not. Therefore, the use is shown as primary instead of secondary. Planning Commission: Allow marinas in conjunction with a primary use. Staff Response: Staff does not oppose the Commission recommendation. In all COR zones allow for all of the This amendment affects all COR-designated areas. types of offices listed in the larger use Offices are a primary use in the COR policies and in the table(Section 4-2-060).COR zoning regulations, and the amendments would allow for the full range of office types listed in the larger use table. Add shoe repair to allowed service uses. This amendment affects all COR-designated areas. The addition of shoe repair is a use which could support employees or residents of a COR site. The change is minimal, and is within the range of repair services already shown in the COR zone. Allow car washes as accessory and This amendment affects all COR-designated areas. Car allowed inside parking garages. washes are currently allowed in the COR if co-located with a gas station. The amendments would allow the use as accessory when inside a parking garage instead of being co-located with gas stations, a use which is M2 T31SS\ 18 08/12/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) proposed to be eliminated. Eliminate gas stations. This amendment affects all COR-designated areas. Currently the use is allowed by Hearing Examiner Conditional Use Permit. Gas stations would likely not be allowed at the Stoneway site due to Aquifer Protection Regulations. A gas station is not proposed for the Southport development on the Shuffleton site, and nearby industrial and commercial zones accommodate the use. There are other land use designations near the Port Quendall site which allow for gas stations(near Exit 7). Most likely,the use is not needed in the COR zone which promotes compact, urban development. Allow commercial and non-commercial This amendment affects all COR-designated areas. parking garages as permitted uses. Currently,non-commercial parking garages are allowed as accessory uses (no more than 33%of the gross floor area of the primary use). The change would allow for larger parking garages,whether commercially operated or not. The Southport development parking garages would exceed the 33%accessory size, and may have commercial parking garages. For any COR site larger parking garages may be needed to support the office, residential, and commercial uses, and to meet parking regulations/parking demand. The uses would be approved as part of the"master"plans for the COR sites, and impacts can be determined at that time on a site- specific basis. Planning Commission: Allow commercial and non- commercial parking garages when supporting the primary uses of the site and subject to a parking management plan acceptable to the City. Staff Response: Staff does not oppose the changes; however,the changes are not necessary because the likelihood of stand-alone parking structures being built to serve uses in the vicinity of the site rather than on-site uses is low given the character of surrounding uses near COR sites and the high land costs. Don't allow industrial uses/expansion The amendments affect the Shuffleton(Southport) site on COR-3 site. only, and would not allow industrial uses/expansions. Industrial structures on the Southport site are inactive and industrial uses are not a part of development plans. The current limitations on expansions would remain for COR- I 1 and COR-2 sites. M2 T3ISS\ 19 08/12/99 Summary of Amendment Purpose and Effect on COR Designations/Zone(s) Delete recycling collection centers. This amendment affects all COR-designated areas. Recycling collection centers are larger than recycling collection stations,and probably are not needed in the COR zones. Smaller recycling collection stations would continue to be allowed. Delete condition 94 related to outdoor Outdoor storage is specifically prohibited in the COR storage which is prohibited. zone. Condition 94 related to outdoor storage seems to be contradictory with the"conditional use clause." Elimination of the condition is a clarification measure. Code-Development Standard Amendments The density maximum would be changed to be higher for the Southport site, but would not change for the Port Quendall or Stoneway sites. For Southport, density would be limited to 60 du/ac maximum on the Southport site based on preliminary net density calculations. Language about minimum density for single uses, and calculating density using all of a site's area including commercial and office areas is from Comprehensive Plan policy LU-131. See page 15 for a discussion of densities, and Staff and Planning Commission recommendations. For the Southport site, the special shoreline setback language allows the City some ability to increase the 25 foot shoreline setbacks that apply to some uses such as residential, where appropriate. This would not apply to the other COR zoned sites. For the Southport site only, a provision requiring building modulation and articulation would be added. It would apply to buildings adjacent or abutting public parks, open space or trails. Modulation and articulation would result in greater compatibility, and potentially a reduction in shade/shadow effects where feasible (feasible physically and feasible while still achieving applicant objectives.) Planning Commission: For the Southport site, make all building modulation/articulation provisions mandatory rather than allowing selection among several options. Staff Response: Staff will study the Commission recommendation further to determine if the combination of all the modulation/articulation options would result in a cohesive design. However, it should be noted that the site plan review process and the proposed code amendments requiring modulation and articulation (but allowing choices in approaches) is similar to the approach in the Center Suburban zone and is considered effective. For the Southport site only, a provision requiring upper-story setbacks for buildings within 100 feet of the shoreline that exceed 50 feet in height was added in response to Plan C which includes a hotel proposed at a maximum of 75 feet. The building would be located within 50 feet of the shoreline. To further ensure solar access to the promenade and compatible design considering the adjacent uses, the upper-story setbacks are proposed; a modification process would be allowed to change the upper story setback if it would result in equal benefits for solar access. Plan C was described generally to the Planning Commission while it was under preparation, but the Planning Commission did not review the proposed upper-story setback requirement. M2 J3ISS\ 20 11 08/12/99 Outdoor storage requirements are deleted because it is not permitted in any of the COR zones. This is a housekeeping measure. The master plan development requirement would be modified to require the plans (to be called Level II Site Plans) for all contiguous properties zoned COR regardless of ownership in order to assure appropriate coordination of access and infrastructure. This would apply in all COR zones. The Planning Commission proposed adding three additional COR code amendments as follows: For all COR zones, require a minimum 35 foot landscaped setback from the property line of a public use. Require a no-protest agreement by owners, lessees and tenants regarding maintenance and operation decisions related to public uses. Any parking standard amendments for structured parking should apply in any COR zone. Staff Response: Staff does not concur with the above changes. Generally in the COR zone, setbacks are established through the master plan process recognizing the differing character of sites and potential development plans. Using the Southport site as an example, a 35 foot setback could result in taller buildings near the Park in order to maintain the number of proposed units, and could result in the buildings being located further west near Boeing which would be less desirable. The no-protest agreement language is not appropriate for a COR development standard table. If desired by the City Council, similar language could be incorporated into the Southport Planned Action ordinance in reference to Gene Coulon Park. Parking standard amendments may be appropriate, but should be the subject of separate work program, and not included in the COR development standard table. Code-Master Development Plan Process There are a variety of terms and processes that need to be clarified. The COR zone references a master development plan." Title 4 includes processes for site plans and master site plans. As part of the COR amendments, amendments to Chapter 9 procedures for site plans are proposed. A process for conceptual site plans has been integrated into the Site Plan Review section of Title 4, and would be called Level II Site Plans instead of master development plans. If a Planned Action has been designated there is less process for a Level II Site Plan than if there isn't a Planned Action designated for a site. The main differences include whether a hearing is required and who makes the decision on the Level II Site Plan. The Master Site Plan section of Title 4 is proposed for deletion since it has not been utilized. Some portions (e.g. intent, minor modification provisions, and time limits) have been incorporated with the Level II Site Plan process. M2_T3ISS\ 21 08/12/99 Southport Approval Process Planned Action The proposed redevelopment of the Southport site is proposed to be designated by the City of Renton, via ordinance or resolution, as a Planned Action pursuant to SEPA(WAC 197-11-168). The adoption of a Planned Action designation by the City would reflect a decision that adequate environmental review has been completed and that further environmental review under SEPA, for each specific development application, would not be necessary if it is determined that each future project is consistent with the development levels specified in the Planned Action ordinance. The development levels would be consistent with those analyzed through environmental review. The Planned Action Ordinance may contain performance standards and mitigation measures from the environmental and Comprehensive Plan application review process. At the time the Final SEIS is prepared, the Planned Action Ordinance would be prepared which will be based upon the outcome of the environmental and public review process. Supplemental EIS A Supplemental Environmental Impact Statement has been issued for the Southport proposal on June 29, 1999. It supplements EIS's prepared for the Comprehensive Plan Update in 1993 and 1995. Topics discussed in the Southport Supplemental EIS include: Earth, Air Quality, Water (Stormwater/Groundwater/Water Quality); Plants and Animals; Noise; Land and Shoreline Use; Socioeconomics (Population, Housing, Employment); Aesthetics, Light and Glare; Transportation; Public Services and Utilities (Fire and Emergency Medical Services; Police Services; Schools; Parks and Recreation; Water; Wastewater; Solid Waste). A Final Supplemental EIS is expected to be issued in early September 1999. Future Permits The current proposal includes: Adoption of a Planned Action designation Comprehensive Plan Map and Text Amendments and concurrent Rezone Municipal Code Text Amendment To facilitate environmental review,preliminary conceptual master plans have been submitted. As stated above, the Planned Action designation would indicate that adequate environmental review has been completed and further environmental review under SEPA, for each specific development phase, would not be necessary if it is determined that each phase is consistent with the development levels specified in a Planned Action ordinance. The process assumes that a formal Site Plan Level II under the proposed process amendments), Level I site plan(s) for individual phases, and shoreline substantial development permit applications will be submitted at a later stage as a Planned Action. Application for construction-related permits (City, State and Federal) would also be requested for M2 T3ISS\ 22 08/12/99 approval subsequent to the adoption of the Planned Action. A list of potential permits will be included in the Supplemental EIS under preparation. COMPREHENSIVE PLAN COMPLIANCE A policy analysis is presented below. A more broad policy analysis can also be found in the Southport Draft Supplemental Environmental Impact Statement issued June 29, 1999. This is available under separate cover. COMPREHENSIVE PLAN COMPLIANCE: MAP AND POLICY AMENDMENTS AND SOUTHPORT CONCEPUTAL PLAN Policies Guiding Land Use Designation Center Designation The Comprehensive Plan provides several policies related to appropriate designation of Centers throughout the City, including COR(See Attachment H for a complete list of relevant policies): Policy LU-92. Centers should be designated where there are the following characteristics: a.a nucleus of existing multi-use development, b.potential for redevelopment, or vacant land to encourage significant concentration of development. c.principal gateways to the City as defined in the Community Design Section of the Land Use Element. d.Center locations should be located on major transit and transportation routes. e.Center locations should be served by the City's arterial street system. The proposal would meet two criteria, "b" (redevelopment leading to significant concentration of development) and "e" (Lake Washington Boulevard is a collector arterial). The site would not meet criteria "a" regardless of any proposal type. Gateways in criteria "c" have not yet been designated formally in the Comprehensive Plan. The site would be a gateway from Lake Washington, and a gateway into the Urban Center. Regarding criteria "d"there is no transit route directly in front of the site along Lake Washington Boulevard according to Transportation Element maps, but there are routes in the vicinity along Park Avenue N. and Sunset Boulevard. Policy LU-93. Transitional land uses which surround the Center are designated to provide buffers to the less intensive uses. The park would be a buffer to the east. Boeing is more intensive on the west than the proposed development. PSE property on the southwest would buffer the site from other uses, and is more intensive in its industrial character. Policy LU-94. Changes to adopted boundaries should only be made in the following circumstances: a. The original mapping failed to consider a major natural feature or significant land use which would make implementation of the boundary illogical. M2_T3ISS\ 23 08/12/99 b. The amount of land within a Center is inadequate to allow development of the range and intensity of uses envisioned for the Center. There is no COR designation in the area. This policy appears to restrict expansion of existing centers rather than preventing designation of new centers. Center Office/Residential COR policies give less direction about placement of the land use designation, but the intent of the designation does give some direction: Objective LU-U: Encourage projects throughout the designation which create cohesive, quality, and landmark developments integrated with natural amenities. The intention is to create a compact, urban development with high amenity values that is a gateway to the City. The Southport proposal is compact and urban. Natural amenities include Lake Washington which would be viewed from a public promenade and plazas. The development would be a gateway from Lake Washington and into the immediately adjacent Urban Center. Policies Guiding Master Plans The purpose of this report is to discuss the merits of the Comprehensive Plan Amendments, associated Rezone, and Municipal Code Amendments. Preliminary conceptual plans were provided to facilitate environmental review. If the Comprehensive Plan Amendments are approved, formal site plan applications would be made. At that time a more detailed compliance review of Comprehensive Plan policies and Code requirements would be made. A preliminary general analysis is provided below: Policy LU-130. A public review process should be required for proposed development plans of each parcel with separate ownership or abutting parcels of the same ownership within the Center. Properties may be combined for public review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing. Through the Planned Action/SEIS process, public review is occurring for the Southport site. The proposed plan includes a mix of uses consistent overall with the land uses encouraged in the policies and in the code (housing, office, and retail). Gateway features are included, such as the promenade, and plazas. A"main street"would provide the primary internal circulation. Transportation Demand Management approaches are identified in the SEIS. Phasing has been described above. Additional specific information will be provided with more formal plans submitted after adoption of the Planned Action. Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations across the various components of each proposed development. The preliminary conceptual plan addresses setbacks, building heights, and parking. Setbacks would be between 10 and 30 feet from the Park, and 20 or more feet from the Boeing Property. Setbacks near the park would be landscaped, except where emergency access is potentially needed. Building heights are lower near the Park and higher near the Boeing property recognizing the different M2_T3ISS\ 24 08/12/99 intensities of the adjacent properties. With future more specific site plan submittals in the future, the proponent will provide more information about building bulk, landscaping and signage. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. - The proposed conceptual plan provides a substantial promenade and trail connection along Lake Washington Boulevard. A"main street"would include sidewalks. Secondary access loops primarily direct cars to parking garages. Overall, pedestrians will be accommodated. The mixed use nature of the proposal encourages pedestrian utilization between buildings and uses. When formal site plans are prepared, the issue of sidewalks and pedestrian usage will be reviewed further to ensure the intent is met. Policy LU-134. Vehicular access to each proposed development should be from a major street with the number of access points reasonably minimized. There is one access point to and from Lake Washington Boulevard, via a shared easement over the Burlington Northern Santa Fe Railroad Tracks. Policy LU-135. A combination of internal and external site design features should be encouraged such as: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f structured parking, and g. other features meeting the spirit and intent of these policies. Plazas including focal features and structured parking would be provided. A view corridor is provided along the eastern boundary of the site through the "main street" to the larger plaza and ultimately to the Lake. Additional specifics would be provided at the time of a site plan application. Regional Growth Policies Comprehensive Plan policies call for a balance of single family and multi-family housing outside of the Urban Center: Policy LU-4. Future residential growth should achieve a maximum 50% multi family housing in parts of the City located outside of the Urban Center. The Southport site is immediately adjacent, but outside of the City's identified Urban Center (see Attachment I). The proposal will add between 377 and 581 attached multi-family dwellings. A portion of the units may be rental and a portion may be ownership,but the units will be in the style of attached flats. The amendment to COR will add capacity for multi-family that was not previously assumed in the Comprehensive Plan. While the proposal would increase the capacity for multi-family development, it should be noted that in 1998 staff concluded a detailed review of single family capacity on parcels under one acre. In the R-8 zone alone, it was estimated that the Comprehensive Plan Capacity Analysis did not account for enough single family potential on smaller parcels. It was estimated that M2 T31SS\ 25 08/12/99 an additional 700 single family dwellings could be developed on vacant properties, and an additional 3,500 single family dwellings could be developed on partially developed lands, both numbers in addition to previous capacity estimates. The City is experiencing this incremental additional growth on vacant and partially developed properties under 1 acre. Based on the additional single family capacity, the addition of multi-family dwellings by applying the COR designation to the Southport site is not expected to negatively affect the City's policy of maintaining a 50/50 split outside of the Urban Center. Policy Amendments Needed for Consistency As described previously, an amendment to Policy LU-131 is needed to accommodate the proposed density of the Southport development. No changes are proposed to the maximum densities in the Zoning code for Port Quendall and Stoneway sites. No additional densities on these other two sites could be accommodated without an amendment of the Zone which is not proposed. Other Desired Policy Amendments As described previously, proposed amendments to policy LU-125 include elimination of the words small scale" to remove an inconsistency with the words "major commercial use" in the same sentence. The additional Policy 136 recognizes existing industrially zoned property which would generally apply when COR is proposed for designation on a site. Housing Element In 2010, The Housing Element projects a households target of 7,925 units of which 6,324 would be multi family. The target is a number of units the City is striving to achieve to help accommodate its fair share of population growth expected to occur in King County. Providing additional multifamily capacity through the application of the Center Office Residential designation would help achieve the targets. The Housing Element promotes the increased housing opportunities for all income groups, upper, middle and low. The Southport dwellings will likely be market rate and appeal to middle and upper income groups given its location adjacent to Lake Washington. Capital Facilities (Growth Rate; Parks 6 year funding' The Capital Facilities Element is reviewed every 2 years to help ensure that planned improvements are keeping pace with new development. The next review and update will occur in the year 2000. Related to the Lake Washington Trail, it was estimated that funding would be available for various segments in the years 1998-2000. This needs to be updated in the next update cycle as the activities have not yet occurred in these time frames. Economic Development The Economic Development Element includes policies which support utilization of land with existing infrastructure, expansion of office and retail bases, and sustaining and expanding the industrial/manufacturing base. Application of the COR designation would help attract economic development to the City. The Southport proposal would occur on a site with existing infrastructure, and help expand the office base and the retail base in the City. It would orient the office buildings to the Boeing side for greater M2 T3ISS\ 26 08/12/99 compatibility with the manufacturing operations and the residential uses would be oriented to the east side near the Park. The proposal would result in 17.1 (14.2 dry land) acres being reallocated from industrially designated/zoned land to mixed office/residential designated/zoned land. Currently industrially zoned land equals 1,388 acres (excludes property boundaries extending into water bodies) in the City. Center Office-Residential zones are applied to a total 133 acres (also excludes property boundaries extending into water bodies). With the Southport proposal there would be a 1% reduction in industrially zoned land and an 11% increase in COR zoned land. When considering only the supply of Heavy Industrial zoned land,which currently equals 576 acres,there would be a 2.4%reduction. COR Designation Responds to New Circumstances The current designation of the site, Employment Area — Industrial, was applied with the 1995 Comprehensive Plan update, but continued the pattern of industrial or industrial/office park related classifications established in previous Comprehensive Plans. The COR designation proposed would address new circumstances not present at the time of the 1995 Renton Comprehensive Plan adoption: Although power was not produced by the plant since 1989, maintenance of the Shuffleton Steam Plant continued until at least mid- 1995. Tank removal and hazardous materials remediation activities have been completed. A no further action"designation is expected in 1999. Property purchase negotiations occurred in 1998, and a purchase and sale agreement was executed in January 1999. The above list reflects new circumstances with the subject site. A more broad change of circumstances includes: The State legislature lowered the manufacturing sales tax rate in 1996, which has led the City to re-examine its commercial, office and manufacturing land base in several areas of the City. While the COR designation would implement the City's long term Comprehensive Plan goals and policies, the new COR designation would also further the City's near term priorities expressed in the City's Business Plan Goals for 1999-2004 to: Facilitate quality development of waterfront land Recruit new businesses to diversify the employment base COMPREHENSIVE PLAN CONSISTENCY—CODE AMENDMENTS Proposed code amendments have been described previously above. The use amendments make no major changes, but typically refine the permit types and use conditions. The development standard amendments allow for greater consistency with policies (e.g. policies regarding minimum density for residential only development, and calculation of density across a site), as well as incorporating standards applicable to the Southport site. The proposed use and development standard amendments M2 T3ISS\ 27 08/12/99 maintain consistency with policies guiding allowable uses, incentives for structured parking, and flexibility to encourage redevelopment. Policy LU-124. Primary uses should include complexes of offices or residential development, hotels and convention centers, research and development facilities, and corporate headquarters. Policy LU-126. