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HomeMy WebLinkAboutPN_Project_Narrative_&_Rezone_Justification_240813_v1 August 8th, 2024 City of Renton Subject – Project Narrative Preface & Pre-App Response Subject Site: 101 SW 41st Street, Renton WA 98057 Parcel #: 392680-0040 Preface In consideration of the feedback received by staff based on our pre-app meeting, additional information and context is provided here to be considered alongside those already prepared materials. Supplemental Materials 1. Rezoning of a single lot is not impermissible, and Washington appellate courts have upheld numerous single lot rezones when the rezone is compatible with nearby properties. This is particularly true when the rezone expands an existing neighboring zone. That is clearly the case here where the proposed rezone is essentially an expansion of the rezone adopted in Ordinance #5832. See examples: Save a Neighborhood Env't v. City of Seattle, 101 Wn.2d 280, 287, 676 P.2d 1006 (1984) (upholding rezone of single parcel); Sonneland v. City of Spokane, 4 Wn.App. 865, 867, 484 P.2d 421 (1971) (upholding rezone of 660-foot-square foot parcel); Murden Cove Pres. Ass'n v. Kitsap Cnty., 41 Wn. App. 515, 518, 704 P.2d 1242 (1985) (upholding a rezone of 4.39-acre parcel); Lutz v. City of Longview, 83 Wn.2d 566, 567, 520 P.2d 1374 (1974) (upholding rezone of 4.5-acre parcel); State ex rel. Kadow v. Bd. of Adjustment of City of Vancouver, 77 Wn.2d 587, 587, 464 P.2d 418 (1970) (upholding rezone of irregular shaped 116,000 square feet (2.66-acre) parcel). 2. Out of fairness, the City should treat our subject site in the same manner it treated 4242 East Valley in the rezone completed in Ordinance #5832. 101 SW 41st St is in a better position to qualify for a rezone than the applicant property in the 4242 East Valley rezone and neighboring properties all rezoned to CA. a. 4242 East Valley is a two-story office building, designed for office use, but 101 SW 41st St is a strip mall designed for arterial retail and not office. b. When 4242 East Valley applied, it was a vacant office building on a CO zone parcel, surrounded entirely by other CO zoned parcels. However, 101 SW 41st St is adjacent to CA zoned parcels to the north, northeast, and east, and is within a block contains additional CA parcels with only a single CO parcel separating our subject site from the CA parcels on the same block. c. To satisfy the changed circumstances criteria, the City supported the applicants argument that a decline in demand for office space was a change in circumstances justifying a rezone. That change was in 2016. Circumstances have drastically changed in the demand for office space and has only declined further since the pandemic, particularly in a strip mall building. A potential office tenant is much more likely to seek a vacant office building at this point, leaving retail as the only true option for our subject building. d. 4242 East Valley rezone was approved to additional parcels in vicinity but neglected to evaluate our subject site even though it is in immediate proximity to the CA zone. Without having evaluated our subject site at the time of the neighboring rezone, our property has been denied the same rights of evaluation. In accordance with RMC 4-9-180(F)(2), based on the materials provided for this specific application, rezone criteria are met as follows. a. The rezone has merit and value for the community, and will not adversely affect public health, safety, and welfare by providing broader retail opportunities than presently exist in the CO zone on a site more appropriately zoned CA. Additionally, zoning is intended to protect the welfare, safety, and health of the public, and to that end, aims to allow uses of property that result in an appropriate ban best use of the land. Here, that best use is retail. Further, retail businesses contribute to the City’s tax base and increase resources of public services and infrastructure. b. The rezone will not be materially detrimental to the uses of properties in the immediate vicinity thereof. In fact, many of the neighboring properties are already zoned CA, which is compatible with the remaining CO zoned parcels. c. Since the CO zone was established for the subject property, conditions affecting the subject property have substantially changed due to the dramatic reduction in demand for office space since the pandemic, especially office space in retail strip mall. The conditions have also substantially changed due to Ordinance 5832, which rezoned a majority of nearby parcels to CA without considering the subject party for the same beneficial rezone. d. The property subject to rezone was not specifically considered for a rezone at the time of the last area land use analysis and area rezoning, and specifically was not considered with its neighboring parcels in Ordinance 5832. e. The characteristics of development upon the land subject to the rezone application are compatible with the purpose and intent of the proposed zone as well as the zone- specific policy of the proposed zone, as provided by the Comprehensive Plan. More specifically, the entire area is identified as an Employment Area land use designation in the Comprehensive Plan, which is expressly compatible with CA zoning.; and f. The subject property is located in the Valley Community Plan area, and no governing Community Plan has been adopted. Therefore, the rezone does not conflict with any governing Community Plan. Please contact me if you have any questions or concerns. Sincerely, Northwest Permit Inc. William Millhollin – President William@nwpermit.com / Cell # 206-601-7043 May 20, 2024 City of Renton Subject – Project Narrative & Justification Subject Site: 101 SW 41st Street, Renton WA 98057 Parcel #: 392680-0040 Project Scope Rezone one parcel of land from Commercial Office (CO) to Commercial Arterial (CA) to accommodate expanded retail use types to align with the current use demand of the neighborhood and the objectives of the comprehensive plan. Project Narrative The subject property located on the corner of SW 41st ST and E Valley RD is located 100 feet from a major offramp of WA State Highway 167 and surrounded by Retail, Office and Industrial uses on the southern border of the city of Renton as it abuts the City of Kent. As one of the properties that immediately greets a large volume of traffic on these key arterial streets, it has become abundantly clear the increasing demand for Retail uses in this neighborhood needs to be met by an appropriately revised Zoning designation. As it stands, the current Zoning designation for the property is (CO) which is intended to emphasize Office use types while also providing some flexibility for other similar use types. However, based on our review of the property and the surrounding area, a more appropriate Zoning designation would be (CA). The designation for (CA) mostly encompasses the same uses of (CO) while significantly expanding use type allowances that are primarily how this subject property and the neighborhood is used, namely Retail. In addition to better neighborhood characteristics and Zoning designation, functions and evidence of this rezone are presented here. Adjusting Trends in Work Environments: The traditional office market has experienced a significant shift due to the rise in remote work and hybrid work models. Currently, a substantial portion of the workforce is either working from home full-time or engaging in hybrid work arrangements. For instance, 12.7% of full-time employees work exclusively from home, and 28.2% operate in a hybrid model . This trend reduces the demand for conventional office spaces, making them less desirable for tenants. As it stands, none of the tenants for this multi- tenant commercial building are an Office use. (www.smallbizgenius.net) (DemandSage) Economic Development and Retail Demand: Aligning the zoning to CA allows for a broader range of retail uses which can better meet the actual demand along these arterials. Economic development toward retail emphasized in this area by abutting properties which have been zoned CA as shown in the Neighborhood Map included in this submittal. Rezones of properties in this area to CA demonstrate the increasing demand for Retail focused amenities given the high volume of traffic affronting properties through this corridor. (LUA 16-000734) (Ordinance #5832) Compatibility With Existing Uses: The existing established tenants and use types of this commercial property are a mix of Retail, Services and Other Community use types that are compatible with the permitted use allowances of the CA zone. Existing uses established here are unchanged or are enhanced by the rezone to CA. This demonstrates further compatibility for these use types with the CA zone and does not displace those existing tenants or amenities currently servicing the community. As shown in the use table, these use types are provided more flexibility or are unchanged by the rezone. (Renton Municipal Code 4-2-060 Use Table) (Zoning Map) Compatibility with the Comprehensive Plan: The City of Renton's Comprehensive Plan emphasizes the development of the Employment Area that supports a mix of uses, including retail, to create dynamic and economically sustainable neighborhoods. By rezoning the property to CA, the new use allowances will align more closely with the comprehensive plan's objectives, fostering a balanced and resilient local economy. Further emphasized compatibility of CA in the Employment Area is recognized in the amendments made through Ordinance #6029 which included adopting CA in the Employment Area for which this area is designated. (Ordinance #6029) (Comprehensive Plan Map) Conclusion: The rezoning of this property from CO to CA recognizes the shift away from office related workplace density needs, trends toward high visibility retail space of this arterial corridor, stimulating economic growth opportunities and provides better continuity for the long-range planning of this commercial property. We request approval for this Rezone on behalf of the property owner and for the greater good of the city. (See Supporting Documentation Below) The Ultimate List of Remote WorkStatistics: The 2024 Edition By Dragomir Simovic February 6, 2024 Remote work is hands down one of the most desirable benets an employer can offer. The freedom to work wherever you want with more exible hours has led to US digital nomad numbers more than doubling between the prepandemic 2019 and 2021. Indeed, many remote employees expect remote work to become the new normal. We’ve created this list of the most interesting remote work statistics to examine how this model ts into the world post-COVID-19 and what it means for employee productivity. We’ve used reliable sources to answer the following questions: How has the popularity of remote work changed in recent years? What are remote work trends for 2023? How many companies offer work exibility, and how exible is this in reality? How many people work from home? Who is the average remote worker? What are the benets and challenges of remote work? What can we expect in the future of remote work? Key Remote Work Statistics – Editor’s Pick 67% feel the greatest benet of remote work is exibility in how they spend their time. Home » Small Business Stats & Facts » The Ultimate List of Remote Work Statistics: The 2024 Edition Best by Category Reviews Blog 31% of US employers exclusively hire remote workers. Companies allowing remote work have 25% lower employee turnover than those without. 64% of US on-site employees who prefer exclusively working remotely intend to quit their jobs. 62% of workers feel more productive when working remotely. The number of people who work primarily from home grew from around 9 million in 2019 to 27.6 million in 2021. 41% of small businesses are asking employees to return to work. Remote Work Stats More employees work remotely now than ever before, and exible work arrangements are emerging as a key perk in the world beyond pandemic lockdowns. Still, many small businesses, as well as larger companies, are requiring employees to return to the oce.  Here we have compiled key work-from-home statistics and other insights into the state of the workplace in 2023. In the United States, 30% of employers don’t allow remote work at all. (Owl Labs) Despite an increasing number of people seeing the benets of having exible working conditions, almost a third of companies in the US require full-time in-oce work.  However, full-time on-site work is a preference for only 22% of employees, according to the 2022 State of Remote Work Report produced by Owl Labs in collaboration with remote work consulting rm Global Workplace Analytics. 27.6 million people in the USA worked primarily from home in 2021. (U.S. Census Bureau) According to telecommuting statistics available in 2022, the number of Americans working primarily from home has tripled in recent years.  In 2019, before the COVID-19 pandemic shuttered oces worldwide, around 9 million people, or 5.7% of the total US workforce, worked primarily from home, compared to 27.6 million, or 17.9%, in 2021, according to the American Community Survey released in September 2022. Regular telecommuting surged by 216% between 2005 and 2019. (Global Workplace Analytics) According to stats on working from home, advanced technology makes it possible for many industries to be equally productive with completely remote and full-time in-oce staff.  Regular telecommuting expanded over 11 times faster than the rest of the workforce, which increased by 20%, and 54 times faster than the self-employed population, which grew by 4%, according to Global Workplace Analytics’ analysis of ACS data. 41% of small companies are asking employees to return to work. (Owl Labs) Stats on people working from home in 2022 show that small companies that hire between 10 and 50 employees are more likely to require them to return to the oce than enterprises with 10,000-plus employees (27%).  At the same time, small businesses are behind on updating their video meeting technology. Only 32% of them have done so, compared to 46% of larger companies with between 5,001 and 10,000 employees. 74% of professionals believe remote work will become the new normal. (Growremotely) The percentage is only slightly higher among entrepreneurs, at 76%. Working remotely adds to the sense of freedom for both entrepreneurs and professionals, as this lifestyle allows for more exibility in terms of where you work from. There’s little doubt these remote and work-from-home trends will continue in the future. 31% of US employers exclusively hire remote workers. (Owl Labs) Although 30% of companies don’t allow remote work, 31% are actually 100% remote companies. Only a slightly lower percentage, 29% of employers, allow hybrid work, with between one and four days spent in the oce. The shares of those requiring only occasional remote work and occasional in-oce work are 6% and 2%, respectively. By 2025, 36.2 million Americans will work remotely. (Upwork) According to remote work statistics unveiled by Upwork’s Future Workforce Pulse report, 19.4 million Americans worked remotely in the pre-pandemic era. The data also shows that, due to the pandemic, 53% of businesses say that remote work has increased their willingness to hire freelancers. In the US, 25% of workers work from home at least once every week. (Owl Labs) According to the remote workers statistics for 2022, 34% of US employees have remote jobs, while 41% are working in a physical oce. Tellingly, Owl Labs’ data also shows that millennials lead the way among those who prefer fully remote work, with 44%, compared to 41% of Generation X, 40% of Gen Z, and 38% of boomers. Gen Z, with 38%, leans more toward the hybrid model than millennials (37%), Gen X (34%), and boomers (30%). Working in an oce full-time is preferred by 31% of boomers, 25% of Gen X, 22% of Gen Z, and only 19% of millennials. 46% of women in the US prefer remote working. (Owl Labs) Statistics on remote work show only 39% of men prefer working remotely. At the same time, 37% of men, compared to 34% of women, like hybrid work more than other models. The survey conducted in July 2022 also shows that 24% of men and 19% of women prefer the onsite oce environment to hybrid work or being fully remote.  Benets of Remote Work People who work remotely love their improved work-life balance so much that a majority would even take a pay cut to have exible working hours. This and other startling statistics about remote work can provide guidelines to business leaders on how to proceed with the workforce post-COVID-19 pandemic. 67% of people who work remotely see exibility in how they spend their time as the biggest benet. (Statista) Remote work statistics from 2022 show that the second-biggest benet seen by 62% of remote workers is the exibility to work from any location. Having more time, thanks to not having to commute, is cited as a benet by 59% of respondents.  97% of remote workers would like to work remotely for at least some of the time in their careers. (Buffer) As we’ve already mentioned, 30% of companies still don’t allow remote work, even though it obviously has positive effects on employee morale and engagement at work. In fact, according to the remote working statistics unveiled by Buffer’s State of Remote Work 2022, a whopping 97% of respondents would recommend remote work to others. This is certainly something companies should consider in their proposals. Statistics about remote work show that 55% of workers would take a pay cut of 5% or more to have exible working hours. (Owl Labs)  The possibility of having a exible working environment is so tempting that 52% of workers would take a pay cut of 5% or more to have exibility in the working location. The share of those who would take a pay cut of 10% or more is 23%. Companies that allow remote work have 25% lower employee turnover than those that don’t. (Owl Labs) This may seem like a small difference right now, but it’s a clear indicator of the correlation between these two factors. As more and more companies begin to offer remote work as an option, employee satisfaction and loyalty will increase. 32% of people feel that a exible schedule is the greatest benet of remote work. (Buffer) Remote work statistics show that people also enjoy the fact they can work from any location they want (25%), don’t have to commute (22%), and can spend time with family (11%). Remote work obviously allows for a better work-life balance and greater employee satisfaction. 17% of remote workers say their companies have a four-day workweek. (Buffer) Even when their companies do not offer a four-day workweek, 69% of remote employees wish their company had this policy in place. At the same time, 14% say this option is not important to them.  Buffer’s State of Remote Work 2022 report also shows that 63% of workers’ employers support remote work by offering exible working arrangements, while 30% say this is not an option but they wish it were.  One-way travel time to work dropped from 27.6 minutes in 2019 to 25.6 minutes in 2021, thanks to more people working from home. (U.S. Census Bureau) Among metropolitan areas with a million or more residents, the San Francisco-Oakland-Berkeley, CA Metro Area and the San Jose-Sunnyvale-Santa Clara, CA Metro Area had the highest percentage of people working from home (approximately 35%) in 2021. This comes as no surprise since this metro has strong links to both the information and technology sectors. A half-time telecommuter saves 11 workdays per year thanks to reduced commuting. (Global Workplace Analytics) People working from home half the time save an estimated $600-$6,000 per year, even when additional energy costs are subtracted. These telecommuting statistics account for savings from reduced costs for travel, parking, and food. A typical US employer saves $11,000 for every half-time telecommuter they hire per year. (Global Workplace Analytics) Another piece of information that might help employees argue for their right to work from home is the fact that it’s benecial for employers, too. According to working-from-home statistics, the savings for employers come from increased productivity, reduced absenteeism and turnover, and lower real estate costs, among other cost- cutting benets.  