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Home My WebLink AboutLUA06-121,R,ECF City of Renton Highlands Sub-Area CPA & RezonePLANNINGIBUILDINGI ♦ PUBLIC WORKS DEPARTMENT M E M O R A N D U M DATE: November 3, 2006 TO: Rebecca Lind FROM: Jennifer Henning SUBJECT: Development Services Comments Draft Ordinance Concerning the R-10 zone in the Renton Highlands • Please provide a legible black and white map that clearly depicts all districts at an 8.5" by I V size so it is obvious to the public (and staff) what areas will be impacted by the proposed regulations. On page 3, new Subsections 6 & 7 deal with creating design standards. These sections have been added to the very end of the existing Section B. Can they instead be inserted before existing Subsection 5 (which would need to be renumbered)? Like the two new proposed paragraphs, the first four subsections of Section B address creating design standards. It would be good to include the new text near similar subsections and then relocate existing Subsection 5, relating to big box retail, at the end. On page 3, please incorporate proposed new section B5 (applicability of the regulations), into existing applicability Section 131. The information is similar and the applicability sections of the rules should be located all in the same place and not separated by other information. On page 4, small-scale additions and the like should be added to the list of activities that are exempt from the Design District restrictions. We are enlarging the areas of the City that are subject to these additional design regulations at the same time we are increasing the number of project types that will be affected. Increasing the number of exempt activities will reduce the burden on review staff who would otherwise have to apply design regulations to both a larger geographic area and range of use types. For example, a recent plan review for a triplex in the Design District took.3.5 hours. Typically, plan review for a small multifamily project outside of the Design District takes only about a half hour. On page 1 of Attachment A, the added text "Conversion, re -development or subdivision of legal lots in existence as of January 1, 2007 require the removal of all existing residential structures" is important enough to necessitate its own development standard category heading. It should not be lumped in under the cadocuments and settingsllnicolayldesktoplhighlandsordcomments.doc heading of either "Minimum Density" or "Maximum Density". Suggested heading for this major code change is: "Removal of Existing Structures Required". On page l of Attachment A, the terms `conversion' and 're -development' are used but not defined. The term 'development', however, is defined very broadly by our current Code. Without specific definitions, we will not be able to consistently implement the new restrictions. For example, if someone were to want to construct an addition, would that be considered `re -development'? If so, would that make the addition impossible? As currently worded, a sign replacement could be construed to require design review because it would qualify as 'development' under the current definition it, therefore, could potentially qualify as "re -development". Please further refine the terminology and/or definitions to firm up the applicability. • On page 8 of Attachment A, there should be another heading in the R-10 Building Location box that says "All other areas: NA". • Please add a cross-reference to the potential applicability of Design District regulations on the RMF, CV, and R10 Development Standards tables (as in the CD and UC Zones). cMocuments and settingsllnicolayldesktoplhighlandsordcomments.doc STATE OF WASHINGTON, COUNTY OF KING AFFIDAVIT OF PUBLICATION NOTICE OF ENVIROIvNMENTAL DETERMINATION PUBLIC NOTICE ENW CO ENTAL REViELV Mh4I'I'l'EE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising R,ENTON, WASHINGTON Representative of the The Environmental Review Com- mittee has issued a Determination of Nun -Significance for the following project under the authority of the King County Journal Renton Municipal Code. Highlands R-10 Zoning Text Amendments a daily newspaper, which newspaper is a legal newspaper of general LUA06-121, ECF circulation and is now and has been for more than six months prior to the date Location: Highlands Subarea. The proposed change to the of publication hereinafter referred to, published in the English language zoning regulations makes three continuously as a daily newspaper in King County, Washington. The King major changes: 1) It enacts CountyJournal has been approved as a Legal Newspaper b order of the design regulations for the PP gY Highlands Subarea. 