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HomeMy WebLinkAboutERC_Report_RMC_Title_IV_Docket_13A_180608.pdf DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Department of Community & Economic Development Date ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PROJECT NUMBER: LUA18-000345, ECF APPLICANT: City of Renton PROJECT NAME: Docket 13 Group A and Multi-Family Tax Exemption PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review for new and revised regulations/standards that pertain to submittal requirements, street name changes, short-term rentals, downtown window transparency and updating the eligible areas for the Multi-Family Tax Exemption. PROJECT LOCATION: City-wide LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 22, 2018. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: June 8, 2018 DATE OF DECISION: June 4, 2018 DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 6/4/2018 | 3:34 PM PDT 6/4/2018 | 4:32 PM PDT 6/5/2018 | 11:58 AM PDT 6/4/2018 | 12:36 PM PDT DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ERC Report LUA 18-000345, ECF ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: June 4, 2018 Project Name: Docket 13 Group A and Multi-Family Tax Exemption Owner: City of Renton Applicant: City of Renton Contact: Angie Mathias, Long Range Planning Manager; Paul Hintz, Senior Planner; Matt Herrera, Senior Planner; Katie Buchl-Morales, Assistant Planner File Number: LUA18-000345, ECF Project Manager: Angie Mathias, Long Range Planning Manager Project Summary: The applicant is requesting Environmental (SEPA) Review for new and revised regulations/standards that pertain to submittal requirements, street name changes, short-term rentals, downtown window transparency and updating the eligible areas for the Multi-Family Tax Exemption. Project Location: All docket items are citywide. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area: N/A Total Building Area GSF: N/A STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). PART ONE: PROJECT DESCRIPTION / BACKGROUND Submittal Requirements: The Department of Community and Economic Development implemented electronic plan review for land use, building, and construction permits effective April 2017. Therefore, the Code needs to be updated to reflect the new electronic standards and remove references to paper copies. Additionally, the text amendments include several changes that have been made to the submittal requirements to assist in permit review. Proposed Text Amendments to Code 1. A new code subsection that provides information on the City’s requirement for electronic plan review with reference to standards such as format, size, resolution, and naming conventions. 2. Reference currently adopted fee schedule for fees associated with each type of permit. 3. Remove references to the number of copies of each required submittal item. Alternatively, each space that is currently occupied with a number would be replaced with a check-mark or X signifying the item is required with the specified permit. 4. Remove submittal items that are no longer needed and provide new submittal items that assist in permit review and public viewing. Please note additional items may be recommended for inclusion or removal between now and the public hearing, which staff will clarify with the Planning Commission during the hearing. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 City of Renton Department of Community & Economic Development Environmental Review Committee Report 2018 DOCKET GROUP 13A LUA18-000345, ECF Report of Monday, June 4, 2018 Page 2 of 4 *These criteria are the Department of Revenue’s standards for determining if a short-term rental is a taxable business. ERC Report LUA 18-000345, ECF Street Name Changes: The City’s existing code contains prescriptive language for its street grid system and the assignment of street names, which is intended to help establish a clear grid system that supports easy navigation for residents, delivery service, visitors and first responders, and to provide a uniform application guideline. Staff proposes that Code be amended to allow more flexibility in the naming of streets as a way to honor individuals and/or organizations who have made exemplary contributions to the community. It is recommended that street name change requests for existing streets continue to be brought before the City Council for consideration. Proposed Text Amendments to Code: 1. A new code subsection that allows for co-naming of existing streets, rather than changing the street name. In this scenario, the City would post a secondary street name sign at the intersection near the primary street name that would be distinguishable from the primary street sign by color and/or reference as “honorary.” 