If all those who could work remotely did so just half the time, the cut in greenhouse gas emissions would be equal to taking the entire New York State workforce off the road. (Global Workplace Analytics) This cut in greenhouse gas emissions would require a 75% reduction in driving on remote days, according to telecommuting stats. It turns out that remote work isn’t only benecial for employees and their employers but also for the environment. Work-from-home employees don’t commute daily, dramatically reducing the amount of pollution they’re responsible for.  62% of workers feel more productive when working remotely. (FlexJobs, Owl Labs) By contrast, only 11% feel less productive when working offsite. These remote worker productivity stats show marked differences by employee age – millennials and Gen Z feel more productive at home. In contrast, boomers and Gen X feel more productive in oce space. Remote Work Problems Of course, working-from-home stats also show it’s not all roses. The below section looks into how workplace stress trends are shifting and the possible fallout of pushing employees to return to the oce. 25% of remote workers are unable to unplug after work. (Buffer) The exibility of remote work sometimes makes it dicult to shut off from work and make use of free time. At least, that’s the case for 25% of remote workers. Meanwhile, 24% of remote workers cite loneliness as a struggle when working from home, according to these work-from-home statistics. An equal percentage of remote employees, 21% to be exact, say that working across time zones, diculty focusing, and staying motivated are their struggles when working offsite. 64% of US on-site employees who prefer exclusively working remotely intend to quit their jobs. (Gallup)  Workplace stress is nothing new, but the rise of remote and hybrid options has led to new developments in why people feel burned out and have lower employee engagement.  A Gallup survey of US remote-capable yet on-site employees in June 2022 showed that 47% of those who prefer exclusively remote work and 36% of those who favor the hybrid work model experience burnout and are more likely to look for a new job when forced to work from an oce.  At least six in 10 oce workers (65%) whose jobs can be done elsewhere prefer hybrid work, while the desire to exclusively work from home has more than doubled from 7% in October 2021 to 16% in June 2022, according to these labor force insights. 53% of millennials would look for another job if their employers asked them to return to the oce. (Employee Benet News) According to remote work statistics from 2022, 33% of boomers and 40% of zoomers would do the same. 53% of millennials and 46% of zoomers even feel a raise would be necessary to get them back in the oce. Employees are split on the most productive location for brainstorming. (Owl Labs)  Brainstorming is all about speed, wit, and bouncing ideas around the room. According to working-from-home productivity stats, 39% of employees prefer to do it in the oce and 37% from home. Workers believe the oce is the most productive environment for meeting new people (59%), managing others (51%), and team meetings (51%). 49% of workers feel managers view those in the oce as harder working and more trustworthy than their remote counterparts. (Owl Labs) The 2022 remote work survey by Owl Labs shows 48% of workers are concerned that working remotely means they have less of a say at work and will miss out on opportunities. Other Telecommuting and Working-from-Home Stats Did you know over 35 million digital nomads roamed around the world in 2022? Read about this and other stats on working remotely in the following section. 59% of remote workers around the world would like to continue primarily working remotely from home. (Buffer) Work exibility means that these employees are free to work from anywhere they want, yet most choose their homes as the optimal location. However, not far behind are remote employees who said they would prefer to continue primarily working from other locations (41%). These remote work stats are a perfect segue for some surprising digital nomad statistics.  79% of people working from home pay for their internet themselves. (AppNeta) Remote work statistics also show us that remote work comes with some additional expenses people don’t usually think about. Nearly four-fths of remote workers have to pay for their own internet because the company doesn’t cover this expense. Add another 10% of those who say their partners cover their internet expenses and 5% of those who say their parents foot the bill. A mere 1% say their company or employer pays their internet bill. There are more than 35 million digital nomads globally as of 2022. (Two Tickets Anywhere)  In the US alone, the number of digital nomads has more than doubled from 7.3 million in 2019 to 15.5 million in 2021. These telecommuting statistics from 2022 tell us that 73% of digital nomads chose this work model to improve their work-life balance; 68% due to the freedom of the lifestyle; 55% because of their love of travel; and 43% to avoid oce politics. An average digital nomad is 32 years old. While 51% of digital nomads come from the US, the UK is in second place with 8%, followed by Russia and Canada with 5% each. The worldwide remote desktop market is projected to grow from $2.27 billion in 2022 to $7.22 billion by 2029. (Fortune Business Insights) The global remote desktop software market is forecast to grow at a CAGR of 18% in the 2022-2029 period. The market, valued at $1.92 billion in 2021, is experiencing robust growth due to the increasing adoption of the work- from-home practice in the past few years.  The virtual oce market is expected to expand from $40.5 billion in 2021 to $137.7 billion in 2029.  (Maximize Market Research) The virtual oce market has also been experiencing higher-than-anticipated growth due to the increased demand for virtual oce spaces amid an increased adoption of remote work. The MMR projection assumes a CAGR of 16.5% in the 2021-2029 period.  Parting Thoughts Flexible work hours and exibility in how people spend their time are the key perks either desired or enjoyed by off-site employees, remote work statistics in 2022 show. So much so that the majority of workers who prefer to exclusively work remotely are willing to quit if their employers do not allow them to do so. One thing that is certain is that remote work is now a fact of life, and employers requiring employees to return to the oce should tread lightly to avoid unexpectedly high turnover rates in the months and years to come. FAQ Does working remotely work? Are remote workers paid less? Are remote workers happier? How can I be productive when working from home? What percentage of jobs are remote? Sources AppNeta Employee Benet News Fortune Gallup Growremotely Owl Labs Two Tickets Anywhere U.S. Census Bureau Buffer FlexJobs Fortune Business Insights Global Workplace Analytics Maximize Market Research Statista Upwork More From Our Blog Leave a Comment Your email address will not be published. Required elds are marked * Startup Failure Rate and 80+ Other Startling Statistics About Startups Small Business Stats & Facts / By Andrea / April 15, 2023 Under the Inuence – 80+ Inuencer Marketing Statistics (Infographic) Small Business Stats & Facts / By Dragomir Simovic / April 15, 2023 41 Small Business Statistics: Everything You Need To Know Small Business Stats & Facts / By Jula A. / April 15, 2023 Save my name, email, and website in this browser for the next time I comment. Post Comment » Type here.. Name*Email*Website Copyright © 2024 SmallBizGenius.net. All rights reserved. Aliate & Editorial Disclosure: To keep our website running, we partner up with some of the companies featured in our reviews. This means that SmallBizGenius may receive a commission when you sign up for a service or purchase product using one of our links.Our website also includes reviews of products or services for which we do not receive monetary compensation; information included in these reviews has been collected by SmallBizGenius. Product/service details may vary. Please see the issuer’s website for current information. Opinions expressed on the pages of this website belong to the author and do not represent the views of companies whose products and services are being reviewed. Some pages may include user-generated content in the comment section. The opinions expressed in the comment section do not reect those of SmallBizGeniu 23+ Remote Work Statistics & Trends For 2024 (Latest Data) By Rohit Shewale / December 19, 2023 Today, nearly 28% of Americans work remotely. This is a fourfold increase in the percentage of remote workers.  These numbers prove that the demand for remote work has increased rapidly to the extent that 63% of people prioritize remote work over salary.  Fascinating, isn’t it? Let us look closer at other interesting statistics associated with Remote work that will highlight its current state and future trends as we enter 2024. DemandSage Remote Work 2024: Top Picks 12.7% of full-time employees work from home, while 28.2% work in a hybrid model. 16% of companies globally are fully remote, while 63% offer hybrid work options. The demand for remote work will increase by 30% by 2030. 98% of employees prefer to work remotely.  27.5% of the American workforce works from home.  The productivity of remote workers declines by 8% to 19%. 59% of workers are likelier to choose an employer that allows remote work.  Employers can save up to $11,000 per employee after switching to remote work.  93% of employers plan to continue conducting job interviews remotely. 69% of remote employees experience burnout. How Many Full-Time Employees Work From Home? DemandSage The number of full-time employees working from home has fluctuated over the past years. The remote work trend that started during lockdown is getting more popular today.  More than 1 in 10 employees worldwide work from home as of now.  1) 12.7% Of Full-Time Employees Work From Home As Of 2024 Besides, 28.2% of the full-time employees work in a hybrid model.  More than one-fourth of the employees worldwide work in a hybrid environment. This gives them more flexibility and maintains a level of physical presence in the office.  Source: Forbes  2) 16% Of The Companies Operate Fully Remote At the same time, 63% of the companies offer a hybrid or remote-first option. The same study found that 44% of the companies do not allow any kind of remote work. Source: LinkedIn.  How Many Americans Work Remotely? The highest rate of remote work adoption is recorded in the United States.  The number of people working from home tripled between 2019 and 2021. Roughly 9 million, 5.7% of the US employees, worked online in 2019.  This number reached 27.6 million, or 17.9% of US employees in 2021. 3) 27.5% Of The Employees In The United States Work From Home As Of 2024 This number is more than double compared to the global average.  According to the Bureau of Labor Statistics, more than 1 in 4 employees in the United States work remotely. However, some academic surveys suggested that the percentage of US employees working from home is closer to 50%.  Source: Bureau of Labor Statistics, MIT Sloan.  DemandSage Remote Work By Demographics Remote work is highly preferred by GenX, followed by millennials. Meanwhile, GenZ gives the least preference to remote work.   Here are further details about the demographics of remote workers.  4) 61% Of The Men And 52% Of The Women Are Being Offered Remote Working Opportunities However, women have a higher preference for remote work, with 46% of women looking for a remote job. On the other hand, only 39% of the men prefer to work from home.  In fact, only 1 in 10 women prefer to work on-site. Here are further details about men’s and women’s preference for remote work and hybrid work.  Mode of work Women Men Remote work 46%39% Hybrid work 34%37% In-office work 19%24% DemandSage Source: McKinsey, Owl Labs. 5) 39% Of The Workers Aged 24 To 35 Work Remotely  At the same time, 25% of the employees in this age group work remotely but part- time.  This suggests that the millennial workforce values flexibility. Hence, businesses that wish to retain employees must offer remote work.  On the other hand, a study conducted by Statista highlights that 41% of employees aged 26 to 41 prefer to work from home, while 40% of employees aged 42 to 57 prefer the same.  The study further indicates that employees aged 18 to 25 are least interested in working remotely. Here are further details about the share of employees in different age groups that prefer to work from home.  Age group Share of Employees That Prefer To Work From Home 18 to 25 years 27% 26 to 41 years 41% DemandSage Age group Share of Employees That Prefer To Work From Home 42 to 57 years 40% 58 to 76 years 38% Source: Forbes,  Statista. 6) 45% Of The Workers With Advanced Degrees Prefer To Work From Home Workers with more education are more likely to have remote work options.  45% of the full-time and 31% of part-time workers with advanced degrees are more likely to work remotely.  Employees who have just completed high school or some college are least likely to work from home.  Here are further details about the share of remote workers with different levels of education.  Education Level Share of Full-Time Remote Worker Share of Part-Time Remote Worker Less than high school 32%21% High school/some college 29%19% Associate’s 31%19% Bachelor’s 40%26% Advanced degree 45%31% Source: Forbes.  Remote Work By Industry And Occupation DemandSage The industries that carry out all their major work on laptops or online tend to have a higher percentage of employees who work from home.  Hence, almost 1 in 4 employees in the IT industry work in a remote or hybrid setting.  7) The Computer And The Mathematical Industry Witnessed A 5-Fold Increase In Remote Work Compared To 2019 At the same time, business and finance operations and legal operations witnessed a 4 times increase in remote work. Surprisingly, the food preparation industry also witnessed a 2.5 times increase in remote work. Here are further details about the increase in remote work observed between 2019 and 2022 in different industries. Industry Increase In Remote Work Compared To 2019 Industry Increase in remote work compared to 2019.  Computer and Mathematical 5.4 times  Business and Financial Operations 3.9 times Legal 3.2 times Management 3.25 times Architecture and Engineering 5.1 times Life physical and social science 3 times Arts, Design and Entertainment 3.4 times Source: Weforum. 8) 41.2% Of The Job Listings In The Technology, Information, And Media Industry On Linkedin Were Remote  DemandSage The information and media industry witnessed the highest number of remote jobs worldwide.  The industry was closely followed by the education, administrative, and support services industry.  Here are further details about the industries with the highest remote job listings on LinkedIn.  Industry Percentage of Remote Job listings On LinkedIn  Technology, information, and media 41.2% Education 29.0% Administrative and support services 27.4% Professional services 26.5% Financial services 20.2% Source: LinkedIn News.  Productivity of Remote Work Employees DemandSage When addressing remote work, most employers and employees worry about work productivity.  According to a number of studies, the work productivity of an employee declines when working from home.  However, some researchers found that employee productivity may increase if a suitable environment is obtained.  9) The Productivity Of Remote Workers Declines By 8% To 19% At the same time, other studies recorded a decline of 4% in individual productivity.  Conversely, some studies claim that the productivity of remote workers increases by 13% to 24%.  Source: New York Times. Remote Work Preferences More than half of the employees said they would prefer working from home if provided with an option.   This is because employees prefer a job that offers them flexibility in their schedules.  Here are some cool facts about employees’ preferences related to remote work.  10) 59% Of Workers Are Likelier To Choose An Employer That Allows Remote Work  74% of the workers said that remote work opportunities make them less likely to leave a company.  Employees often highly value remote work, leading to increased job satisfaction. Hence, remote work has become highly desirable among job seekers.  Offering remote work opportunities enhances an employer’s brand and can attract top talents.  Source: Science of People.  11) 98% Of The Workers Want To Work Remotely, At Least Part-Time DemandSage This number is up from 97% recorded in 2022.  At the same time, 34% of workers want to work from home full-time.  Further, 98% of the employees said that they would recommend others to work from home. This number is also up from 97% as recorded in 2022.  Source: Buffer.  12) 68% Of The Employees Reported A Very Positive Experience With Remote Work Flexibility was the top benefit of remote work.  On the other hand, one in three remote workers reports their biggest struggle was staying home too often because they don’t have a reason to leave. Conversely, 1% of the employees were somewhat negative. Here are further details about the employees’ experience with remote work.  Experience of The Employees Percentage of Employees Very positive 68% Somewhat positive 23% DemandSage Experience of The Employees Percentage of Employees Neutral 8% Somewhat negative 1% Very negative 0% Source: Buffer.  13) 93% Of Employers Plan To Continue Conducting Job Interviews Remotely This displays that employers are willing to adapt to virtual methods. Further, they consider it a sustainable option compared to offline interviews.  Source: LinkedIn.  Benefits of Remote Work Remote work has benefits like flexibility, no commute required, saving time, and more. Plus, a hidden benefit of remote work is that employees and employers can cut costs.   Employees can save the dollars required for commute, while employees save dollars for space and other necessities.  Here are further facts about the benefits that come with remote work.  14) Remote Workers Earn Almost $8,600 More On Average Than Their In-Office Peers Remote workers earn 9.7% more a year than their in-office counterparts. DemandSage Additionally, Office managers stood to earn 31.7% more working remotely than they do in the office. Public relations managers followed closely behind at 30.1%, along with customer service managers and data analysts. This pay gap could be because employers decided to pass along their savings from reducing office space to their workers. On the other hand, only six in-office positions earn higher salaries than their remote counterparts: junior web developers, supply-chain managers, UX designers, insurance underwriters, financial advisors, and sales assistants. Source: Yahoo, Fortune  15) 22% Of The Employees Stated That The Biggest Benefit Of Remote Work Is Having Flexibility In How They Spend Their Time.  At the same time, the second majority chose that the most significant benefit is flexibility in where they live.  The benefits of remote work vary according to employee preferences and what they value more.  The following table displays the benefits that remote-working employees experience: DemandSage Benefits of Working From Home  Percentage of Employees That Consider It To Be The Biggest Benefit of Remote Work Flexibility in how I spend my time 22% Flexibility to live where I choose 19% Flexibility to choose my work location 13% I have more time because I don’t commute 12% It’s better for me financially 11% The ability to better focus on my work 8% Flexibility in my career options 4% I feel safer 3% Other 1% 16) Employers Can Save Up To $11,000 Per Employee After Switching To Remote Work  These savings are from reduced costs from the office space, utilities, lower absenteeism, increased productivity, and other resources. Source: Forbes.  17) 33% Of The Employees Stated That Their Anxiety And Depression Reduced After Working From Home At the same time, 36% said that they felt less burned out.  an average of one-third of employees working from home said that their overall physical and mental health improved due to remote work.  DemandSage The following table displays the health-related benefits remote employees experience after working from home: Health Benefits of Working From Home Percentage of Employees That Experienced Betterment In Health Less burnout 36% Healthier food choices 35% Reduced anxiety and depression 34% Improved overall mental health 33% Improved sleep 32% Increased exercise 30% Improved overall physical health 28% Source: Flexjobs.  Challenges of Remote Work  Remote work is not just about benefits; there’s a cost employees need to pay.  DemandSage Most employees experience fatigue and increased burnout levels when working from home. At the same time, a large majority of the employees also witness feelings of loneliness.  Let us take a closer look at employees’ challenges when working from home.  18) 69% Of Remote Employees Experience Burnout The issue of burnout persists even in the remote work setting. Even though remote work alleviates the stress of commodities and rigid schedules, it introduces new challenges like managing work, avoiding overwork, lack of work-life balance, and more.  Source: Monster. 19) 53% Of The Remote Workers Found It Harder To Connect With Their Coworkers Remote work makes face-to-face interactions difficult, resulting in a loss of communication. Further, a number of surveys concluded that remote workers face difficulty in getting connected with their coworkers.  This figure brings into the limelight that businesses must have strategies to help employees with effective communication and team building in remote settings. Conversely, 37% of the remote workers said that remote work neither hurts nor helps make connections with coworkers.  