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the designation, or if proposed as part of a phased development and multiparcel proposal which includes a mix of uses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided in development regulations. Policy LU-128. Flexibility of use combinations and development standards should be allowed to encourage redevelopment of sites which have significant constraints including environmental, access and land assembly constraints. Policy LU-129. Private/public partnerships should be encouraged to plan for infrastructure develppment,public uses and amenities. ZONING CONCURRENCY A concurrent rezone to COR would be needed at the time the Comprehensive Plan Land Use Map is amended with the category COR. Zoning code amendments are needed to accommodate the proposed development. CAPACITY ANALYSIS The site was not included in the original land use capacity analysis as a site that would add employment or residential uses. The Comprehensive Plan employment capacity would not be reduced with the Southport site being redesignated because it was never factored into the City's capacity model since the site was not shown as a vacant or partially developed land, and little redevelopment potential was assumed in the Capacity model. With the proposed Comprehensive Plan Amendment,there would be added capacity for employment and residential growth. The original Capacity Methodology assumed a usable area for vacant sites of 62%, and that half the property would be used for residential at 35 units/acre and half would be used for nonresidential at an FAR of.7 (employment rates were 300 sf/employee for office and 450 sf/employee for retail). After the Capacity Methodology was prepared in 1992, there were changes to the COR policies in 1996 which allowed the density to be applied to 100% of the site acreage even if the units were clustered on another part of the site. The Capacity Methodology was not revised after the 1996 policy amendments. At the time there were other Comprehensive Plan Amendments that reduced capacity elsewhere in the City for residential developments that was thought to off-set any increased density realized as a result of changing the COR policies. With the proposed Southport-related amendments, the density would be a maximum of 60. Through the zoning amendments,this increased density would only apply to the Southport site and not to other COR sites. The following analysis relates to the Southport site only. M2_T3ISS\ 28 08/12/99 CAPACITY COMPARISON USES 1992 With 1996 With 1996 Proposed Methodology Policy Change Policy Change Conceptual and 1999 Plan Density Amendment Residential dwellings 186 371 636 377-581 dwellings Office Employees 512 512 512 1,667—2,500 Retail Employees 18 18 18 67-84 The increased employment and residential population is being analyzed in the SEIS, and needed services, utilities and improvements are identified. 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IA 4 / IA s'•\\ - - 17,' • 1 1 it II 7 • I 1-1 . ... c• / / IH z t.. r‘l i / t \ i OS CO 14 i i i i . ct t ' t H CS CD t N Ls) Z Z I C-1-, N 8th St.,. r) 1 tt 1 As.t. ril CD N Li 1 tTC I c1:3 I tz.13 I 1 1 Co - C 0 r- i 1I N 6th St. F-10 =:-.' 2 •--17-7-: F4 0 I H\‘‘ I .• , L,co ,..,_... _. ../Y-.IY-. tx 0. ce -- CP - C° -0 1H 1--7- -13'. 1" 9' .< CD1 L - Z_e- 1 co R--. k 10. .c•'-I1e-) 1 cc•ixI. K- I, I f. a* 0• 1-• __-Jill j1 1 la la R-10 Eij1)1rci'k 87 Fi5e \ .") C A _ (CA/ c10 03c) co a R[10 c1c F4 - 17 T23N R5E W 1/2 ATTACHMEt D- 7 ....sit 0 470 E4ZONING114800 P/B/PW TsemitcAL SERVICES 4...ITIMIS 11107/98 8 T23N R5E W 1/2 14,1,"4 rk1 UTH PO. SEC O Development 11009 NE 11e6 St. Bellevue, Washington 98004 Comprehensive Plan Amendment Application Project Narrative Southport is a seventeen acre site located on the south shore of Lake Washington, west of Gene Coulon Park and east of the Boeing 737 assembly plant. This application seeks to amend the Comprehensive Plan and Zoning for this site from its present Heavy Industrial designation to a mixed use designation such as Center Office Residential(COR). The site is current location of the former Puget Sound Energy Shuffelton Steam Plant, which is in the process of being decomissioned. Besides the power plant building there are several other buildings on the site including a warehouse and a pump house. Locations of existing structures are shown on the enclosed drawing labeled Topo Survey. There are no special site features. Additional criteria for consideration in the Comprehensive Plan Amendment and Rezone are as follows: A. This CPA/Rezone bears a substantial relation to the public health, safety and welfare by enhancing the use from Industrial to one that is much more compatible with the adjacent Coulon Park. A continued Heavy Industrial zone on this property would authorize industrial uses within 25 feet of the lake, with unlimited height.and lot coverage and would likely result in the development of large featureless buildings similar to the Boeing Company on the adjacent parcel to the west. B. This CPA/Rezone addresses the changing needs of the City by reclaiming Industrial land for a more suitable land use. An important gateway site will be created giving the City a new urban link to Lake Washington. The employment and tax bases will be expanded by the new use compared with the existing, creating the opportunity to diversify the employment opportunities in the City. C. This CPA/Rezone is compatible with the goals of the City in this area of the city. The mixed use proposal will bring new housing and provide expanded public access to the Lake and Gene Coulon Park. High quality housing will be located in close proximity to existing and new employment centers decreasing the impact to transportation systems and providing new and varied housing opportunities in the City. This proposal creates a gateway link to Lake Washington and the neighborhoods and cities to the north, providing a new image to the northern entrance to Renton. This new image combines office, residential and retail uses harmoniously with the natural beauty of tNING Park and an urban shoreline on Lake Washington. DEVELGP OFREN GN CIT`( ro 31 1999 ATTACHMENT E Page 1 RECEIVED D. The proposed CPA/Rezone is more beneficial to adjacent land uses and neighborhoods than the existing zoning. A housing use adjacent to the park will createaneighborhoodkeepingawatchfuleyeonthepark. The sense of ownership createdwillhelpcurtailunwantedactivitiesintheparkandenhancethesenseofsecurityofparkusers. The proposed project will also create a visual buffer between the park andthelargebuildingsoftheBoeingplantwithsmallerscaleresidentialbuildingsbackedbytallerofficetowers. The building scale will effectively terrace back from the parkandtheIakeprovidingamorepleasingtransitiontotheIndustrialzoningtothewest. Additionally, the location of the office development on the south and west portions of the site will effectively buffer the residential units from any adverse affects from the operations at the Boeing plant to the west. E. Development resulting from the proposed CPA/Rezone will not adversely affectcommunityfacilities. Studies of the impacts of this development are currently underwayasapartoftheSupplementalEnvironmentalImpactStatement. All communityfacilitiesincludingtransportation,parks and schools and utilities are being reviewed to determine potential impacts from this proposal and determine methods to mitigate anyimpact. F. The parcel considered under this CPA/Rezone is eminently suited to the type of development proposed. It is of sufficient size and dimension to accept the density anddiversityofthisproposal. It is anticipated that new development standards will be developed that will further harmonize the development with the Comprehensive Plan. Page 2 I ! I. :, kr \Ca > hin1! ton t`,. 1 i:- . - 1 r I I0 :. iFrA Q z, r I l• . kl:j '1: 'f;!: e i 1), I I I it! . •` a '1 ie:41 ,Iiii .1..,...,..„:.i.Istrovoi::7,. Iii!,,..f. i? il 1 . Sri . ix Stir - ;r 71:I 's 11 t1" 1; i. is r,? ax r 1 1 '-.l'';I el' S, a N\ ^.a .II:•. . X` Gene Conlon ParkTile11oc1ngCorp .a c o''took\ B j k. k A.,... ,„-,-, . ;;,.:, SI I N , awe ,\\'''N..: 1. . :T: t r--1 .LNIVIdr t .4; t b!_ E t ., m, ... ,,,,., i. lv ti... lop ii..,,,, ,, r 1.1:,II 3!' tlub 1 a a I i lg{ 7' + ,6 • a 'l• 3 II i r '\. Eltr •4' a i la r ppy Ippp p li— r ! it .• :Ok :lltl'tnt]n ._.t7C--: L a'/ v) r Pugct 1' o..W.I: r . 1bis• iat:' Y i° s l,, ycl;..• y ,, 1 Y 444* ni .. ....., . SOUTI-IPORT ik _ '• ' ® n n,SI• CO I) r ‘ • IoI' men1. 1‘4 Corpora11o ,t Nl .trrh 211 , 1 `) 99 DI Ara II An i ram. 7/' 0 Ai Ii/ i" 11‘1/ 1 1 I i' i i! L..-- if/ ; Celt 1111111011". p, .. .... J „ lairilli I —i / 6 i ANKL.„.„./.,;_-,-.NI E r----- 1 b-, I Ciim a. 11111 Q CN E m % o oo o® a• Q m j --i I) _C i0Aii0 +- -) • i iC8 Li.,:..:...: u g i 1 i 0 r- E. 1 In i 04, U . og I 00 i ii • oA„;, i ATTACHMENT F.1 5/5 'd -ZZ6L • oN 3DIdd0 NIVia, "fdWZl1'.sl:sl •zz nr- ATTACHMENT G PROPOSED COMPREHENSIVE PLAN POLICY AMENDMENTS PROPOSED MUNICIPAL CODE AMENDMENTS Staff and Planning Commission Recommendations Center Office/Residential Objective LU-U: Encourage projects throughout the designation which create cohesive,quality, and landmark developments int ated with natural amenities. The intention is to create a compact, urban development with high amenity val 1-s that is a gateway to the City. Policy LU-124. 'rimary uses should include complexes of offices or residential development, hotels and convention center:,research and development facilities,and corporate headquarters. Policy LU-125. ommercial uses such as retail and services should also be permitted provided that they support the prima uses of the site and are architecturally and functionally integrated into the development. An exception to this limitation on commercial uses may occur if a major commercial use providing high economic value to the City is proposed with small scale,multiple businesses,and is designed with the scale and I intensity envisioned for COR. Planning Commision Policy LU-125. Commercial uses such as retail and services should also be permitted provided that they support the primary uses of the site and are architecturally and functionally integrated into the development. An exception to t"iis limitation on commercial uses may occur if a major commercial use providing high economic value to the City is proposed with a mix of small scale, multiple businesses, and is designed with the I scale and intensity envisioned for COR. Policy LU-126. Ir4lividual properties may have a single use if they can be developed at the scale and intensity envisioned for the designation, or if proposed as part of a phased development and multi-parcel proposal which includes a mix of uses. Policy LU-127. Incentives which encourage a mix of uses and structured parking should be provided in development regulations. Policy LU-128. exibility of use combinations and development standards should be allowed to encourage redevelopment of ites which have significant constraints including environmental, access and land assembly constraints. Policy LU-129. rivate/public partnerships should be encouraged to plan for infrastructure development, public uses and a nities. Policy LU-130. public review process should be required for proposed development plans of each parcel with separate own rship or abutting parcels of the same ownership within the Center. Properties may be combined for pub c review. Such plans should coordinate the mix and compatibility of uses, residential density, conceptua building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing. Policy LU-131. Maximum residential density on the various COR sites should range between be 30 and 60 3 I dwelling units per acre. The same area used for commercial and office development can also be used to calculate residential density. When proposed development does not involve a mix of uses, then minimum residential density should be 5 dwelling units per net acre. Planning Commission Policy LU-131. Maximum residential density on the various COR sites should range between be-30 to 50 35- dwelling units per acre. The same area used for commercial and office development can also be used to calculate residentia. density. When proposed development does not involve a mix of uses, then minimum 1residentialdensityshouldbe5dwellingunitspernetacre. POLAMD\ 1 08/12/99 Policy LU-132. Site plans and proposed structures should be designed so as to fully integrate signage, building height,bulk, setbacks, landscaping, and parking considerations across the various components of each proposed development. Policy LU-133. Internal site circulation should be primarily pedestrian oriented. Policy LU-134. Vehicular access to each proposed development should be from a major street with the number of access points reasonably minimized. Policy LU-135. A combination of internal and external site design features should be encouraged such as: a. public area plazas, b. prominent architectural features, c. significant natural features, d. distinctive focal features, e. gateways, f. structured parking,and g. other features meeting the spirit and intent of these policies. Policy LU-136. Consistent with the locational criteria for Centers,Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations. Center Office Residential designations placed next to higher intensity zones such as industrial may provide for- a transition to lesser intense designations. Where placed next to industrial designations, site design of Center Office Residential properties should consider the long-term retention of the adjacent or abutting industrial uses. ReseFved Planning Commission Policy LU-136. Consistent with the locational criteria for Centers, Center Office Residential designations may be placed on properties adjacent or abutting a variety of residential, commercial or industrial designations or publically owned properties. Center Office Residential designations placed next to higher intensity zones such as industrial, or next to public uses, may provide for a transition to lesser intense designations. Site design o f Center Office Residential properties should consider the long-term retention and unencumbered operations o the adjacent or abutting industrial or public uses. Policy LU-137. Reserved POLAMD\ 2 08/12/99 08/12/99 4-1-050 ROLES AND RESPONSIBILITIES: The regulation of land development is a cooperative activity including many different elected and appointed boards and City staff. The specific responsibilities of these bodies is set forth below: A. PLANNING/BUILDING/PUBLIC WORKS ADMINISTRATOR OR DESIGNEE: 1. Authority: The Planning/Building/Public Works Administrator or his or her designee shall review and act on the following: k. Modifications to development standards in the Centers Residential Demonstration Overlay District., and Center Office Residential-3 (COR-3) District . 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: P. CENTER OFFICE RESIDENTIAL ZONE (COR 1-and., COR 2, and COR-3): The purpose of the Center Office/Residential 1 and 2 Zone(COR 1 and 2)Zone is to provide for a mix of intensive office and residential activity in a high quality, master planned development which is integrated with the natural environment. Commercial retail uses which support the primary uses of the site and are architecturally and functionally integrated are permitted. Also commercial uses which provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR zone. Certain convenience retail and service uses intended to serve employees and residents of the development uses. Policies governing these uses are primarily contained in the Land Use Element, Center Office/Residential section Chapter 1, Section V"Office/Residential Centers,"of the City's adopted Comprehensive Plan.The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly (see also Land Use Element, Community Design -Chapter 9, Section IV"Gateways"section). Since the sites function as gateways, the site planning should incorporate features of interest and use for the users. In order to address differing site conditions, and recognizing the gateway and environmentally sensitive features of these sites, this Zone is divided into three (3)two(2)sections: COR 1.,aad-COR 2, and COR 3. COR 1 and 2 share the same uses and development standards, but differ in heights allowed. COR 3 shares a majority of uses allowed in COR1 and 2 as well as most development standards, but differs primarily in densities allowed. COR 1 is applied to the property known as the Stoneway Concrete Site. COR 2 is applied to the property known as the Port Quendall Site.-COR 3 is applied to the property known as the Shuffleton Site. I 08/12/99 4-2-0700 CENTER OFFICE RESIDENTIAL (COR) USES: TYPE: AGRICULTURE, RESOURCE PRODUCTION AND ANIMAL KEEPING Gardens and Nurseries Nursery or greenhouse AD/H Agriculture and Natural Resources Mineral/natural resource recovery AD/H RESIDENTIAL Attached Dwellings Flats or townhouses P#119 Other Residences and Lodging Bed and breakfast houses S #68 Boarding and lodging houses S #68 Group homes II, for 6 or less P Group homes II, for 7 or more AD Retirement residences P Hotel/convention center with office and/or P residential uses on-site Hotel Planning Commission Hotel P# RETAIL SALES Apparel and accessories S #68 Books, music, stationery, art supply S #68 Eating and drinking establishments S #681-1 #137 Food store no more than 25,000 square S #68 feet of gross floor area Mini martG H #11 Newsstands S #68 Pharmacies S #68 Taverns S #68 CULTURAL, ENTERTAINMENT AND RECREATIONAL Parks and Open Space Open space (new) PSI Open space (existing) P Park, playground or recreation/community AD/H center Parks, regional (new)PH Parks, regional (existing) P Parks, community (new) Pg 2 08/12/99 USES: TYPE: Parks, community (existing) P Parks, neighborhood (new)Pg Parks, neighborhood (existing) P CULTURAL, ENTERTAINMENT AND RECREATIONAL (Continued) Trails (new) P# Trails (existing)P Recreational Facilities Marinas 5P Planning Commission Mannas-- --- — -- --- — P Cultural Library or museum, public or nonprofit AD/H OFFICE AND CONFERENCE Administrative headquarters P Business P Medical and dental clinics P Offices P Personal P Private conference centers AC #50 Professional P SERVICES Barber, beauty shops S #68 Beauty shops S #68 Cemetery, crematory, mausoleum AD/H Financial institutions S #153 Health clubs/fitness centers/sports clubs S #154 Personal services S #68 Repair Services Electrical S #68 Shoe S #68 Television S #68 Upholstery S #68 Watches/jewelry S #68 Day Care Services Family day care P Day care centers S #68 Adult day care I, maximum 4 on P residential property Adult day care I, maximum 12 on P nonresidential property 3 08/12/99 USES: TYPE: Adult day care II, 5+ on residential S #68 property Adult day care II, 13+ on nonresidential S#68 property Health Services Convalescent centers and nursing homes AD Hospitals, sanitarium or similar uses AD/H TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES Car washes AC##81 Gasoline service stations Parking garages, commercial P Parking garages, noncommercial PAC #50 Planning Commission Parking garages, commercial P# Parking garages, non-commercial P#AC #50 Air Transportation Uses Helipads, accessory to primary use H MANUFACTURING AND INDUSTRIAL Industrial/manufacturing facilities P #128 existing) Industrial/manufactruing facilities, major H # modification, production increase or expansion of existing Research, development and testing H Assembly and packaging of: Electronics H Solid Waste/Recycling Recycling collection center 44 Recycling collection station AC #51 COMMERCIAL/INDUSTRIAL ACCESSORY USES Food preparation AC #50 Handcrafting of items/products AC #50 Storage of products in conjunction with AC#50 retail sales PUBLIC FACILITIES Government Government offices and facilities AD/H 4 08/12/99 USES: TYPE: Churches Churches, synagogues, temples H Social/Social Service Organizations Community facilities S#224 Philanthropic institution AD/H Private club, fraternal or nonprofit AD/H organizations Service clubs and social organizations H Utilities Public utility use or structure AD/H Utilities, small P Utilities, medium AD Utilities, large H PUBLIC FACILITIES (Continued) Communications Communications broadcast and relay H towers Radio or television transmitter AD/H Wireless communication facilities Micro facility antennas P Mini facility antennas P #237/AD Macro facility antennas P #237/AD Monopole I support structure AD #240/H Monopole II support structure X#242/H Lattice towers support structure X#242/H Minor modifications to existing wireless P #243 communicatopion facilities SCHOOLS PUBLIC AND PRIVATE Educational institution (public or private) AD/H School, elementary (existing) P School, elementary (new) H School, secondary (existing) P School, secondary (new) H Portables (existing) P Portables (new, up to 4) S #1 Change in use for existing school H School expansion up to 10% P #1 School expansion more than 10% H Business and professional schools S #68 MISCELLANEOUS USES AND MODIFICATIONS TO DEVELOPMENT STANDARDS Temporary uses S 5 08/12/99 USES: TYPE: PROHIBITED USES, SPECIFICALLY IDENTIFIED Bulk storage of products X Exterior storage of products X#91 Hazardous waste treatment and storage, X off-site Travel trailers or recreational vehicles for X habitation Manufacturing of: Any product not specifically listed X LEGEND OF REVISIONS Revision marks with no "box" = changes assumed in Valley Zoning code amendments. Revision marks or bold numbers with box = changes proposed with COR 3 code amendments either to permit type or content of condition Revision marks with a "dashed box" = changes recommended by the Planning Commission. Note: Corresponding revisions will be made to 4-2-060, Zoning Use Table. 6 08/12/99 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1.Subject to site plan review. 2.Subject to site plan review and consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan and Trails Master Plan. 3. Administrative approval under RMC 4-9-200, Site Plan Review, for new neighborhood parks which are smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Review section for new neighborhood parks which are ten (10) acres or larger. In either case, subject to consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan and Trails Master Plan. 4. Administrative approval under the Site Plan Review section for new community gardens which are smaller than ten (10) acres. Hearing Examiner approval under the Site Plan Review section for new community gardens which are ten (10) acres or larger. 5.Including restaurants and associated buildings as part of a residential development project. 6.RESERVED. 7.Including restaurants and associated buildings. 8.Size and location of these uses will be reviewed as part of the site plan approval. 9.Expansion of existing retail structures subject to site plan review. Construction of new retail buildings on the same site as existing retail buildings, subject to site plan review. Consideration given to community need (i.e., suitable location). 10. Except not permitted in the "Downtown Core Area". See Downtown Core Area Map in RMC 4-2- 080C. 11. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited in conjunction with gas station. 12. These uses shall include high visibility retail or service space on the ground floor along street frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 13. Except school facilities. 14. RMC 4-2-120C, Condition 21, Additional Conditional Use Permit Criteria for Excess Height also applies. 15. These uses shall not be located on the ground floor along street frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 16. These uses, except their supportive offices and sales uses, shall not be located on the ground floor along street frontage in the "Downtown Pedestrian District". See Downtown Pedestrian District Map in RMC 4-2-080D. 7 08/12/99 17. These uses shall not be located on the ground floor along street frontage in the "Downtov Pedestrian District". Parking, docking and loading areas for truck traffic shall be off-street ar I screened from view of abutting public streets. See Downtown Pedestrian District Map in RMC - 2-080D. 18. These uses shall be permitted only as a continuation of an existing commercial laundry us . Existing use of this type may be expanded on existing properties, contiguous properties, or c properties a portion of which is within one hundred feet (100') of existing buildings, subject to si • plan review. These uses shall not be expanded on the ground floor along street frontage in tf' Downtown Pedestrian District" except for those supportive office and sales uses. Along proper lines adjacent to residential uses, there shall be a fifteen foot (15') wide continuous landscape buffer. 19. In the "Downtown Core Area", bulk storage must be contained within the buildings, e.g., basements, upper stories of buildings. See Downtown Core Area Map in RMC 4-2-080C. 20. Consideration must be given to community need (i.e., suitable location). 21. Consideration must be given to community need (i.e., suitable location) and subject to th provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. 22. Consideration must be given to community need (i.e., suitable location). Gaming activities nc permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parkinc joint parking may be permitted within five hundred feet (500') subject to the standards of th( parking and loading regulations. 23. Consideration must be given to community need (i.e., suitable location). Intended and designee to serve immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No externa signage. 24. Buildings/structures which support the agricultural or animal husbandry use of a site such a barns, silos, sheds, and enclosed buildings used for the storage of agricultural products anc equipment. Animal shelter or animal manure storage facilities may also be allowed on lots a least one acre in size. 25. Consideration must be given to community need (i.e., suitable location). Intended and designee to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must be located in a "primary use" structure. No drive-through service. Signage: For lots within one hundred feet (100') of residential zoned properties, external signage shall be subject to the provisions of RMC 4-4-100F, Signs within Shoreline Areas — Special Requirements. 