2. An addendum to the existing code section for roadway names that would allow for the naming of new streets/street extensions after individuals and/or organizations. Short-Term Rentals: Short-term rentals are furnished residential units, or in some cases individual rooms within units, in which the owner rents to guests for less than 30 days at a time. Typically the owner of the property will rent their space when they are not using it, though some rentals are shared spaces where owners rent out one or more rooms. In recent years short-term home rentals have become a popular alternative to hotel lodging. The proposed amendments would create standards for short-term rentals in relation to business licenses, owner-occupancy requirements, maximum number of guests, off-street parking, safety regulations, and property maintenance. Proposed Text Amendments to Code: 1. Business License: Owners of property used as a short-term rental must obtain a City of Renton Business License if they:  Advertise their property for overnight accommodations through online marketplaces, newspapers, or other publications;  Hire a property manager to handle the rental of the property; or  Engage in short-term rentals (less than 30 continuous days) three or more times in a year.* 2. Owner-Occupancy: For short-term rentals that involve rental of individual guest rooms or any living space that doesn’t include the entirety of the dwelling, the dwelling must be occupied by an owner of record during the rental term. 3. Maximum Number of Guests: The number of guests, and owners or related family if the unit is owner- occupied during rentals, is limited to two per bedroom. The definition of “bedroom” by the International Building Code requires emergency egress (i.e., a window). 4. Off-Street Parking: At least one off-street parking space must be provided for every two guest rooms rented if the entire dwelling unit is not rented (i.e., it’s owner-occupied during rentals) in addition to one space for every two bedrooms occupied by the owner or related family. If the entire residence is rented then only two off-street parking spaces are required (existing standard for all single-family houses). 5. Safety Regulations: Property used as a short-term rental must comply with applicable International Fire Code and Prevention Regulations (RMC 4-5-070), and have safety sign/map in each bedroom that shows the location of fire extinguishers, gas shut-off valves, fire exits, and/or fire alarm, in addition to operating smoke detectors and carbon monoxide detectors. 6. Property Maintenance: Property used as a short-term rental must comply with International Property Maintenance Code (RMC 4-5-130). Additionally, staff recommends removing the standards and zoning restrictions for bed-and-breakfasts as the code would be antiquated in comparison to the standards proposed for all short-term rentals. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 City of Renton Department of Community & Economic Development Environmental Review Committee Report 2018 DOCKET GROUP 13A LUA18-000345, ECF Report of Monday, June 4, 2018 Page 3 of 4 ERC Report LUA 18-000345, ECF Downtown Window Transparency: The City adopted the Renton Downtown Civic Core Vision and Action Plan in January 2018. One of the quick wins identified in the Plan is to prohibit window screens that block or reduce window and door transparency in the Downtown area. Council has directed staff to prioritize and initiate work on several of the quick wins in the Plan for work in 2018. Downtown is all zoned Center Downtown (CD) and all new development must comply with Urban Design Regulations. Additionally, alterations to windows, awnings, signs, etc. would be required to comply with the Design Regulations. Current requirements for windows are below: 1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 2. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. 3. Where windows or storefronts occur, they must principally contain clear glazing. 4. Tinted and dark glass, highly reflective (mirror-type) glass and film is prohibited. Most of these requirements are adequate, but in order to further the intent of the Civic Core action item to prohibit window screens that block or reduce window and door transparency to improve the pedestrian experience of walking in Downtown, the requirements should be supplemented. Finally, design regulations do not have any requirements to maintain the standards that were required of a project when it is newly constructed. Proposed Text Amendments to Code: 1. Facades of downtown storefronts should comprise windows by 70%. 2. Where windows or storefronts occur, clear glazing must be the primary material for Downtown. 3. No more than a maximum of 10% of the window area should be taken up with opaque signage, stenciled signage, or signage that can be seen through into the store should be encouraged. 4. If interior window coverings, such as blinds or curtains, are used they may not be permanently affixed or adhered to the window. 