Source: Forbes.  20) 47% Of The Employees Find It Difficult To Manage At-Home Distractions While Working From Home  At the same time, 35% of the remote workers said that they felt isolated or lonely.  The following table displays the distractions faced by remote workers: DemandSage Challenges Faced By Employees Working Remotely Percentage of Employees That Face The Challenge Managing at-home distractions 47% Collaborating with colleagues/clients 35% Isolation/loneliness 35% Motivation 29% Tasking adequate time away from work 28% Disconnecting from work/burnout 28% Networking/fostering career development 24% Other 1% None of the above 6% Source: Statista.  Remote Work Trends and Future According to a study by the National Bureau of Economic Research (NBER), Remote work helps employees save 72 minutes of daily commuting. This proves that remote work saves costs as well as time.  Hence, after observing all the benefits of remote work, the number of employees working remotely went up by 24%, and those working in a hybrid environment increased by 16% after 2021.  Further, by 2024, 60% of the US workforce will be working remotely. This will be an increase of almost 20% compared to 2020.  Let’s take a look at some facts about remote work trends and future adoptions.  21) The Number Of Employees Working Remotely In The US Will Reach 36.2 Million In 2025  DemandSage This means 22% of the American workforce will be working remotely in 2025. These numbers prove that the future of remote work in the United States is promising, and there will be a slow yet gradual shift toward remote work arrangements.  Source: Forbes. 22) The Hybrid Work Model Will Emerge As The Dominant Approach To Work Location By 2030 NickBloom predicts that this model will be the new approach as it combines the advantages of remote work and in-person collaboration. As a result, it offers a flexible and efficient solution for both employees and employers.  He further added that remote work would also help in technological advancements as a number of innovative tools will come into existence. These tools will help organizations bridge the gap between in-person and virtual collaborations.  Source: Flex Index.  23) The Demand For Remote Work Will Increase By 30% By 2030 By 2030, almost all of the GenZ will be entering the workforce. As the majority of GenZ prefer flexibility, the demand for remote work will skyrocket.  Source: Gartner.  DemandSage About The Author Rohit Shewale Hello! I'm the lead Data and Statistical Analysis expert at DemandSage. I began my writing career in marketing. I have seamlessly transitioned into research and statistical data content. In my current role at DemandSage, I create and supervise statistically driven content, guaranteeing precision and contextual relevance. Leave a Comment Your email address will not be published. Required fields are marked * Type here.. Name* DemandSage Save my name, email, and website in this browser for the next time I comment. Post Comment » Email* Website Data-Driven Solution For Business Growth Company About Us Team Contact Us Latest Blogs Our Methodology Demandsage 2.0 Editor's Picks Elementor Pro vs Free Jasper Art Review TikTok Music Statistics Semrush Pricing 2024 Subscribe To News Letter Subscribe Email Address © Copyright 2024 Demandsage All rights reserved DemandSage DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Hex Report A. REPORT TO THE HEARING EXAMINER HEARING DATE: November 14, 2016 Project Name: 4242 East Valley Road Rezone Owner: Kaya Hasanoglu, 2125 1st Ave, #2105, Seattle, WA 98121 Applicant: Owner Contact: Arne Nelson, 4423 193rd Ave SE, Issaquah, WA 98027 File Number: LUA16-000734, Rezone HE Project Manager: Paul Hintz, Senior Planner Project Summary: The applicant is requesting approval of a rezone and SEPA Environmental Review for the property located at 4242 East Valley Road (APN 3123059114). The applicant’s property is roughly 38,740 square feet (0.89 acres) in area. The rezone is requested to allow retail uses within the existing two-story commercial building. The site is currently zoned Commercial Office (CO), which is generally intended to allow professional, administrative and business offices. The applicant has requested a rezone to Commercial Arterial, which generally provides for a wide-variety of retail sales, services, and other commercial activities along high-volume traffic corridors. The property is located along the southern City of Renton limits, bounded by a City- owned lot and by WA State Route 167 to the east, a CO-zoned property with commercial uses to the north, East Valley Road to the west followed by a block of commercial properties zoned CO, as well as SW 43rd Street and commercial properties located in the City of Kent to the south. Staff considered three options in response to the application (refer to the map below). Option 1: rezone of the subject site (shown in red) from CO to CA; Option 2: rezone of the subject site and other parcels within the block (shown in green) from CO to CA; and Option 3: rezone of the subject site (red), the other parcels within the block (green), and the three parcels within the adjacent block to the west that abut SW 43rd Street (shown in yellow). Project Location: 4242 East Valley Road, Renton, WA 98055 Site Area: Option 1: (subject site): 0.89 acre Option 2: 3.59 acres Option 3: 8.81 acres City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 4242 EAST VALLEY ROAD REZONE LUA16-000734 November 14, 2016 Page 2 of 8 HEX Report N City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 4242 EAST VALLEY ROAD REZONE LUA16-000734 November 14, 2016 Page 3 of 8 HEX Report B. EXHIBITS: Exhibit 1: Rezone Vicinity Map (of subject site) Exhibit 2: Rezone Vicinity Map (of Options 2 & 3) Exhibit 3: Rezone Aerial Map Exhibit 4: Existing Zoning Map Exhibit 5: Proposed Zoning Map Exhibit 6: Title Report Exhibit 7: Environmental Review Committee Report Exhibit 8: Environmental “SEPA” Determination, ERC Mitigation Measures and Notice Exhibit 9: Affidavit of posting and mailing C. GENERAL INFORMATION: 1. Owner(s) of Record: Kaya Hasanoglu, 2125 1st Ave, #2105, Seattle, WA 98121 2. Zoning Classifications: Commercial Office (CO) to Commercial Arterial (CA) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Vacant offices 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: Commercial Uses; Employment Area (EA) Land Use Designation; Commercial Office CO) Zone b. East: City of Renton property with utility building; WA State Route 167 c. South: City of Kent – General Commercial Zone d. West: Employment Area (EA) Land Use Designation; Commercial Office (CO) Zone 7. Site Area: 0.89 acre D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Pre-app PRE14-000583 N/A 06/2/2014 City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 4242 EAST VALLEY ROAD REZONE LUA16-000734 November 14, 2016 Page 4 of 8 HEX Report E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. b. Sewer: Sewer service is provided by the City of Renton. c. Surface/Storm Water: Drainage of surface/storm water is provided by an onsite catch basin, which routes to City of Renton stormwater facilities within the East Valley Road right-of-way. 2. Streets: The site is bounded by two roadways: East Valley Road and SW 43rd Street. East Valley Road is classified as a Collector roadway. SW 43rd Street is classified as a Principal Arterial. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-010: Zones and Map Designations Established b. Section 4-2-020: Purpose and Intent of Zoning Districts c. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations 2. Chapter 3 Environmental Regulations – N/A 3. Chapter 4 City-Wide Property Development Standards – N/A 4. Chapter 6 Streets and Utility Standards – N/A 5. Chapter 7 Subdivision Regulations – N/A 6. Chapter 9 Permits – Specific a. Section 4-9-180: Rezone Process 7. Chapter 10 Legal Nonconforming Structures, Uses and Lots 8. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The applicant is requesting a rezone and Environmental (SEPA) Review. 2. The 38,740 square foot (0.89 acres) site is located at 4242 East Valley Road, and abuts both East Valley Road and SW 43rd Street. 3. The subject site is currently developed with a two-story office building with 9,072 sq. ft. of floor area, which has been vacant for several years. The parcel includes 53 parking spaces and two access points one from each abutting roadway). 4. The property is located along the southern City of Renton limits, bounded by a City-owned lot and by WA State Route 167 to the east, a CO-zoned property with commercial uses to the north, East Valley Road to the west followed by a block of commercial properties zoned CO, as well as SW 43 rd Street and commercial properties located in the City of Kent to the south. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 4242 EAST VALLEY ROAD REZONE LUA16-000734 November 14, 2016 Page 5 of 8 HEX Report 5. The Planning Division of the City of Renton accepted the above master application for review on September 21, 2016 and determined the application complete on September 30, 2016. The project complies with the 120-day review period. 6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation, which is implemented by the Commercial Office (CO), Commercial Arterial (CA), the Light-, Medium-, and Heavy-Industrial zones (IL, IM, and IH), and the Resource Conservation Zone (RC). 7. The site is zoned Commercial Office (CO). The applicant has requested a rezone to the Commercial Arterial (CA) zone to allow retail uses. 8. Surrounding uses include: a restaurant/bar, a home improvement retail store, and two vehicle service/repair businesses to the north within the same block; East Valley Road immediately to the west followed by an entire block of CO-zoned properties with a mix offices, restaurants, and retail businesses; SW 43rd Street immediately to the south followed by the City of Kent and a wide range of commercial uses; and to the east lies a City of Renton lot with a utility building, followed by the right-of- way of State Route 167 (see Exhibits 1-2). 9. The purpose of the Commercial Office zone is: to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses.” 10. The purpose of the Commercial Arterial zone is: to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high -volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District.” 11. The CO zone is intended to serve professional, administrative, and business offices and related uses; yet most of the surrounding properties (notably those within staff-proposed Options 2 and 3) are used by retail and service businesses. Additionally, the subject site and properties within staff-proposed Options 2 and 3 are located along high-volume traffic corridors, and are therefore more suitable within the CA zone. The subject site, Option 2, and Option 3 are all ineligible sites for multi-family housing in both the CO and CA zones. 12. Although the proposed rezone of the subject site meets the rezone criteria, the rezone of only the subject site would be considered “spot zoning,” which is characterized as applying a zone to a specific parcel or small amount of land thereby granting certain privileges (i.e., allowed uses) that are not afforded to surrounding properties that share common characteristics (e.g., existing land use, access, geography, structures, etc.). 13. Staff presented Option 2 and Option 3 (see Exhibits 1-5) as areas to consider for the rezone from CO to CA in addition to the subject site. 14. Access to the site would be provided via two driveways, one located along each street frontage. 15. The site is mapped with no critical areas. 16. Staff received no public comment letters. 17. No other public or agency comments were received. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 4242 EAST VALLEY ROAD REZONE LUA16-000734 November 14, 2016 Page 6 of 8 HEX Report 18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 17, 2016 the Environmental Review Committee issued a Determination of Non-Significance DNS) for 4242 East Valley Road Rezone as well as Options 2 and 3 (Exhibit 8). A 14-day appeal period commenced on October 21, 2016 and ended on November 4, 2016. No appeals of the threshold determination have been filed as of the date of this report. 19. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed rezone. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Recommendation (Section J) at the end of this report. 20. Comprehensive Plan Compliance: The subject site (as well as those properties within Option 2 and Option 3) is designated Employment Area (EA) by the City’s Comprehensive Plan Map. The purpose of the EA designation is to allow a mix of commercial and industrial uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies: Compliance Comprehensive Plan Analysis Policy L-19: Employment Areas – Place areas primarily used for industrial development, or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit, within the Employment Area (EA) Land Use Designation. Employment Areas provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. 21. Consistency with Rezone Criteria: The applicant is requesting a rezone for Commercial Office (CO) to Commercial Arterial (CA) (Exhibits 1-5). The proposal is compliant with the rezone criteria of RMC 4-9- 180.F.2: Compliance Rezone Criteria The rezone is in the public interest: The applicant notes that the existing building has been vacant for four years, and recently was the target of “squatters,” vandalism, and theft of plumbing fixtures. Subject Site: Staff asserts that because the area appears to be a thriving business environment where no other vacant buildings appear to exist, the allowed uses of the CO zone are likely not desired by prospective businesses. Staff considers vacant buildings, and especially those subject to “squatting,” vandalism, or theft to be deleterious to the public. Additionally, zoning is intended to protect the welfare, safety, and health of the public and, to that end, aims to allow uses of property that result in an appropriate and best use of the land; therefore, a rezone of the property to expand uses would be in the public’s interest as it would likely result in tenancy of the building, which would also likely deter the aforementioned trespassing, vandalism, and theft. Moreover, businesses contribute to the City’s tax base and increase resources for public services and infrastructure, therefore, it’s in the public interest that the City foster appropriate opportunities for industry. Option 2 and Option 3: Staff also asserts that a rezone from CO to CA for the properties within Option 2 and Option 3 (see Exhibits 1-5) is also in the public’s interest. Many of the uses within Options 2 and 3 are nonconforming within the existing CO zone; rezoning these areas to CA would render these uses to be conforming. Businesses that are conforming to zoning can more easily secure City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 4242 EAST VALLEY ROAD REZONE LUA16-000734 November 14, 2016 Page 7 of 8 HEX Report financing and insurance, and are able to expand services and structures without the need to secure approval through Chapter 10 RMC, Legal Nonconforming Structures, Uses and Lots, or other specialized processes/permits. Stable businesses conforming to zoning are in the public’s interest. The rezone tends to further the preservation and enjoyment of any substantial property rights of the petitioner: The applicant contends that the area surrounding the subject site is predominately retail. Subject Site: Staff notes that although the surrounding properties [within the City of Renton] are zoned CO, many of their uses would not be permitted under the current zoning. These uses (restaurants, vehicle service and repair, etc.) likely pre-date the existing CO zoning and therefore are nonconforming uses, which are permitted to remain. The existing zoning precludes the property owner from being able to enjoy the same property rights (i.e., permitted uses) of adjacent CO-zoned properties that have the similar characteristics. Option 2 and Option 3: Owners of property within both Option 2 and Option 3 have rights to continue the nonconforming uses currently in operation on those properties; therefore, a rezone to the CA zone would further the preservation and enjoyment of substantial property rights of owners of property within Options 2 and 3. The rezone is not materially detrimental to the public welfare of the properties of other persons located in the vicinity thereof: The applicant contends that businesses in the area are predominately commercial retail. Subject Site: Staff agrees that many of the surrounding uses are retail and dining establishments that are typically located in the Commercial Arterial zone. Rezone approval would enable the subject site to be used and developed in a manner similar to other properties in the vicinity; therefore, rezone approval would not be materially detrimental to the public welfare of surrounding properties. Option 2 and Option 3: These properties are developed and have had the same, if not similar, businesses operating for years. The existing developments and uses of these properties have not proven to be materially detrimental to the public welfare of properties in the vicinity; therefore, staff contends that the rezone of Option 2 or Option 3 would satisfy this criterion. The proposed amendment meets the review criteria in RMC 4-9-020; and a. Is consistent with the policies set forth in the Comprehensive Plan; and b. At least one of the following circumstances applies: i. The property subject to rezone was not specifically considered at the time of the last area land use analysis and area zoning; or ii. Since the most recent land use analysis or the area zoning of the subject property, authorized public improvements, permitted private development or other circumstances affecting the subject property have undergone significant and material change. Subject Site: The CO to CA zone implement the same land use designation, Employment Area, and therefore the rezone would remain consistent with the Comprehensive Plan (see FOF 15 for the specific policy). The subject property was not considered in the City’s last area-wide rezone in 2015. Option 2 and Option 3: The CO zone is currently applied to these properties. Because City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 4242 EAST VALLEY ROAD REZONE LUA16-000734 November 14, 2016 Page 8 of 8 HEX Report the CA zone also implements the Employment Area land use designation the rezone would remain consistent with the Comprehensive Plan. The properties within Option 2 and/or Option 3 were not considered in the City’s last area-wide rezone in 2015. 22. Zoning Development Standard Compliance: Not applicable 23. Design Standards: Not applicable 24. Critical Areas: None present 25. Site Plan Review: Not Applicable 26. Compliance with Subdivision Regulations: Not applicable 27. Availability and Impact on Public Services: Not applicable I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the applicable goals and policies of the Comprehensive Plan, see FOF 20. 2. The proposal is consistent with the rezone criteria, see FOF 21. 3. There are no Critical Areas located on the site, see FOF 24. 4. The proposed rezone is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification, see FOF 8-11 and 21. 5. Although the proposed rezone of the subject site meets the rezone criteria, the rezone of only the subject site would be considered “spot zoning,” which is characterized as applying a zone to a specific parcel or small amount of land thereby granting certain privileges (i.e., allowed uses) that are not afforded to surrounding properties that share common characteristics (e.g., land use, access, geography, structures, etc.), see FOF 12. 