26. Consideration must be given to community need (i.e., suitable location). Intended and designed to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must be located in a "primary use" structure. Three (3) drive-up windows in conjunction with a branch operation. Integrated into the exterior wall of a "primary use" structure. 27. Located on the same lot as the single family home. 28. Located adjacent to or on the same lots as the single family home and conforming with the development standards. Accessory structures shall only be allowed on residential lots in conjunction with an existing primary residential use. 8 08/12/99 29. For four (4) or fewer guests per night. 30. The guest house must be conducted by the property owner. No more than fifty percent (50%) of the principal residence is used for the guest house and the number of persons accommodated per night shall not exceed four (4). 31. The guest house must be conducted by the property owner. No more than fifty percent (50%) of the principal residence is used for the guest house and the number of persons accommodated • per night shall not exceed four (4). One off-street parking space must be provided for each guest room. The parking space must not be located in any required setback. The domestic water supply and wastewater disposal facilities shall be approved by the City. 32. Normally associated with and ancillary to single family homes and conforming to the development standards of this Zone (i.e., maximum size, height, etc.). 33. Subject to the requirements of RMC 4-9-090, Home Occupations, with the written approval of the property owner, which may be revoked for good cause. 34. Subject to approval by the Zoning Administrator and the standards of RMC 4-9-090, Home Occupations. 35. I.e., temporary seasonal uses, job shacks, model homes, subject to approval by the Zoning Administrator. 36. One accessory dwelling unit — may be detached or attached. Subject to the development standards applicable to primary structures, to house family members related to the property owner or an employee of property owner, including a unit attached to a primary dwelling or a designated manufactured home. See Auto Mall Map in RMC 4-3-040. 37. An administrative conditional use permit is required to exceed the maximum number of farm animals allowed outright in this Zone. 38. Allowed only in the Residential Multi-Family Infill suffix, twenty-four (24) hour on-site management required. The manager's unit is not subject to minimum density requirements. No estate, garage or other sales from any leasable spaces. No outdoor storage, including vehicle or trailer storage lots. Self service storage uses in this Zone are subject to the following special development standards: Temporary customer moving van/truck parking, if provided, must be clearly marked with signage or paint. The dimensions and demarcation of moving van/truck spaces subject to site plan review. Side and rear setbacks subject to the Commercial Arterial Zone standards of RMC 4-2-120A, Development Standards for Commercial Zoning Designations, in lieu of the RM-I development standards. (Ord. 4736, 8-24-1998) 39. Cannot exceed five percent (5%) of the total number of mobile home spaces. 40. Except for development consistent with an approved "master site plan" which is considered to be a secondary use. 41. Used in conjunction with an approved public or quasi-public use when the collection station is utilized more than ninety (90) days per calendar year. 42. Accessory to a permitted use where adverse impacts are appropriately mitigated and the use is part of a mixed tenancy and/or use development where the average amount of indoor storage, 9 08/12/99 accessory to all permitted uses, does not exceed thirty three percent (33%) of the to 11 development's gross floor area. 43. Where adverse impacts are appropriately mitigated and said parking is consistent with the St Commute Trip Reduction Act. 44. When not exceeding fifty percent (50%) of the gross floor area of such use. 45. For a period not to exceed the duration of construction. 46. In conjunction with a primary use when operated primarily for employees of the Industrial Zone 1 which they are located and with consideration given to community need (i.e., suitable location). 47. As accessory only; except where such storage is prohibited by the Aquifer Protectic Regulations. 48. Allowed where incidental to a permitted use and shall not exceed thirty three percent (33%) the gross floor area. 49. Allowed where ordinarily incidental to and associated with the primary permitted use and nc exceeding thirty three percent (33%) of the gross floor area of such a use. 50. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirt three percent (33%) of the gross floor area, except for floor area that is devoted to food prepare wholly for retail sales on-site. 51. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirt three percent (33%) of the gross floor area, except for floor area that is devoted to food prepare, wholly for retail sales on-site, and providing the structure is not located within any require, setback and/or landscaping area. 52. Allowed where incidental to a permitted use, not to exceed thirty three percent (33%) of the gros floor area and allowed for on-site sales purposes only. 53. Located adjacent to or on the same lot as the mobile home park. Residential accessory structures shall only be allowed on residential lots in conjunction with an existing primary residential use. 54. For employee use only in conjunction with a permitted primary use. 55. Located on the same lot as the residential dwelling unit. 56. For security or maintenance personnel when located on the premises where they are employed provided, there is only one residence per permitted establishment. 57. Must be associated with a permitted use and if appropriately screened, limited to fifteen feet (15', in height or one story. 58. Allowed in the nonlandscaped portion of the required setback/open space, provided the building does not contain more than one hundred fifty (150) square feet. 59. Accessory to a public or quasi-public use. The collection station is portable and temporary (not to exceed ninety (90) calendar days out of each year). The collection station is not located on any le 08/12/99 public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. The property owners or managers shall keep the area surrounding the recycling station maintained and clean of debris. 60. Subject to the RMC 4-3-010, Adult Entertainment Regulations. 61. These uses must be included as part of the total development (not allowed to develop independently). 62. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three (3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 63. When part of a mixed use development. 64. Must be part of a mixed office/light industrial or mixed office/manufacturing complex. 65. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited in conjunction with gas station, and limited to one self-service, drive-through facility. 66. No freestanding structures. Single drive-up window in conjunction with a branch operation. 67. No more than three (3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. 68. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). No freestanding buildings — must be housed in a "primary use" structure. Limited external signage. No drive-up windows or outside automobile service shall be permitted (except for financial institutions). The design of structures, including signs, shall be generally consistent in character with surrounding uses. No exterior display or storage of merchandise shall be permitted. 69. Any freestanding day care center must be physically connected to a primary use by any of the following means: a shared roof line, a paved pedestrian walkway on the interior or the primary use's site or a covered walkway. The day care center is intended and designed to serve the immediate market area (i.e., contiguous CO Zone), the freestanding daycare center structure be oriented to the primary use structure(s). Vehicular access to the freestanding structure only be from within the site. 70. Which serve adjacent employees subject to the following conditions: No signage other than that located on the cart itself. Cart location must be pedestrian oriented and not street oriented. Cart location cannot be on required landscaping or parking areas unless in a Park and Ride lot where no more than a single parking space may be taken up by the cart. No more than two (2) espresso or other temporary vendors per primary use, except for master planned office parks over five (5) acres in size for which a maximum number of carts will be determined by the Zoning Administrator. 08/12/99 71. These offices shall be associated with a primary permitted use on the same site or a contiguoL ; site. The office uses may be developed in conjunction with, or subsequent to, the industrial us The office uses may serve the administrative needs of employees company-wide including tho employees located on other sites. 72. The only structures that may be erected within the open space areas shall promote the use of th open space. No open space is counted for any use within rights-of-way. These uses shall b maintained by the homeowners association if the property is subdivided, or by a managemer organization if the property is not subdivided. 73. Except exterior storage and long-term parking of commercial vehicles. 74. Except that when operations are predominantly conducted out of doors rather than completel enclosed within an enclosed structure, a conditional use permit is required. 75. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 76. Multi-family residential may also be located in a mixed use building of commercial and residenti uses. Residential uses shall not be located along the street frontage on the ground floor in th( Downtown Pedestrian District". Density shall be consistent with Section 4-2-120B, Developmen Standards for Commercial Zoning Designations. 77. Size and location of these uses will be reviewed as part of site plan approval. No outsidE kennels, runs or stables. Retail and Commercial development is not allowed to exceed thirty fivc thousand (35,000) gross square feet/use without a conditional use permit and must be scaled tc serve the needs of the adjacent neighborhood abutting the center. 78. Provided the structure is not located within any required setback and/or landscaped area. 79. Provision of peripheral landscaping which does not obscure views into the garage structure in order to maintain visual security. Increased lighting for security. Limited curb cuts and traffic access. Size and location shall be reviewed as part of site plan approval. 80. Service bays and automobile storage areas shall be visually and acoustically screened from view of adjacent residential uses and abutting public rights-of-way. Size and location of these uses will be reviewed as part of site plan approval. 81. In add-itiefa to the ec4toria-of RMC 9 030, Conditional Us a. Sited in conjunction with a gas station. b. Limited to one self scrvise, drive through facility. Permitted where housed in a parking garage. 82. These uses shall have no outside storage. Size and location of these uses will be reviewed as part of site plan approval. 83. No outdoor facilities. 12 08/12/99 84. No outdoor facilities or storage. Retail sales of products or merchandise produced on the premises; providing the sales area does not exceed thirty three percent (33%) of the gross floor area of the use. 85. Outdoor storage of materials shall be screened from view of adjacent uses and -abutting public streets. These uses may contain a maximum of seventy five thousand (75,000) square feet of gross floor area. 86. Service bays and automobile storage areas shall be screened from view of adjacent residential uses and abutting public rights-of-way. Size and location of these uses will be reviewed as part of site plan approval. 87. Outside storage must be screened from all adjacent or abutting property zoned for residential, public, commercial, or office use. Screening shall consist of an existing structure, a solid wall or sight-obscuring fence a minimum of six feet (6') in height up to a maximum of ten feet (10') or as required by RMC 4-4-110, Bulk Storage Facilities. Outside storage shall not be permitted in any setback area. 88. These uses shall not be located within one thousand feet (1,000') of one another. 89. On a minimum of five (5) acres. 90. Not exceeding four hundred (400) square feet in floor area and not over twenty (20) lineal feet on any side for the sale of agricultural products produced on the premises. 91. On parcels twenty (20) acres or larger in size, including gravel, sand and valuable metallic substances; provided, the use is consistent with the State and local regulations. 92. On parcels eighty (80) acres or greater in size, consistent with the Forest Practices Act and where it does not conflict with any other City regulations. 93. Not exceeding fifty percent (50%) of the gross floor area of the primary light industrial use. 94. Which would be construed as bulk storage except for the fact that they do not exceed the minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. Except as allowed as a conditional use. 95. Repair and maintenance of vehicles may be permitted if incidental to a permitted use or if specifically permitted. 96. Fully enclosed on all sides. Screened from view of adjacent uses and abutting public streets. 97. Without outside storage. 98. Provided that the total gross floor area of each use in any one site shall not exceed three thousand (3,000) square feet and subject to the following criteria: (a) activities with a limited need for walk-in clientele and (b) activities for which a reduction in parking standards to one space per five hundred (500) square feet of gross floor space could be justified. 99. Maximum size of five thousand (5,000) square feet gross floor area. Size and location of these uses will be reviewed as part of site plan approval. 13 08/12/99 100. Up to twenty percent (20%) or seven thousand (7,000) gross square feet or forty two thousar 42,000) gross square feet. 101. Up to twenty percent (20%) or thirteen thousand (13,000) gross square feet. 102. Up to forty percent (40%) or fourteen thousand (14,000) gross square feet. Note: In no case shE a conditional use permit be granted for any increase in area for more than forty percent (40%) fourteen thousand (14,000) gross square feet. 103. Up to forty percent (40%) or twenty six thousand (26,000) gross square feet. Note: In no cas shall a conditional use permit be granted for any increase in area for more than forty percer 40%) or twenty six thousand (26,000) gross square feet. 104. For sale off-site. 105. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) gros square feet/use without a conditional use permit and must be scaled and oriented to serve th, needs of the adjacent neighborhood abutting the center. 106. Heights exceeding the maximum height of thirty five feet (35') by less than twenty feet (20'). Se( also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements. 107. Multi-family residential uses located in a structure that is restricted solely to residential uses shal be subject to the development standards as specified in the Multi-Family Zone, Communit Center, (RM-C), RMC 4-2-110F. Density shall be consistent with Section 4-2-120A, Developmen Standards for Commercial Zoning Designations. Projects reviewed under RMC 4-9-200, Sit( Plan Review, may be required to build a ten foot (10') high ceiling for the first story of a buildinc constructed solely for residential use, in order to maintain the long-term potential for conversion to commercial usage. 108. Heights exceeding the maximum height of forty five feet (45') by more than twenty five feet (25'). See also RMC 4-2-120C, Condition 21, Special Conditional Use Requirements for Excesbb Height. 109. Subject to density limitations located in development standards for this Zone. These uses must be included as part of the total development (not allowed to develop independently). 110. Heights exceeding the maximum height of fifty feet (50') by less than twenty five feet (25'). See also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 111. Heights may exceed the maximum height by up to fifty feet (50') with bonuses for plazas and other amenities. When a building is adjacent to a lot designated as residential on the City Comprehensive Plan, the building may exceed the height allowed in the adjacent residential zone by a maximum of twenty feet (20'). For uses located with the Federal Aviation Administration airport zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no case shall the height of any use or structure exceed the maximum allowed by that section. 112. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirty three percent (33%) of the gross floor area, except for floor area that is devoted to food prepared wholly for retail sales on-site. May be located on the ground floor street frontage when accessory to a permitted residential use. Subject to approval by the Zoning Administrator. 14 08/12/99 113. Subject to the density limitations located in the development standards for this Zone. 114. No more than two (2) units may be consecutively attached. Subject to the density limitations located in the development standards for this Zone. 115. RESERVED. 116. Commercial and residential uses may be located within the same structure. Residential only • structures must be unified with existing or planned commercial uses by similar design themes, pedestrian access, and compatible lighting and signage. Density shall be consistent with Section 4-2-120A, Development Standards for Commercial Zoning Designations. 117. In conjunction with a primary use when operated primarily for employees of the Industrial Zone in which they are located and with consideration given to community need (i.e., suitable location). Subject to site plan review and consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan and Trails Master Plan. 118. In conjunction with a primary use when operated primarily for employees of the industrial zone in which they are located and with consideration given to community need (i.e., suitable location). Subject to site plan review. 119. These uses may also be located in mixed use building of commercial and residential uses. Density shall be consistent with Section 4-2-120B, Development Standards for Commercial Zoning Designations. 120. These uses are permitted when located in mixed use building of commercial and residential uses. Size and location of these uses will be reviewed as part of site plan approval. No residential uses are allowed on the first floor. Density shall be consistent with Section 4-2-120A, Development Standards for Commercial Zoning Designations. 121. I.e., temporary/seasonal uses,job shacks, model homes, subject to approval. 122. Excluding slaughter houses. 123. I.e., temporary/seasonal uses, job shacks, model homes, subject to approval by the Development Services Division. 124. If a portion of the lot fronts on a principal or minor arterial, as designated by the City's Arterial Plan, and when at least one entrance/exit is on the arterial. 125. RESERVED. Zone). No freestanding buildings must be housed in a "primary use" structure. Limited external character with suc-rounding uses. No exterior display or storage of muehandise shall be permitted. 126. Except school facilities. Indoor only. 15 08/12/99 127. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gro square feet/use without a conditional use permit and may serve more than one neighborhoo, but not provide City-wide services. 128. Only those modifications or expansions allowed-which does not increase production leve are permitted in COR-1 and COR-2. No modifications or expansions are allowed in COR-3. 129. Subject to the requirements of RMC 4-4-110, Bulk Storage Facilities. 130. Property located within the Commercial Office Zone shall be given an existing propose development designation, which will vest the property to the prior Office Park (O-P) Zonin Regulations, if the property has one or more of the following: an existing valid site plan or an Council-approved time extension to an existing site plan, as well as any same or similar site pla as defined in RMC 4-9-200G, Major Adjustments to an Approved Site Plan, for which th, application has been made prior to the lapse of an approved site plan, and which application diligently pursued. In no case will an existing or approved site plan, or the uses under it, continu( to be recognized under prior zoning regulations if construction has not commenced by the yea 2001. 131. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood but not provide City-wide services. Size and location of these uses will be reviewed as part of the site plan approval. 132. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gros square feet/use without a conditional use permit and may serve more than one neighborhood but not provide City-wide services. Subject to the provisions of RMC 4-3-010, Adul Entertainment Regulations. 133. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 134. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. Size and location of these uses will be reviewed as part of site plan approval. The total gross square footage of these uses shall not exceed fifty percent (50%) of the gross square footage of the site. 135. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. These uses shall have no outside storage. Size and location of these uses will be reviewed as part of site plan approval. 136. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. Must be part of a mixed use development. 137. to criteria in RMC 'I 9 030, Conditional Use Permits: 16 08/12/99 used in a "primary use" structure. The use shall have I6imited external signage. The use shall be architecturally and functionally integrated into the development. The design of structures, including signs, shall be generally consistent in character with surrounding uses. all be permitted. No outdoor facilities. b. Drive through service may be permitted if the establishment is sited in conjunction with a gas etation.No drive-through or outside auto service is permissible. Freestanding establishments may be permitted if they are 5,000 square feet or larger per establishment and consistent with the preceding requirements. 138. Outdoor storage is prohibited if it is not associated with a permitted use. 139. Retail and Commercial development is not allowed to exceed sixty five thousand (65,000) gross square feet/use without a conditional use permit and may serve more than one neighborhood, but not provide City-wide services. Subject to site plan review. 140. Minor repair facilities are permitted. 141. No outdoor facilities or storage. Retail sales of products or merchandise produced on the premises; providing, the sales area does not exceed thirty three percent (33%) of the gross floor area of the use. 142. The structure is not located within any required setback and/or landscaped area. 143. Size and location of these uses will be reviewed as part of the site plan approval. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) gross square feet/use without a conditional use permit and must be scaled and oriented to serve the needs of the adjacent neighborhood abutting the center. 144. Including small trees, shrubs, flowers, supplies, and tools within an enclosed area. 145. Except school facilities. 146. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. 147. Subject to the provisions of RMC 4-3-010, Adult Entertainment Regulations. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) gross square feet/use without a conditional use permit and must be scaled to serve the needs of the adjacent neighborhood abutting the center. 148. RESERVED. 149. Subject to site plan review. Consideration must be given to community need (i.e., suitable location). 150. RESERVED. 151. Size and location of these uses will be reviewed as part of the site plan approval. Retail and Commercial development is not allowed to exceed thirty five thousand (35,000) gross square feet/use without a conditional use permit and must be scaled and oriented to serve the needs of the adjacent neighborhood abutting the center. 17 08/12/99 152. In conjunction with a primary use when operated primarily for employees of the industrial zone i which they are located and with consideration given to community need (i.e., suitable location No freestanding structures. Single drive-up window in conjunction with a branch operation. 153. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). N freestanding buildings — must be housed in a "primary use" structure. Limited external signage No drive-up windows or outside automobile service shall be permitted (except for financiL- institutions). The design of structures, including signs, shall be generally consistent in characte • with surrounding uses. No exterior display of merchandise shall be permitted. No more than thre( 3) drive-up windows in conjunction with a branch operation. Integrated into the exterior wall of primary use" structure. 154. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). Nc freestanding buildings — must be housed in a "primary use" structure. Limited external signage No drive-up windows or outside automobile service shall be permitted (except for financia institutions). The design of structures, including signs, shall be generally consistent in characte with surrounding uses. No exterior display of merchandise shall be permitted. No outdoo facilities. 155. Size and location of these uses will be reviewed as part of site plan approval. The total gross square footage of these uses shall not exceed fifty percent (50%) of the gross square footage o the site. Retail and Commercial development is not allowed to exceed thirty five thousanc 35,000) gross square feet/use without a conditional use permit and must be scaled and orientec to serve the needs of the adjacent neighborhood abutting the center. 