5. Display racks and fixtures should be limited in windows to not obscure more than 50% of the glazed area. 6. Design regulations at the time of construction are required to be maintained throughout the life of the building. Multi-Family Tax Exemption (MFTE): Adopted by the City in 2003, MFTE is an incentive that exempts new multi- family housing from paying the property tax on the value of the housing portion of residential improvements. Taxes for the land and non-housing related improvements (for example, commercial space) are not exempted. In order to be eligible, a project must be located in one of the MFTE targeted areas and provide, at minimum, ten new units if it is in the R-14 or Residential Multi-Family (RMF) zone or, at minimum, thirty new units if it is in the Center Village (CV) or Center Downtown (CD) zone in both the Sunset and Downtown, respectively. Currently, the exemption lasts for 8 years for any new multi-family development and for 12 years if 20% of the units are considered affordable. Initially there were three targeted areas: Downtown, Sunset, and South Lake Washington. In 2008, after having successfully incentivized the construction of over 1,000 units in the South Lake Washington area, the code was amended to remove South Lake Washington as an eligible area. The City has received a request to make this incentive available in the City Center Transit-Oriented Development (TOD) area, an area not currently designated as eligible for the MFTE incentive. The requestor is in the process of permitting a 270-unit mixed-use project at the site of the former Renton Cinema. The proposed project would serve as TOD when the primary functions of the Downtown transit center are relocated DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 City of Renton Department of Community & Economic Development Environmental Review Committee Report 2018 DOCKET GROUP 13A LUA18-000345, ECF Report of Monday, June 4, 2018 Page 4 of 4 ERC Report LUA 18-000345, ECF to the former Sound Ford site. The requestor has asked that the area be designated for the MFTE, but only for the 12-year exemption that requires construction of affordable housing units. If this project were to utilize the MFTE, they would provide 54 units of affordable housing units. The MFTE has included a sunset provision since its initial adoption. This allows the City to consider whether or not the incentive is still needed. To date, only one project in the Sunset area has utilized the incentive and the area is still not being redeveloped with new multi-family housing by private parties. The Lofts at 2nd and Main is the first project in the Downtown area in 8 years to use the incentive and Downtown has not reached the point at which private development is significant. Further, many projects will be ending the tax exempt status in the next few years, therefore retaining the incentive in the Sunset and Downtown MFTE areas is still needed. Proposed Text Amendments to Code: 1. Create a third eligible area for the MFTE incentive, the City Center TOD area. 2. Renew the sunset provision with a new three year extension to December 31, 2021. 3. Require that projects provide 20% of units as affordable to 80% AMI. 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: Exhibit 2: Exhibit 3: Environmental Review Committee (ERC) Report Honorary Street Sign – Example Map - Eligible Areas for Multi-family Housing Incentives D. Environmental Impacts There are no environmental impacts that are anticipated to occur in conjunction with the proposal. E. Comments of Reviewing Departments The proposal will be circulated to City Department Division Reviewers and appropriate agencies. All substantive comments will be provided to the Responsible Officials for their consideration and possible recommendation that the comments be incorporated as “Advisory Notes to Applicant.” Environmental Determination Appeal Process: Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal period may will follow the issuance of the DNS. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk’s office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Docket 13 Group A and Multi-Family Tax Exemption Project Number: LUA18-000345, ECF Date of Meeting June 4, 2018 Staff Contact Katie Buchl-Morales Assistant Planner Project Contact/Applicant Angie Mathias, Long Range Planning Manager; Paul Hintz, Senior Planner; Matt Herrera, Senior Planner; Katie Buchl-Morales, Assistant Planner Project Location All docket items are citywide. The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Honorary Street Sign – Example Exhibit 3: Map - Eligible Areas for Multi-family Housing Incentives DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 Attachment A DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 Edmonds Ave NEMain Ave SN 3rd St NE 12th St S 7th St S 2nd St HouserW aySN E 16th St N 4th St WilliamsAveNWilliams Ave SWellsAveSTalbotRdSSunsetBlvdNET a ylo r Pl N WWells Ave NN E 3 rd S tHouserWayBypassMonroe Ave NENE7thSt Taylor Ave NWNE 2nd St NE10thSt N 6th St ShattuckAveSLoganAveNRainierAveSBronsonW a y N S 4th S t S 3rd St Park Ave NAberdeenAveNES G radyWayHardieAveSWN 8th St NE 4th St N E P a rk D rBurnettAveSAirport Way SW Grady Wa y LoganAveSS 4 th P lN 10th S tGarden Ave NN10thPlLoganAveN S3 r d P lRainierAveN SunsetBlvdNMonroeAveNEGar de nAveNHous e r Way NL akeWas hi ngt onBl vdNM aple ValleyHwyCedar Ri ver La keWashing t on Gene CoulonMemorialBeach Park HighlandsPark WindsorHills Park LibertyPark CedarRiver Park RiverviewPark SeniorCenter Lake StreetOpen Space HoneyCreekGreenway MaplewoodPark PhilipArnoldPark Cedar RiverNatural Area ¥405 ¥405 ¥405 ¥405 UV169 Sunset Downtown UV167 Sunset Eligible Area Downtown Eligible Area Proposed City Center TOD Eligible Area Parks & Open Space City Limits City CenterTOD Sour ce: C ity of Renton, 2018 0 750 1,50 0 2,250Feet° Eligible Areas for Multifamily Housing Ince ntivesDocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0