6. Because the requested rezone of the subject site meets the rezone criteria yet would result in spot zoning, staff recommends considering expansion of the potential rezone to other properties identified as Option 2 and Option 3 in Exhibits 1-5, which also satisfy the rezone criteria (see FOF 21) and, based upon the differences between the purpose statements of the CO and CA zones (see FOF 9-11), are more appropriate sites and uses under CA zoning. J. RECOMMENDATION: Staff recommends approval of the 4242 East Valley Road Rezone from CO to CA in conjunction with a rezone of the land within either Option 2 or Option 3 (see Exhibits 1-5) from CO to CA. Staff recommends denial of the 4242 East Valley Road Rezone as a standalone rezone affecting only the subject site. 4,514 376 WGS_1984_Web_Mercator_Auxiliary_Sphere Vicinity Map of Subject Site This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Notes Vicinity Map of Subject Site Legend 256 0 128 256 Feet Paul Hintz phintz@Rentonwa.gov 09/27/2016 City and County Boundary Other City of Renton Parcels 6,000 500 WGS_1984_Web_Mercator_Auxiliary_Sphere Vicinity Map of Options 2 & 3 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Notes Option 1 (subject site): red Option 2: red+green Option 3: red+green+yellow Legend 340 0 170 340 Feet Paul Hintz phintz@Rentonwa.gov 09/30/2016 City and County Boundary Other City of Renton Parcels 4,000 333 WGS_1984_Web_Mercator_Auxiliary_Sphere Aerial Map This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Notes Option 1: red Option 2: red+green Option 3: red+green+yellow Legend 227 0 113 227 Feet Paul Hintz phintz@Rentonwa.gov 09/27/2016 City and County Boundary Other City of Renton Parcels 4,514 376 WGS_1984_Web_Mercator_Auxiliary_Sphere Existing Zoning Map This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Notes Legend 256 0 128 256 Feet Paul Hintz phintz@Rentonwa.gov 09/27/2016 City and County Boundary Other City of Renton Parcels Zoning RC-Resource Conservation R1-Residential 1 du/ac R4-Residential 4 du/ac R6-Residential - 6 DU/AC R8-Residential 8 du/ac R10-Residential 10 du/ac R14-Residential 14 du/ac RMF-Residential Multi-Family RMH-Residential Manufactured Homes CN-Commercial Neighborhood CV-Center Village CA-Commercial Arterial UC-Urban Center CD-Center Downtown COR-Commercial Office/Residential CO-Commercial Office IL-Industrial - Light IM-Industrial - Medium IH-Industrial - Heavy 4,514 376 WGS_1984_Web_Mercator_Auxiliary_Sphere Proposed Zoning Map This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Notes Legend 256 0 128 256 Feet Paul Hintz phintz@Rentonwa.gov 09/27/2016 City and County Boundary Other City of Renton Parcels Zoning RC-Resource Conservation R1-Residential 1 du/ac R4-Residential 4 du/ac R6-Residential - 6 DU/AC R8-Residential 8 du/ac R10-Residential 10 du/ac R14-Residential 14 du/ac RMF-Residential Multi-Family RMH-Residential Manufactured Homes CN-Commercial Neighborhood CV-Center Village CA-Commercial Arterial UC-Urban Center CD-Center Downtown COR-Commercial Office/Residential CO-Commercial Office IL-Industrial - Light IM-Industrial - Medium IH-Industrial - Heavy DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC Report ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: October 17, 2016 Project Name: 4242 East Valley Road Rezone Project Number: LUA16-000734 Project Manager: Paul Hintz, Senior Planner Owner: Kaya Hasanoglu, 2125 1st Ave, #2105, Seattle, WA 98121 Applicant: Owner Contact: Arne Nelson, 4423 193rd Ave SE, Issaquah, WA 98027 Project Location: Parcel No. 3123059114. Corner of East Valley Road and SW 43rd Street, Renton, WA 98055 Project Summary: The applicant is requesting approval of a rezone and SEPA Environmental Review for the property located at 4242 East Valley Road (APN 3123059114). The applicant’s property is roughly 38,740 square feet (0.89 acres) in area. The rezone is requested to allow retail uses within the existing two-story commercial building. The site is currently zoned Commercial Office (CO), which is generally intended to allow professional, administrative and business offices. The applicant has requested a rezone to Commercial Arterial, which generally provides for a wide-variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Staff considered three options in response to the application (refer to the map below). Option 1: rezone of the subject site (shown in red) from CO to CA; Option 2: rezone of the subject site and other parcels within the block (shown in green) from CO to CA; and Option 3: rezone of the subject site (red), the other parcels within the block green), and the three parcels within the adjacent block to the west that abut SW 43rd Street (shown in yellow). Site Area: Option 1: (subject site): 0.89 acre Option 2: 3.59 acres Option 3: 8.81 acres STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS) for all three options. City of Renton Department of Community & Economic Development Environmental Review Committee Report 4242 EAST VALLEY ROAD REZONE LUA16-000734 Report of October 17, 2016 Page 2 of 6 ERC Report 16-000734 N City of Renton Department of Community & Economic Development Environmental Review Committee Report 4242 EAST VALLEY ROAD REZONE LUA16-000734 Report of October 17, 2016 Page 3 of 6 ERC Report 16-000734 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Environmental ‘SEPA’ Review as part of a Rezone request for one (1) parcel, totaling 38,740 square foot (0.89 acre), from Commercial Office (CO) to Commercial Arterial (CA) zoning. The property has a land use designation of Employment Area (EA) by the City’s Comprehensive Plan. Both the CO and CA are implementing zones of the EA land use designation. Implementing zones of the EA designation allow “a mix of commercial and industrial uses” and “maintain a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses” (see Policy L-19 of the Land Use Element). The Commercial Office zone provides areas appropriate for professional, administrative, and business offices and related uses. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. The Commercial Arterial zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Uses surrounding the subject site include: a restaurant/bar, a home improvement retail store, and two vehicle service/repair businesses to the north within the same block; East Valley Road immediately to the west followed by an entire block of CO-zoned properties with a mix offices, restaurants, and retail businesses; SW 43rd Street immediately to the south followed by the City of Kent and a wide range of commercial uses; and to the east lies a City of Renton lot with a utility building, followed by the right -of- way of State Route 167 (see Exhibits 1-2). Although the proposed rezone of the subject site meets the rezone criteria, the rezone of only the subject site would be considered “spot zoning,” which is characterized as applying a zone to a specific parcel or small amount of land thereby granting certain privileges (i.e., allowed uses) that are not afforded to surrounding properties that share common characteristics (e.g., existing land use, access, geography, structures, etc.). Staff recommends expanding rezone consideration to adjacent properties (Option 2 and Option 3 shown in Exhibit 2-3) that have uses more appropriate for CA zoning and that also satisfy the rezone criteria. The CO zone is intended to serve professional, administrative, and business offices and related uses; yet most of the surrounding properties (notably those within staff-proposed Options 2 and 3) are used by retail and service businesses. Additionally, the subject site and properties within staff -proposed Options 2 and 3 are located along high-volume traffic corridors, and are therefore more suitable within the CA zone. The subject site, Option 2, and Option 3 are all ineligible sites for multi-family housing in both the CO and CA zones. Rezone approval would result in many existing nonconforming uses to be made conforming. Based on staff’s review of businesses within Option 2 and Option 3, no businesses would be rendered nonconforming as a result of rezone approval. Staff was unable to identify any adverse effects that would be realized as a result of rezone approval of Option 2 or Option 3. As part of Renton’s most recent Comprehensive Plan Update (Ordinance No. 5758) in 2015, the adopted amendments, land use map or zoning map updates were not subject to environmental review and analysis City of Renton Department of Community & Economic Development Environmental Review Committee Report 4242 EAST VALLEY ROAD REZONE LUA16-000734 Report of October 17, 2016 Page 4 of 6 ERC Report 16-000734 through an Environmental Impact Statement (EIS) process to adequately address the environmental impacts of the rezone prior to adoption; therefore, the rezone application is not exempt from State Environmental Policy Act (SEPA). PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures None C. Exhibits Exhibit 1: Rezone Vicinity Map (of subject site) Exhibit 2: Rezone Vicinity Map (of Options 2 & 3) Exhibit 3: Rezone Aerial Map Exhibit 4: Existing Zoning Map Exhibit 5: Proposed Zoning Map D. Short-Term Impacts The proposed rezone would not have any short-term impacts on the environment. As applicable, future development affected by this rezone would be required to address short-term impacts on the environment. E. Long-Term Impacts Most long-term impacts of this proposed action are expected to be minor. Impacts to the natural environment, transportation, public services, and utilities may increase slightly due to more intensive commercial uses allowed in the CA zone. However, because most of uses within those properties in Option 2 and Option 3 are nonconforming in the CO zone and would be allowed outr ight in the CA zone, any resulting environmental impacts have already been realized and therefore the rezone would not significantly increase impacts. These topics are discussed further in the Environmental Impacts Section (Section G). F. Land Use The following policy and goal of the City’s Comprehensive Plan support the rezone: Policy L-19: Employment Areas – Place areas primarily used for industrial development, or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit, within the Employment Area (EA) Land Use City of Renton Department of Community & Economic Development Environmental Review Committee Report 4242 EAST VALLEY ROAD REZONE LUA16-000734 Report of October 17, 2016 Page 5 of 6 ERC Report 16-000734 Designation. Employment Areas provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. Goal L-K: Provide an energetic business environment for commercial activity providing a range of service, office, commercial, and mixed use residential uses that enhance the City’s employment and tax base along arterial streets and in Centers. G. Environmental Impacts The proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the rezone. Staff reviewers have identified that the proposal is likely to have the following probable impacts. 1. Natural Environment Impacts: Although the CA zone allows more intensive commercial uses than the CO zone, most of the existing uses in Option 2 and 3 are those allowed under CA zoning, and therefore there will likely be no increase of adverse environmental impacts. Mitigation Measures: No further mitigation recommended. Nexus: N/A 2. Transportation Impacts: Although the CA zone allows more intensive commercial uses than the CO zone, most of the existing uses in Option 2 and 3 are those allowed under CA zoning, and therefore there will likely be no significant adverse impacts upon the transportation system. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services . Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Public Services Impacts: Increases in demand for public services related to the proposal would be incremental with future development and would likely be slight, compared to the magnitude of public service demands in the city. No potential for significant adverse public service impacts is identified for this proposal. Mitigation Measures: No further mitigation recommended. Nexus: N/A 5. Utilities Impacts: Increases in demand for utilities related to the proposal would be incremental with future development and would likely be slight, compared to the magnitude of utility demands in this City of Renton Department of Community & Economic Development Environmental Review Committee Report 4242 EAST VALLEY ROAD REZONE LUA16-000734 Report of October 17, 2016 Page 6 of 6 ERC Report 16-000734 neighborhood of the city. If location specific utility capacity issues were identified through review of the future development proposal, it is likely that localized improvements to utility infrastructure could be made, which is the responsibility of the developer. This is considered a potential adverse impact that could be addressed in future site-specific development reviews. No potential for significant adverse utility impacts is identified for this proposal. Mitigation Measures: No further mitigation recommended. Nexus: N/A H. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.” Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on November 4, 2016. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. 4,514 376 WGS_1984_Web_Mercator_Auxiliary_Sphere Vicinity Map of Subject Site This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Notes Vicinity Map of Subject Site Legend 256 0 128 256 Feet Paul Hintz phintz@Rentonwa.gov 09/27/2016 City and County Boundary Other City of Renton Parcels CITY OF RENTON, WASHINGTON ORDINANCE NO. 5832 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, CHANGING THE ZONING CLASSIFICATION OF CERTAIN PROPERTIES WITHIN THE CiTY OF RENTON (KING COUNTY PARCEL NOS. 3123059114, 3123059007, 3123059011, 3123059032, 3926800010, 3926800020, AND 3926800030) FROM COMMERCIAL OFFICE (CO) TO COMMERCIAL ARTERIAL (CA) (FILE NO. LUA16- 000734, REZONE HE). WHEREAS, on September 21, 2016, the City accepted an application from Kaya Hasanoglu to amend the City of Renton zoning map to change the zoning classification of King County Parcel No. 3123059114 ("Subject Property") from Commercial Office (CO) to Commercial Arterial (CA); and WHEREAS, the Subject Property is 38,740 square feet in size and is located at 4242 East Valley Road; and WHEREAS, on October 17, 2016 the Environmental Review Committee issued a SEPA Determination of Non-Significance (DNS) for the zoning map amendment from Commercial Office (CO) to Commercial Arterial (CA); and WHEREAS, the Subject Property is located within the Employment Area (EA) Comprehensive Plan land use designation, which is implemented by zones that include the Commercial Office (CO) and Commercial Arterial (CA) zoning classifications; and WHEREAS, this matter was duly referred to the Hearing Examiner for investigation and study after notice of public hearing was posted and circulated as required by the Renton Municipal Code; and WHEREAS, the Hearing Examiner held a public hearing on November 15, 2016; and 1 ORDINANCE N0. 5832 WHEREAS, the matter was duly considered by the Hearing Examiner, who issued Findings of Fact, Conclusions of Law and Recommendation on December 1, 2016; and WHEREAS, the Hearing Examiner concluded that the rezone should be expanded to include not only the Subject Property but also parcels within the same block and the adjacent block in order to, among other benefits, maintain legality and consistency throughout the area, increase tax revenues, and decrease the number of nonconforming uses in the area; and WHEREAS, the Council duly considered all matters relevant thereto, and all parties were heard appearing in support or opposition; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. The City Council hereby affirms and adopts the Hearing Examiner Findings of Fact, Conclusions of Law and Recommendation, attached hereto as Attachment A. SECTION II. The official City of Renton Zoning Map is hereby amended as set forth in Attachment B, attached hereto. SECTION 111. This ordinance shall be in full force and effect five (5) days after publication of a summary of this ordinance in the City's official newspaper. The summary shall consist of this ordnance's title. PASSED BY THE CITY COUNCIL this 13th day of February 2017. Ja n A. Set , ity Clerk 2 ORDINANCE N0. 5832 APPROVED BY THE MAYOR this 13th day of February 2017. Denis Law, Mayor Approved as to form: a.ts s...,,Li/l.G-...+. Lawrence J. Warren, City Attorney Date of Publication: 2/17/2017 ( summary) ORD:1951:12/5/16:scr wn ir,,oF RE,v -,, r'C ,,•,,,,,,,,,,,,o'', y-r s : SEAL = * 7e ;= .. : yc ',,, 4 . i /uu` a,• `• i' PA I,ED'S• 3 ORDINANCE NO. 5832 ATTACHMENT A 1 BEFflR.E TIiE IiEARL'tiG EX 1II:ER FOR THE C'iTY OF RE'T01 3 j l E: 4 43 E z'all y Rc a l 5 FT:IDTI iGS OF FA'T. C'dt l'C'LLTSICI:S (F LA«%ND REC"c7A 1 tENDATIUI°3 R,zoti LLt 1b-i0f)'34 I. SL=:4rt:TARY t1 Tt plicariz li s ti li d fQr a t ezuue of,9 ncres at 4?=? East 'aYlcy Road fi•oiu C'onuuercial cJf#i tu +'Qnuii rc:ial Aa•terial, It is r caiiuneiidecl tliat tiie C'ity C'fliuiail ap 3roti e tlie requested E; i'Zllil c ilC Xq A'1C tll .4111Ei1 I'Ct#I i IYZt'18 1'ZOI] tA R Stll'I'011l'tC{111€+ i11'a t 1flt tCl1al15 5,1 3C1'25 #I1C 15 tl #IS 4] C'1TT ilt i 4A1 K 0111111t1'CI#i] C ffiCZ, EJCIZ11C 111$ t112 1'CZl 11C IO SiliY•+t ndiaig areas Eti-ill G'OYCI a lpro-ing ;}iar c lc ot 3dally 1 au illegal si ot zone. Exte iciing tlie rezQsiz n ill al5a nbake th r tl3er g3rc p ti s iu tl r n r contc r uin. s uunierous uses ui th reconu iznclecl F ezo i area are e u^reutly r t iL «Jiieli is ii t auThui'IZ cj 111 XIl:1111'I1tIS'`sll)17I1CilU Z C OII1f11C'11L'LiII C ft1Cl`Z011., TI1C' C'« of#ie us s ir tl e rezrac nr t'ot lti ziot be reild t'ed 17011CfJIlfO1'1111I1 fi5 R 1'5111T t til' 1'ZZ011C. S111C fti e us ar fziso xuitt d ii tl e C'oiiutiereial r irterial zone, t? t8 T, TE STI'VICI'ti Y t P LI H1IitZ, F I1t017 5 11101' 3I#IlIl i'. Slllllillfll'IZZC' TIl ]]1'0 10S iI. Ib11'. H1I1TZ S iiCCl tI]3T SCi f S 1'1211£il'+' coiiuu udatioar is tur doption of c ption 3 iia tlie staff repoi t (extenclui the reqt ested rezone to 1 $,$1 ac:i^s) iul its a e atidai re ouunencl tioit is for adoption of Upiioii ? (extendix g tiie rezone ta 59 cr s). Iii r spoiis tv txuiner qu stions. Mr. Huitz izoted th tt Uath Uptious? a id 3 rould ot a cr at an ac axcui fr ruRiisg use5. c ffrces are pei7nittzd ses iii tlae t'c iuner ial Art ri l zone. R'Ir, H1IltZ 1Jti lJ IiOi r:tlIllill;ilt t?11 i'i f 1111 t#CtS Uy tll 1'ZOi1, He «asu't a t•a•t of ai y lez-el of sers-ice i'11k1 1 15 [i 1tll t'1 fY 115p(3PI9T1 11 f lI1T1 5 iia tl e i'ZOLl il'tA5 L1TlCI 1' CC91151C1 i'tlQil. Iii 1'Z5u0i15e t0 Xilili111 A' tl`a 1f 115 fi]Ati CI7:111 5 111 r:irciuiist i ce. Ivir. Hintz testified tl t Ii S 1}15 uiidersraiidii th at uatcix g nd ridalis ri in tlae 'acant build'nxg of tlie applicaiit's ropea ty is a receirt cie-el raiei t occa r7 ixz¢ vd-c tllz 1•st i tt' years. H iiotecl th t another `haiige ii cu cumstances is a i ti; ii3 in rk t fa e s tliat l Iif<1fJ2 tt e I>licant`s property less desu able for ofi"ic t sz. Adr. i Hit1tZ d1CIi1't:i1AT 4'4'il i1 illt applicant's ro•n tiras last rezoited, 1 4r, Hiutz isii"t acz are of ariy ozlier Rez ii Recpiiun ild tioii- 1 4 ORDINANCE N0. 5832 1 •acant l itild ii r5 ixi the ti-i:iiiity of tiz ai3plicaiit's pro erty, Tlie Uuildiiig l s U en i-acanr for foiu• years. 3 I lu at el e t sti:ti d. 4 III. EXHIBTTS Tlie 9 exiiil its iderititiecl at pns e 3 of tli I''o-eiul r 14. ?016 st7ff repotK «-•e adinitted into tliz ecu•d,duril the li i'1I3. T 1C ND'GYi1L1C'i' . ?Olb staff rzpoirt t as acimitted as Exhik it 10. Tt e staff v poc 1°p aixit t Ad iirr d as Exhibit 11, 5 I', FI:DI:tiGS UF FAC'T Proce lurals i' 1. ;4rsvli:Razit 3t-utr, K}a Hasanoglu is the 2.1 I1CelIlt.Otl il 1', The 3 I1CAi1L 1'Ii T S 11 "' 5s i 1, lst: 3 e. .o. T1U:. S t:ttlt.4`A 981?1. 1 ?. Hcarin , tie x•ing on tlic sttbj ct api licatio is l as licici OIl Ot'Gi11 C1' IS. 01 u the Rei t n'ifiy'out cii i eetuig chau2l ers. 13 i Substant#es 1 ,3. Pr j t D tss:rit tion. Th ap licant lins applieci for a rtzoiie o 0.89 acres at'=1? East"ailey ad frs3lii C'rJ1iAlI1'A'Clkll I fYiCt (C D IO C C)111111C1'C1:1 AI'k l'la 4C.''. TIl T'CZ011C 1S TCCiL1P.5 CCI t0 Tl101 1 r r ail ises -it i a exi ciu 9.072 >c u:r foot rn o-stoiy cc iiuuercial Uuilcling tliat lias l eeu-acant 17 I f r s i-•al yea•s, Tli C' zoni g district i s gen ratly intendecl to allot rafessioaial. administrati-e aata b sin s uftices, Thc r c u sted C'A design tioii g enerally ro-idts for a tt-ide--arizty of retail 18 s ic. s erti ic s. auci Qtt;ci'40111111trCii I i1Ct1'L'It1t5 I011 i11Qi1-'t 1i111C LTSff1C COk't'iC 01'S, 1 St,aff totisidered tl og tioris 'u respoizs to zh a plicatioii (refer to tlie iik p belon- eopied fi oui tlze 32 1'0I'i), jDtiA11 ; C 2011C Of tI1C StiL G!SSkC (SI10 1'11 113 1'CC ti'Alll CO tG+ C A: (.tt1011 Z: 1'CZO11C O£ i the s}jeat it i d otlier trcels tti•itli'ti the Ulock (shon u in •ceu) fi om 'O to C'A: and Optioi 3; CtZOl1 1 t 1 5t1I3J:4 51t 1 ed).the otlzer parctls tti•itliu Yli block(gx•ezuj. aid th e three parcels crithui Z I}l 9S j tll 3IlJCIC t0 1[5'Sf t111t 8 1LIL S 4r. rd Stl'4 i 1lJt1'il lII*y/Z1101'. Z4 5 Rewne Reco iu ie daciou- ? 5 ORDINANCE N0. 5832 4242 Ea t Valley Rc ar Re rre a ORDINANCE N0. 5832 1 a 3 k. < ., 4 5 i o ce e rriprc,era enG+x ad 1 Q r R Y t R'f'tAMRY 04n nG CtYMC RIi1P F,i llifK 1 Ilk+ ks I S r a 4 „ ., q s ta% r, :tr,a a"v ,.` ., 1'') ._...,....> .... ...,....,.......a. MA .».. s.s_..r ..... «. .. ,.,.. . ,.,.«._.. „,.......-«... r._......._.«,. 1 Exh bit 1 l} ° 1 5. I acts af l ione. The prvpnsed rezoue is likely to result iri significa benefit by re uCing l non o nfr ri g u es az d nabl ng reaso+able use of de eloped properties. Thc e bes fits i rease t rith isacr,ea i the zze Qf t e rezone area. No iignificant adverse impacts are aniicipated fram 1 7 at y+af t e rezon+esz e teept that linnitin e sezone to tt e applic ni's parcel coiaid result in an illegal sp t zaa e as cQ cl d in Ccmclusicra f I.at 1'Jo, b. Ix par s are ore specificallv addres$ed as 1 o l s: 19 a. B nefit of Rcza i t naticant's Pronertv. Rezon g the requested p rrcel to C? 2 ,rn 1d euable the property atvner to ti:e the property in a tneore canomie l rna mer. 'Ihe progeity ha: r tnaine l cfacant ror eral years v rhi e s urouz diug properiies zcmed CA have ih ived. This 1 dii er c o pa v ha 1eatl sta to c onclude that the C:O zc n e does not at orize us tl at are ai aead bv prospectiti e u s.s+s. urd er,as nnted in the staff repoit,ti acant buildi s are subje t tr squattia. va ad lli m az d th ft. t ich are deleteri us to the uljlic. Appsot^iug the rezone w rill 23 al U irurea e tax zevenues,urhirh is also i a the public interest. 