156. Must be part of a mixed office/light industrial or mixed office/manufacturing complex. Consideration given to community need (i.e., suitable location). 157. Allowed if a portion of the lot fronts on a principal or minor arterial, as designated by the City's arterial plan, and when at least one entrance/exit is on the arterial. These uses must be included as part of the total development (not allowed to develop independently). 158. Except exterior storage and long-term parking of commercial vehicles. 159. When conducted entirely within an enclosed structure. 160. Provision of peripheral landscaping which does not obscure views into the garage structure in order to maintain visual security. Increased lighting for security. Limited curb cuts and traffic access. Size and location shall be reviewed as part of site plan approval. 161. For sale off-site. These uses shall not be located on the ground floor along street frontage in the downtown pedestrian district. 162. Subject to site plan review and consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan and Trails Master Plan. Consideration must be given to community need (i.e., suitable location). 163. Consideration must be given to community need (i.e., suitable location). No outdoor facilities or storage. Retail sales of products or merchandise produced on the premises; providing, the sales area does not exceed thirty three percent (33%) of the gross floor area of the use. 18 08/12/99 164. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirty three percent (33%) of the gross floor area, except for floor area that is devoted to food prepared wholly for retail sales on-site. For purposes of on-site management, security and maintenance may be located on the ground floor street frontage with the approval of the Zoning Administrator. 165. The maximum gross floor area of any single commercial use on a site shall not exceed five thousand (5,000) gross square feet, except by conditional use permit. 166. Size and location of these uses will be reviewed as part of the site plan approval. The maximum gross floor area of any single commercial use on a site shall not exceed five thousand (5,000) gross square feet, except by conditional use permit. 167. Up to ten percent (10%) or five hundred (500) gross square feet. 168. Up to twenty percent (20%) or one thousand (1,000) gross square feet. (Note: In no case shall a conditional use permit be granted for any increase in area for more than twenty percent (20%) or one thousand (1,000) gross square feet). 169. See also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 170. Location shall be limited to those parcels abutting a Commercial Arterial (CA) Zone in the SW 41st/SW 43rd corridor. 171. In conjunction with a primary use when operated primarily for employees of the industrial zone in which they are located and with consideration given to community need (i.e., suitable location). Allowed where ordinarily incidental to and associated with the primary permitted use and not exceeding thirty three percent (33%) of the gross floor area of such a use. 172. A manufactured home which complies with HUD standards may be permitted as a temporary dwelling on the same lot as the permanent dwelling provided the applicant demonstrates the temporary dwelling is necessary to provide daily care to an individual certified by a physician as needing such care. The primary provider of daily care shall reside on-site; the manufactured home together with the permanent residence shall meet the setback, height, building footprint, and lot coverage provisions for the applicable zone; the temporary manufactured home permit for medical hardship shall be effective for twelve (12) months (extension of the temporary manufactured home permit may be approved in twelve (12) month increments subject to demonstration of continuing medical hardship); and the manufactured home shall be removed within ninety (90) days of the expiration of the temporary manufactured home permit or the cessation of provision of daily care. 173. Permitted in conjunction with a primary use when operated primarily for employees of the industrial zone in which they are located and with consideration given to community need (i.e., suitable location). 174. Except that when operations are predominantly conducted out of doors rather than completely enclosed within an enclosed structure, a conditional use permit is required. In conjunction with a primary use when operated primarily for employees of the industrial zone in which they are located and with consideration given to community need (i.e., suitable location). Subject to site plan review and consistency with the City Comprehensive Parks, Recreation and Open Space Master Plan and Trails Master Plan. 19 08/12/99 175. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. Subject to sit( plan review. In conjunction with a primary use when operated primarily for employees of th( industrial zone in which they are located and with consideration given to community need (i.e. suitable location). 176. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. Subject to sit( • plan review. 177. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. In conjunctior with a primary use when operated primarily for employees of the industrial zone in which they an located and with consideration given to community need (i.e., suitable location). 178. Except that when operations are predominantly conducted out of doors rather than completer enclosed within an enclosed structure, a conditional use permit is required. Excluding slaughter houses. 179. Temporary uses as defined by RMC 4-9-240 except that when operations are predominate) conducted outdoors rather than completely enclosed within an enclosed structure, a conditions use permit is required. 180. An accessory restaurant and/or gift shop is also allowed. 181. Must be fully enclosed on all sides and screened from view of adjacent uses and abutting public streets. 182. Subject to applicable commercial/civic development standards of Section 4-2-110F, Developmen Standards for Residential Zoning Designations. 183. Provided the building length does not exceed eighty five feet (85'). Subject to the density limitations located in the development standards for this Zone. 184. These unit types shall not exceed fifty percent (50%) of the permitted units in a project. Subject to the density limitations listed in the development standards for this Zone. Buildings shall not exceed six (6) dwelling units per structure, except as provided in RMC 4-2-110H, Condition 14, Bonuses. Buildings shall not exceed one hundred fifteen feet (115') in length. 185. Administrative approval under the Site Plan Review section for new neighborhood gardens with an area smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Reviev. section, for new neighborhood gardens with an area of ten (10) acres or larger. 186. Administrative approval under the Site Plan Review section for new neighborhood parks which are smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Review section. for new neighborhood parks which are ten (10) acres or larger. Consistency with the City of Renton Parks and Trails Master Plan. 187. Civic and/or Commercial Uses: Civic uses and/or commercial uses are permitted only in conjunction with and intended to serve residential development in the R-14 Zone. Civic uses and/or commercial uses may be allowed if it is determined by the City that such uses are: 2( 08/12/99 a. Designed to serve as a focal point for the residential community. b. Compatible with architectural character and site features of surrounding residential development and characteristics. c. Consistent with applicable City regulations (e.g., Comprehensive Plan, Site Plan Review section). d. These uses may only be provided in conjunction with residential development. e. These uses shall be created as a focal point for the development. f. These uses shall be designed to include a common motif or theme. 188. Permitted only in conjunction with and intended to serve primarily the surrounding residential development. Civic and/or commercial uses may be allowed if it is determined by the City that such uses are: Designed to serve as a focal point for the residential community; compatible with architectural character and site features of surrounding residential development and characteristics; and consistent with applicable City regulations (e.g., Comprehensive Plan, Site Plan Review section). No drive-through services permitted. 189. RESERVED. 190. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowed on lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Only combinations of medium and small animals or large and small animals may be permitted outright on one undeveloped gross acre. 191. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allowed on lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Only combinations of medium and small animals or large and small animals may be permitted outright on one undeveloped gross acre. 192. A maximum of one large animal per undeveloped gross acre, except when a farm management plan has been adopted based on the King County Conservation District's Farm Conservation and Practice Standards showing that adequate pasturage to support a larger number of animals is available. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Only combinations of medium and small animals or large and small animals may be permitted outright on one undeveloped gross acre. 193. Heights exceeding the maximum height of fifty feet (50') by more than twenty five feet (25'). See also RMC 4-2-120C, Condition 21, Special Conditional Use Permit for Excess Height. 194. Provided that all colonies are registered with the Washington State Department of Agriculture in accordance with apiary law, RCW 15.60.030. 195. A maximum of three (3) pets per dwelling unit regardless of lot size. A maximum of eight (8) pets per dwelling unit may be allowed on lots over thirty five thousand (35,000) square feet in size if the keeping of animals complies with the standards of RMC 4-4-010F, General Requirements for Keeping Animals. 196. A greater number of animals per acre than are allowed as a secondary use in this Zone may be permitted by the Hearing Examiner; provided: 21 08/12/99 a. The animal owner either lives on the property where the animal is kept or has arranged with a tena t to care for the animal(s); b. The keeping of animals must meet the conditions of RMC 4-4-010F, General Requirements f r Keeping Animals; and c. A farm management plan has been adopted based on the King County Conservation District's Far i Conservation and Practice Standards showing the adequate pasturage to support a larg, - number of animals is available. 197. Six (6) or fewer small farm animals per undeveloped gross acre are permitted in this Zor provided: (1) the animal owner either lives on the property where the animal is kept or h arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must mei the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No sm farm animals are allowed on lots less than one acre in size. 198. Four (4) or fewer medium farm animals per undeveloped gross acre are permitted in this Zon provided: (1) the animal owner either lives on the property where the animal is kept or arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must me( the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No mediur farm animals are allowed on lots less than one acre in size. 199. Two (2) or fewer large farm animals per four (4) undeveloped gross acres are permitted in thi Zone provided: (1) the animal owner either lives on the property where the animal is kept or ha arranged with a tenant to care for the animal(s); and (2) that the keeping of animals must mec the conditions of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. No larg farm animals permitted on lots less than four (4) acres in size. 200. The following types of animals and associated storage buildings may be permitted in this Zonc provided: (1) the animal owner either lives on the property where the animal is kept or ha arranged for care for the animal(s); and (2) that the keeping of animals must meet the condition of RMC 4-4-010, Standards and Review Criteria for Keeping Animals: a. More than six (6) small animals per undeveloped gross acre. b. More than four (4) medium animals per undeveloped gross acre. c. More than two (2) large animals per four (4) undeveloped gross acres. No large animals permitted or lots less than four (4) acres. 201. A maximum of three (3) pets per dwelling unit is considered an accessory use. Between four (4 and eight (8) household pets may be permitted by administrative conditional use permit on lot. over thirty five thousand (35,000) square feet. (Ord. 4404, 6-7-1993). 202. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Over three ( , pets per dwelling unit requires a Hearing Examiner conditional use permit. 203. A maximum of three (3) pets per dwelling unit are allowed as an accessory use. Between four (4 and eight (8) pets per dwelling unit is permitted on lots over thirty five thousand (35,000) squar( feet with an Administrative conditional use permit. 204. Consistent with RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 08/12/99 205. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of the requirements in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 206. The single family residence shall not be located on a lot platted after the effective date of this subsection (March 2, 1997). The lot size is not greater than six thousand (6,000) square feet. The single family residence will be located on a block where a minimum of seventy percent 70%) of the land area of the block is utilized for single family residential purposes. The single family residence will not be located in the "Downtown Core Area" as defined in RMC 4-2-080C, or along a street classified as a "principal", "minor", or "collector" arterial in the Renton Arterial Street Plan. The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the units developed under this subsection shall be treated as primary permitted uses. 207. Subject to a location in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. 208. Subject to: a. A location west of Interstate 405 and south of Grady Way. b. The use must be housed in a building containing other primary municipal functions. c. The jail must be owned by and operated by or for the City of Renton. 209. Requirements for uses not associated with a medical institution: Permitted with consideration given to community need. Use must be located within the Center Institution (CI) Comprehensive Plan designation. Signage: For lots within one hundred feet (100') of residential zoned properties, external signage shall be subject to the provisions of RMC 4-4-100E5i. 210. Those uses with associated retail sales are subject to the provisions of Condition No. 62. 211. The Hearing Examiner may grant a conditional use permit for an off-site hazardous waste treatment and storage facility in any zone which allows industrial and manufacturing uses that process or handle hazardous substances; provided, that the use conforms with the criteria set forth in RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) the location must comply with the State siting criteria as adopted in accordance with RCW 70.105.210 and (b) the location of the hazardous waste treatment and storage facility is subject to site plan review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. 212. Located within the Center Institution (CI) Comprehensive Plan designation. Consideration must be given to community need (i.e., suitable location). 213. For medical institutions when located on site more than one hundred feet (100') from any property zoned for private residential use and producing less than ten (10) megawatts of electricity. 23 08/12/99 214. For testing of medical and dental samples or specimens collected off-site. These uses shall n t be located on the ground floor along street frontage in the "Downtown Pedestrian District". 215. Except where incidental to a permitted primary or secondary use. 216. Allowed as an accessory use to sales when limited to the area south of SW Grady Way ar i West of SR-167/Rainier Avenue S. 217. Limited to the area south of SW Grady Way and west of SR-167/Rainier Avenue S. 218. As defined in RMC 4-9-240, Temporary Use Permits. In conjunction with a primary use whe operated primarily for employees of the industrial zone in which they are located and wi consideration given to community need (i.e., suitable location). 219. As defined in RMC 4-9-240, Temporary Use Permits. Consideration given to community need. 220. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of ti requirements in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Size ar location of these uses will be reviewed as part of the site plan approval. 221. A maximum of eight (8) pets per dwelling unit as an accessory use. On lots over thirty fi\ thousand (35,000) square feet, more than eight (8) per household may be permitted L administrative conditional use permit. 222. Including accessory restaurants and accessory buildings. 223. RESERVED. 224. Intended and designed to serve the immediate market area (i.e., contiguous COR Zone). N freestanding buildings — must be housed in a "primary use" structure. Limited external signag( No drive-up windows or outside automobile service shall be permitted (except for financi: institutions). The design of structures, including signs, shall be generally consistent in charactc with surrounding uses. No exterior display of merchandise shall be permitted. 225. RESERVED. 226. Subject to RMC 4-4-110, Bulk Storage Facilities. The design of structures, including sign' shall be generally consistent in character with surrounding uses. No drive-up windows or outsici automobile service shall be permitted, except for financial institutions which are permitted thre 3) drive-up windows in conjunction with a branch operation and integrated into the exterior w< of a "primary use" structure. No exterior display of merchandise is permitted. Retail and servic uses shall be developed as part of larger office structures. Such retail or service uses shall nc stand alone and shall not occupy more than twenty five percent (25%) of any one floor of building whose primary use is office. Direct arterial access to individual uses shall occur on'i when alternative access to local or collector streets or consolidated access with adjacent uses i not feasible. 227. Consideration must be given to community need (i.e., suitable location) and subject to th provisions of RMC 4-3-010 and chapter 5-12 RMC, Adult Entertainment. The design structures, including signs, shall be generally consistent in character with surrounding uses. N drive-up windows or outside automobile service shall be permitted, except for financi institutions which are permitted three (3) drive-up windows in conjunction with a branch operatio 08/12/99 and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 228. Consideration must be given to community need (i.e., suitable location). Gaming activities not permitted. No greater than ten thousand (10,000) square feet in size. Adequate on-site parking and joint parking may be permitted within five hundred feet (500') subject to the standards of the parking and loading regulations. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three (3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 229. Allowed where incidental to a permitted primary or secondary use and shall not exceed thirty three percent (33%) of the gross floor area, except for floor area that is devoted to food prepared wholly for retail sales on-site.The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three (3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 230. Which serve adjacent employees subject to the following conditions: No signage other than that located on the cart itself. Cart location must be pedestrian oriented and not street oriented. Cart location cannot be on required landscaping or parking areas unless in a Park and Ride lot where no more than a single parking space may be taken up by the cart. No more than two (2) espresso or other temporary vendors per primary use, except for master planned office parks over five (5) acres in size for which a maximum number of carts will be determined by the Zoning Administrator. The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside automobile service shall be permitted, except for financial institutions which are permitted three (3) drive-up windows in conjunction with a branch operation and integrated into the exterior wall of a "primary use" structure. No exterior display of merchandise is permitted. Retail and service uses shall be developed as part of larger office structures. Such retail or service uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arterial access to individual uses shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. 231. Expansion of existing retail structures subject to site plan review. Construction of new retail buildings on the same site as existing retail buildings, subject to site plan review. Consideration given to community need (i.e., suitable location). The design of structures, including signs, shall be generally consistent in character with surrounding uses. No drive-up windows or outside 25 08/12/99 automobile service shall be permitted, except for financial institutions which are permitted thr e 3) drive-up windows in conjunction with a branch operation and integrated into the exterior v ,II of a "primary use" structure. No exterior display of merchandise is permitted. Retail and sery e uses shall be developed as part of larger office structures. Such retail or service uses shall r )t stand alone and shall not occupy more than twenty five percent (25%) of any- one floor oi a building whose primary use is office. Direct arterial access to individual uses shall occur oi y when alternative access to local or collector streets or consolidated access with adjacent uses s not feasible. 232. Consideration must be given to community need (i.e., suitable location). Intended and design d to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must a located in a "primary use" structure. Three (3) drive-up windows in conjunction with a bran h operation. Integrated into the exterior wall of a "primary use" structure. The design f structures, including signs, shall be generally consistent in character with surrounding uses. r drive-up windows or outside automobile service shall be permitted, except for financ rl institutions which are permitted three (3) drive-up windows in conjunction with a branch operati 1 and integrated into the exterior wall of a "primary use" structure. No exterior display If merchandise is permitted. Retail and service uses shall be developed as part of larger offi structures. Such retail or service uses shall not stand alone and shall not occupy more the 1 twenty five percent (25%) of anyone floor of a building whose primary use is office. Direct after 11 access to individual uses shall occur only when alternative access to local or collector streets r consolidated access with adjacent uses is not feasible. 233. Consideration must be given to community need (i.e., suitable location). Intended and design( 1 to serve immediate market area (i.e., contiguous CO Zone). No outdoor facilities. No exterr l signage.The design of structures, including signs, shall be generally consistent in charact r with surrounding uses. No drive-up windows or outside automobile service shall be permitte , except for financial institutions which are permitted three (3) drive-up windows in conjunction wi i a branch operation and integrated into the exterior wall of a "primary use" structure. No exteri r display of merchandise is permitted. Retail and service uses shall be developed as part of larg r office structures. Such retail or service uses shall not stand alone and shall not occupy more th i twenty five percent (25%) of any one floor of a building whose primary use is office. Direct arteri I access to individual uses shall occur only when alternative access to local or collector streets consolidated access with adjacent uses is not feasible. 234. Consideration must be given to community need (i.e., suitable location). Intended and design( I to serve immediate market area (i.e., contiguous CO Zone). No freestanding buildings — must located in a "primary use" structure. No drive-through service. Signage: For lots within or hundred feet (100') of residential zoned properties, external signage shall be subject to ti provisions of RMC 4-4-100E5i.The design of structures, including signs, shall be genera'. consistent in character with surrounding uses. No drive-up windows or outside automobi service shall be permitted, except for financial institutions which are permitted three (3) drive- windows in conjunction with a branch operation and integrated into the exterior wall of a "prima use" structure. No exterior display of merchandise is permitted. Retail and service uses shall developed as part of larger office structures. Such retail or service uses shall not stand alone ar I shall not occupy more than twenty five percent (25%) of any one floor of a building who., primary use is office. Direct arterial access to individual uses shall occur only when alternati\ access to local or collector streets or consolidated access with adjacent uses is not feasible. 