24 B. Benefit f C tion 2 aad 3 Ftezc e. :dopting the(7ptian 2 and 3 rezones would a1sA 1 be'i eial as it c+uld dc rease the srumbes of nauc nf us s iri t}wse areas. The fl ption? 2 s ut 3 areas ca taiu nwmerous retail uses that are cuneutl? noneo foruiing, lik e]y b cause ihey pce Sat the J z ni xg. :the zonin.g de:siguarions of Options 2 and 3 t o,id render tlx,se 2 i Reztrae N.ecc»an endati+n- 7 ORDINANCE N0. 5832 1 re ail u+e ccmforxx ung;t h would enable the busimes es to m re easi]y eaEpan d,rou and c e. By c trast.due+c c uses in C prions 2 and 3 u ould not be r d ered no crnnfoniun. sisxce the r are auttxrtizect n.ses irt the "A zorxe, A ccording ta staff testirnony de riug t e heariag. rezcming the pr+c est i t ptic 2 and 3 woul l n+t render auy busi esses nonconfannin,g. All of the uses ide tifi 4 in t#icinity n ap in Firuliug of Fact No. 4 a pennitted iu the C 4 zo e, except fc r the Cit urilit 'tn aldisx if it's an ofi'ice builciaug (im w}h case it wcauld be audharized as an ad ainisizati e c litioz al use in the'A zone. E,•en if a business u e sen dered nonccanfcrrnsiug, zi c,1d still c ntisiue io op erate, but as previously m rntio ed th v o 1d be cavstYaints n nua difi eati ns and expa.sicx s. In tl is regard it is also isx ortant to note t1 ai n ati+ce cr#'the public h e ring tti wailed to all prc perties w iihin C}ptions ?and 3 a zw unritten or rezbal testi no ny aras yubruitte xpressiaa art r coneeer n over il e rezos s under ccrosideration. g en ia ev of Publie Infrastn eture Serviees Th re u asri t much infc+matian pces ni+ed d e i pact.s af ffie propos+ed upzones to public infras ruct ue and s en ices. Frant the litt1 e i otaariatir n in tt c tecord it a,pgears mrare likely than aoi t}ai the adec ate public sen,ic es a xd 1 i'aci irits +iii be a ailabl ta acccmunod te any increased en ands created by she modestl r sizsd rea an. :nror{ing t+e rezzones Rcruld preswcn,ably increase tra ic. as re#il use g enerally e erates 1 g mcar traffie tha a oPfice use. Staff had rr ut r ut act r Yraffic an ysis t r assess t f'ic impacts of t e rezan. but t a. iwt at arrce of an y le'ei c f ervic pre blems u^itlYin tl e ic iuiry c f any af the 12 rezr e optic>n.s. Tt r e i,s a1ss iuf raoarian on is ipaeis to other public sesc ces annd infi astructure. Ha+v er., the s a r p ort d oes idenrify at the C'ity of Rentcrn sefi,es ai] of the rezon+e areas uader 13 c rs Qes'at on vith t ater. sew r and stozm c ater facilities. Giti en the modest size of tl e propos ed 14 rez s +d set,rice cap cit r of'ity utilitiee;s, it is detennine d that r+e likely t an nat the I ropos.i upz+nes tritl ru t eeed publi sen.ri e and infrastructluae cagaaity. 1 T). Cntical Ar as. There aare crirical areas on-site. so auy in erease in ]a nd use 1b iu ity a i litat+d by ihe rezc e ould t po e a threat ta any e cironmentall seusi it e ar s. 17 b. "h n e ia irc un.st u s. There l as iac en a change in circiumsstances siuce the last ti ne aII 1 qt the r ne are.s aQ coasiQeration l ave last beeu aon ed:'r zonect. 4s testified b}r staff tl e z uk iat,iliry vf tbe property in the reznue areas wder c+ansideration ha,s likely cfrau ed ince the 19 pf p#i+ u ere z ed fiar es snmescial Qffice use. The applicant's property bas be ti acant far 2 ;se rexa vears siuce the applicant coulcin't find any connnercial offsce te.nanis. The urravndin prop rt es tsat=e for tf e nm st part de,eloped a retail u es. This all strangly sug,ests that th ere is s h 1es.s d s aa for off ee irse in#lie subject Cfl areas than was autieipate i w1 e ihe prop erties z uecl C'. 23 C"4."tii.'LL'SI U:S UF L,'1' 24 1. . RIaSC. 4-8-(+G} classifies rezone requesi as a Type IV a plicatiasr. hich retmpuuires the earin,eY Pr to m,ake a rerc endatin,4 to t City C+w cil after hold ing a gublic h ating• 2b Rezane Reca mmendation- 5 8 ORDINANCE N0. 5832 l. 2. Zo:uu.`orrq reheasive P'lan I?esi in . The applicant's 0.$9 acte parcel is designated Fu lcry rt !rea in the Citv`s ConYpr ensive Plau. C ri+us 2 aud 3 are als c esignatc d F..lr}uenc:a. The appl an.t's parecl anid all prop esty u^ithin Optio s 2 d 3 are desigpateci 3 . The cr nt "rea t:napreh iv+e Plan desiguation is pi enu ed bv both the C and 4 '( z+.as t 11,s;era+ot2aer zcr ing desi narians. 3. R ie4v Criteria. Rez c sta ard are subj ct to RMC 4-9-180(F(2). 4ppliea ble sta aidards are qvot d b o,°in italics ar d applied throitg,kh ccyrrespand'uag co cluiicx s of 1ati. 6 RE 201'E CRIIERL 8 .1 i A-9-18 F)f 2)(; TJae r o e ts irt tJr publ c tr terest, arrd b. The eritericm is xne for Uptia s Z an 3. As not ed in Fiading of Fac I c. . the pr+osed 14 re2 ne u1d n t cr ate auy aclti erse impacis aud t•ould i fact be higlily beneficial to the bus irmesses f he area b}' fCtit CS'1ii i2l fOi15 IACIACOTif4fiTitTl L7t15121CSS COTl OilY11I3 and also e able in rre 11 e on s ic llv pro ltticti use of tl e a p icant's propercy. 12 ion 1 isniting Tla rezas ae to the appficant's praper C})i 1i}ely nat i the pn.ib ic`s inserest beca se it +cn.d c uai i y s an i le al `.spc t zone". : s ot zone is t Rell eserib eci in h'rnrrnx s iers 13 P s n atfo soeiat#ora k. Cit v,f Tacoma, &4 Ub'n.2d 416.21 (197 4), i:x c hic]t1 e ourt ru1e: 14 y,r rerttly stat d r aat illegat spor onirrg is arbttrcn nnd mreasanabie =rir ag 1 actro r b}°hfeh a smaller area is sir gted nit of a larger aren or iisn rct rnrd speeiatt, ne,ar s¢classtftcanvra rorallv di,'erent frnm and trrconsistent wtth rh¢ctnssifrcarion o,f 1b rD e s tirourrdfr g darrd, r ot irr accorda»c¢x ith the co»rpysha asi e plan„ 17 If ie'i}P G nsa eii linuted 3hc rezcnne to the applicaui`s property. it«rn ld ereate a sYnall i and 4f: 1$ zs ni cornp t ly s rrr und e d t y C`C1 2cnun aC ea.t. ues and florth. .yith the Cit of Kent adjac+to t we rrut t. Such a ez nne u ould likely qua as a spcat zeme. 19 24 C.'i. -9-LS t'F)(?('by: I i e re_t,rae t ds to fr rth r th prese crtiora mrd r oti me at af r r su sta rttal pr r erty rf,ghts o"tt E,pe tt an r, a»d 2 22 7. The crit eri nn is m for ali t re e optio,s fa r i e re saus icientified in Finding of Fact N a. 5. Bz r C7 ption 1. t e rezcme v criuld able the applica7nt ro firid busixbess+es to c cc py his ti cas t 23 ui.i dn. Pot t ptios s ? and 3. t3ye sezoue v cnild rende r nun3erous n,onconforu business s c nf'sarua ng.a d t auld alsa rnaJce the properties na c re n arketable fc r busine:ss de elc z t. 24 R.i -9-180((2 c): Tii re orr¢ is nor mareria[h detrimentcrd to the p rblic e nre af rhe p ra,p ertt s of r herp,ersons tocared»t1 t tc rrtn t rereof and 2 R ezane Rec ntfation-b 9 ORDINANCE N0. 5832 Tt criterian is met. :.s cl terrniucd iu Fisiding ofFa t I' o. S, the rezcmes fras all ti ree c rrion s tltl ot cr ate auy si saificaa t act erse i.lpacts and wouid in fact t bi kil be i ia ta the res e ie uri iu c rezc area as ell as tlye C'itp a a u hole by imcr+easi.e tax re euues and pr o in r+n,ic Qe.re 4 n nt. 4 3 .ri'-9-1$(F)(Z d'j: The rerorae meets tire revrew crtteria in strbsectiara Fl c f this Sectsvn. b $. Tt e criteric n i szte. Tk e pr r xaasal is ecr asisten 7t all st,aarclards iunposed by s bsection F1. Stt i na F1 ec ttires eon isiency wiW the cou arehensi,re plan_ For the reas+us icienrified in 7 Fisiding af Fa io. 24 c f tt e staff nepari. t3 e prcr osal is consisteut uith t e cam reh ensitie plan. Subse tion F1 als a sec twres ezt er a1 1)the subject property was nat specifiraf y considered in the la,t ar+ea a d e aualysi,s a d az+ea zoni.g or(2}tt at ircuarssta a ces hati e si ifica tiv ciia ged sin ce rh m xs eee ent zcmiz of ae area. The staff r ort otes that t1 e rezone of th e n'c emY a not c ic red iu ihke la.st rez e af tt e ar a, urbie3 t°as dcm e in 2015. Fin,aflv. 5utrsecticra Fl requires 1, iha the r zan e "meet th r¢reia criteria an R'4'C'4-:-010". RMC 49-0 0 sets fihe re ie•critena for coa reh us ve lau rnCs. I'lye con re Cusiv e pl n criteria focl s upon inipacts co grov fthh 1 emp,dat rates, a uacy of public i.s frasirucriue. cemsiste cy v it co rel o.sive plan bj ee3ic s aa,d icupact: upon e ntihsoann nta sensitit e ar as. :s prec iou,sly couclude i, alt of t}a prrrpo i re u es Lt cler cc asicieration are ccansistent ,7 h the cou nehen i e p1a tlss c temun,d im 13 Fis 4izag cafFaet v. ,5,tk ere are ad quate public ser Yces and uafrastruct srre to sene the rezones i r co id rrario aind t reztrae t°oi ld wt adverseiy affect :uxy eu qrcr en#lly se asiri`=e areas. The 14 Pf': nczc»Les s Qu Ci b a e a beneficial iu act ttp m empioyqnent sates. si ce it «ill facilitate b i.a es:de eio r eut ua t e r zo areas. 15 9. Vf,'a:lura!tcm cot rts ha c argitably ado a ed a sam d hat different set of rezone sta:ri.ds t aa 1b tlua e ct rr tly incc zZaorated in the R nton I4iwqicipal Cod e. Far rezo cs, 4'as3 ington appellate 1. ecsurt require that the pr o t;s of a rezone m ust establis that conditions b ave substantiall; chat ed sa e ttte ,gin.al s1 ru ing and that the rezcme must bear a substuitial reL tions}up t4 the 1$ ub1i Y alda. sa:Get}. ua xals or welfare. See hrnarrn-'a»rane; LLC'ti_ Tabler. 105 t,'n. App. 103, 111 (?+01, If a reznne iu leu ts tl e Comp rebensive Plan, a sZw`v ng thai a rh e of i9 c i es b as ccurrr d is t t r+quired. Id. at 112. As to "implemerrting th¢ Cr,»a;oreh asiw¢ o Ptan". ii z o uw at debatable u hether the ca uts require that th e r zone is n ece:ssary to impleme t th paan a apposes!r+beiz g imply eonsistent zyith the co rehensi`e plan. In the application tt.er 1 re i ct, xhe fequ cstect rezonue is not z eces ary to im,pleme nt tb e ecn arehensi e plan siuce the c urent C Aesi ation i consi teut w th the campret ensz e plan laud use desig,s ati s for tY e pr'op'e t' unAer t eu. I tt ever, th e propo d rezoa es unde.r re iew are ceztainty cosisiste t w~ith c rnpr hen.sitv,e pLar becau e the A desigiaation ia ails o consistent unth the coynprehensi,e plan Lwd 2 u e+ci i,n,atiaas for tbe propexty w 8er te iew. In order to re o e auv daubt, it is be$t ta apply the c sag in cir tar+c standard tv ea a rezo e i n'i necessa y to impler ent t}ae cou rehe si e4 pla. Irx t9 is case, th re is ihe requisite change in circumstanc as d€tenuined in Fisdiug of Faet No. 2 b. All r ne c7ptis s m et th e judi cial criz+eria for a r zone{excluding th spot zon e isSue address d an:o clusifln crf I..v I Q, fi}. 2b R,ezone l o+unmendation- 7 10 ORDINANCE NO. 5832 o:i:iE:Tn T o T,e 2 earis g xa..*re d. t at th C'iry C uncil ap nove tlie Uption C rezcYn e (8.81 a srs) s identzfued iri Fintisi r f Fact Na 3. 4 1.,.'TEI t 1`day nf Tk cexnber.2016. b c ` ". 7 I'i 1 +al n,ftit. 8 itu of Revton Heari g Exan ines 9 1 t;.LL:ITIOi1:''30TIC'ES 11 1t f'f t ed pr p tu owx ers ra av requ s# chan e in iialuarion for property tax purpQses 13 npt ith.standiug an r Progt u ofre.raluaricm. 14 1 1b 17 18 19 2Q 21 2< 23 2 2b Re aae Reco nn endation-S 11 ORDINANCE N0. 5832 ATTACHMENT B A,-, , y y -; , , Sw3D p St < r, ,, .^ r "k, ' r r, n, r.; h w. f; p i , t r;F^,R,, r' : i X ; r__r f y t f x.. I , . 4 1 °li r-e:-w'... s 1 I +5 K s..r_x,.l,4, s.., y. t;lvx- r`w% vF}v 'v'- K ' r ,K ?'. \ 'r _ vj J . . y..^F'^i"Y W M';k'Y'`F J' y ++-- I i ';', ., r -- , . r' Fh'R n y' Nt "% j. d_N ^ i A` r^ r i ,z x k I 4 f( f, r r i f L ia ; V i k f' i S ' i I I ' j Y f % k jyX. ......_. .,.. ...,....._. s. ,....._.. .....,., a.:l_.,...._. a I,_._.. I ., .. .. i SW 4J81 Sl r, Y. .,{ -,-, 7 . , ...... _ . f. , ._ , .,..-_ ._._, ,. .. , , , ._ - v' i'' j t a , t t I _ r w F FJ'' . 1 . ' . " - , '.. ,F ., ,. r^t , . y:..« fi . , ' ,! j , j i' t f , vj r , , - rJ Rl^? . . , , ' , a , ' , f f t r n , I , ,' f II . . ' I I , ' . , . , 1 I I 5W+13rd St w r .r +ww r .i. w r i.. ... r r ..i. *w.. w w. ++ . .i. ... r . . R/i r=l '_ " 1Q' / k.,2 5 ` f f f 4242 East Valley Rd - LUA16-000734 F i a.,s 2a 8 Proposed Zoning Change from CO to CA ona Parcels Q Proposed Zaning Change from CO to CA Zoning Desi natfon n Commeraal Artenal(CA) Light Industrial(IL) i ninwnitr&]..es„e n CARIIT1 fCla1 O(ICe(C{7) hAedium Industtial(IM) ; s k"id.,pi.o n 12 4-2-060 Zoning Use Table – Uses Allowed in Zoning Designations: USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 A. AGRICULTURE AND NATURAL RESOURCES Agriculture P35 P35 Home agriculture AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 Natural resource extraction/recovery H H H H H H H H H H H H H H H H H H Research – Scientific (small scale) P P P P P P P P P P P P P P P P P P P P B. ANIMALS AND RELATED USES Beekeeping AC AC AC AC AC AC AC AC AC Kennels AD P37 P37 P37 AD AD AD AD AD Stables, commercial AD AD Pet day care P37 P37 P37 AD AD AD AD AD AD AD82 AD82 Veterinary offices/clinics P AD42 P P P P112 P P P29 P P82 P82 C. RESIDENTIAL Detached dwelling P P P P P P P Attached dwellings – Flats P P P P6 P6 P6 P6 P16 P6 P6 P6 Attached dwellings – Garden style apartments P P6 Attached dwellings – Townhouses P P P13 P6 P6 P6 Attached dwellings – Carriage houses P P P13 P6 P6 Manufactured Homes Manufactured homes P50 P50 P50 P50 P50 P P50 P50 D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Accessory dwelling unit AC7 AC7 AC7 AC7 AC7 AC7 AC7 Adult family home P P P P P P P P P P P3 Assisted living AD AD P P P P3 P40 P P96 P96 Caretaker’s residence AC AC AC AC AC AC AC AC Congregate residence AD P P3 Group homes I AD H3 Group homes II for 6 or less AD P P P P P P P P P P3 P Group homes II for 7 or more H H H H H H H H P H H3 AD Home occupations (RMC 4-9-090) AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC Live-work unit AD AD AD Permanent supportive housing88 H H H H H H H H H H H H H6 H6 H6 H6 H16 H6 H6 H6 Transitional housing88 H H H H H H H H H H H H H6 H6 H6 H6 H16 H6 H6 H6 E. SCHOOLS USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 K-12 educational institution (public or private) H9 H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H87 H87 Other higher education institution P29 P29 P29 P P P P21 AD87 AD87 Schools/studios, arts and crafts P P29 P29 P P P P Trade or vocational school P P H H H77 H77 F. PARKS Parks, neighborhood P P P P P P P P P P P P P P P P P P P P Parks, regional/community, existing P P P P P P P P P P P P P P P P P P P P Parks, regional/community, new AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P G. OTHER COMMUNITY AND PUBLIC FACILITIES Cemetery H H H H H H H H H H H H H H H H Religious institutions H H H H H H H H H H H H H H H H H H H H Social service organizations H H H H H H H H H H12 H21 H82 H82 Private club, fraternal organizations H H H H H H H H H H H H H H H H12 H21 H82 H82 City government offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD City government facilities H H H H H H H H H H H H H H H H H H H H Community health engagement location (CHEL) Jails, existing municipal P Diversion facility H71 H71 Secure community transition facilities H71 H71 Other government facilities H H H H H H H H H H H H H H Other government maintenance facilities H H Other government offices AD42 P P P AD P112 P P P P P92 P92 Homeless services use H H H H H H H H H H H COVID-19 deintensification shelter P101 P101 P101 P101 P101 P101 H. OFFICE AND CONFERENCE Conference centers P P P H P P P P21 P18 P18 Medical and dental offices AD42 P P P AD P112 P P P P P92 P92 Offices, general AD42 P P P AD P112 P P P P P92 P92 I. RETAIL Adult retail use (RMC 4- 3-010) P P P P P P P12 Coffee stand80, 81 AD AD AD AD AD AD AD82 AD82 Commissary kitchen31 P P P AC AC P26 AC P27 AC AC AC USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 Drive-in/drive-through, retail19, 80 AC AC AC AC AC61 AC AC61 AC82 AC82 Eating and drinking establishments80, 81 P1 P1 P1 P1 P1 P1 P1 AD33 AD34 P29 P P P22 P61 P P61 P12 P82 P82 P82 Horticultural nurseries, existing AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Horticultural nurseries, new AD AD29 Marijuana retail (RMC 4- 1-250) AD P AD P21 P82 P82 Mobile food vending P10 P10 P10 P10 P10 P10 P10 P10 P10 P23 P23 P23 P10 P23 P23 P23 P23 P10 P10 P10 Retail sales AD33 AD AC AC AC P22 P P P P54 P21 P82 P82 Retail sales, outdoor P15 P30 P30 P30 P15 P15 P15 P15 P15 Taverns AD P20 AD P21 P82 P82 Vehicle sales, large P29 P29 P29 P29 Vehicle sales, small P P P P68 Walk-up window81 AD1 AD1 AD1 AD1 AD1 AD1 AD1 AD33 AD33 AD AD AD AD AD AD AD AD AD AD AD Wholesale retail P P P P29 P79 P79 J. ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business (RMC 4-3-010) P P P P P P12 Card room P52 P52 P52 P52 Cultural facilities H H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD Dance clubs P29 P29 P29 AD P20 AD P29 AD Dance halls P29 P29 P29 AD P20 AD P29 AD Gaming/gambling facilities, not-for-profit H29 H29 H29 H20 H29 Movie theaters P29 P29 P29 AD P20 P P12 P82 P82 Smoking lounge Sports arenas, auditoriums, exhibition halls, indoor AD29 AD29 AD29 P20 P AD29 H18 H18 Sports arenas, auditoriums, exhibition halls, outdoor AD29 AD29 AD29 AD20 AD29 H18 H18 Recreation Golf courses (existing)P P P P P P P Golf courses, new H P H H H H H Marinas P P21 H H Recreational facilities, indoor, existing H P33 P29 P29 P29 P P P P54 P21 P82 P82 Recreational facilities, indoor, new H P29 P4 P P P91 P12 P21 P82 P82 Recreational facilities, outdoor P29 P29 P29 H20 H29 H83 H83 K. SERVICES Services, General Bed and breakfast house, accessory AD AD AD AD AD AD AD AD AD P USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 Bed and breakfast house, professional AD AD AD5 AD P Hotel P29 P29 P29 P P20 P P P P18 P18 Hotel, extended stay P29 P29 P29 P29 P Motel P29 P29 P29 P P20 Off-site services P29 P29 P29 P29 On-site services AD33 P29 P29 P29 P22 P P P P54 P21 P82 P82 Drive-in/drive-through service AC61 AC61 AC61 AC80 AC61 AC80 AC61 AC61 AC61 AC82 AC82 Vehicle rental, small P P P P20 Vehicle and equipment rental, large P29 P29 P29 Day Care Services Adult day care I AC AC AC AC AC AC AC AC AC P P P P P P P P P P100 P100 Adult day care II H H H H H H H P P P P P P P P12 P21 P100 P100 Day care centers H25 H25 H25 H25 H25 H25 H25 P P P P P P P P P21 P100 P100 Family day care AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC Healthcare Services Convalescent centers H H H H P AD P3 P40 AD AD96 AD96 Medical institutions H H H H H H H H H29 H29 H H H H P H H H L. VEHICLE RELATED ACTIVITIES Car washes P P P AD2 P2 Fuel dealers H59 P Industrial engine or transmission rebuild P28 P28 P28 Parking garage, structured, commercial or public P P P P P20 P3 P P P92 P92 Parking, surface, commercial or public, existing P29 P29 P29 P20 P3 AD Parking, surface, commercial or public, new P29 P29 P29 P20 AD Park and ride, dedicated P107 P107 P107 P107 P107 P107 P107 P107 P107 Park and ride, shared- use P P P P P P P P P P P107 P109 P107 P P107 P107 Railroad yards P Taxi stand P AD AD Tow truck operation/auto impoundment yard P36 H59 P AD36 Transit centers H29 H29 H29 P H20 P H29 P P Truck terminals P Vehicle fueling stations P P P P P P29 Vehicle fueling stations, existing legal P P P AD P P P29 Vehicle service and repair, large AD2 P P Vehicle service and repair, small P2 P2 P2 AD2 AD2 AD2 Wrecking yard, auto H59 H USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 Air Transportation Uses Airplane manufacturing H59 P78 P78 Airplane manufacturing, accessory functions AC P78 P78 Airplane sales and repair P Airport, municipal P Airport-related or aviation-related uses AC Helipads P111 H29 H29 H29 H H H78 H78 Helipads, commercial H H78 H78 M. STORAGE Bulk storage P29 P29 P29 Hazardous material storage, on site or off site, including treatment H24 H24 H24 Fulfillment center AD11 AD11 Outdoor storage, existing P29 P29 P29 P64 Outdoor storage, new P29 P29 P29 P64 Self-service storage AD29 P59 P H17 Vehicle storage AD29 AD29 AD29 Warehousing AD11 AD11 AD11 Warehousing and distribution AD11 AD11 N. INDUSTRIAL Industrial, General Assembly and/or packaging operations P P P P86 P86 Commercial laundries, existing P29 P29 P29 P4 Commercial laundries, new P29 P29 P29 Construction/contractor’s office P P P Craft distilleries with tasting rooms, small wineries, and micro- breweries P P P P P P P P Industrial, heavy P14 Laboratories: light manufacturing P29 P29 P29 AD P20 P3 AD54 P86 P86 Laboratories: research, development and testing P28 P P H P20 AD3 AD H P86 P86 Manufacturing and fabrication, heavy H59 P67 Manufacturing and fabrication, medium P67 P67 Manufacturing and fabrication, light P P P AD29 P P Solid Waste/Recycling Recycling collection and processing center P28 P28 P28 P29 USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 Recycling collection station P P P P P P P P P Sewage disposal and treatment plants H59 H Waste recycling and transfer facilities H59 P O. UTILITIES Battery energy storage system facility Communication broadcast and relay towers H H H H H H H H H H29 H29 H29 H H H H H H Electrical power generation and cogeneration H H66 H66 H66 H66 H66 H66 H66 H66 H66 Utilities, small P5 P5 P5 P5 P5 P5 P5 P5 P5 P P P P P P P P P P P Utilities, medium AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD AD AD AD AD AD AD AD AD AD AD Utilities, large H5 H5 H5 H5 H5 H5 H5 H5 H5 H H H H H H H H H H H Solar energy system, ground-mounted, small- scale