235. The Hearing Examiner may grant a conditional use permit for an on-site hazardous was treatment and storage facility in any zone, except residential, that allows the processing ( handling of hazardous substances; provided, that the use conforms with the criteria set forth 0, 08/12/99 RMC 4-9-030G, Conditional Use Permit Decision Criteria, and the following criteria: (a) the location must comply with the State siting criteria as adopted in accordance with RCW 70.105.210 and (b) the location of the hazardous waste treatment and storage facility as subject to site plan review and the applicable criteria set forth in RMC 4-9-200, Site Plan Review. (Ord. 4186, 11-14-1988) 236. Provided that the site is over one acre in size and the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with an • administrative conditional use in this Zone if the site is under one acre or setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcel. 237. Provided that the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with an administrative conditional use in this Zone if the setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcel. 238. Permitted use provided that the site is over one acre in size and the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hearing Examiner conditional use in this Zone if the site is under one acre or setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcel. 239. Prohibited use if site is less than one acre in size or has minimum setbacks of less than one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hearing Examiner conditional use provided that the site is over one acre in size and the facility has minimum setbacks of one hundred feet (100') from any adjacent residentially zoned parcel. 240. Provided that the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel. May be allowed with a Hearing Examiner conditional use in this Zone if the setbacks are less than one hundred feet (100') from any adjacent residentially zoned parcel. 241. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Zone, unless the Monopole II Facility is to be constructed on property where wireless communication support structures presently operate, and the new Monopole II Facility will not exceed the height of the existing support structures. Otherwise, may be allowed with an administrative conditional use permit. 242. Prohibited if located within three hundred feet (300') of an RC, R-1, R-5, R-8, R-10, or R-14 Zone, otherwise may be allowed with a Hearing Examiner conditional use permit. 243. Whether emergency or routine, so long as there is little or no change in the visual appearance, as determined by the Administrator. 244. Permitted subject to the density limitations and dwelling unit type mix requirements of the development standards for this Zone. 245. Twenty (20) or fewer small animals per undeveloped gross acre. No small animals allowed on lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Only combinations of medium and small animals or large and small animals may be permitted outright on one undeveloped gross acre. Front yard setbacks may not be included in gross area calculation. 27 08/12/99 246. Four (4) or fewer medium animals per undeveloped gross acre. No medium animals allowed 1 lots less than one acre in size. Subject to the standards listed in RMC 4-4-010, Standards a 1 Review Criteria for Keeping Animals. Only combinations of medium and small animals or lar and small animals may be permitted outright on one undeveloped gross acre. Front setbacks may not be included in gross area calculation. 247. A maximum of one large animal per undeveloped gross acre, except when a farm manageme t plan has been adopted based on the King County Conservation District's Farm Conservation a 1 • Practice Standards showing that adequate pasturage to support a larger number of animals available. Subject to the standards listed in RMC 4-4-010, Standards and Review Criteria f r Keeping Animals. Only combinations of medium and small animals, or large and small anima may be permitted outright on one undeveloped gross acre. Front yard setbacks may not I included in gross area calculation. 248. A maximum of eight (8) adult dogs or cats may be permitted after satisfaction of ti requirements in RMC 4-4-010, Standards and Review Criteria for Keeping Animals. Except n t permitted in the Auto Mall Area A: Area bounded by Grady Way South, Rainier Avenue South. - 405, and Lind Avenue South. 249. See also RMC 4-11-110 and 4-4-010H, Requirements for Kennels (Nine (9) or More Animals). 250. RESERVED. 251. Administrative approval under the Site Plan Review section for new neighborhood or commun / parks which are smaller than ten (10) acres. Hearing Examiner approval, under the Site PI, i Review section, for new neighborhood or community parks which are ten (10) acres or large Consistency with the City of Renton Parks and Trails Master Plan. Subject to applicaL commerical/civic development standards of Section 4-2-110F, Development Standards f r Residential Zoning Designations. 252. Accessory to a public or quasi-public use. The collection station is portable and temporary (not exceed ninety (90) calendar days out of each year). The collection station is not located on as public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. Tr property owners or managers shall keep the area surrounding the recycling station maintain( i and clean of debris. Subject to applicable commercial/civic development standards of Section - 2-110F, Development Standards for Residential Zoning Designations. 253. RESERVED. 254. Allowed where incidental to a permitted primary or secondary use and shall not exceed thin three percent (33%) of the gross floor area, except for floor area that is devoted to food prepar( I wholly for retail sales on-site. If part of a mixed office/light industrial or mix( i office/manufacturing complex. (Ord. 4432, 12-20-1993) 255. Permitted when ancillary to a permitted primary use where food and beverages are served on ti premises and located in an area with an Employment Area — Valley land use designation < shown on the City's Comprehensive Plan Land Use Map, and located south of 1-405. 256. As defined in RMC 4-9-240, Temporary Use Permits. 257. Which would be construed as bulk storage except for the fact that they do not exceed ti minimum area requirements of RMC 4-4-110, Bulk Storage Facilities. 08/12/99 Planning Commission Ire: Planning Commission hotel recommendation' Only full service hotels with restaurant and/or food services available within, or by an immediately adjacent provider, are allowed. Ire: Planning Commission marina recommendation' Allowed in conjunction with a primary use. Ire: Planning Commission commercial and non-commercial parking garage recommendations) Allowed when supporting the primary uses of the site, and subject to a parking management plan acceptable to the City of Renton. 4 . Ire: expansion of existing manufacturing/industrial' COR 3: Use is not permitted. 29 08/12/99 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR DENSITY (Net Density in Dwelling Units per Acre) Minimum Net Residential 25 dwelling units per net acre N/A Where a development involves a mix of uses then minimum resdential densityDensity shall be 16 dwelling units per net acre. The minimum density When proposed development does not requirements shall not apply to involve a mix of uses, then minimum the subdivision, short plat and/or residential density shall be 5 dwelling development of a legal lot one- units per net acre. half (1/2) acre or less in size as The same area used for commercial and of March 1, 1995. (Ord. 4466, office development can also be used to 8-22-1994; amd. Ord. 4631, 9-9- calculate residential density. Where 1996) commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. Maximum Net Residential 25 to 100 dwelling units per net N/A COR 1 and 2: 16 to 25 dwelling units perM axsity ^ ^^^ * ^^^ net acre, without bonus. Bonus density Denacre may be achieved subject to noted requirements.32 Density may be increased to one COR 3: 60 dwelling units per net acre. hundred fifty (150) dwelling units per acre subject to administrative Planning Commission: conditional approval. COR 3: 50 dwelling units per net acre. The minimum density requirements The same area used for commercial and office development can also be used to calculate residential density. Where short plat and/or development of a 30 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR legal lot one half(1/2) acre or let-, utilized in the calculation of density, the In size as of March 1, 1995. (Ord. City may require restrictive covenants to 4166, 8 22 1991; amd. Ord. 1631, ensure the maximum density is not 0 9 1996) exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. LOT DIMENSIONS Minimum Lot Size None 25,000 sq. ft. None Minimum Lot Width None None None Minimum Lot Depth None None None LOT COVERAGE Maximum Lot Coverage None for properties located within the 65%29 of total lot area or 75%29 if parking 65% of total lot area or 75% if parking is for Buildings Downtown Core Area".15 is provided within the building or within a provided within the building or within a For properties located outside the parking garage. parking garage. Downtown Core Area: 65% of total lot area or 75% if parking is provided within the building or within a parking garage. SETBACKS Minimum Front Yard/ 0 ft. for buildings 25 ft. or less in 15 ft. 29 buildings less than 25 ft. in height.None Street Setback',26 height.20 ft. 18,29 buildings 25 ft. to 80 ft. in Where any front yard is 15 ft. for buildings over 25 ft. in height,height. required, no building shall provided that no setbacks are 30 ft. 18,29 buildings over 80 ft. in height. be hereafter erected or required in the"Downtown Core altered so that any por tion Area".15 (Ord. 4690, eff. 151998) 31 nwi woo DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR thereof shall be nearer the front property line than the distance indicated by the depth of the required front yard. Maximum Front Yard/15 ft. buildings 25 ft. or less in height. On lots abutting more than 1 street the None Street Setback 25 ft. buildings over 25 ft. in height. maximum setback shall only be applied to the primary street as determined by the No maximum is required in the Reviewing Official. Downtown Core Area".15 SETBACKS (Continued) Minimum Arterial27/ 10 ft. landscaped setback from the 10 ft. landscaped setback from the street 10 ft. landscaped setback from the street Freeway Frontage Setback street property line or, property line or, property line or, 20 ft. landscaped setback from the 20 ft. landscaped setback from the back 20 ft. landscaped setback from the back back of the sidewalk, whichever is of the sidewalk, whichever is less. of the sidewalk,whichever is less. less. Minimum Rear Yard None, unless the CD lot is adjacent to None required, except, 15 ft. if abutting or NA a lot designated Residential on the adjacent to a residential zone.2 City Comprehensive Plan, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary. Minimum Side Yard23 None required, except 15 ft. if abutting or NA Where any specified side NA adjacent to a residential zone.2 yard is required no build ing shall be hereafter erected or altered so that any portion thereof shall be nearer to the side lot line than the distance indicated by the width of the required side yard. 32 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS 1 CD CO C O R Planning Commission: N/A N/A 35 foot setback from the property line Minimum Setback from abutting a public use. Public Use Increased Shoreline In COR 3, where the applicable Setback Shoreline Master Program setback is less than 50 feet, the City may increase the setback up to 100% if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. LANDSCAPING Minimum Landscape 10 ft. landscaping strip except for the 10 ft., except where reduced through the NA Width Required Along Downtown Core Area".15 site plan review process. Streets LANDSCAPING (Continued) Minimum Landscape NA 15 ft. sight-obscuring landscaping. If the NA Width Required When a street is a designated arterial, non-sight- Commercial Lot is obscuring landscaping shall be provided Adjacent to Property unless otherwise determined by the Zoned Residential2 Hearing Examiner through the site plan review process. 3.31 Minimum Landscape 15 ft. landscaped strip consistent with 15 ft. wide landscaped visual barrier con NA Width Required When a the definition of landscaped visual sistent with the definition in RMC 411120, Commercial Lot is barrier in RMC 411120; or a 5 ft. wide when abutting a residentially zoned Abutting9 to Property sight-obscuring landscaped strip and property2. A 10 ft. sight-obscuring Zoned Residential a solid 6 ft. high barrier used along landscape strip may be allowed through the common boundary of resi dentiallythe site plan review process. 3•5 zoned property.' Minimum Landscape NA 15 ft. wide sight-obscuring landscape NA Width Required When a strip. 33 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Commercial Zoned Lot is Adjacent10 to Property Zoned Commercial, Office or Public/Quasi Special Requirements for NA In the Green River Valley, an additional NA Properties Located within 2% of natural landscaping shall be the Green River Valley required for developed sites as per the Planning Area"Soil Conservation Service Environmental Mitigation Agreement. These areas should not be dispersed throughout a site, but should be aggregated in one por tion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. HEIGHT 250 ft.8,"'2B COR 1": 10 stories and/or 125 five ft.8.19.28 Maximum Building Height, 95 ft 8,13,28 except for uses having a COR 2 and 316: 10 stories and/or 125 ft.; Public Suffix" (P) pro vided the master plan includes a designation30 balance of building height, bulk and density.8 Maximum Building Height 20 ft. more than the maximum height 20 ft. more than the maximum height NA When a Building is allowed in the adjacent residential allowed in the adjacent residential zone.8 Adjacent to a Lot zone.8,22 Designated as Residential on the City Comprehensive Plan Maximum Height for See RMC 44140G.See RMC 44140G. See RMC 44140G. Wireless Communication Facilities SCREENING Minimum Required for NA None required except when a CO lot NA abuts or is adjacent to a residential zoned Outdoor Loading, Repair, lot2, then a fence, or landscaping, or aMaintenanceorWork 34 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Areas thereof to achieve adequate visual or acoustical screening as determined by the Reviewing Official.3 Surface-Mounted Utility Must be screened from public view. Must be screened from public view. Must be screened from public view. and Mechanical Equipment Roof Top Equipment Must be enclosed so as to be Must be enclosed so as to be shielded Must be enclosed so as to be shielded Except for shielded from view.from view. from view. Telecommunication Equipment) SCREENING (Continued) Permitted Outdoor Must be screened from adjacent or Must be screened from adjacent or abut N/A- no outdoor storage is permitted. Storage abutting properties and public rights- ting properties and public rights-of-way. Must be screened from adjacent or abut of-way. Outdoor stage uses shall pro Outdoor storage uses shall provide fenc vide fences, berming, and/or land ing, berming, and/or landscaping as Outdoor stage uses shall provide fences, scaping as determined by the determined by the Reviewing Official to berming, and/or landscaping as deter Reviewing Official to achieve ade achieve adequate visual or acoustical mined by the Reviewing Official to quate visual or acoustical screening. screening. Materials covered by buildings with Materials covered by buildings with roofs Wig' roofs but without sides shall be con but without sides shall be considered out sidered outside storage and subject toside storage and subject to the screening the screening provisions of this provisions of this Section. side storage and subject to the screening Section. Garbage, Refuse or Must be screened, except for access Must be screened, except for access Must be screened, except for access Dumpsters Contained points, by a sight-obscuring fence or points, by a sight-obscuring fence or points, by a sight-obscuring fence or within Specified Areas landscaping or some combination landscaping or some combination thereof. landscaping or some combination thereof. thereof. PARKING General See RMC 44080. See RMC 44080. Parking of vehicles See RMC 44080. Direct arterial access to related to commercial uses shall not be individual structures shall occur only when allowed on residential streets.alternative access to local or collec tor streets or consolidated access with adjacent uses is not feasible. 35 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Planning Commission: Any parking standard amendments for strucutured parking shall apply to any COR zone. PEDESTRIAN ACCESS General NA A pedestrian connection shall be pro NA vided from a public entrance to the street, unless the Hearing Examiner determines that the requirement would unduly endan ger the pedestrian. SIGNS General See RMC 44100. See RMC 44100.See RMC 44100. LOADING DOCKS Location NA Not permitted adjacent or abutting to a NA residential zone." DUMPSTER Location of Garbage, NA Shall not be located within 50 ft. of a res NA Refuse or Dumpster Areas idential zoned2 property, except by approval by the Hearing Examiner through the site plan review process. In no case shall garbage, refuse, or dump ster areas be located within the required setback. RECYCLING COLLECTION STATION OR CENTER Location Shall not be located within any Shall not be located within any required Shall not be located within any required required landscape area. landscape area. landscape area. 36 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR SENSITIVE AREAS General See RMC 43050. See RMC 43050.See RMC 43050. SPECIAL REVIEW PROCESS NA NA Because of the necessity of minimizing at- General grade railroad crossings, predicting traffic volumes, and avoiding duplication of public infrastructure costs, aAll contiguous properties with CPOR zoning within-the came ownership shall be included in a Level II Site Plan per'-for the entire Zone to be approved in accordance with requirements in Section 4-9-200by the Zoning Administrator. Level I Site Pplans for each phase of the project shall comply with the approved Level II Site Planrnacter plan. SPECIAL DEVELOPMENT STANDARDS N/A N/A COR-3 Zone: To consider Modulation shade/shadow effects and encourage Articulation, and Upper compatibility, the following Story Setbacks modulation/articulation and upper- story setbacks shall apply in the COR-3 Zone. Modulation/Articulation: Buildings that are immediately adjacent or abutting a public park, open space, or trail shall incorporate at least one of the features in items 1 through 3, and shall provide item 4: 1. Incorporate building modulation to reduce the overall bulk and mass 37 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR of buildings, or 2. For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or 3. Vertical and horizontal modulation of roof lines and facades of a minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. Upper Story Setbacks: Buildings or portions of buildings which exceed fifty feet (50') in height` which are located within one hundred feet (100') of the shoreline shall include upper story setbacks for the façade facing the shoreline and for facades facing publically accessible plazas as follows: The minimum setback for a fifth story and suceedinq stories shall be ten feet (10') minimum from the preceding story, applicable to each story. Projects not meeting the upper story setbacks defined above may be approved through a modification process when superior design is 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR made for modification of these development standards pursuant to RMC section 4-9-250.D. For a modification to be granted, the project must comply with the decision and design criteria stipulated in RMC section 4-9-250.D.2 and D.4 . Planning Commission j W v fCOR-3 Zone: To consider shade/shadow effects and Modulation and icompatibility, buildings that are zIrticulation immediately adjacent or abutting a Note —the Planning 1public park, open space, or trail shall: Commission reviewed the 1. Incorporate building modulation to proposed modulation and reduce the overall bulk and mass articulation standards, but of buildings, and did not review the upper For each dwelling unit, provide at story setbacks. The 12least one architectural projection upper story setback not less than two feet from the requirements have been i wall .lane and not less than seven added by staff in feet wide, and response to the revised conceptual plans 3. Vertical and horizontal modulation of roof lines and facades of a provided by the Southport minimum of two feet at an interval proponent subsequent to of a minimum of 40 feet on a the Planning Commission building face or an equivalent review.)1 standard which adds interest and quality to the project; and 14. Provide building articulation and textural variety. 39 08/12/99 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS 1-_ CD CO COR 1COR-3: The applicant and owner, Planning Commission:land all future owners, lessees and No Protest Agreements tenants, shall execute a no-protest agreement regarding any maintenance or operation decisions of he City regarding adiacent/abuttinq public uses. 08/12/99 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1.As designated by the Transportation Element of the Comprehensive Plan. - 2.R-1, R-5, R-8, R-10, R-14, or RM-I. 3.These provisions may be modified by the Hearing Examiner through the site plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot be fully anticipated at this time. 4.R-1, R-5, R-8, R-10, R-14, RM-I or RM-U. 5.Provided that a solid 6' barrier wall is provided within the landscaped strip and a maintenance agreement or easement for the landscape strip is secured. A solid barrier wall shall not be located closer than 5' to an abutting residentially zoned2 lot. 6.The Hearing Examiner may modify the sight-obscuring provision in order to provide reasonable access to the property through the site plan review process. 7.On lots abutting more than 1 street, the maximum setback requirement shall only be applied to the primary street as determined by the Reviewing Official. For additions to existing structures, the maximum setback requirements shall only apply when the addition is subject to the site plan review. 8.For uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no case shall building height exceed the maximum allowed by that Section. 9.Abutting is defined as "Lots sharing common property lines". 10. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". 11. The boundaries of the Green River Valley for purposes of this Section are generally defined as the Green River on the west, SW 43rd Street on the south, the base of Talbot Hill to the east, and the Burlington Northern Railroad tracks on the north. 12. The master development plan shall consist of a conceptual and flexible land use plan depicting the gene areas, focal points within the project (e.g., public plazas, art work, etc.), gee-erraI location and size s (both into the site and into the City), circulation and access to public streets, and view corridors.RESERVED. 13. Heights may exceed the maximum height under Hearing Examiner conditional use permit. In consideration of a request for conditional use permit for a building height in excess of 95' the Hearing Examiner shall consider the following factors in addition to COR3ZONE\ 41 08/12/99 the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information: a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. c. Effect on Adjacent Properties: Buildings in excess of 95' in height at the proposed location shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of 95' in height is adjacent to a lot designated residential on the City Comprehensive Plan, then setbacks shall be equivalent to the requirements of the adjacent residential zone. d. Bulk: Buildings near public open spaces should permit public access and, where feasible, physical access to the public open space. Whenever practicable, buildings should be oriented to minimize the shadows they cause on publicly accessible open space. e. Light and Glare: Due consideration shall be given to mitigation of light and glare impacts upon streets, major public facilities and major public open spaces. 14. COR 1 is applied to the property known as the Stoneway Concrete Site. 15. "Downtown core area" is that area bounded by the centerlines of Smithers Avenue South from South Fourth Place to South Third Avenue and along Avenue South from South Third Street to South Second Street, bounded on the north by the Cedar River, east to Mill Avenue South, south to South Fourth Street and west to Smithers Avenue South. This area shall also extend to the west property line of those properties fronting along the west side of Logan Avenue South between South Second and Airport Way, but in no case shall the area extend more than 100' west of the Logan Avenue South right-of-way. 16. COR 2 is applied to the property known as the Port Quendall Site. COR 3 is applied to the property known as the Shuffleton site. 17. Heights may exceed the maximum height by up to 50' with bonuses for plazas and other amenities, subject to a Hearing Examiner's conditional use permit. 18. A reduced minimum setback of no less than 15' may be allowed for structures in excess of 25' in height through the site plan review process. 19. Additional height may be allowed; provided, the applicant can demonstrate provision of the following significant public benefits: COR3ZONE\ 42 08/12/99 a. Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site; b. Provision of 5 affordable units per 50 units, which meet the provisions of the housing element of the Comprehensive Plan; c. Provision of an additional 25' setback from the shoreline above that required by the Shoreline Management Act; d. Establishment of view corridors from upland boundaries of the site to the shoreline; e. Water related uses. If the applicant wishes to reach these bonus objectives in a different manner, a system of floor area ratios may be established for the property to be determined at the time of site plan review. Furthermore, the master plan must address the impact of this height on neighboring area and mitigate these impacts. 