AC AC AC AC AC AC AC AC AC P. WIRELESS COMMUNICATION FACILITIES Amateur radio antenna AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 Camouflaged WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Concealed WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Major alterations to existing WCF structures AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Minor alterations to existing WCF structures P P P P P P P P P P P P P P P P P P P P Monopole I support structures H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 Monopole II support structures H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 Small cells complying with a preferred concealment technique P P P P P P P P P P P P P P P P P P P P Small cells submitting a concealment element plan AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Stealth tower AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Q. GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in Use Table AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condition(s) Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4840, 5-8-2000; Ord. 4857, 8-21-2000; Ord. 4915, 8-27-2001; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 4999, 1-13-2003; Ord. 5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord. 5027, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11- 1-2004; Ord. 5124, 2-7-2005; Ord. 5190, 12-12-2005; Ord. 5191, 12-12-2005; Ord. 5201, 4-17-2006; Ord. 5241, 11-27-2006; Ord. 5286, 5-14-2007; Ord. 5305, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5356, 2-25-2008; Ord. 5381, 5-12-2008; Ord. 5387, 6-9-2008; Ord. 5392, 6-23-2008; Ord. 5403, 7-21-2008; Ord. 5407, 9-15-2008; Ord. 5437, 12-8-2008; Ord. 5439, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5466, 7-13-2009; Ord. 5469, 7-13-2009; Ord. 5473, 7-13- 2009; Ord. 5519, 12-14-2009; Ord. 5520, 12-14-2009; Ord. 5522, 12-14-2009; Ord. 5577, 11-15-2010; Ord. 5578, 11-15-2010; Ord. 5589, 2-28-2011; Ord. 5639, 12-12-2011; Ord. 5640, 12-12-2011; Ord. 5647, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5707, 3-24-2014; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759 (Att. A), 6-22-2015; Ord. 5790 (Att. A), 4-25-2016; Ord. 5798, 4-25-2016; Ord. 5837 (Atts. A, B), 6-12-2017; Ord. 5839 (Atts. A, B, C), 6-12-2017; Ord. 5867 (Att. A), 12-11-2017; Ord. 5872 (Att. A), 12-11-2017; Ord. 5876 (Att. A), 1-22- 2018; Ord. 5899 (Att. A), 11-19-2018; Ord. 5908 (Atts. A, B), 12-10-2018; Ord. 5910 (Att. A), 12-10-2018; Ord. 5917 (Att. A), 12-10-2018; Ord. 5926 (Att. A), 5-6-2019; Ord. 5960 (Att. A), 12-9-2019, Ord. 5963 (Att. A), 3-2-2020; Ord. 5996 (Att. A), 12-14-2020; Ord. 5998 (Att. A), 12-14-2020; Ord. 5999 (Att. A), 12-14-2020; Ord. 6000 (Att. A), 12-14-2020; Ord. 6004 (Att. A), 12-14-2020; Ord. 6019, 6-14-2021; Ord. 6026 (Att. A), 9-20-21; Ord. 6029, 10-18- 2021; Ord. 6077 (Att. A), 8-8-2022; Ord. 6081 (Att. A), 10-10-2022; Ord. 6082 (Att. B), 10-10-2022; Ord. 6089 (Att. A), 12-12-2022; Ord. 6095 (Att. A), 11- 28-2022; Ord. 6100 (Att. A), 12-5-2022; Ord. 6119 (Att. A), 10-2-2023; Ord. 6127 (Att. A), 12-11-2023; Ord. 6128 (Atts. A, B), 12-11-2023) Mobile Version Section 4-2-080A.40 is subject to an Administrative Code Interpretation: CI-131 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1. Specified uses are limited to locations within an existing or new golf course or regional park. 2. All operations shall be conducted entirely within an enclosed structure. a. Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request. b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Additionally, in the CN or CV Zone, this use shall be associated with a gas station. 3. These uses shall not be located on the ground floor of buildings in the Downtown Business District depicted in RMC 4-2- 080D, except structured parking facilities, which may be located on the ground floor; provided, that where adjacent to public sidewalk structured parking facilities shall be set back a minimum of ten feet (10') from the right-of-way, unless adequately screened to the satisfaction of the Administrator. (Ord. 5804, 5-23-2016; Ord. 6000, 12-14-2020) 4. Existing commercial laundry uses may be continued and may be re-established for purposes of rebuilding upon unintentional destruction of property. Existing commercial laundry uses may not expand beyond their existing building footprint plus abutting easements, loading, or parking areas. Renovations or alterations within the existing building footprint are permitted. Existing commercial laundry uses may add to the height of buildings provided that the height of the building not exceed forty two feet (42'), and that additional height be used for accessory office to support the commercial laundry uses. Existing offsite warehousing uses accessory to existing commercial laundry uses may be continued but shall not be expanded beyond their existing building footprint. 5. Aboveground public utility facilities, such as water towers, reservoirs, water treatment facilities, and pump stations shall be treated with public art, subject to approval by the Arts Commission. (Ord. 5790, 4-25-2016) 6. Specified residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Attached dwellings are not permitted in the CA or CN Zone within the Benson, Cedar River, Talbot, or Valley Community Planning Areas. a. Horizontal Mixed-Use Development – Where Allowed: Standalone residential buildings are permitted in the following locations provided commercial space is included on site pursuant to RMC 4-4-150, Residential Mixed-Use Development Standards. Any standalone residential development shall be subject to RMC 4-2-115, Residential Design and Open Space Standards: i. In the CD Zone outside of the Downtown Business District, provided residential amenity space and/or lobby space is provided on the ground floor along the street frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%) of the facade width for facades less than sixty feet (60') wide, or a minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide. (Widths shall be measured along the building facade.) The ground floor shall have a floor-to-ceiling height of twelve feet (12'). Where located on the ground floor and within ten feet (10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2') elevated above the grade of the sidewalk; ii. In the CV Zone where not abutting NE Sunset Blvd. east of Harrington Avenue NE; iii. In the CA Zone where abutting a City of Renton residential zone if at least one vertically mixed-use building is constructed along the street frontage(s) with a minimum of two (2) residential stories above commercial, the standalone residential building(s) are sited closest to the abutting residential zone and, if townhouses, limited to three (3) stories; iv. In the UC Zones where currently existing; v. In the COR Zone as determined through the Master Site Plan process; and vi. In the CN Zone, provided commercial or vertically mixed-use buildings are sited closest to a public street and any standalone residential is closest to any adjacent residential zone. Standalone carriage house and garden style apartments shall be prohibited. Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed-use building with ground floor commercial situated closest to a public street. (Ord. 6089, 12-12-2022) b. Commercial Uses: Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. c. Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed-use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed-use building(s). d. Mixed-Income Housing: Upon any site and its abutting lots in the CV zone: i. There shall be no more than: (a) One hundred (100) dwelling units for rent/lease with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market-rate dwelling units (e.g., if twenty (20) market-rate units are created, ten (10) more income-restricted units may be created); or (b) Two hundred (200) dwelling units for sale with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market-rate dwelling units; or (c) Any combination of one hundred fifty (150) or more dwelling units for rent/lease or sale with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market-rate dwelling units. ii. Within a site, market-rate units shall not have substantially less floor area, number of bedrooms or bathrooms as compared to the varying sizes and number of bedrooms and bathrooms for income-restricted units (i.e., inasmuch as the floor area or number of bedrooms and bathrooms varies among income- restricted units, market- rate units shall have a similar mix of unit floor area and number of bedrooms and bathrooms). This provision can only be altered if based on a market study and in conjunction with a modification granted per RMC 4-9-250. iii. For the purposes of these standards the terms “market-rate” and “income-restricted” dwelling units shall have the following meanings: (a) Market-rate units: dwelling units for which homeowners (and renters, if rented) do not have income eligibility restrictions and the sale price (or rent, if applicable) is not artificially restricted in any manner. (b) Income-restricted units: dwelling units that are only eligible for households or individuals earning no more than a certain income level, or for which the rent or sale price is restricted by any legal instrument. (Ord. 5899, 11-19-2018; Ord. 5984, 10-26-2020; Ord. 6000, 12-14-2020; Ord. 6015, 3-22-2021) 7. Accessory dwelling units (ADUs) may be allowed as an accessory use to a detached single-family dwelling or a principal building actively operated with a non-residential use by a religious institution or social service organization. ADUs shall be consistent with the architectural character of the primary residential structure. Unless owner occupancy is not required as a result of the Conditional Use Permit process (see RMC 4-9-030H), prior to the issuance of building permits the property owner shall (a) file an affidavit with the City affirming that the owner will live on site, occupying the primary dwelling or ADU; and (b) record a notice on the property title that the owner will occupy the site, and bearing the notarized signature of all property owners listed on the property title and which includes at a minimum: the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV. When ADUs are proposed as accessory uses to nonresidential uses, the following shall apply: a. All proposals shall require a Conditional Use Permit (see RMC 4-9-030J) prior to building permit issuance. b. The maximum number of ADUs accessory to an allowed nonresidential use shall not exceed a maximum of three (3) units. Aggregate ADU size is limited to three thousand (3,000) square feet and one thousand (1,000) square feet per unit. c. Except for when an ADU location is proposed in the rear yard of the principal building, the setback requirement adopted for single-family residential development shall apply. d. If a primary residential structure is present or proposed, ADU development shall adhere to RMC 4-2-110C. (Ord. 5960, 12-9-2019; Ord. 6046, 12-13-2021) 8. A building-mounted amateur radio antenna that is six feet (6') or less in height or a freestanding, vertical monopole amateur radio antenna that is forty five feet (45') or less in height is permitted without a Conditional Use Permit. 9. Development consistent with a Master Plan approved pursuant to RMC 4-9-200, Master Plan and Site Plan Review, is considered to be a permitted use. Other activities that are permitted include the addition of up to four (4) new portables, or changes in facilities not exceeding ten percent (10%) of gross floor area. Other proposed activities require a Hearing Examiner Conditional Use Permit. 10. Specified uses are allowed consistent with the provisions of RMC 4-9-240, Temporary Use Permits. 11. Warehousing facilities, warehousing and distribution facilities, and fulfillment centers shall monitor and collect vehicle trip counts to and from the facility for a minimum of two (2) years after operations begin, and all data shall be furnished to the Administrator. Facility size shall be limited as follows: a. Warehousing facilities shall be limited to two hundred thousand (200,000) square feet of gross floor area. b. Warehousing and distribution facilities shall be limited to four hundred thousand (400,000) square feet of gross floor area. c. Fulfilment centers shall be limited to one hundred thousand (100,000) square feet of gross floor area. (Ord. 6100, 12-5-2022) 12. Specified use(s) shall be developed as part of a general offices building or a residential mixed-use building, yet shall not occupy more than twenty five percent (25%) per building. 13. Specified use(s) shall be subject to the standards of RMC 4-2-115, Residential Design and Open Space Standards, applicable to the R-10 and R-14 Zones, in lieu of the design district standards of RMC 4-3-100. (Ord. 5899, 11-19-2018) 14. Marijuana producers and processors shall be located entirely within a permanently enclosed structure with a roof. 15. In the CD and CO Zones, outdoor retail sales are limited to farmer’s markets. In the RMF Zone, outdoor retail sales are limited to vending machines and retail product lockers. In all other zones, outdoor retail sales are limited to farmer’s markets, building, hardware and garden products, vending machines, and retail product lockers. Vending machines and retail product lockers shall comply with the following standards: a. No more than two (2) units shall be permitted outside of a building; b. The maximum width of the combined units shall be no more than twelve feet (12'); c. The units shall not block any openings (e.g., windows, doors, etc.); d. The units shall not impede ADA accessibility; and e. The units shall not be located within a surface parking area or landscaped area, and shall be situated such that it abuts a building facade. (Ord. 5841, 6-12-2017) 16. Attached dwelling units may be allowed in conformance with the following: a. Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following: i. Bus Stop: An official bus service stop that offers levels of service comparable to the following: (a) Service at least every ten (10) minutes during peak morning and evening travel times; (b) Fifteen (15) minute service during off-peak periods; (c) Scheduled service for late night/early mornings; and (d) Full service seven (7) days a week. ii. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P. iii. Commuter Rail: A passenger rail station. b. Mixed Use Building: Dwelling units shall be allowed only within a vertically mixed use building with ground floor commercial designed and developed pursuant to RMC 4-4-150, Residential Mixed-Use Development Standards. Commercial uses on the ground floor shall be limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms and similar uses as determined by the Administrator. c. Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. If not provided within a structured parking garage, surface parking lots serving commercial uses shall be located to the rear and/or side of the building. d. Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton. e. Entitlement Process: Sites less than two (2) acres in area shall be entitled in accordance with RMC 4-9-150, Planned Urban Development Regulations. For larger sites see RMC 4-9-200, Master Plan and Site Plan Review. (Ord. 5899, 11-19-2018; Ord. 5984, 10-26-2020; Ord. 6093, 11-28-2022) 17. Self-service storage shall be prohibited on corner properties or within the City Center Community Planning Area. For the purposes of this condition, corner properties are defined as all private properties within one hundred feet (100') of a public roadway intersection as measured along property lines. Additionally, self-service storage facilities shall be subject to the following: a. Self-service storage facilities shall be located within a multistory structure, limited to fifty percent (50%) of the gross floor area of the building, and prohibited on the ground floor along any street frontage. b. At a minimum, leasable commercial space, entrances/lobbies, or management offices for the self-service storage shall be provided on the ground floor at a depth of thirty feet (30') along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). c. All commercial space on the ground floor shall have a minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator. d. Exterior colors, including any internal corridors or doors visible through windows, shall be muted tones. (Ord. 5998, 12-14-2020) 18. Specified use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. (Ord. 5778, 11-16-2015; Ord. 5899, 11-19-2018) 19. Where drive-in/drive-through service is proposed for an eating and drinking establishment, twenty-five percent (25%) of the total building area shall be dedicated to indoor seating to qualify the drive-through as accessory. (Ord. 6127, 12-11-2023) 20. Specified use(s) are not permitted within the Commercial and Mixed-Use land use designation along Northeast Sunset Boulevard, Northeast Fourth (4th) Street, or South Puget Drive. 21. Except for marinas, the use shall be housed in a structure containing one or more of the following uses: offices, residences, hotels, convention centers, and/or research and development facilities. The requirements in this Section may be adjusted through the Master Plan process. 22. Retail sales uses in the CN Zone are limited to: flowers/plants and floral supplies; mini-marts; crafts, including supplies and finished products; gift shops; specialty markets; and other similar small scale, low-intensity commercial uses that serve nearby residents, as determined by the Community and Economic Development Administrator. (Ord. 5998, 12-14-2020) 23. Mobile food vendors shall comply with all of the following conditions, unless otherwise allowed via the temporary use permit process per RMC 4-9-240, Temporary Use Permits: a. A maximum of one mobile food vending unit is allowed per lot. b. The mobile food vendor shall keep the Renton Regional Fire Authority permit approval and King County Health Department approval on the mobile vending facility at all times, and copies of these approvals shall be made available to the City upon the City’s request. c. The site occupied by the mobile food vendor shall be restored to the original or better condition upon each removal of the vending unit. d. The mobile food vendor shall remove the unit from the permitted location between 12:00 a.m. (midnight) and 5:00 a.m. on a daily basis, except for in the case of a special event where the unit is allowed at the same location for up to seventy two (72) hours. e. The mobile food vendor shall maintain a distance of fifty feet (50') from any lot zoned residential. f. The mobile food vendor shall not obstruct any drive aisles or ingress/egress within the site. g. Within the Downtown Business District, as depicted in subsection D of this Section, mobile food vendors are allowed within the public right-of-way, subject to permit approval from the Administrator. (Ord. 5908, 12-10-2018) 24. Use requires a Hearing Examiner Conditional Use Permit, unless that use is accessory in which case it is outright permitted. Use is not permissible in the area south of I-405 and north of SW 16th Street, unless accessory, in which case it is outright permitted. Explosives and natural gas storage are not permissible in the IL Zone. 25. A preschool or day care center, when accessory to a public or community facility listed in RMC 4-2-060G, is considered a permitted use which does not require a hearing examiner conditional use permit. (Ord. 6090, 11-28-2022) 26. In the CA Zone, commissary kitchens shall only be allowed to operate as an accessory use, except that commissary kitchens may operate as a principal use; provided, that they meet the following conditions: a. The business is open to the public with designated hours; and b. Merchandise is available for consumption on site or off premises. (Ord. 6127, 12-11-2023) 27. In the CO Zone, commissary kitchens may operate as a principal use when west of Rainier Avenue South/SR-167. (Ord. 6127, 12-11-2023) 28. Industrial engine and transmission rebuild uses shall be conducted entirely indoors. In the CA Zone body shops shall be conducted entirely indoors. For all other uses and zones an Administrative Conditional Use Permit is required if operations are conducted outdoors. (Ord. 5984, 10-26-2020) 29. Specified use(s) are only allowed in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167, provided: a. Gambling facilities, vehicle and equipment rental, and communication broadcast and relay towers are prohibited within the area south of I-405 and north of SW 16th Street. b. The following uses are only allowed in the area south of I-405 and west of Rainier Avenue South/SR-167: i. Indoor or outdoor sports arenas, auditoriums, and exhibition halls; ii. Outdoor storage (existing and new) as a primary use (outdoor storage is allowed as an accessory use in all industrial zones); iii. Vehicle storage; and iv. Large vehicle sales. c. Bulk storage shall be subject to the special permits provisions of RMC 4-9-220. Bulk storage is only allowed at least one hundred feet (100') from any residential zoning designations. Bulk storage shall be consistent with the provisions of RMC 4-4-110, Storage, Bulk. d. Medical institutions shall be subject to the provisions for Urban Design District ‘D’ pursuant to RMC 4-3-100, Urban Design Regulations. (Ord. 5841, 6-12-2017; Ord. 5867, 12-11-2017; Ord. 5963, 3-2-2020; Ord. 6077, 8-8-2022; Ord. 6119, 10-2-2023) 30. Except farmer’s markets, which are permitted in all industrial zones, the use is not allowed in the area south of I-405 and north of SW 16th Street. Lumberyards are not permitted in the IL Zone. 31. When the proposed location of a commissary kitchen abuts or is adjacent to a lot zoned residential, an Administrative Conditional Use Permit shall be required. (Ord. 6127, 12-11-2023) 32. Reserved. 33. a. For lots zoned R-14 within the Sunset Area, as defined by Ordinance 5610 establishing a Planned Action for the Sunset Area, retail uses, eating/drinking establishments, and on-site service uses are prohibited unless they are accessory to a school, park, or entertainment and recreational use as allowed in RMC 4-2-060E, F and J. Commercial uses shall not be greater than five thousand (5,000) square feet of gross floor area. b. Specified uses are only permitted on the ground-floor level as part of a residential project on R-14 zoned properties fronting on South 7th Street. (Ord. 5839, 6-12-2017) 34. In the RMF Zone, eating and drinking establishments shall only be permitted when located on streets classified as a principal arterial. Drive-in and drive-through services are prohibited. (Ord. 6127, 12-11-2023) 35. Sale of agricultural products is allowed as an accessory use, provided the conditions of RMC 4-4-015, Standards for Home Agricultural Sales and Agricultural Sales, are met. 36. Vehicles that have been towed shall be kept in a building. When not in use, towing trucks shall be kept in a building. Tow trucks are limited to Class A, B, and/or E. In the CA Zone, impound yards are prohibited and tow truck operations shall be a mixed-use with either an auto body shop and/or a vehicle service and repair business. 37. Specified use(s) are prohibited in the area south of I-405 and north of SW 16th Street. (Ord. 5837, 6-12-2017) 38. Reserved. 39. Reserved. 40. Specified use(s) are permitted when located within the Commercial and Mixed-Use (CMU) land use designation. For assisted living facilities, the subject property shall be south of I-405, east of SR 167, and west of SR 515. (Ord. 5917, 12-10- 2018) 41. Reserved. 42. Specified uses are only permitted for properties located along South 4th Street. (Amd. Ord. 4971, 6-10-2002; Ord. 5839, 6-12-2017) 43. Reserved. 44. Reserved. 45. Reserved. 46. Reserved. 47. Monopoles are prohibited if located within three hundred feet (300') of residentially zoned property, unless the Administrator determines that all residentially zoned property within three hundred feet (300') of the proposed facility is undevelopable due to RMC 4-3-050, Critical Areas Regulations. 48. Reserved. 49. Reserved. 50. Manufactured homes shall be allowed only if in compliance with the Residential Design and Open Space Standards in RMC 4-2-115, as it exists or may be amended. 51. Reserved. 52. Card rooms are permitted when accessory to a permitted use where food and beverages are served on the premises and located in an area with an Employment Area (EA) land use designation and located south of I-405. In the case of the IM Zone, the location is further limited to IM-zoned areas south of SW 16th Street. Should any court of competent jurisdiction find that the City zoning for card rooms is unconstitutional or illegal, the City elects to permit the existing card rooms to continue operation as nonconforming legal uses and otherwise bans card rooms. 53. Reserved. 54. Specified use(s) are allowed outright in the Employment Area (EA) land use designation. Outside the EA, the use shall be developed as part of a mixed-use building yet shall not occupy more than twenty five percent (25%) of a building whose primary use is general office or residential, and no more than twenty five percent (25%) of any one floor of an indoor recreation facility. 55. Reserved. 56. Reserved. (Ord. 6077, 8-8-2022) 57. Reserved. 58. Reserved. 59. The specified uses shall be prohibited within the area south of I-405 and north of SW 16th Street and within the City Center Community Planning Area. (Ord. 5998, 12-14-2020) 60. Reserved. 61. No drive-through service shall be permitted, except for financial institutions, and multi-story buildings in the CV and CD Zones, and uses permitted within the IL, IM, or IH Zones. Financial institutions are permitted a maximum of three (3) accessory drive-up windows that shall be part of the exterior wall of the financial institution structure. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. These requirements may be adjusted through the site plan review process. 62. Reserved. 63. Reserved. 64. Specified use(s) are limited to storage in association with rental services. An Administrative Conditional Use Permit is required within twelve hundred feet (1,200') of NE 4th Street. Use is prohibited within twelve hundred feet (1,200') of Sunset Boulevard. 65. Reserved. 66. Electrical power generation and co-generation is permitted as an accessory use when located more than one hundred feet (100') from any property zoned for residential use, and producing less than ten (10) megawatts of electricity. In the CO Zone, the use shall be accessory to a medical institution. 67. Chemical and allied products manufacturing operations, or operations that are conducted predominantly out of doors, require a Hearing Examiner issued Conditional Use Permit in the IM Zone, and an Administrative Conditional Use Permit in the IH Zone, except that these uses are not permissible in the area south of I-405 and north of SW 16th Street. 68. The use is permitted if conducted wholly within an enclosed building, or if the use is located within an Automall District pursuant to RMC 4-3-040 or an Industrial Zone (IL, IM, or IH). 69. Reserved. 70. Reserved. 71. Specified use(s) are only allowed south of I-405. Diversion facilities shall be limited to serving no more than one hundred (100) individuals at any time. 72. Reserved. 73. Reserved. (Ord. 5899, 11-19-2018) 74. Reserved. 75. Reserved. 76. Reserved. 77. Specified use(s) are only permitted north of N. 8th Street and east of Logan Avenue North as part of a mixed-use structure, limited to training related to research and development, arts, computer sciences, business, culinary arts, medical- related fields and/or other knowledge-based industries. 78. Specified use(s) are permitted in locations that are south of Gene Coulon Memorial Park, north of North Park Drive or west of Logan Avenue North, and east of the Cedar River. (Ord. 5867, 12-11-2017) 79. a. Wholesale retail shall function as an anchor to larger retail developments that are planned as part of an integrated and cohesive center. b. Wholesale retail shall be connected to additional structures within a shopping center with supporting retail or service use structures with common walls, or plazas, or other similar features, excluding pushcarts/kiosks. c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park Avenue. (Ord. 5917, 12- 10-2018) 80. Specified use(s) are permitted provided the use is: a. Located on the same lot with another building/use; or b. Structurally integrated into another building/use; or c. Located on its own lot with some amount of indoor customer seating to qualify the drive-through as “accessory” to the eating/drinking establishment; d. When food- and beverage-related drive-in/drive-through services are proposed, an Administrative Conditional Use Permit is required. (Ord. 6127, 12-11-2023) 81. a. When drive-through service is proposed for new construction or proposed via change of use of an existing building, businesses shall incorporate a walk-up window in the project design and/or part of the tenant improvements. If there are practical difficulties with including a walk-up window, the applicant may propose an alternative that meets the intent and purposes of pedestrian-oriented development. The proposal shall be reviewed for consideration and approval by the Administrator. b. The number of standalone walk-up window establishments shall be limited to three (3) locations in the City Center and five (5) locations citywide. Eating and drinking establishments may operate a walk-up window as an accessory use with an approved Administrative Conditional Use Permit. (Ord. 6127, 12-11-2023) 82. Specified use(s) are permitted provided all of the following conditions are met: a. All development shall be architecturally and functionally integrated into the overall shopping center or mixed-use development. Buildings shall be mixed-use except for retail buildings with more than seventy five thousand (75,000) square feet, structured parking, and a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller than five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North; and b. In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'); and c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park Avenue. 83. Specified use(s) are permitted provided the following conditions are met: a. Either: i. All development shall be architecturally and functionally integrated into the overall shopping center or mixed- use development; or ii. A development shall identify a minimum of twenty percent (20%) or two and one-half (2.5) acres of vacant concentrated land area, whichever is greater, designated for future development and is consistent with a Master Plan approved pursuant to RMC 4-9-200, Master Plan and Site Plan Review. The Master Plan shall identify how the developed and undeveloped portions of the site would be designed to support a functionally integrated mixed- use development; and b. Buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'); and c. Buildings oriented along Park Avenue North shall have one or more pedestrian entries on Park Avenue North. 84. Reserved. 85. Reserved. 86. Specified uses are limited to airplane manufacturing, biotechnology, life science, information technology (i.e., hardware, software, computer components), or other high technology industry. Except airplane manufacturing and associated uses, buildings adjacent to pedestrian-oriented streets, designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses within them. 87. Specified use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. 88. Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing as defined under Chapter 84.36 RCW, are allowed land uses where residential dwellings and/or hotel uses are allowed, subject to the density and dimensional standards of the corresponding zone or to no more than one hundred (100) dwelling units, whichever is less; where no density maximum is applied or dwelling units are prohibited, the maximum density shall be thirty (30) dwelling units per net acre. (Ord. 6128, 12-11-2023) 89. Reserved. 90. Reserved. 91. Specified use(s) shall be located within a mixed-use structure. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'). 92. Except for General Offices, specified use(s) shall be located within a mixed-use structure. In the UC Zones, except for office buildings, buildings adjacent to pedestrian-oriented streets, designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'). 93. Reserved. 94. Reserved. 95. Reserved. 96. Specified entertainment and sports uses shall not be permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Buildings adjacent to pedestrian-oriented streets, designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses within them. Convalescent centers are permitted only south of N. 8th Street, east of Logan Avenue North, north of North 6th Street, and west of Park Avenue North. 97. Reserved. 98. Reserved. 99. Reserved. 100. Specified day care service uses shall not be permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Specified day care service uses must be located within a mixed-use structure and be architecturally and functionally integrated into the overall shopping center or mixed-use development. 101. Until no later than September 30, 2022, as many as one COVID-19 deintensification shelter may operate within the City of Renton without obtaining a conditional use permit to operate as a homeless services use so long as its operator is diligently attempting to acquire permitted locations for more permanent operations and attempting to reduce the number of homeless services sleeping units to one hundred thirty-five (135) as soon as practicable. 102. Reserved. 103. Reserved. 104. Reserved. 105. Reserved. 106. Reserved. 107. Park and rides shall provide parking within a structured parking garage if located west or north of I-405. 108. Reserved. 109. Specified vehicle uses shall not be permitted in the area bounded by SW 7th Street, Shattuck Avenue, Airport Way and Hardie Avenue except when part of a mixed-use transit oriented development with structured parking. 110. Reserved. 111. Helipad use is only permitted if the use and operation of the helipad is accessory to the primary residential use and it complies with all of the following conditions: a. There shall be only one aircraft use per single family residence. b. The use shall be limited to properties abutting Lake Washington with a minimum lake frontage of seventy five feet (75') as measured at the ordinary high water mark. c. The weight of the aircraft in use on the site shall not exceed six thousand (6,000) pounds. d. The helipad shall be approved by the Federal Aviation Administration (FAA), documented with a letter stating “no objection” or “no objection if certain conditions are met” for the establishment of the helipad site as the result of an FAA Aeronautical Study. If the FAA approval states “no objection if certain conditions are met,” the property owner shall maintain documentation that the conditions have been met and shall obtain the proper permits or approvals to meet those conditions, if required by federal, state, or local regulation. Under no circumstances shall a helipad be permitted if the result of the FAA Aeronautical Study is “objectionable.” e. The helipad shall be approved by the FAA for arrivals and departures from the water side only. f. Arrival or departure of the aircraft shall occur between the hours of 7:00 a.m. and 10:00 p.m. except in case of emergency. A flight log shall be kept to document the time of all flights arriving or departing from the helipad. g. Documentation of compliance with the above conditions shall be provided to the City by the property owner, at the property owner’s expense, at the City’s request. 112. In the CV Zone, no office and conference uses are allowed for parcels fronting or taking primary access from Edmonds Avenue NE. (Ord. 4186, 11-14-1988; Ord. 4404, 6-7-1993; Ord. 4432, 12-20-1993; Ord. 4466, 8-22-1994; Ord. 4631, 9-9-1996; Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4840, 5-8-2000; Ord. 4847, 6-19-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4982, 9- 23-2002; Ord. 5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord. 5027, 11-24-2003; Ord. 5028, 11-24-2003; Ord. 5080, 6-14- 2004; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord. 5241, 11-27-2006; Ord. 5286, 5-14-2007; Ord. 5305, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5356, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5381, 5-12-2008; Ord. 5392, 6-23-2008; Ord. 5403, 7-21-2008; Ord. 5407, 9-15-2008; Ord. 5432, 12-8-2008; Ord. 5436, 12-8-2008; Ord. 5437, 12- 8-2008; Ord. 5466, 7-13-2009; Ord. 5471, 7-13-2009; Ord. 5473, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5529, 3-8-2010; Ord. 5577, 11-15-2010; Ord. 5639, 12-12-2011; Ord. 5640, 12-12-2011; Ord. 5647, 12-12-2011; Ord. 5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5707, 3-24-2014; Ord. 5746, 1-12-2015; Ord. 5749, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5926, 5-6- 2019; Ord. 5984, 10-26-2020; Ord. 5996, 12-14-2020; Ord. 5998, 12-14-2020; Ord. 6000, 12-14-2020; Ord. 6015, 3-22- 2021; Ord. 6019, 6-14-2021; Ord. 6026, 9-20-2021; Ord. 6029, 10-18-2021; Ord. 6127, 12-11-2023; Ord. 6128, 12-11-2023) B. (Deleted by Ord. 5675, 12-3-2012) (Ord. 4722, 5-11-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5355, 2-25-2008; Ord. 5437, 12-8-2008) C. (Deleted by Ord. 5357, 2-25-2008) (Ord. 4963, 5-13-2002) D. DOWNTOWN BUSINESS DISTRICT: (Amd. Ord. 4963, 5-13-2002; Ord. 5357, 2-25-2008; Ord. 5804, 5-23-2016; Ord. 5851, 8-7-17) E. ARTERIAL STREETS MAP: The map below is a conceptual arterial streets classification map provided for reference. The official Arterial Streets Map, which is on file in the Office of the City Clerk, is updated and adopted annually. (Ord. 4963, 5-13-2002; Ord. 5759 (Att. B), 2015) F. (Deleted by Ord. 5675, 12-3-2012) (Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005) Mobile Version Ho q u i a m A v e N E Talb o t R d S S P u g e t D r Li n d A v e S W Mo n r o e A v e N E Ed m o n d s A v e N E S 7th St N e w c a stle W ay 11 6 t h A v e S E 87 t h A v e S Wells Ave S NE 7th S t 14 8 t h A v e S E 12 8 t h A v e S E SE 216th St B ensonRdS S E 183rd St SW 41st St SE Jones Rd SE 168th St Un i o n A v e N E SW 7th St Lake Washington Blvd SE Puget Dr SESW 16th St H a r d i e A v e S W SW 34th St Ea s t V a l l e y R d SW 27th St E V a l l e y H w y 84 t h A v e S 154thPlSE S 132nd St N 3rd St 64 t h A v e S SE P e t r o v i t s k y R d Tuk w i l a P k w y 68th Ave S Duvall Ave NE N 4th St I n t e r u r b a n A v e S Is l a n d C r e s t W a y 12 4 t h A v e S E Ra i n i e r A v e S R a i n i e r A v e N S212th W ay NE 3rd S t E M e r c e r W a y Oa k e s d a l e A v e S W N P a rk Dr Sou t h c e n t e r B l v d SW 43rd St S E C a rr R d NE 4th St SE 128th St Logan Ave N Forest D r S E S G r a d y W a y SE 208th St Pa r k A v e N 156th Ave SE S 124 t h S t 14 8 t h A v e S E SE 192nd St 11 6 t h A v e S E S 212th St S 180th S t 16 4 t h A v e S E Airport Way S W G r a d y W a y Renton AveS S E 2 0 4 t h W a y W M ercer W a y C o a l C r e e k Pkwy SE M o n s t e r R d S W 13 2 n d A v e S E SEMayValleyRd 14 0 t h A v e S E Lakemont Blvd SE 140th W aySE NewcastleGolf Club Rd 68thAve S S 133rd St ••••900 ••••900 ••••515 ••••169 ••••181 ••••167 ••••167 ••405 ••405 ••405 ••405 ••405 RC R-6 RM-F R-1 R-4 CA RC R-8CA RM-F ILIM CACA IH R-6 R-8R-6 R-1 CO CA RM-F R-14 IM R-6 RMH CD CA R-10 IL R-8RM-F IL RM-F R-1 CA R-8CAUC-1 IM IH IL IM RM-F CV R-8 R-8 R-14 R-1 R-1 RC R-1 R-8 R-1 R-8 RC R-14 R-4 R-10 R-6 R-10 R-1 RC R-8 R-6 R-10 R-14 CA R-4 R-4 R-4 RM-F RC RC IL CO RM-F RMH COR CA R-4 R-8 IM IH IH R-8 CO R-8 R-8 IH CA R-8 RC R-1 CA CA RM-F R-8 COR RC R-14 UC-2 R-8 R-1 CO R-6 CO R-4 R-4 R-4R-6 R-6 R-4 R-8 R-14 R-8 R-8 R-10 NE 20th St S 7th St Quincy A v e N E S C a rr R d Sunset B l v d N NE 23rd Pl NE2ndSt BurnettA v e S La k e Ave S N E SunsetBlvd SE 160th St Fa c t o r y A v e N Sea h a w k s W a y NE 6 t h St NE 19th St Re n t o n A v e S S Tobin St N 30th St NE 10th St NE 27th St Bu r n e t t A v e S SE 164th St Jo n e s A v e N E Pa r k A v e N Ma i n A v e S NE 24th St Je r i c h o A v e N E NE 10th St SE 182nd St Sh a t t u c k A v e S T a l b o tR d S NE 6th S t NE 7th St Bu r n e t t A v e N Mon t e r e y A v e NE SE 172nd St 12 5 t h A v e S E N 8th St NE 10th St S 3rd St NE 4th St SE 184th St NE 9th St B e a c o n W a y S NE 2nd St R e n t o n Ave S Sun setB l v d N E Ga r d e n A v e N Southport D rN Ni l e A v e N E G r antAve S SE 164th St 10 8 t h A v e S E Har r i n g t o n Ave NE NE 12th St Ki r k l a n d Av e NE B e n s o n D r S SE Petrovitsky Rd L a k e W a s h i n g t o n B l v d N Ta l b o t R d S Lake Washington •• Source: City of Renton, 2023 0 0.25 0.5 Miles Zoning Map Seattle King County Tukwila Kent Kent King County King County King County Mercer Island King County Newcastle Bellevue Bellevue Cedar River Gre e n River Zoning Designations RC: Resource Conservation R-1: Residential 1 DU/Acre R-4: Residential 4 DU/Acre R-6: Residential 6 DU/Acre R-8: Residential 8 DU/Acre R-10: Residential 10 DU/Acre R-14: Residential 14 DU/Acre RM-F: Residential Multifamily RMH: Residential Manufactured Homes CN: Commercial Neighborhood CV: Center Village CA: Commercial Arterial UC-1: Urban Center-1 UC-2: Urban Center-2 CD: Center Downtown COR: Commercial Office/Residential CO: Commercial Office IL: Industrial Light IM: Industrial Medium IH: Industrial Heavy Renton City Limits Updated by Ordinance #6116 Effective as of 8/21/2023 ORDINANCE NO. AUACHMENT B 4-2-060 Zoning Use Table —Uses Allowed in Zoning Designations: RESIDENTIAL ZONING DESIG NATIONS I NDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC IR-1 IR-4 IR-6 IR8 IRMH IR-10 IR-14 IRMF IL IIM IIH CN Icy ICA lCD CO IC0R Iuc UC-2 A.AGRICULTURE AND NATURAL RESOURCES Agriculture P35 P35 Home agriculture AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 Natural resource H H H H H H H H H H H H H H H H HHextraction/recovery Research —Scientific P P P P P P P P P P P P P P P P P P P P( small scale) B.ANIMALS AND RELATED USES Beekeeping AC AC AC AC AC AC AC AC AC Kennels AD P37 P37 P37 AD AD AD AD AD Stables,commercial AD