20. The maximum setback may be modified by the Reviewing Official through the site plan review process if the applicant can demonstrate that the site plan meets the following criteria: a. Orient development to the pedestrian through such measures as providing pedestrian walkways, encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Create a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promote safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. The Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site plan: a. due to factors including but not limited to the unique site design requirements or physical site constraints such as sensitive areas or utility easements; or b. one or more of the criteria would not be furthered or would be impaired by compliance with the maximum setback; or c. any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. 21. In consideration of a request for conditional use permit for additional building height the Hearing Examiner or Zoning Administrator shall consider the following factors in COR3ZONE\ 43 08/12/99 addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information. a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. (Ord. 4404, 6- 7-1993) c. Effect on Adjacent Properties: Buildings height shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of the maximum height is proposed adjacent to or abuts a lot designated R-1, R-5, R-8, R- 10, R-14 or RM-I, then the setbacks shall be equivalent to the requirements of the adjacent residential zone if the setback standards exceed the requirements of the Commercial Zone. (Ord. 4593, 4-1-1996) 22. Heights may exceed the maximum height under Hearing Examiner conditional use permit. 23. Exceptions: Eaves and cornices may extend over the required side yard for a distance of not more than 2'. Accessory buildings when erected so that the entire building is within a distance of 30' from the rear lot line may also occupy the side yard of an inside lot line. (Ord. 1905, 8-15-1961) 24. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 25. Eaves, cornices, steps, terraces, platforms and porches having no roof covering and being not over 42" high may be built within a front yard. 26. Exception: When 40% or more, on front foot basis, of all property on 1 side of a street between 2 intersecting streets at the time of the passage of this Code has been built up with buildings having a minimum front yard of more or less depth than that established by the Code, and provided, that the majority of such front yards do not vary more than 6' in depth, no building shall be built within or shall any portion, save as above excepted, project into such minimum front yard; provided, further, that no new buildings be required to set back more than 35' from the street line in the R-2 or R-3 Residential Districts, nor more than 2' farther than any building on an adjoining lot and that this regulation shall not be so interpreted as to reduce a required front yard to less than 10' in depth. (Ord. 1472, 2-18-1953) 27. Includes major or secondary arterials as defined in the arterial street map of the City's 6 Year Transportation Improvement Plan. Arterial Streets within the Central Business District — bounded by the Cedar River, FAI 405 Freeway, South 4th Street, Shattuck Avenue South, South Second Street, and Logan Avenue South — shall be exempt from this setback requirement. COR3ZONE\ 44 08/12/99 28. Exception for Community Facilities: The following development standards shall apply to all uses having a "P" suffix designation. Where these standards conflict with those generally applicable, these standards shall apply: a. Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if "pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. b. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of 75' to the highest point of the building: i) When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); ii) When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line, and; iii) On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 29. Except with approved master site plans. 30. All uses having a "Public Suffix" (P) designation are subject to the following: Height: Publicly owned structures housing such uses shall be permitted an additional 15' in height above that otherwise permitted in the Zone if "pitched roofs", as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than 75', the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of 75' to the highest point of the building: a. When abutting a public street, 1 additional foot of height for each additional 1-1/2' of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the Downtown Core Area in the CD Zone); b. When abutting a common property line, 1 additional foot of height for each additional 2' of perimeter building setback beyond the minimum required along a common property line; and c. On lots 4 acres or greater, 5 additional feet of height for every 1% reduction below a 20% maximum lot area coverage by buildings for public amenities such as COR3ZONE\ 45 08/12/99 recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 31. Through the site plan review process, the Hearing Examiner may waive the sight- obscuring provision in order to provide reasonable access to the property. 32. Where included, affordable units must meet the provisions of housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, a transfer of density may be allowed for other portions of the site. Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre may be allowed; provided there is a balance of height, bulk and density established through a floor area ratio system and/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provision may be allowed; provided, there is a balance of height, bulk and density established addressing the following public benefits: a) Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site, b) Provision of an additional twenty five foot 25') setback from the shoreline above that required by the Shoreline Management Act, c) Establishment of view corridors from upland boundaries of the site to the shoreline, d) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area ratios may be established for the property to be determined at the time of site plan review as approved by Council. 33. RESERVED —for Convenience Commercial Zone Amendments 34. COR-3 Zone Only: Buildings or portions of buildings which are within one hundred feet 100') of the shoreline shall not exceed a maximum height of seventy five feet (75'). COR3ZONE\ 46 08/12/99 TABLE 4-8-120C LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS 10%Notice of Intent to Annex 60%Petition to Annex Affidavit of Installation of Public Infor mation Sign Applicant Agreement Statement(for wireless communication facilities) Applicant's Confirmation of Condition Compliance Application Fee per RMC 41170 x x Assessment Information Authorization for Abatement Binding Site Plan Map Business License Application for Home Occupation Calculations,Survey Colored Display Maps I I Construction Mitigation Description 5 Draft Deed for Any Proposed Dedica tion of Land for Public Purposes Draft Homeowner's Association Doc 4 uments,if applicable COR3ZONE\ 47 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Draft Restrictive Covenants,if any 4 Drainage Control Plan 5 5 Drainage Report 4 4 Elevations,Architectural 12 Elevations,Grading 4 Environmental Checklist 12 12 Existing Covenants(recorded copy) 5 5 Existing Easements(recorded copy) 5 5 Final Plat Plan Floodplain Map,if applicable 12 12 Floor Plans 5 Geotechnical Report 5 5 Grading Plan,Conceptual 12 12 Grading Plan,Detailed Inventory of Existing Sites(for wire less communication facilities) COR3ZONE\ 48 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS EOF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Justification for the Comprehensive Plan Amendment and,if applicable, Rezone Justification for the Conditional Approval Permit(nonconforming structure) Justification for the Conditional Approval Permit(nonconforming use) Justification for Conditional Permit Request Justification for Rezone Justification for Variance Request King County Assessor's Map Indicat ing Site Landscaping Plan,Conceptual 5 5 Lease Agreement,Draft(for wireless communication facilities) Legal Description 12 12 Letter Describing Proposed Home Occupation Letter from Property Owner Letter to Examiner/Council Stating Reason(s)for Appeal per RMC 48110C3 COR3ZONE\ 49 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Letter Explaining Which Comprehen sive Plan Text/Policies Should Be Changed and Why List of Affected Property Owners within Annexation Area Boundary List of Surrounding Property Owners 2 2 Lot Line Adjustment Map Mailing Labels for Property Owners 2 Map of Existing Site Conditions Map of View Area(for wireless corn munication facilities only) Master Application Form 12 12 Mobile Home Park Plan Monument Cards(one per monu ment) Neighborhood Detail Map 12 12 Parking,Lot Coverage and Land 5 5 scaping Analysis Photo Simulations(for wireless corn munication facilities only) Plan Reductions(PMTs) 1 1 Postage x x COR3ZONE\ 50 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Plat Certificate Preapplication Meeting Summary,if 5 any Preliminary Plat Plan Project Narrative 12 12 Proposal(non-project,e.g.,draft ordi nance,plan or policy) Proposal Summary(non-project) Public Works Approval Letter Routine Vegetation Management Application Form Screening Detail,Refuse/Recycling 12 Service Area Map(for wireless corn munication facilities only) Short Plat Plan Short Plat Plan,Final Site Plan, Level I 12 Site Plan,Levet II 12 Site Plan,Shoreline Permit Statement Addressing Basis for Alter nate and/or Modification COR3ZONE\ 51 0 08/12/99 LAND USE TYP Site Plan,Level I Site Plan,Level II APPLICATIONS E OF APP LICA TION PER MIT SUBMITTAL REQUIREMENTS Statement Addressing the Basis for the Shoreline Permit Exemption Request Statement Addressing the PUD's Relationship to the City Comprehen sive Plan Survey Title Report or Plat Certificate 4 4 Topography Map(5 contours) Traffic Study 5 5 Tree CuttingNegetation Clearing Plan 4 4 Tree CuttingNegetation Plan, Approved Utilities Plan,Generalized 5 5 Wetlands Delineation Map 12 12 Wetlands Study 5 5 COR3ZONE\ 52 08/12/99 1.This information is required only for those home occupations that will have customer visits, more than six(6)business deliveries per week,or external indication of commercial activity. 2.Level of detail limited to scope listed in RMC 49210A. 3.Level of detail required may be reduced by Administrator. 4..For conditional use permit applications for wireless communication facilities,the applicant shall submit a preliminary sketch(five(5)copies)for preliminary staff review prior to submittal 5.Only required for projects requiring a public hearing. 6.Only required for residential projects requesting modification to special development standards in a Centers Residential Demonstration District Section 4-3-120.B.3,or for any development subject to special develoment standards requiring upper story setbacks in the Center Office Residential—3(COR-3) Zone,Section 4-2-120.B. Number of required copies (if any) is indicated in each column unless waived by the Development Services Division. COR3ZONE 53 08/12/99 4-8-120.D. _ DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 18. Definitions R: Report on Design Criteria for Modifications: A written evaluation issued by the Economic Development, Neighborhoods and Strategic Planning Administrator. This report assesses whether a proposed project qualifies as a superior design and is eligible for modification of development standards based on adopted criteria of Section 4-3-250.D.3 and D.4 19. Definitions S: Site Plan, Level !Land Use Review: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and alleys, e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse and recycling areas, freestanding lighting fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/or use, COR3ZONE\ 54 08/12/99 iii. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: Number of stalls required, by use; number of stalls provided, by use, Sizes of stalls and angles, Location and number of handicap stalls, compact, employee and/or guest parking stalls, Location and size of curb cuts, Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, Location of wheel stops, Loading space, Stacking space, Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, Square footage of interior parking lot landscaping. Site Plan, Land Use, Level II: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" =20') (or other scale approved by the Development Services Division Director) consisting of a conceptual plan indicating the following: a. Information from Site Plan Level I items a, b, and c. b. A legend listing the following must be included on one of the sheets: Total square footage of the site, Square footage (by floor and overall total) of each individual building and/or use, Total estimated square footage of all buildings (footprint of each building), COR3ZONE\ 55 0 08/12/99 Percentage estimate of lot coverage, Square footage estimate of all landscaping (total and parking lot), Allowable and proposed building height, Building setbacks proposed and required by Code, Parking analysis, including estimated number, size, and type of stalls required, by use and number of stalls provided, by use. c. General location and size of buildings and uses, d. Phasing of development, e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops, f. Critical areas, q. Focal points within the project (e.q., public plazas, art work, gateways both into the site and into the City, etc.) h. Private and public open space provisions, and recreation areas i. View corridors, j. Public access to water and/or shoreline areas. COR3ZONE\ 56 08/12/99 4-9-200 SITE PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site plan approval ( both Level I — detailed site plan review and Level II — conceptual site plan review) shall be to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City of Renton. Site plan elements subject to this Section include, but are not limited to, site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking and loading arrangements, and illumination. Site planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review does not include design review, which addresses the aesthetic considerations of architectural style, exterior treatment and colors. Site plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known, but before final building plans are completed. The intent of site plan approval shall be: 1. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 2. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on- and off-site; 3. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas; 5. To protect the desirable aspects of the natural landscape and environmental features of the City by minimizing the undesirable impacts of proposed developments on the physical environment; 6. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 7. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 8. To promote the creation of"campus-like" and "park-like" settings in appropriate zones; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; COR3ZONE\ 57 08/12/99 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-1986) 8 A secondary purpose of site plan review regulations is to provide a process for Level II site plan approval whereby a conceptual plan, indicating the physical and functional interrelationships between uses and facilities on the site, and allowing consideration and mitigation of potential impacts that could result from large scale site and facility development, can be approved and vested to current zoning without the level of detail necessary for Level I site plan approval. B. APPLICABILITY: 1. Level I Site Plan Review: No building permit shall be issued for any use requiring Level I site plan approval pursuant to this Section until the Environmental Review Committee has determined that a public hearing is not required or the Hearing ExaminerReviewing Official has approved or approved with conditions the site plan application. All building permits issued shall be in compliance with the approved Level I site plan. Site plan review, Level I, is required for: 4-a. All Development in Certain Zones: All development in the Industrial Light (IL), Commercial Office (CO) and Public Use (P-1) Zones and CC, CN, CD, CA, CS,. COR, and the Residential Use — Maximum 10 Units per Acre (R-10), Manufactured Housing Park (RMH), Residential Multi-Family (RM) and Residential Use— Maximum 14 Units per Acre (R-14) Zones, 2b Specified and Secondary Uses: Secondary uses and other uses specified within each zoning district, provided that: a:i Exceptions for Secondary Uses: Where secondary uses are required to file an application for a site plan review by the provisions of the zoning regulations, but would otherwise be exempt from the site plan review requirements, the decisions of the Zoning Administrator shall not be subject to public notice and comment, or the requirement for a public hearing. (Ord. 4404, 6-7-1993) 3,c Development within the Valley Planning Area: All development within the Valley Planning Area. 4d. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. 2. Level II Site Plan Review: Applicability: Level II Site Plan Review is optional in all zones listed in section 4-9-200.B.1, except the COR zones where it is required pursuant to Section 4-2-120.B, Special Review Process. C. EXEMPTIONS: COR3ZONE\ 58 08/12/99 1. Development Exempt from Site Plan Review in All Zones (except R-10—an-d1 R-141 and COR zones): In all zones, the following types of development shall be exempt from the requirements of site plan review: a. Interior Remodels: Interior remodel of existing buildings or structures, provided: i. The alterations conform with any prior approved site plan; and ii. The alterations do not modify the existing site layout. b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-1986) c. Planned Unit Developments. d. Conditional Use Permits. e. Off-Premises Signs (Billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. g. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7- 1986) 2. Development Exempt from Site Plan Review in the R-10-and1 R-14, and COR Zones: In the R-10 and, R-14, and COR Zones, the following types of development shall be exempt from the requirements of site plan review: a. R-10 Zones: hi. In the R 10 Zone, all All development categorically exempt from the State Environmental Policy Act (RCW 43.21 C and WAC 197-11) and under RMC 4- 9-070, Environmental Review Procedures, excluding shadow platting of 2 or more units per Section 4-2-110F. ii. In the R 10 Zone, development Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. as defined in Section II 2 110F ab. R-10 and R-14 Zones: i. New or replacement detached or semi-attached home on a single previously platted lot. ii. d—Planned Unit Developments. COR3ZONE\ 59 08/12/99 bc. R-10, R-14, and COR Zones: i_ Exterior remodeling or expansion of an existing detached or semi-attached single family home and/or primary residence, excluding the addition-of a new dwelling unit(s). di. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6- 17-1996) eiii. Conditional Use Permits. fly. Off-Premises Signs (Billboards). gv. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. (Ord. 3981, 4-7-1986) vi. R-10, R-14, and COR Zones - Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review. Except for Level II Site Plans which may require hearings pursuant to Section 4-9-200.G9.b or c, A—a public hearing before the Hearing Examiner shall be required for all projects Master Site Plan Approval, if: (Ord. 4551, 9-18-1995) 1. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or 2. Applicant Requests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) semi-attached or attached residential units; b. One hundred thousand (100,000) square feet of gross floor area in the IL or CO Zone or other zones in the Valley Planning Area; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM, CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or COR3ZONE\ 60 1 “."' 08/12/99 f. Ten (10) acres in size. 4. Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is adjacent to or abutting the following residential zones: RC, R- 1, R-5, R-8 and R-10. (Ord. 4551, 9-18-1995) E. DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS: The Hoaring Examincr and City staffReviewing Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following: 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use; and j. Prevention of neighborhood deterioration and blight. k.Special Review Criteria —COR Zones: i. The plan is consistent with the Planned Action Ordinance, if applicable; and, ii. The plan creates a compact, urban development that includes a compatible mix of uses where appropriate; and iii. The plan provides an overall urban design concept that is internally consistent, and harmonious with development on adjacent sites; and COR3ZONE\ 61 I 08/12/99 iv. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; and v. The plan provides view corridors to the shoreline area where applicable; and vi. Public access is provided to water and/or shoreline areas; and vii. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items; and viii. The plan assures adequate access to public streets; and ix. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. 2. Waiver of Further Consideration of Level I Criteria: Approval of a Level II Site Plan which was not combined with a Level I site plan application may have satisfied portions of RMC 4-9-200.F and the Reviewing Official or his or her designee has discretion to waive those portions of the requirements that have been satisfied by the Level II site plan approval. Whenever the Zoning Administrator or his or her designee has discretion to note those portions of the requirements as having been satisfied by the Level II plan approval, such sections of the Code shall be detailed and that portion of the approved Level II plan wherein the requirements were satisfied shall be cited by the Reviewing Official or his or her designee in the approval of subsequent phases and waive further consideration of them. F. ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS: 21. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the Zoning Code and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than-intended under the spirit of the Zoning Code; COR3ZONE\ 62 f= t is 08/12/99 e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like" or"park-like" settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 32. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 43. Review of Circulation and Access: COR3ZONE\ 63 08/12/99 a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; h. Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 54. Review of Signage—All Zones, Site Plan Level I: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. (Ord. 3981, 4-7-1986) 65. Special Review Criteria and Process for Proposals within an Aquifer Protection Area (APA): Prior to the issuance of any permit in an aquifer protection area, a finding must be made that the proposal will not impact the quantity or quality of water in the aquifer on a short-term basis, long-term basis, or cumulatively in conjunction with other existing or proposed uses. a. Authority and Responsibility for Finding: The required finding shall be made by the Hearing Examiner for all proposals which are subject to approval by the Hearing Examiner pursuant to RMC 4-1-050F. All other findings shall be made by the Water Utility,Engineer. COR3ZONE\ 64 08/12/99 b. Review Criteria: The required finding shall be based on the activities to be conducted, substances that will be stored, handled, transported, treated, used or produced, and the potential for these activities or substances to degrade the groundwater quality. 76. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards. b. Underground hazardous waste treatment and storage facilities shall comply with RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations. c. Hazardous waste treatment and storage facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the City of Renton. d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits. e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. (Ord. 4186, 11-14-1988) FG. SITE PLAN REVIEW PROCEDURES: 1. General: All site plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. (Ord. 3981, 4-7-1986) 2. Preapplication Conference Recommended: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site plan review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. (Ord. 3981, 4-7-1986) 3. Submittal Requirements and Application Fees: Shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with Section 4-9- 200.B, an applicant may submit: a. A Level I site plan; or b. A Level II site plan; or c. A combined Level I/Level II site plan for the entire site: or d. A Level II site plan addressing the entire site, and a Level I site plan(s) for one or more phases of the site that address(es) less than the entire site. COR3ZONE\ 65 08/12/99 4. Public Notice and Comment Period Required: Whenever a completed site plan application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. (Ord. 3981, 4-7-1986) 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9- 070, Environmental Review Procedures. (Ord. 4008, 7-14-1986) Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed site plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. 6. City Notification of Applicant: After the departmental comment period, the Development Services Division shall notify the applicant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting between the applicant and appropriate City representatives. The applicant shall have the opportunity to respond to the notification either by submitting a revised site plan application, by submitting additional information, or by stating in writing why the recommendations are considered unreasonable or not acceptable. 7. Revisions or Modifications to Site Plan Application: Whenever a revised site plan or new information is received from an applicant, the Development Services Division may recirculate the application to concerned departments. Consulted departments shall respond in writing within ten (10) days with any additional comments. In general, the City's environmental determination of significance or nonsignificance pursuant to RMC 4-9-070, Environmental Review Procedures, will not be issued until after final departmental comments on the site plan or revised site plan are received. (Ord. 3981, 4-7-1986) 8. Special Review For Planned Actions; A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. If found consistent with the Planned Action Ordinance including required conditions and mitigation measures, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4-9-200.G.7. Once these steps have been completed, the Zoning Administrator shall forward the Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with Section 4-9-200.G.6. Revisions or modifications may be made in accordance with Section 4- COR3ZONE\ 66 08/12/99 9-200.Gt7:t`If'the'application •is •still found to be inconsistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Review Committee to determine if additional environmental review is required. The application shall then follow the process, subsections 9.b for Level II Site Plans with no applicable Planned Action Ordinance. If the application is modified to be consistent with the Planned Action Ordinance, the Zoning Administrator shall forward the proposed Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. 89. Environmental Review Committee to Determine Necessity for Public Hearing: a. Level I Site Plans: Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing on the site plan for those projects that have not been reviewed as part of a master Level II site plan pursuant to RMC 4-9- 240200, Master Site Plan Approval. (Ord. 4551, 9-18-1995) Where a Level II site plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Level II Site Plans without Planned Action Ordinance, or Combined Level I/II Site Plans Without Planned Action Ordinance: i. COR Zones: The Hearing Examiner shall consider the application and hold a public hearing consistent with Section 4-9-200.G.12, except the Examiner shall issue a recommendation rather than a decision. The City Council shall consider the recommendation of the Hearing Examiner and issue a decision on the application. ii. Other Zones: The provisions of 4-9-200.D shall apply. Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing before the Hearing Examiner on the site plan. If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. c. Level II Site Plans Under Planned Action Ordinance or Combined Level I/II Site Plans Under Planned Action Ordinance: The Environmental Review Committee shall consider the following criteria to determine if a hearing before the Hearing Examiner should be held regarding the Level II Site Plan and any associated site plan applications. A hearing before the Hearing Examiner is required unless both of the following criteria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and, ii. The environmental impact statement for the Planned Action reviewed preliminary conceptual plans for the site which provided the public and decisionmakers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. COR3ZONE\ 67 08/12/99 If a hearing is required, the procedures in Section 4-9-200.G.12 shall apply. If a hearing is not required, the Zoning Administrator shall render a decision on the proposed application consistent with Section 4-9-200.G.10. 810. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site plan application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. (Ord. 3981, 4-7-1986) 4-811. Administrative Approval of Site Plan: When the Environmental Review Committee determines that a public hearing is not required, the proposed site plan shall be deemed approved, subject to any environmental mitigating measures that may be a part of the City's declaration of significance or nonsignificance. (Ord. 4551, 9-18-1995) 4412. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site plan application. (Ord. 3981, 4-7-1986) b. Examiner's Decision: After conducting at least one public hearing on the site plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. The Hearing Examiner shall approve a site plan if the applicant demonstrates that the proposed site plan is consistent with the general purposes of this Section and with the review criteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. However, strict compliance with any one or more particular criterion May not be necessary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, landscaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walkways, parking and loading areas, emergency access, curbs, planting areas, and signs. When only a portion of a site is proposed for development, such power to condition, modify or fix shall be exercised only for that area which is directly related to or may be impacted by the actual proposed development. To the extent necessary to meet the site review criteria and to the extent necessary to compensate for the impacts attributable to the proposed development, the Hearing Examiner may impose additional requirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; COR3ZONE\ 68 08/12/99 iv. Improvements to identified or planned public rights-of-way, including paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or pedestrian paths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site plan can be made consistent with the review criteria and general purposes by alternative modifications to the site plan, the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site plan. If a public hearing on the site plan application has already been closed, the modifications proposed by the applicant shall be administered according to subsection G--I of this Section. e. Denial of Site Plan: If the Hearing Examiner finds that the site plan application cannot be made consistent with the general purposes and review criteria of this Section by requiring reasonable conditions, then the site plan shall be denied. f. Limitations on Authority: The authority to condition or deny site plan applications should be exercised to the minimum extent necessary to protect the public interest and welfare as expressed in the purposes of this Section. (Ord. 3981, 4-7-1986) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: 1. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. GI. MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Major adjustments to an approved site plan require an amended application pursuant to subsection -G of this Section. The review and approval shall rest with the approval body which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-1986) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: (Reserved) IJ. TIMING OF BUILDING PERMITS: (Racser ed) Building permits shall not be issued until the appeal period for an approved Level I Site Plan has expired. J1K. EXPIRATION AND EXTENSION OF-SITE PLAN APPROVAL: 1. Level I Site Plan: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the COR3ZONE\ 69 08/12/99 approval body which approved the original site plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986) 2. Level II Site Plan: For a non-phased Level II Site Plan or a combined and non-phased Level I/Level II Site Plan approval, the approval body shall determine an appropriate expiration date for the site plan which may exceed two years, but shall not exceed five years. An applicant shall submit a Level I Site Plan for the site within the specified time frame if a Level I Site Plan was not combined with the Level II Site Plan application. The Zoning Administrator may grant a one year extension for good cause provided the applicant submits a request 45 days in advance of the original expiration date. t4L. EXCEPTION TO TWO (2) YEAR TIME LIMIT FOR LEVEL I OR LEVEL II PHASED PROJECTS: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site plan approval is being requested. In every case, the site plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. 2. Authority for Extension of Time: The Hering Examiner Reviewing Official may grant 1 site plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection J-K of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested'for the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application. (Ord. 3981, 4-7-1986) lM. APPEALS: Any decision on an administrative site plan approval shall be appealed as an administrative decision pursuant to RMC 4-8-110, Appeals. Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Section, must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-1995) COR3ZONE\ 70 08/12/99 4-9 210 SITE PLAN APPROVAL, MASTER: A. PURPOSE: She master cite plat, process is to provide a site plan approval at the conceptual stage for long period of time or which are of such a size some, difficult, or inclined to lead to segmented and inconsistent conditions and approvals. The process is also to provide a pia; for the physical and functional interrelationships between uses a cult from large scale site and facility development. the le„el „f detail necessar„f„r site plan approval under RMC I4 9 200, Site Plan Review: pursuant to the City's site plan review regulations and this Section. B. APPLICABILITY: Master site plan review is particularly appropriate to include, but not be limited to, the following types of developments: 1. Development which will occur over a period of five (5)years or more. 2. Development which consists of a number of unconnected buildings, projects or improvements on the same site, with or without a certainty of order of development. 3. Development in a number of phases when the phases are not predictable or certain of the timing of development. 4. Development of a number of buildings or projects under single ownership on geographically separated parcels within the City. 5. Governmental projects including, but not limited to, projects proposed by any municipal ther or-het-meeting dispersed locations, periodic needs or have been-the subject of a public hearing. 6. Exemptions: (Reserved) C. SUB AL REQUI EM€NTS AND-ARPLICnTION FEES: COR3ZONE\ 71 08/12/99 Applications. O. DECISION CRITERIA: resents: The master site plan application shag h the structures will be put, the bulk and general form of the improvements and s and functional interrelationships of the proposal. 2. Compatibility and Public Amenities: Information shag be provided as to the-compatibility of provided, if any. render such an approval under this Section. However, the level of detail must be appropriate process. For example, the master si safety and efficiency of vehicle and pedestrian access over the entire site. 1. Site Specific Development Standards: Applicants are encouraged to consult with staff about cr ating site specific development standards which would allow subsequent ratio of developed space to open space. The intent of such development standards would be to cr ate concept gal cite plans ref sufficient detail se that a reviewer ilrl determine e,hether potential detrimental impacts of the project had been avoided or mitigated through creative E. OPTIONAL COMBINED APP ICATION: required by this Section and may Examiner with the approval of an individual phase of the master site plan that would otherwise be su of this Section. E.REVIEW--PROCESS: 1. Authority: A h aring to consider a master site plan application, except for master site following publication of notice in the same manner as for site plan approval. 2. Conditions Limited: The Exam e same authority for approval, denial, and modifi relate to the master plan itself and the Examiner's approval should -not roe-Id--0 site specific detail project criteria as set forth in RMC 9 200E1 and €2, Site Plan Review Decision Criteria. COR3ZONE\ 72 08/12/99 3. Decision Options: The Examiner may determine that it is appropriate to issue a master cite plan approval, approve certain elements of the master site plan application, or and approximate square footage of a building and defer the approval of the ex plan review stage. SUBSEQUENT ADM-INIS ATIVE APPROVAL OF INDIVID iAi PHASESr-c v Tr v r- ty Code subsections F or K of this Section and is still in effect, any individual pha.e, structure or improvement will be subject to hearing. The administrative review shall be based upon an application conforming with the requirements and judged upon the criteria of RMC 4 9 200. 1. Special Public Notice and Thirty (30) Day Comment Period Required: As part of the administrative consideration of approval of individual phases of a master site plan, there shall be pub days. The public notice shall be posted and published in the same manner as would be a have satisfied portions of RMC 'l 9 200, Site Plan Review, and the department administrator or his or her designee has discretion waive those portions of the requirements of RMC 4 9 200 tha the Code shall be detailed and that portion of the approved master site plan wherein the designee in the approval of the individual pha them. 3. Three (3) Types of Administrative Approvals: There may be three (3) types of administrative site plan approval: a. An approval that t the master site plan approval; b. An approval following a minor modification of the site plate-approval pursuant to subsection H2 of this Section; and c. An approval following major modification to the master site plan approval pursuant to subsection H1 of this Section. gVED MASTER CITE PI ANS. Since the master site planning approval is a conceptual process without a great deal of detail, substantial flexibility and discreti Section. Ind has been proposed; l e COR3ZONE\ 73 08/12/99 department administrator or his or her designee will consider if the basin design p an ev& 1 project, intensity and density arc not changed. 1. Major Modifications: Major modification to an approved master site plan will require a the approved master site plan. A minor modification shall be a modification that: a. involves no more than a ten percent (1-0%) increase in square footage of the overall floor area over that proposed in the master site plan; b. will not have a significantly gr ater impact--en the environment and facilities than the approved plan; c. does not change the boundaries of the originally approved plan; or the Zoning Code such as the "P" Suffix development standards for public facilities. 1.EXPIRATION TIME FOR NONGOVERNMENTAL SITE PLANS: 1. General: The master site plan appr xaminer shall establish a complexity, capital requirements, market recess es and other factors, but should be flexible in establishing the duration of the approval. 2. Normal Expiration Time: Normally, master site plan approval shall be for a period of six (6) to ten (10) years. involves more than a single phase, then a time limitation shall be established for commencement of the first phase of the project. Subject to extension of time as permitted in permitted shall result in low of master site plan approval. 4. Extended Time for Projects Over One Hundred (100) Acres: For projects of over one hundred (100) acres, upon a showing of need, the Hearing Examiner can grant an approval a. Ten (10) Y ar Review Hearing: Whenever a master site plan approval is granted for more than ten (10) y ars, there shall be a review h aring of the approval at the e project, the development pattern in the general area+ changes in laws and whether or not the project phases arc being developed in the manner and timing a the approval should remain in effect. The approval shall remain in effect unicss the Examiner do s COR3ZONE\ 74 08/12/99 if Gensidered initially at the time of the review interest, in which case the master site plan sidered vested under this Section. Such J.EXTENSION: master site plan approval for two (2) years, and the master site plan approval as a whole sha with respect to any individual phase, but the project as a whole shall receive not more than a r such extension unless the City, the applicant or public hearing. K. EXPIRATION TIME FOR GOVERNMENTAL SITE PLAN APPROVALS; any municipal se blished under ntal site plan approval. The governmental master lid for six (6) y ars or the period rnmental master site plan approvals. Any governmental master site plan approval ma; be— xtended following any determined by the administration that -such change is not a major modification to the governmental gaaster site plan approval. L. RECOGNITION OF EXISTING MASTED R ANS: ssentially equivalent to a master plan, which have ral provisions of this Section and have undergone a-public hearing with proper notification, then the City may proces nun d--plan, just as if it had complied fully with this Section. M. VESTI SIG. elements, phases and improvement shown or described in a master site plan;f approved, permit application, or administrative site plan approval, the improvements shall be designed COR3ZONE\ 75 08/12/99 and-approved--1941-64ant-te-the-then-ex-isting-bacle&-sabh-as-the-applicable43bildhg-Gede,Fice Code, Plumbing Code and other developmental codes. N. APPEALS OF ADMINISTRATIVE-SITE--PLAN-DE-GISION&- Any decision on an administrative site plan approval shall be appealable as an administrative decision pursuant to RMC I 8 110, App als. The approval shall remain in affect unless the Hearing Examiner determines upon clear, cogent, and convincing evidence that there has been-a-sabstantial-ehahge-in-eireumstanees, whether legal or factual, such that the project would not receive approval if considered initially at the time of the review hearing and wauld -Rot be in the public interest, in which case the master site plan approval shall lapse and the project will no longer be considered vested under this Section. Such a determination by the Hearing Examiner would be appealable to the City Council as a decision under RMC 1 8 110. COR3ZONE\ 76 08/12/99 4-9-250.D. MODIFICATION PROCEDURES: 1. Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be subject to approval by the Planning/Building/Public Works Department upon submittal in writing of jurisdiction for such modification. Application will be made prior to detailed engineering and design. 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b. Will not be injurious to other property(s) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5- 8-1995) 3. Additional Decision Criteria Only for Center Residential Demonstration District: 4.ADDITIONAL DECISION CRITERIA ONLY FOR CENTER OFFICE RESIDENTIAL-3 COR-3) ZONE: For a modification to special upper story setback standards in the COR-3 zone, RMC Section 4-2-120B, the Department shall rely on the recommendations contained within the Report on Design Criteria for Modifications prepared by the Economic Development, Neighborhoods and Strategic Planning Administrator or designee as the basis for approval or denial of the request. In addition to the criteria in Section 4-9-250.D.2, the request for modification in the COR-3 zone requirements for upper story setbacks shall meet all of the following criteria: a.In comparison to the standard upper story setbacks, the proposed building design will achieve the same or better results in terms of solar access to the public shoreline trails/opens space and publically accessble plazas; the building will allow access to sunlight along the public trail/open space system and plazas abutting the shoreline during daytime and seasonal periods projected for peak utilization by pedestrians. b.The building will create a step in perceived height, bulk and scale in comparison to buildings surrounding the subject building. COR3ZONE\ 77 Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Subdivision of Land Objective LU-O: Create a neighborhood development pattern consistent with Renton's older neighborhoodsandaninterconnectedroadnetwork. Policy LU-79. Land should generally be subdivided Policy LU-80. Land should be arranged in blocksandblockssizedtominimizewalkingdistancesanddividedintolotswithalllotsrequiredtofrontona provide convenient routes between destination points.public street or a park. Architecture Objective LU-P: Ensure structures built in residential areas are compatible with the existing or desired character of established neighborhoods and the desired character of new neighborhoods. Policy LU-81. Architectural standards governing be developed to ensure the visual compatibility ofthedesignofstructuresinresidentialareasshouldstructureswiththesiteandadjacentdevelopment. CENTERS Summary: The concept of the Center relies on creating a boundary to contain more intensive uses and preventhemfromencroachingonadjacentneighborhoods. However,within the boundary,greater freedom and flexibility of land use is intended compared to traditional zoning classifications. The Center is intended to be an intense urban mixed use place which is pedestrian oriented that provides a visual and physical focal point fc the surrounding residential area. Centers should provide community focus for their surrounding neighborhood. General Policies Policy LU-82. Promote the clustering of Center Policy LU-86. Centers should function as uses and discourage the development of strip gateways into the City or neighborhoods. commercial areas. Policy LU-87. Centers should provide communityPolicyLU-83. General policies of the Center focus for their surrounding neighborhoods.Section also apply to the Downtown Element. Policy LU-88. The boundary should encouragePolicyLU-84. Different types of Centers should maintenance of unique and independent centers. have different ranges, mix and characters of development. Policy LU-89. Create Centers which support a citywide transit system and encourage pedestrianPolicyLU-85. Centers should have high priority access. for infrastructure improvements. Policy LU-90. Centers should incorporate transit stops within them. Locational Criteria Policy LU-91. Center boundaries should be justified by the existing land use pattern.designated according to the following criteria: Boundary lines should not be drawn throug a. The boundary should'coincide with a major the interior of parcels. change in land use type or intensity. d. As a maximum distance,the boundary b. Boundaries should consider topography and should be drawn within 1,200-1,500 feet natural features such as ravines, hills, and from one or two focal points which may be significant stands of trees. defined by intersections, transit stops or shopping centers. c. Boundaries should occur along public rights-of-way including streets or utility easements, or at rear property lines where 1-15 ATTAriiRArMiT ii Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT When a Center contains more than one focal point, a. The original mapping failed to consider a the boundary may be drawn within 1,200-1,500 feet major natural feature or significant land use as a maximum from a line connecting the focal which would make implementation of the points. boundary illogical. Policy LU-92. Centers should be designated where b. The amount of land within a Center is there are the following characteristics: inadequate to allow development of the range and intensity of uses envisioned for . • a. a nucleus of existing multi-use development, the Center. b. potential for redevelopment,or vacant land Policy LU-95. Maximize the use of existing urbantoencouragesignificantconcentrationofservicesandfacilitiesandrevitalizecommercial development. areas outside of Renton's downtown by permitting in residential development mixed with commercialc. principal gateways to the City as defined areas designated as Suburban,Neighborhood, andtheCommunityDesignSectionoftheLand Use Element. Office/Residential centers. Policy LU-96. Incentives should be developed to en-d. Center locations should be located on major transit and transportation routes. courage future development or redevelopment projects that incorporate residential uses. e. Center locations should be served by the City's arterial street system. Policy LU 3. s 1, 1.1- fy -9 Transitional land uses yA ,, t which surround the Center are designated r r 1. &&, ; • to provide buffers to the less intensive rl* Iti i ,L / ,., ; - ,,.;; f. +uses. r- '',, t . :• . "' t:_,,.t c.3 fit`' i 0 L? w tPolicyLU-94. Changes to adopted t 'l,.^:' 11n k V\ kV+boundaries should only be made in the 4 4 'f-p x ' •` `#a oa.. following circumstances: 1 ' i 4. ' 4 I jI7 Mix and Intensity i _ j? %4i'r ;_ is?- I tensi of Uses j t jl; z :, ..y,,,_ -- Objective LU-Q: Encourage a wide 3 'V iiv tf .,, range and combination of uses, developed N. 1••T t• r -- at sufficient intensity to maximize c`, efficient use of land, support transit use H and create an urban district. idi Lii. IPolicyLU-97. Encourage multi-story 1-T J office, commercial, and multi-family uses. Policy LU-98. Discourage single story suburban style development.Policy LU-101. Commercial uses within a Policy LU-99._Allow for limited light industrial residential mixed use development, should be development if conditions can mitigate the impacts located and designed to preserve privacy and quiet of these uses on adjacent development,the for residents. Neighborhood, Suburban, and Downtown centers. Policy LU-100. Mixed development within the same structure should include uses which are compatible with each other, i.e. office and certain retail uses with residential;office and retail; light industrial; and heavy commercial. T 1L Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Site and Building Design Policy LU-102. Site and building design and use much as possible through alterations in parking lotshouldbeorientedprimarilytowarddesign, landscapes,signage,and site plan pedestrian/people to maximize pedestrian activity alterations as redevelopment opportunities occur. and minimize automobile use for circulation within the center. Policy LU-104. Signage for mixed use development should be consolidated on one Policy LU-103. Existing residential and structure and located in the manner that will reduce commercial development should be integrated as light and glare impacts to the residential users. Focal Points Policy LU-105. Develop at least one major focal building design,transit stops or outdoor eating areapointwithineachCenterwhichdefinesthecoreofThesefeaturesshouldbeconnectedtopedestriantheCenterandisvisuallydistinctive. pathways if possible. Policy LU-106. Focal points should include a Policy LU-107. Existing intersections of arterial combination of public areas such as parks or plazas, roadways should be evaluated for opportunities to architectural features such as towers,outstanding create focal points. Circulation and Parking Policy LU-108. Vehicular circulation should be Policy LU-112. Minimize the percentage of landinternalandaccesstoadjacentstreetsshouldbedevotedtosurfaceperkingbyencouragingsharedconsolidated. parking and development of parking structures. Policy LU-109. Vehicular access to the site should be from a principal arterial street with the number of access points minimized. Policy LU-110. Parking for residential uses in the mixed use developments should not disrupt the pedestrian or auto access to the retail component of the project. Parking should be accommodatedI. ss, ;,f L,,,,I 1•,r (= X-z-.; 7 as part of the structure, in back of, ti '` .. or in the side yards for the r residential users. R vvai j{ r.s Y+Y' 1. Policy LU-111. Site plan designs • 4 f1't.:• ••::;J.. .