AD Pet day care P37 P37 P37 AD AD AD AD AD AD AD82 AD82 Veterinary P AD42 P P P P112 p P P29 P P82P82offices/clinics C.RESIDENTIAL Detached dwelling P P P P P J_____P Attached dwellings —P p ——P6 P6 P6 P6 P16 P6 P6 16 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Attached dwellings —P P6 Garden style apartments Attached dwellings —P p P13 P6 P6 Townhouses Attached dwellings —P p P13 P6 P6 Carriage houses Manufactured Homes Manufactured homes fr50 I°JP50 1P50 t°fr fpo I°I I I I I I I I I I D.OTHER RESIDENTIAL,LODGING AND HOME OCCUPATIONS Accessory dwelling unit AC7 AC7 AC7 AC7 AC7 AC7 AC7 Adult family home P P P P P P P P P P P3 Assisted living AD AD P P P P3 P40 P P96 P96 Caretaker’s residence AC AC AC AC AC AC AC AC Congregate residence AD P P3 Group homes I AD H3 Group homes II for 6 or AD P P P P P P P P p P3Pless Group homes II for 7 or H H H H H H H H P H H3ADmore Home occupations AC AC AC AC AC AC AC AC AC AC AC AC AC AC ACAfRMC4-9-090) Live-work unit AD AD AD 17 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC IR1 IR4 IR6 IR8 IRMH h10 h14 RMF IL IIM I CN Ic’ICA I°1c0 fr0R IUCr-UC2 E.SCHOOLS K-12 educational H9 H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H87 H87 institution (public or private) Other higher education P29 P29 P29 p p p P21 AD87 D87 institution Schools/studios,arts p P29 P29 p p p p and crafts Trade orvocational p P H H H77 H77 school F.PARKS Parks,neighborhood p p p p P P P P P P P P p p p p p p p p Parks,P p p p p p P p P P P p p p p p p p p p regional/community, existing Parks,AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P regional/community, new G.OTHER COMMUNITY AND PUBLIC FACILITIES Cemetery H H H H H H H H H H H H H H H H Religious institutions H H H H H H H H H H H H H H H H H H H H Social service H H H H H H H H H H12 H21 H82 [-132 organizations 18 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES:———— RC R-1 R-4 R-6 R-8 RMH R40 R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Private club,fraternal H H H H H H H H H H H H H H H H12 H21 H82 H82 organizations City government AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD offices City government H H H H H H H H H H H H H H H H H H H H facilities Community health engagement location CHEL) Jails,existing municipal P Diversion facility H71 H71 Secure community H71 H71 transition facilities Other government H H H H H H H H H H H H H H facilities Other government H H maintenance facilities Other government AD42 P P P AD P112 P P P P P92 P92 offices Homeless services use H H H H H H H H H H H COVID-19 P101 P101 P101 P101 P101 P101 deintensification shelter Permanent supportive H H H H H H H H H H H H H H H H H89 H H housing 19 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES. RC R-1 R-4__1R6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO IcOR UC-1 UC-2 Transitional housing H H H__JH H H H H H H H H H H H H H89 J_H H H.OFFICE AND CONFERENCE Conference centers P p p H P P P P21 P18 P18 Medical and dental AD42 p p p AD P112 p p p p P92 P92 offices Offices,general AD42 P P P AD P112 p P P P P92 P92 I.RETAIL Adult retail use p p p p p p P12 RMC 4-3-0 10) Wholesale retail P P P P29 P79 P79 Drive-in/drive-through,AC8 AC8 AC8 AC8O AC61 AC8O AC6 AC82 AC82 retail 0 0 0 1 Eating and drinking P1 P1 P1 P1 P1 P1 P1 AD33 P p p P22 p p p P12 P82 P82 P82 establishments Fast food restaurants P29 P61 p P61 P82 P22 Horticultural nurseries,AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD existing Horticultural nurseries,AD AD29 new Marijuana retail AD P AD P21 P82 P82 RMC 4-1-250) Mobilefoodvending PlO PlO PlO PlO PlO PlO PlO PlO P10 P23 P23 P23 P10 P23 P23 P23 P23 P10 PlO PlO Retail sales AD33 AD AC AC AC P22 p p p P54 P21 P82 P82 20 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Retail sales,outdoor P15 P30 P30 P30 P15 P15 P15 P15 P15 Taverns AD P20 AD P21 P82 P82 Vehicle sales,large P29 P29 P29 P29 Vehicle sales,small P p p P68 3.ENTERTAINMENT AND RECREATION Entertainment Adult entertainment p p p p p P12 business (RMC 4-3-010) Card room P52 P52 P52 P52 Cultural facilities H H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD Dance clubs P29 P29 P29 AD P20 AD P29 AD Dance halls P29 P29 P29 AD P20 AD P29 AD Gaming/gambling H29 H29 H29 H20 H29 facilities,not-for-profit Movie theaters P29 P29 P29 AD P20 P P12 P82 P82 Sports arenas,P29 P29 P29 P20 P H18 H18 auditoriums,exhibition halls,indoor Sports arenas,P29 P29 P29 AD2O HiB H18 auditoriums,exhibition halls,outdoor Recreation 21 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Golf courses (existing)P p p p p p p Golf courses,new H P H H H H H Marinas p P21 H H Recreational facilities,H P33 P29 P29 P29 p p p 54 P21 P82 P82 indoor,existing Recreational facilities,H P29 P4 p p 429 P12 P21 P82 P82 indoor,new P91 Recreational facilities,P29 P29 P29 H20 H29 H83 H83 outdoor K.SERVICES Services,General Bed and breakfast AD AD AD AD AD AD AD AD AD P house,accessory Bed and breakfast AD AD AD5 AD P house,professional Hotel P29 P29 P29 P P20 P P P P18 P18 Hotel,extended stay P29 P29 P29 —P29 P Motel P29 P29 P29 P P20 Off-site services P29 P29 P29 P29 On-site services AD33 P29 P29 P29 P22 P P P P54 P21 P82 P82 Drive-in/drive-through AC6 AC6 AC6 AC8O AC61 AC8O AC6 AC61 AC6 AC82 ACS2 service 1 1 1 1 1 22 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIG NATIONS I NDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Vehicle rental,small p p p AD P20 Vehicle and equipment P29 P29 P29 rental,large Day Care Services Adult day care I AC AC AC AC AC AC AC AC AC P P P P p p P P P P100 P100 Adultdaycarell H H H H H H H P P P P p p P P12 P21 P100 P100 Day care centers H25 H25 H25 H25 H25 H25 H25 p p p p p p p p P21 P100 P100 Family day care AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC Healthcare Services Convalescent centers H H__[H H P AD P3 P40 AD AD96 AD96 Med ical institutions H H H H H H fH H H56 H56 H56 H H H H P40 H H H 1.VEHICLE RELATED ACTIVITIES Car washes p p p AD2 P2 Express transportation AD P AD2O services Fuel dealers H59 P Industrial engine or P28 P28 P28 transmission rebuild Parking garage,P p p p P20 P3 P P P92P92structured,commercial or public 23 ORDINANCE NO.6029 RESI DENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES:————— RC R-1 R-4 R-6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Parking,surface,P29 P29 P29 P20 P3 AD commercial or public, existing Parking,surface,P29 P29 P29 P20 AD commercial or public, new Parkand ride,PlO io PlO P107 P107 PlO P107 P107 P107 dedicated 7 7 7 7 Park and ride,shared-P P P P P P P P P P P107 P109 P10 P P107 P107 use 7 Railroad yards P Taxi stand P AD AD Tow truck P36 H59 P AD36 operation/auto impoundment yard Transit centers H29 H29 H29 P H20 P H29 P P Truck terminals P Vehicle fueling stations P P P P P P29 Vehicle fueling P P P AD P P P29 stations,existing legal Vehicle service and AD2 P P repair,large Vehicle service and P2 P2 P2 AD2 AD2 AD2 repair,small 24 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-6 R-8 RMH 10 R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Wrecking yard,auto j H59 H Air Ttansportation Uses Airplane manufacturing H59 P78 P78 Airplane AC P78 P78 manufacturing, accessory functions Airplane sales and P repair Airport,municipal P Airport-related or AC aviation-related uses Helipads Pill H29 H29 H29 H H H78 H78 Helipads,commercial H ———H78 H78 M.STORAGE Bulk storage P29 P29 P29 Hazardous material H24 H24 H24 storage,on site or off site,including treatment Indoor storage P P P AC11 AC11 AC11 AC1 AC11 AC1 1 1 Outdoor storage,P29 P29 P29 P64 existing 25 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIG NATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-$RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC4 UC-2 Outdoor storage,new P29 P29 P29 P64 Self-service storage AD2 P59 P H17 9 Vehicle storage AD2 AD2 AD29 9 9 Warehousing P P p N.INDUSTRIAL Industrial,General Assembly and/or P P P P86P86packagingoperations Commercial laundries,P29 P29 P29 P4 existing Commercial laundries,P29 P29 P29 new Construction/contracto P P P r’s office Craft distilleries with P P P P P P PPtastingrooms,small wineries,and micro breweries Industrial,heavy P14 Laboratories:light P29 P29 P29 AD P20 P3 ADS4P86manufacturing 26 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 Laboratories:research,P28 p p H P20 AD3 AD H P86 P86 development and testing Manufacturing and H59 P67 fabrication,heavy Manufacturing and P67 P67 fabrication,medium Manufacturing and P P P P P fabrication,light Solid Waste/Recycling Recycling collection P28 P28 P28 P29 and processing center Recycling collection P P P P P P P P P station Sewage disposal and H59 H treatment plants Waste recycling and H59 P transfer facilities 0.UTILITIES Communication H H H H H H H H H H29 H29 H29 H H H H H H broadcast and relay towers Electrical power H H66 H66 H66 H66 H66 H66 H66 H66 H66 generation and cogeneration 27 ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-8 RMH R-1O R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2 Utilities,small P5 P5 P5 P5 P5 P5 P5 P5 P5 p p p p p p p p p p p Utilities,medium AD5 AD5 ADS AD5 ADS AD5 ADS ADS AD5 AD AD AD AD AD AD AD AD AD AD AD Utilities,large H5 H5 H5 H5 H5 H5 H5 H5 H5 H H H H H H H H H H H Solar energy system,AC AC AC AC AC AC AC AC AC ground-mounted, small-scale P.WIRELESS COMMUNICATION FACILITIES Amateurradioantenna AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD$AD8 AD8 ADS AD8 ADS D8 Camouflaged WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Concea led WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Majoralterationsto AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD existing WCF structures Minor alterations to P P P P P P P P P P P P P P P P P P P P existing WCF structures Monopole I support H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 structures Monopole II support H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 structures Small cells complying P P P p p P P P P P P p p P P P P P P P with a preferred concealment technique Small cells submitting a AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD concealment element plan 2$ ORDINANCE NO.6029 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONINGDESIGNATIONSUSES: RC R-1 R-4 R-6 R-8 IRMH R-1O IR-14 RMF IL IM IH CN CV CA CD ICO COR UC4 UC-2 Stealth tower AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Q.GENERAL ACCESSORY USES Accessory uses per AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC RMC 4-2-050 and as defined in chapter 4-11 RMC,where not otherwise listed in Use Table Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use frCondition(s) Uses may be further restricted by:RMC 4-3-020,Airport Related Height and Use Restrictions;RMC 4-3-040C,Uses Permitted in the Renton Automall Improvement District;RMC 4-3-050,Critical Areas Regulations;RMC 4-3-090,Shoreline Master Program Regulations 29 ORDINANCE NO. AUACHMENT C 4-2-120.A1 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN,CV,CA,&UC) CN I cv CA UC-1 and UC-2 LOT DIMENSIONS 5,000 sq.ft.25,000 sq.ft.5,000 sq.ft.Residential Plats:n/a All Other Plats:25 acres.Minimum Lot Size for lots Minimum lot size canbecreatedafterNov.10, amended throughMaster2004 Plan and Site Plan Review, RMC 4-9-200. None Residential Plats:widthMinimumLot shall be 14 ft.depthshallWidth/Depth for lots be 65 ft.created after Nov.10,2004 All Other Plats:None LOT COVERAGE 65%of total lot area or 75%if parking is provided within the building or within 90%of total area or 100% Maximum Lot Coverage an on-site parking garage.if parking is provided for Buildings within the building or within a parking garage. 30 ORDINANCE NO.6029 I CN CV CA UC-1 and UC-2 DENSITY (Dwelling Units per Net Acre) None 20 dwelling units per net 20 dwelling units per net 85O dwelling unitsperMinimumNetResidential acre.acre.net acre except formixedDensity9 use development. 4 dwelling units per $0 dwelling units per net 60 dwelling units per net 25 du/acre (150 dwelling structure.acre.”21 acre in the City Center units per net /acre-i-f and Highlands ground floor commercial Community Planning is provided.”21 Maximum Net Residential Areas. Density9 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. SETBACKS 15 ft.The minimum setback may be reduced to 0 ft.through the site plan 15 ft.Determined Minimum Front Yard’4”8 review process,provided blank walls are not located within the reduced through site plan setback.review4’5’8 20 ft.’5 20 ft.Determined Maximum Front Yard’8 through site plan review4’5’8 31 ORDINANCE NO.6029 CN I cv CA UC-1 and UC-2 15 ft.The minimum setback may be reduced to 0 ft.through the site plan 15 ft.DeterminedMinimumSecondaryFront. review process,provided blank walls are not located within the reduced through siteplanYard’4”8 setback.review458 20 ft.20 ft.DeterminedMaximumSecondaryFront through siteplanYard’8 review458 Minimum Freeway 10 ft.landscaped setback from the property line.n/a Frontage Setback None,except 15 ft.if lot abuts a lot zoned residential.None,except 15 ft.if lot abuts a lot zoned Minimum Rear Yard’8 residential.Determined through site plan review4’5’8 None,except 15 ft.if lot abuts or is adjacent to a lot zoned residential.None,except 15 ft.if lot abuts a lot zoned Minimum Side Yard’8 residential.Determined through site plan review4’5’8 In no case shall a structure over 42 in.in height intrude into the 20 ft.clear vision area defined in RMC 4-Clear Vision Area 11-030. BUILDING LIMITATIONS 32 ORDINANCE NO.6029 CN CV CA UC-1 and UC-2 5,000 gross sq.ft.The None maximum size shall not be exceeded,except by Maximum Gross Floor conditional use Area of Any Single permit.2’9 These Commercial Use on a Site restrictions do not apply to residential uses subject to net density limitations. 3,000 gross sq.ft.The None maximum size shall not be exceeded,exceptbyMaximumGrossFloor conditional use Area of Any Single Office permit.2’9 These Use on a Site2’9 restrictions do not apply to residential uses subject to net density limitations. All commercial uses shall See urban design See urban design regulations in RMC 4-3-100. have their primary regulations in RMC 4-3- entrance and shop display 100. Building Orientation window oriented toward Commercial and civic the street frontage.uses shall provide entry features on all sides of a building facing a public 33 ORDINANCE NO.6029 I CN I cv CA UC-1 and SCREENING Outdoor,Loading,Repair,See RMC 4-4-095 Maintenance,Work,or Storage Areas;Surface- Mounted Utility and Mechanical Equipment; Roof Top Equipment Except for Telecommunication Equipment) Refuse or Recyclables See RMC 4-4-090 PARKING General See RMC 10-10-13 and 4-4-080 Businesses Located in Residential Parking for residential On a Pedestrian Oriented Single Family Dwellings or Uses:Structured parking units shall be enclosed Street:Parking shall not Duplexes:Parking may shall be required within the same building be located between not occur in front of the parking shall be located as the unit it serves,buildings and pedestrian-Required Location for building and/or in the underground or under oriented streetsunlessParking area between the front lot building (on the first floor located within a line and the front building of the structure),or in an structured parking line;parking must occur at attached or detached garage. the side or rear of the structure.Any additional 35 ORDINANCE NO.6029 CN CV CA UC-1 and UC-2 property.Parking may be parking may not be On Other Arterials,Local accommodated off site in located between the Streets,and Internal accordance with RMC 4-4-building and public Street Streets:All residential 080E2 or at joint use unless located within a parking shall be facilities in accordance structured parking structured parking except with RMC 4-4-080E3.garage.parking required for Commercial guests.Parking for all Uses:Parking may not be uses shall be located located between the consistent with RMC 4-3- building and the public 100,Urban Design street unless located Regulations.Site planning within a structured must demonstrate parking garage.feasible future location of Mixed Use:Joint parking structured parking to is required subject to accommodate mull RMC 4-4-080E3.development. ACCESS A pedestrian connection See Urban Design Regulations in RMC 4-3-100 shall be provided from a public entrance tothePedestrian street,in order to provide direct,clear and separate pedestrian walks from 36 ORDINANCE NO.6029 CN CV CA UC-1 and UC-2 sidewalks to building entries and internally from buildings to abutting retail properties. None A connection shall be A connection shall be provided for site-to-site provided for site-to-site vehicle access ways,vehicle access ways, where topographically where topographically feasible,to allow a feasible,to allow a smooth flow of traffic smooth flow of traffic across abutting CA lots across abutting UClotsVehicular without the need to use without the need to use a a street.Access may street.Access may comprise the aisle comprise the aisle between rows of parking between rows of parking stalls,but is not allowed stalls. between a building and a public street. SIGNS See RMC 44100h1 See RMC 4-4-100. Pole signs and roofsignsGeneral are prohibited.Signs are subject to Urban Design 37 Ho q u i a m A v e N E Talb o t R d S S P u g e t D r Li n d A v e S W Mo n r o e A v e N E Ed m o n d s A v e N E S 7th St N e w c a stle W ay 11 6 t h A v e S E 87 t h A v e S NE 7th St Lo g a n A v e S 14 8 t h A v e S E 12 8 t h A v e S E SE 216th St B e n s o n R d S S E 183rd St SW 41st St SE Jones Rd SE 168th St Un i o n A v e N E SW 7th St Lake Washington Blvd SE Puget Dr SE SW 16th St H a r d i e A v e S W SW 34th St Ea s t V a l l e y R d SW 27th St E V a l l e y H w y 84 t h A v e S 154thPlSE S 132nd St N 3rd St 64 t h A v e S SE P e t r o v i t s k y R d Tuk w i l a P k w y 68 t h A v e S Duvall Ave NE N 4th St I n t e r u r b a n A v e S Is l a n d C r e s t W a y 12 4 t h A v e S E Ra i n i e r A v e S R a i n i e r A v e N S212th W ay NE 3rd S t E M e r c e r W a y Oa k e s d a l e A v e S W N P a rk Dr Sou t h c e n t e r B l v d SW 43rd St SE C a rr R d NE 4th St SE 128th St Logan Ave N Forest D r S E S G r a d y W a y SE 208th St Pa r k A v e N 156th Ave SE S 12 4 t h S t 14 8 t h A v e S E SE 192nd St 11 6 t h A v e S E S 180th S t 16 4 t h A v e S E Airport Way S W G r a d y W a y Renton AveS S E 2 0 4 t h W a y W M ercer W a y C o a l C r e e k Pkwy SE M o n s t e r R d S W 13 2 n d A v e S E SEMayValleyRd 14 0 t h A v e S E Lakemont Blvd SE 1 4 0th W aySE NewcastleGolf Club Rd 68thAve S S 133rd St ••••900 ••••900 ••••515 ••••169 ••••181 ••••167 ••••900 ••••167 ••405 ••405 ••405 RHD CMU RHD RMD RHD CMU CMU RHD RHD COR COR CMU RLD RMD CMU CMU RHD RLD EA RHD CMU RMD RHD RHD RHD RHD RMD RHD CMU CMU RHD RMD RHD RHD RHD RMD RMD RMD RLD RLD RHD RMD EA CMU RHD RMD RHD RHD RMD CMU EA EA CMU RHD RHD RLD RLD RHD RHD RHD RHD RHD RMD COR RLD RHD RLD RMD RMD RMD RMD EA RLD RMD CMU RLD RMD RHD RHD RHD RHD RLD RHD RMD RMD RMD NE 20th St S 7th St Quincy A v e N E S C a rr R d Sun se t Blvd N NE 23rd Pl NE2ndSt BurnettA v e S La k e Ave S N E SunsetBlvd SE 160th St Fa c t o r y A v e N Sea h a w k s W a y NE 6 t h St NE 19th St Re n t o n A v e S S Tobin St N 30th St NE 10th St NE 27th St Bu r n e t t A v e S SE 164th St Jo n e s A v e N E Pa r k A v e N Ma i n A v e S NE 24th St Je r i c h o A v e N E NE 10th St SE 182nd St Sh a t t u c k A v e S T a l b o tR d S NE 6th S t NE 7th St Bu r n e t t A v e N Mont e r e y A v e NE SE 172nd St 12 5 t h A v e S E N 8th St NE 10th St S 3rd St NE 4th St SE 184th St NE 9thSt B e a c o n W a y S NE 2nd St R e n t o n Ave S Sun setB l v d N E Ga r d e n A v e N So ut h por t Dr N Ni l e A v e N E G r antAve S SE 164th St 10 8 t h A v e S E Har r i n g t o n Ave NE NE 12th St Ki r k l a n d A v e N E B e n s o n D r S SE Petrovitsky Rd La ke WashingtonBl v d N Ta l b o t R d S Land Use Designations RLD - Residential Low Density RMD - Residential Medium Density RHD - Residential High Density EA - Employment Area CMU - Commercial Mixed Use COR - Commercial Office Residential Renton City Limits Lake Washington •• Source: City of Renton, 2023 0 0.25 0.5 Miles Updated by Ordinance #6116 Effective as of 8/21/2023 Comprehensive Plan Land Use Map Seattle King County Tukwila Kent Kent King County King County King County Mercer Island King County Newcastle Bellevue Bellevue Cedar River Gre e n River 2,400400 Neighborhoods Map All data, information, and maps are provided "as is" without warranty or any representation of accuracy, timeliness of completeness. The burden for determining accuracy, completeness, timeliness, merchantability and fitness for or the appropriateness for use rests solely on the user. WGS_1984_Web_Mercator_Auxiliary_Sphere Notes None Legend 272 0 136 272 Feet City and County Labels Addresses Parcels City and County Boundary Renton <all other values> RC R-1 R-4 R-6 R-8 R-10 R-14 RM-F RMH CN CV CA UC-1 UC-2 CD COR CO IL IM IH Streets Points of Interest Parks Waterbodies 2021.sid Red: Band_1 Green: Band_2 Blue: Band_3 Please contact me if you have any questions or concerns. Sincerely, Northwest Permit Inc. William Millhollin – President William@nwpermit.com / Cell # 206-601-7043