{.R Z a r which locate parking lots t.hi,'.,`" '': :' '../ ':37:4', r.i•'T4••tip. -,.•associated with commercial uses, a_4t. 1 h.:.:i-It't• - apartments or other uses behind or '' , ,• •:\,.. ;I 1.. "^' '" . . • is adjacent to structures are C ' p,G= .n ':'1 ,.#'>..'6: • encouraged. Discourage parking f 4,. , e` s lots from es f}' locating between I. .0c. 77t n structures and street rights-of-way. i+ti,, a) C' lVio .% ; •• :..• " ' T/ 1C i- •R,•' .' ..., t. I u.' it • *4 •• -• ..., ; • ,c--- . -- ,• /. •.,qtritt, - ''ii ,1+•` r.:kk! w,r / TM;- kt A S V .t- 1 77•YYY - I-I, Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Buffers • Objective.LU-R: Create a buffer at the boundary of Centers to protect adjacent less intensive land uses fromtheimpactsofurbanactivitieswithintheCenter. Policy LU-113. Buffers may be a combination of: d. landscape features, a. less intensive land uses, e. fencing, andb. open space(not parking lots), f. other features which meet the spirit and c. structural elements, intent of these policies. Center Neighborhood Objective LU-S: Create neighborhood centers which include commercial, light industrial, and residential uses and serve the basic, ongoing needs of the population in adjacent and surrounding neighborhoods. o Rw./.ry T•..,k$.p Mara 14.4..dJ tA fi / oilm44' ,• A>?1 Vkr d y j tb r 4v D.. ry• ' 4 47:1 1Pak 14.itio.)10, Rw.n. CuamlluaksArAllh_ \ ' 'Sir'" ':-. ,1•ff 4-,onTo'lle` \ Y,Lw j.,. l l'A00 9 a it i k -;_ c.,._.,Tr..,...,i91tmil` nJ a Ne,I1 , y I A,4 1 f r. a, i 7rY f! =tom 'V^ car. .- i 1 u ., w i pj•\`" a:''' f1/4` oz1J'aj Zb > '; .7 q PO •!• • . lvies Center Neighborhood yy mat C `` /,`, no ors; 4, ...•v .40. T9 i:ii., Distinguishing Features i ' i yt /.tool. a Isn 50 foot height limit 02 Y I°is #' : 61 .l„'`Ater 1144V yeO `r'0 8 : Serves one neighborhood W i, ,e „•4 ,:•+\o to 1/ :o• • Mixed use residential in Center C.e.,s•..a.q - I OWEEAi ,f as A;4' • Residential density up to 15 du/acreairm1f n vi Q .Ns . • Distinct boundary around Center s,.,s....,.,`.,• pk,1 l" ,+( • Identifiable core wiU trutsit slop Ne++ f® Typical Uscs rharmncies Facing end drinking establishments G,occiy stores Apartments/condominiums t Policy LU-114. Promote the clustering of order to implement the growth policies in theNeighborhoodCommercialusesanddiscouragetheComprehensivePlan. development of strip commercial areas. Policy LU-117.-Multi-family uses are intended toPolicyLU-115. Adequate retail goods and services be integrated into the Center. Residential densityshouldbeprovidedatneighborhoodcenterstoshouldbe10-15 dwelling units per acre. encourage residents to shop locally for daily goods Policy LU-118. Office uses should be limited toratherthandrivetoregionalcenters. service office development and should be 1-2 Policy LU-116. Residential uses should not exceed stories in height. 50% of the overall mix within a center,with the remaining 50%commercial/light industrial uses in I.is Ainendcd 8/12/96 CITY OF RENTON LAND USE ELEMENT Center Office/Residential Objective.LU-U: Encourage projects throughout the designation which create cohesive,quality, and landm, k developments integrated with natural amenities. The intention is to create a compact,urban development wi high amenity values that is a gateway to the City, Vet'.*''Center Office Residential C 1^ F A Dillin ulrhin Features 4 • v r 10 gory height limit so ` . \ %,4v - A N Distinct boundary around Center Ca.•It.... R 4 q.._. • , . ,. Residentialdeetiti16.33duhcre 1 11. rV..r r e,t r.. % \\. 1Ggh gadity,mralrr p:anneJ dcvctotrrc t r'.Wa Atom N Sh.,iW . , a • I. `0 o,' vtt•\`""".+' W t t 115` \N \ Typical Uses 14411.111 !r>> ', , J ( \ 9 Tr..ruS'•r •• ;lotcL'eatrenliOnCenters onk t/1t.dea.aal.t'A ,\ liii. (1 ISII Sasrrs " r, s ,, r • ` II•odIC...,..I..et.t.. axM Use residential G••.a N••r ar'.a ,,.," , `\Y(N 1:4: > ` r„ 10. ,ate ..\ . N. /. Retirement residrnees J. Ai 44 . . 0.: II:p soli': ill' Ro.log to.Sorog Coot ice) c ils 1 4. 414 4. tl„:.. I 4' ' libij Z4.... I 0. N, 4 Oityle,,.,,-0 :•. 0 s44 et, CE*ePt "i.alic 1 . 0 6A. ;Ili'. 0. . ;-B: P14446, ' i" .. W.30" A" .' 4 N....- Ct. Hy re)Srd:\li; • N..,,,,tc.0.,,, ii,orN-A404..... 6:17 _..i. j... wi..7..„,' 1 ., • • riit:4.,, D., Ivif-C(. 0::: k. ID 1) ' "Tl:'•rOi '''''''''' Is .‘r '. - • 11.-r-.71A° I . ik Junes L`A....n.`. 7 t 17 N. 4 t,a. 0 a Q'abtkA uSA.,U.a t °, a r Policy LU-124. Primary uses should include Policy LU-127. Incentives which encourage a mix complexes of offices or residential development, of uses and structured parking should be provided hotels and convention centers, research and in development regulations. development facilities, and corporate headquarters. Policy LU-128. Flexibility of use combinations Policy LU-125. Commercial uses such as retail and development standards should be allowed to and services should also be permitted provided that encourage redevelopment of sites which have they support the primary uses of the site and are significant constraints including environmental, architecturally and functionally integrated into the access and land assembly constraints. development. An exception to this limitation on Policy LU-129. Private/public partnerships shouldcommercialusesmayoccurifamajorcommercial be encouraged to plan for infrastructureuseprovidinghigheconomicvalue-to the City is development, public uses and amenities.proposed with small-scale, multiple businesses, and is designed with the scale and intensity envisioned Policy LU-130. A public review process should be for COR. required for proposed development plans of each parcel with separate ownership or abutting parcelsPolicyLU-126. Individual properties may have a single use if they can be developed at the scale and of the same ownership within the Center. intensity envisioned for the designation,or if Properties may be combined for public review. proposed as part of a phased development and Such plans should coordinate the mix and multi-parcel proposal which includes a mix of uses. compatibility of uses, residential density, conceptual building, site and landscape design, 1-20 Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT identification of gateway features, signs, circulation,transit opportunities,and phasing. Policy LU-135. A combination of internal and external site design features should be encouragedPolicyLU-131..Maximum residential density such as: should be 35 dwelling units per acre. The same a. public area plazas,area used for commercial and office development b. prominent architectural features,can also be used to calculate residential density. c. significant natural features,When proposed development does not involve a d. distinctive focal features,mix of uses,then minimum residential density e• gateways,should be 5 dwelling units per net acre,f. structured parking,and Policy LU-132. Site plans and proposed structures g• other features meeting the spirit and intentshouldbedesignedsoastofullyintegratesignage, of these policies. building height, bulk, setbacks, landscaping, and Policy LU-136. Reserved parking considerations across the various components of each proposed development. Policy LU-137. Reserved Policy LU-133. Internal site circulation should be primarily pedestrian oriented. Policy LU-134. Vehicular access to each proposeddevelopmentshouldbefromamajorstreetwiththe number of access points reasonably minimized.t Center Institution Objective LU-V: Assure that adequate land and infrastructure are available for the development andexpansionoffacilitiestoservethepostsecondaryeducationalandhealthcareneedsoftheareaandprotectadjacentusesfromimpactsofthesemoreintensiveuses. m Cr V C t n,w.op<,sp... log c4 `L lyt,:, 'ate 2,J4 P ' s,.,t. 4.).-..? 1;4.3 7 Jfr•t ,(t U ) —tom ,.—a A...ri.imntr::r.tt.,,, t t<l SOT' 1 9••••,;••:•-L,f,it_:•,-, .....„ -. , .. _-..„. --:f*•.'N— Cii -‘:c.'•?-;' I 1 . 1.-- • '\ ' Ilnpyt Y,` aY sy4 IeSat Opt+Sc.<. i/ .+• 4,j"G tS'`::t'...?T ;W" V.;,...,-,F. v. i A..«I.„,,I....t U.0 11 e j4 YY`7rYYYY Y( vLL!{L cy< Center Institution d y . r' 1 , \\ll , FJ L'/ ej.e,t„..y..0,, Uislingvirltiny;b'c>tlurcy j t 1_0:6,1.),UnificJcampus.k•.ibn t t('. V. y±, N.,,,,...,„..,„ qru.specc ' \\ :\•` 17Y ,_.UielinU bvwiJ`ry ya nJ Ccalcr co\\\ • ii Typical USC.1 Medici ntel clinics eJieil offices r_9t Amended 8/12/96 CITY OF RENTON LAND USE ELEMENT Urban Center Boundary N 1111 \ I u n L i City of Renton a4a WIN1 ' Y 11UrbanC.nter Boundary-.1 I It3N sr Mill=][11321.ii• J114$1 sr Q® 47 7.. K Ii. I p, 17-----T-1-11.2,2LJ pt psrIS 11'——•--,J Itch ^= yi' . ' y`x`; iF`.t='?r` 1`1 e9 C fr, fr, S It 1 J iFLFHF, :' `;;• aansrlf 1 il tit iil:;` ::i:TJ•` /[ 'i:.' r•'.;.. gyi '::T. e. S 12atb st 120 it i'x .— ii-`s:i. f. 1-1( 1190 I lin\ 1 w4g,,,,:: f.:iiiiiff!gFifill,,.;.-1.z ii f:1;::::i4-4'.. 1f,i'di;:, •sr ` . s J( 121n J(-1I tz,,a J leg,„- a a sr I \( a10 J® sT n tt'=i,ist' :AI i.. ':r:s.4i-m:s - :z }.I \. . i.., ;U iLii; N»sThIAIS1:aN >rl fe- K1 1 oA! u s Y V 1fir` L:' ? s' 1 >C7/ 14. AU>R,a s 132nd srC. __:,57: Actuc"...:11,1>, T S 13:nd Sf t J i•, sr i cmilj H< trr crux=' ;;. --: al.g. ..........ilni ST 11 .. 'yPiititlit.. .ji c* j .ir ,....... (..,,.z.s. 4- ',,i. i:••7 a' 7-: Er.17,-rAraZ; f. \•;"' 1 1•il:731 li ti:i: F:7 gr ., iq Ft - SHE it.p1 `;'.X '; 1 .[Ili A 7 sw m sT 11..r".14 .,:i.:": i: '-- 2 7 rN U Yc -Ya z. E.,c5, gal• Sl i• r. Y rl 11 co_M IS 1 z C.TriN C.A.._ (c.--1------------.'r-ir-lt"---,- 1.5 ATTACHMENT I 99- I"- A. FOSTER PEPPER & SHEFELNIAN P L L C ATTORNEYS AT LAW 121 RECEIVED Direct Ph 206) 447- )01 July 14, 1999 JUL 1 4 1999 Direct Fa, mile ECONOMIC DEVELOPMENT 206) 749- )35 AND STA EGIC PLANNINGMr. Larry Brosman, Chairman e..+rair Renton Planning Commission WoItC(a fo er.com Renton Municipal Building 1055 S. Grady Way Renton, WA 98055 Re: Comments re Proposed 1999 Updates to Renton Comprehensive Plan and Municipal Code Dear Chairman Brosman and Planning Commission Members: IIII THIN AVENUEWearewritingonbehalfofthePortQuendallCompany ("PQC"). P C currently Suite 340, owns the "Pan Abode" property in the COR 2 Zone ("COR 2"). PQC is also under SEATTLE contract to purchase the "J.H. Baxter"property within the same zoning classification. Washingto 913'0I-329 PQC generally supports the general Comprehensive Plan and Municipal Code Telephone amendments currently under consideration by the Planning Commission. In 2 0 6)4 4 7-: ,0 particular, PQC supports the City's efforts to require cooperation of property owners Facsimile within COR zones through the revision of Commercial Development Standard 2 0 6)4 4 7-. 0 Website language. However, as outlined below, PQC has concerns with the proposed WWW.FOSTI COM amendment to the Commercial Development Standards which would require "all contiguous properties with COR zoning"to be included in a Level II site plan for the entire zone. I.Requiring Participation of All Contiguous Properties May Delay Development As owner of the "Pan Abode" property and potential owner of multiple COR 2 ANCHORAGE properties, PQC is concerned that the currently proposed language would limit the Alaska ability of some or most COR 2 property owners to proceed with development without the voluntaryparticipation of contiguous property owners who are not et BELLE'UE P P g P p Y Y Washington prepared to develop their property. The currently proposed language assumes unified development control over contiguous properties and a uniform development PORTLAND timeline. This level of coordination is not always readily achieved in the O1egon development marketplace. SEATTLE Washington S ro KANE Washington 5011041301 Larry Brosman, Chairman July 14, 1999 Page 2 II. The Proposed Level II Site Plan Requirements Are Too Detailed For Properties Not Ready for Development Under the language currently proposed, those property owners prepared to develop within a COR zone will be forced to create speculative representations of prospective development on contiguous COR properties not yet ready for development. This will be difficult, if not impossible given the high level of detail proposed for Level II Site Plan preparation and review in revised RMC 4-8-120 and 4-9-200. Further, if the owner of a contiguous property under separate ownership is unprepared or unwilling to provide the information required for a Level II Site Plan, it could handicap the ability of the contiguous properties within the remainder of the zone to move forward with the development, regardless of the willingness of the majority of owners to participate in the Level II Site Plan process. III. The City's Desire For Coordinated Planning Can Be Met by Less Inclusive Language While coordinated site planning is critical given issues such as traffic capacity, railroad • crossings, environmental cleanup and improvements to public infrastructure such as highway interchanges, PQC believes the City's intent could be preserved through a requirement that called for a Level II Site Plan submittal by all contiguous properties with COR zoning "within the area proposed for development." If this language were added to the existing proposal, a contiguous property which is under separate ownership not currently proposed for development would not be subject to the Level II Site Plan requirement. Another approach would be to allow a substantial majority of property owners within a COR zone (e.g., two thirds of acreage with the zone, 40 out of 60 acres, or a similar threshold) to proceed with a Level II Site Plan without the participation of all properties within the zone. IV. "Contiguous" Should Be Better Defined Finally, PQC suggests that the City provide a definition of"contiguous" for purposes of the Commercial Development Standards. At present it is unclear whether properties would be interpreted;o be "contiguous" based on any proximity other than sharing common boundary. S0110413.01 Larry Brosman, Chairman July 14, 1999 Page 3 Thank you for the opportunity to provide comments. We look forward to ongoing participation in the amendment process. Very truly yours, e Charles R. Wolfe CRW:kc cc: Larry Martin, Port Quendall Company Lisa Grueter, Senior Planner/Project Manager, City of Renton Kevin Teague, Esq. 5011041301 PERKINS COIF LLP RECEIVE 5 1201 THIRD AVENUE,48TH FLOOR-SEATTLE,WASHINGTON 98 1 0 1-3 099 JUL 1 4TELEPHONE: 206 583-8888• FACSIMILE: 206 583-8500 199, ECONOMIC DEVELOPM- NEIGHBORHOODS. AND STRATEGIC PLAN?: CHARLES E.MADUELL 206 583-8886 maduc@perkinscoie.corn July 14, 1999 Larry Brosman, Chair City of Renton Planning Commission 1055 S. Grady Way Renton, WA 98055 Re: The Southport Project—File No. LUA 99-027; #99-M-2; T-3 Dear Mr. Brosman: We represent The Boeing Company. As you know, the proposed Southport project is located immediately adjacent to The Boeing Company's manufacturing facility for its 737 and 757 aircraft. Please include this letter as a part of the record on this project and The Boeing Company as a party of record. The Boeing Company has carefully reviewed the Southport project proposal and the requested comprehensive plan amendment and rezone. We have met extensively with city staff and the developer to address the Company's concerns—the incompatibility of the proposed residential uses and manufacturing operations, the absence of changed conditions since the site was last zoned, and consideration of the project before the Final Environmental Impact Statement has been issued. While we are hopeful that an agreement will be reached with the developer and the City to resolve the Company's concerns, this letter is to inform the Planning Commission of these issues, place our concerns on the record, and preserve the Company's right to take further action if that becomes necessary. V ly yours, Charles E. Maduell CEM:cf cc: Members of Planning Commission 03003-024103003-0241/SB991950.019] ANCHORAGE BELLEVUE DENVER HONG KONG LOS ANGELES MENLO PARK OLYMPIA PORTLAND SAN FRANCISCO SEATTLE SPOKANE TAIPEI WASHINGTON, STRATEGIC ALLIANCE: RUSSELL&DuMOULIN, VANCOUVER, CANADA z> outhport Traffic Impacts RECEIVED w. z Ine Petersen JUL 1 3 19' ;3306 Lake Wash Blvd N #2Subject: Southport Traffic Impacts Renton, WA 98056-1909Date: Sun, 04 Jul 1999 11:37:41 -07100 ECONOMIC DEVE OPME NEIGHBORHOODS. From: Kim Browne <kbrowne@halcyoni.NRIRATEGIC PLANNIN To: postle@lucent.com, alan.w.withers@boeing.corn, annhan@msn.com, bikesnob@msn.com, blinksoft@worldnet.att.net, bogey@nwlink.com, clgalvinia@aol.com, cwjrenton@worldnet.att.n, daletnum4@aol.com, david.dollinggte.net, guntargte.net, H4Hopkins@aol.com, habakorn@aol.com,jerryc@fishernulls.com,jking3@chmcc.org,jmvian@aol.com, karenjalat@aol.com, KCOMAC@aol.com, kwack@oz.net, labrador4@aol.com, laurieb@mvseac.com, LCKNIC@aol.com, lelievre@nwlink.com, letyoung@aol.com, lkolesar@gte.net, loreez@uswest.net, m.dipasquale@excite.com, mad_maxm@msn.com, mcnally@mbcc.com, mduke@msn.com, michel-t@qualmed.com (wk), mikes@highlandsscc.org mm2522@msn.corn, mmaxwell@ricochet.net, nash24a@aol.com, oldbrush@mindspring.com, paigemcgrath@hotmail.com, raymond.kusumi@gte.net, rcinque@aa.net, ritaann@transport.com, rsecrest@msn.com, sbboyd@carblink.net, steve.ruegge@metrokc.gov, sunrun7@eskimo.com, swmurphy37@aol.com, tommy.roger@aol.com, vlittleman.aol.com@smtp04.nwnexus.com, wagnerr@baylisarchitects.com, webgirl@seanet.com, wjdonald@nwlink, wldw23@email.mot.con Here is information about Southport's impact on traffic in our neighborhood. Lisa Grueter, the City Planner in charge of the Southport proposal, wrote this email in response to comments from Inez Petersen, one of our neighbors. You can email Lisa Grueter questions and comments at Lgrueter@ci.renton.wa.us>. You must, however, send a signed copy of your email to Lisa in order for it to be considered official. Send comments toLisaGrueter, 1055 S Grady Way, Renton, Wa 98055. Lisa Grueter wrote: Thank you for your interest in the Southport proposal. I am responding to your e-mail sent to Sue Carlson on June 30, 1999. Controlling traffic north of• the Southport site on Lake Washington Boulevard is a high priority for the City. Your comments were as follows: "I will be interested to see what the environmental impact statement says about increased traffic in the Kennydale area. There is no question that this development will increase traffic on the Boulevard, so whether this is acknowledged in the report and whether suggestions to control heavier traffic are mentioned are of great concern to me. The Boeing traffic already makes Lake Washington Boulevard a speedway in the morning and after work. If Southpark goes ahead, you must acknowledge the traffic problem and do something about it; for example; speed bumps or those circle gardens at intersections to slow traffic. They are needed NOW even without Southpark. " The Southport Planned Action Draft Supplemental EIS was issued on June 29, 1999. The Southport Draft Supplemental EIS does address transportation issues. Ten intersections are reviewed: Park Drive/I-405 northbound ramps, Park Drive/I-405 southbound ramps, Park Drive/Garden Avenue/Lake Washington Boulevard (LWB) , LWB/Site Access/Houser Way, NE44th Street/I-405 northbound ramps, NE 44th Street/I-405 southbound ramps, N 30th Street/I-405 northbound ramps, N 30th Street/I-405 southbound ramps, and N 30th Street/Burnett Avenue, and N 30th Street/LWB. Based on the City's transportation model and existing travel patterns in the site vicinity, the traffic trips generated by the development were calculated and distributed. The trip distribution indicates 5% of the Southport Traffic Impacts traffic would be to and from the north on Lake Washington Boulevard. The majority of trips generated by the development would occur on 1-405 (north and south - 60%) and on Park Drive (east and south - 3511) . The primary impacts of the proposal would occur at the site entrance/LWB and Park Drive/Garden Avenue/LWB. The impacts can be mitigated with channelization improvements along Lake Washington Boulevard (only between Park Drive and the site entrance) , and signal improvements at both intersections. A signal would be installed at the site entrance (which is also shared by Gene Coulon Park) and LWB. With mitigation measures, appropriate levels of service would be achieved. Generally, the proposal 's effects upon the remaining intersections were not found to be significant. With the proposed project, the N 30th Street/I-405 northbound ramps would experience a lower level of service, but the delay increase would be less than 2 seconds over backgroud conditions for the buildout year. The NE 44th/I-405 ramps with or without the Southport proposal experience poor levels of service. Improvements to the NE 44th/I-405 ramps are planned in the City's 6-year Transportation Improvement Program. I hope this information addresses your concerns. If you would like to contact me futher, my phone number is (425) 430-6578. Below I have listed comment opportunities related to Southport. 1 . Copies of the Southport Planned Action Draft Supplemental EIS can be reviwed at the City libraries and at City Hall (City Clerk's =office and Development Services Division) . Copies can also be purchased at the Development Services Division counter (6th floor of City Hall) . The comment deadline is 5 p.m. July 29, 1999. Written comments should be addressed to Lisa Grueter, Senior Planner/Project Manager, Economic Development/Neighborhoods and Strategic Planning Department, Renton Municipal Building, 1055 South Grady Way, Renton, WA 98055. A public hearing regarding the Draft Supplemental EIS will be held on July 20, 1999 at 7 p.m. in the City Council Chambers (7th floor) . 2. The Planning Conuuission will hold a separate public hearing on July 14,1999 at 7 p.m. in the City Council Chambers (7th floor) to take comments about the merits of the Comprehensive Plan Amendments, Rezone and Municipal Code Amendments requested for the Southport proposal. If you cannot attend the Planning Commission hearing, you may send letters regarding the Southport Comprehensive Plan/Code amendments by July 14th to Larry Brosman,Chair, Renton Planning Commission, 1055 S Grady Way, Renton, WA 98055. Regarding comment deadlines, based on City policy, E-mail comments are noL accepted unless they are followed up with written and signed comments. Thank you again for your interest. l 4-41.11e(-1. Lisa Grueter, SenioAr Planner Ade, 4'114/V? 44/1/ 101.L.i 41LAW-4e. C/ l.. Wll. V CITY XF RENTON LL Renton City Council Jesse Tanner,Mayor August 11, 1999 SUBJECT: Southport Comprehensive Plan Amendments To Interested Parties: The Renton City Council's Planning &Development Committee will meet to review the above-referenced item on the following dates: Thursday,August 19, 1999 3:00 PM 7th Floor/Council Chambers City of Renton 1055 South Grady Way Renton,Washington This is not a public hearing,but a working session of the Planning&Development Committee. As all Council Committee meetings are open to the public, you are welcome to attend. If you have questions regarding these meetings,please phone Julia Medzegian, Council Liaison, at 425-430-6501. Sincerely, Loud, 6.62,eke,u- oitethAD 11 Kathy Keolker-Wheeler, Chair 0 Planning &Development Committee Renton City Council 1055 South Grady Way - Renton, Washington 98055 - (425)430-6501 1 " ;r ell ?7/3/9j k'u sed '2, Diane G.Esmay 1.1 Evans 1 ,! --Browne PO Box 59264 3306 NE 11th Place 1003 North 28th Place Renton,WA 98058 Renton,WA 98056 Renton,WA 98056 lt 1CorreenOrtonF, ' Shirley Milliren Marge Richter Legacy Partners 1020 N.28th Place 300 Meadow Avenue N. 1756 114th Avenue SE,Suite 135 Renton,WA 98056 Renton,WA 98055 Bellevue,WA 98004 Paul Bergen g,: Elizabeth Warman Seco Development Enviro Issues Manager,Local Government Relations Attn: Rex Allen 101 Stewart Street#101 The Boeing Company 10843 NE 8th Street Seattle,WA 98101 PO Box 3707 MC 14-49 Suite 200 Seattle,WA 98124-2207 Bellevue,WA 98004 Celia Barton O Bob Boyd John Anderson State Dept.of Natural Resources Puget Western Inc. Puget Sound Air Pollution Contro Ago 950 Farman Street N.19515 North Creek Prkwy,Suite 310 110 Union Street,Suite 500 PO Box 68 Bothell,WA 98011 Seattle,WA 98101-2038 Enumclaw,WA 98022-0068 Larry Fisher 6 Bruce A.Coffey Larry Martin Dept.of Fish and Wildlife Foster Pepper&Shefelman PLLC Vulcan Northwest Region 4 Office 1111 Third Avenue,Suite 3400 110 110`s Avenue NE,#550 16018 Mill Creek Blvd. Seattle,WA 98101-3299 Bellevue,WA 98004 Mill Creek,WA 98012 rTh David Halinen 7 James Hanken Mr.Robert Cugini,VP Halinen Law Offices,P.S. Schwabe Williamson&Wyatt 4101 Lake Washington Boule ac< 10500 NE 8`s, Suite 1900 US Bank Centre,Suite 3400 PO Box 359 Bellevue,WA 98004 1420 Fifth Avenue Renton,WA 98057 YSeattle,WA 98101-2339 C huck Wolfe C- Donald E.Marcy Marleen Mandt Foster Pepper&Shelfelman PLLC Caimcross&Hempelmann,P.S. 1408 N.26th Street 1111 Third Avenue,Suite 3400 701 Fifth Avenue Renton,WA 98056 Seattle,WA 98101-3299 Seattle,WA 98104-7016 Renee Perrault Darrel Inglemund el ick McCann 2520 Park Place N. North Renton&Kennydale Defense Fund Perkins Coie LLP Renton,WA 98056 1309 N.30th Street 1201 Third Avenue,40th Fl. Renton,WA 98056 Seattle,WA 98101-3099 Inez Petersen L Charles E.Maduell Tjevin Teague 3306 Lake Washington Blvd.N#2 Perkins Coie LLP 1111 3rd Avenue,#3400 Renton,WA 98056-1909 1201 Third Avenue,48th Floor Seattle,WA 98101 Seattle,WA 98101-3099 Richard Wagner Rosemary Quesenberry Dennis McLerran 2411 Garden Court N. 3609 SE 18th Court Puget Sound Air Polution Contro kge Renton,WA 98056 Renton,WA 98058 110 Union Street,Suite 500 , Seattle,WA 98101-2038 IP 0 Barbara Questad Environmental Planner K.C.Wastewater Treatment Division 821 Second Avenue Seattle,WA 98104-1598