2! It Superior Court of the State of Washington for King County. requires the standard 5,000 The notice in the exact form annexed was published in regular issues of the square foot lot size for detached dwelling unit development in King County Journal (and not in supplement form) which was regularly the Highlands R-10 zone. 3) It distributed to its subscribers during the below stated period. The annexed requires that those who develop notice, a or redevelop their properties in the HighlandsR-10 zone to remove the existing structures. The purpose of these changes is Public Notice to provide for high quality re- development with efficient land use patterns in the Highlands was published on October 30, 2006. without the implementation of other Comprehensive Plan Amendments or rezoning prop - The full amount of the fee charged for said foregoing publication is the sum erty. There will also be minor, of $133.45. ancillary changes to the areas subject to the current design regulations, in districts A, B, .• and C. �1Ttll�a15�� Appeals of the environmental �t\�� C and i/j determination must be filed in writing Jod n , `�1 , .. - . • • e/ J�� on or before 5:00 Phi on November 13, Legal Advertising Representative, King County Journal'ok rnlSSJ, �•, O,? r! 2000. Appeals must be filed in e ate•'k writing together with the required Subscribed and sworn to me this 30 day of October,-2006. x $75.00 application fee with: Hearing _. ►�a; ch a Examiner, City of Renton, 1055 South Al /]/� ] �• Grady Way, Renton, WA 98055. a� �i / / (/ / / = : ; Q 10 : �� Appeals to the Examiner are governed ~. '.o, c, by City of Renton Municipal Code B D Cantelon f �� i �'• �'�°•• Section 4-&1IO.B. Additional infor- Notary Public for the State of Washington, Residing,in'Kent; Washington��' mation regarding the appeal process v PO Number `>t• • • `• ' ` • • ��v \�� may be obtained from the Renton City PUVT`- 4 '/OjQf i 1 f 11 Clerk's�,,`� Office, �0*- Published in the King County Journal r October 30, 2006. #861991 e )+ Kathy Keolker, Mayor December 4, 2006 CIT _< OF RENTON Planning/Building/PubIicWorks Department Gregg Zimmerman P.E., Administrator City of Renton 1055 S Grady Way Renton, WA 98055 ' SUBJECT:. Highlands R=10 Zoning Text Amendments L'UA-06-121, R, ECF . This letter is to, inform you that ,the appeal period ended :ori -November- 13,'2006 for the Environmental Review. Committee's (ERC) Determination'of Non -Significance for the above- referenced project.,. No appeals were filed.on the ERC determination. This decision is final and- the"review process for these changes, mayxpToceed•: If you have anv--auestions;.glease.contact me at-(425) 430-6578.-. 1055 South Grady Way - Renton, -Washington 98055 AMk RENTON AHEAD OF THE CURVE Clt, Renton Department of Planning / Building / i c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Yr, COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-121, ECF DATE CIRCULATED: OCTOBER 2 2006 APPLICANT: City of Renton - EDNSP PROJECT MANAGER: E a -Con 1ih -='� T'" ii '�.'1 -- -� PROJECT TITLE: Highlands R-10 Zoning Text Amendments .J u PLAN REVIEW: Ka ren K hick' SITE AREA: NIA BUILDING AREA (gross): N A';� ) LOCATION: Hi hlands Sub -area i WORK ORDER NO: 7765 !VVI SUMMARY OF PROPOSAL: This proposed change to the zoning regulations makes three malo 11 It enacts design regulations for the Hiahlands Subarea r changestirY OF P.ENT0'4 2� It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3 It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use patterns in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B, and C. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts Moe Information Necessary Earth Air Water Plants LanttlShoroiine Use Animals Environmental Health Energy/ Natural Resources /Jh B. POLICY -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Informadon Necessary Housing Aesthetics hyGlars Recreation utilities Trans ation Public services Hlsto&Xulttaal Preservation Airport Environment 10,000 Feet 14,000 Feet C. CODE -RELATED COMMENTS LAX �� AK117,e0 5 We have revie d this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a itional informat' Is needed to property assess this proposal. fit 3 ti Signatur of rector or Authoriz Rep ntative Date City_ _ Renton Department of Planning / Building / P. ; Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: l COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-121 ECF DATE CIRCULATED: OCTOBER 2, 2006 APPLICANT: City of Renton - EDNSP PROJECT MANAGER: Erika Conklin PROJECT TITLE: Highlands R-10 Zoning Text Amendments kl V Ur hC14IV,4 PLAN REVIEW: Ka ren Kittrick SITE AREA: NIA I BUILDING AREA (gross): NIA LOCATION: Highlands Sub -area _ I 2000 WORK ORDER NO: 77655_ SUMMARY OF PROPOSAL: This proposed change to the zoning regulations makes three major chanAI ..ILDING DIVISION 1 j It enacts design regulations for the Highlands Subarea 2 It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3 It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use pattems in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B, and C. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants LandlShorefine Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS Q ov-J✓ C. CODE -RELATED COMMENTS k)rmt Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary HoULng Aesthetics Light/Glare Recreation Utilities Trans atfon Public Services Historlo Cultural Preservation Airport Environment 10,000 Feet 14 00O Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 4. 41i&l to, Sig to of Director or Authorized Representative Date r City Renton Department of Planning/Building / Pb_,,c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: t_UA06-121, ECF DATE CIRCULATED: OCTOBER 2, 2006 APPLICANT: City of Renton - EDNSP lill Y Vr I, L:'1 y, PROJECT MANAGER: Erika Conklin PROJECT TITLE: Highlands R-10 Zonin Text Amendments PLAN REVIEW: Ka ren Kittrick SITE AREA: NIA 2006 BUILDING AREA (gross): NIA LOCATION: Highlands Sub -area WORK ORDER NO: 77655 BUILDING DIVISION SUMMARY OF PROPOSAL: This proposed change to the zoning regulations makes three major changes: I ) It enacts design regulations for the Highlands Subarea 2 It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3 It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use patterns in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B, and C. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS N Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housi Aesthetics L hVGlare Recreation Utilities Transportation Public Services Histodocultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. F34to Sig a e of Director or Authorized Representative Date CIS, . Renton Department of Planning / Building / h Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-121, ECF HATE CIRCULATED: OCTOBER 2, 2006 G1 I APPLICANT: City of Renton - EDNSP PROJECT MANAGER: Erika Conklin RECEIVED PROJECT TITLE: Highlands R-10 Zoning Text Amendments PLAN REVIEW: Ka ren Kittrick SITE AREA: NIA J BUILDING AREA (gross): NIA LOCATION: Highlands Sub -area I WORK ORDER NO: 77655 1S10N SUMMARY OF PROPOSAL: This proposed change to the zoning regulations makes three major changes: 1 It enacts design regulations for the Highlands Subarea 2 It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3 It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use patterns in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B, and C. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Lan&Shoreline use Animals Environmental Health Energy/ Natural Resources S. POLICY -RELATED COMMENTS Md A(G C. CODE -RELATED COMMENTS Element of the Environment Probable Minor impacts Probable Ma]- Impacts More Information Necessary Housing Aesthetics ht/Glare Racreation utilities Transportation Public Servkes HistadoCultwal Preservation Airport Environment 10,000 Feet 14 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additional information is need d to property assess this proposal. / - t- Sig ture of Director gKAuthoriied Representative Date City ur Renton Department of Planning/Building /Pus:.,c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 16 2006 APPLICATION NO: LUA06-121, ECF DATE CIRCULATED: OCTOBER 2, 2006 APPLICANT: City of Renton - EDNSP PROJECT MANAGER: Erika Conklin PROJECT TITLE: Highlands R-10 Zoning Text Amendments PLAN REVIEW: Ka ren Kitbick SITE AREA: N/A BUILDING AREA (gross): NIA LOCATION. Highlands Sub -area I WORK ORDER NO: 77655 SUMMARY OF PROPOSAL: This proposed change to the zoning regulations makes three major changes: 1 j It enacts design regulations for the Highlands Subarea 2 It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3 It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use patterns in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B, and C. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts Mora Information Necessary Earth Air Water Plants l.an&Shorellne Use Animals Environmental Health Energy/ Natural Resowces B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS na � Element of the Environment Probable Minor Impacts Probable Molar Impacts Mora Information Necessary Howsing Aesthetics LjghtlGlara Recreation Utilities TransDodation Public services HistoriclCultural Preservation Airport Environment 10, 000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. _ 10 /3/f Signature of Director or Authonzed Representative Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2nd day of October, 2006, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance document, NOA, Environmental Checklist, & PMT's documents. This information was sent to: .1X 3r".t�4'-..rw«.-T�'t^�"�,"Ss' r ,.. "t.' �+;3`?'Es ��vv..'�,*.,,++ww�� _ _�,v'� r1, ».r•iri ;Names yeli.t`'��YY++'r- t.w�...._ - .��.: .,t� � 3.�C. .��F�,:...•�.,n s- it - c,y�'�;a;�. Agencies See Attached Surrounding Property Owners See Attached (Signature of STATE OF WASHINGTON )`" ) SS COUNTY OF KING } I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act fo r� purposes mentioned in the instrument.=,Lv Dated: I C)- t a -OU Notary . Notary (Print): My appointment expires: Public in and 1cwthe Sate L., r, ►r\ VA b W ma- r r: P•.,roW14Name.. , Highlands R-10 Text Amendments P`riject Number' LUA06-121, ECF �. , �: � .x=_• rya., z�v: t'i?� O� A/Q` 5Withington- i '� %L%xl template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology' WDFW - Stewart Reinbold ' Muckleshoot Indian Tribe Fisheries Dept. ` Environmental Review Section cro Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 1 W Ave SE 39015 —172"d Avenue SE Olympia. WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 WSDOT Northwest Region Duwamish Tribal Office' Muckleshoot Cultural Resources Program " Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers' KC Wastewater Treatment Division' Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation' Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor' Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"4 Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd, 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS', the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. ' Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template - affidavit of service by mailing HARRINGTON SQUARE ASSOCIATE HERITAGE GROVE ASSOC LTD BRICKSHIRE MANOR APTS C/O REIS GROUP C/O HERITAGE CORPORATION C/O JOHNSON SCOTT L 1020 108TH AVE NE #215 12011 NE 1ST ST #201 5164 150TH PL SE BELLEVUE WA 98004 BELLEVUE WA 98005 BELLEVUE WA 98006 GREATER HILANDS LTD PTNRSHP ELDER EDITH C FACILITIES & OPERATIONS CTR C/O MORRIS PIRA MGMT GROUP C/O PORTMANN KAREN OFFICE OF THE EXECUTIVE DIR PO BOX 53290 21322 96TH AVE S 300 SW 7TH ST BELLEVUE WA 98015 KENT WA 98031 RENTON WA 98055 DeMastus Sandel Hawton Brett& Jennifer MCOmber Howard 1137 Harrington Ave NE 1308 Harrington Ave NE 475 Olympia Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Petersen Inez STERLINGTON K W Kappenman Brett 3306 Lake Washington Blvd N #3 PATTON G 1004 SW 4th PI Renton, WA 98056 PO BOX 2186 Renton, WA 98057 RENTON WA 98056 RUFFALO SAM & HAZEL Gaunt -Smith Shirley -KING COUNTY THOMAS JAMES W & SHIRLEY 4102 NE 6th 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REDMOND WA 98052 REDMOND WA 98053 A & D QUALITY CONSTRUCTION ABRAHAMSON NORMAN R ALLEN GOLMA 220 SW SUNSET BLVD #E-202 3408 NE 17TH ST 3406 NE 11TH ST RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 ARNSON DANNY O BALES J L BURGESS MYRTLE V 3324 NE 11TH ST 2721 NE 5TH PL 1011 LYNNWOOD AVE NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 BURROWS DAVID W+SUSAN T CALHOUN FRED E CALVARY BAPTIST CHURCH 1626 ROLLING HILLS AVE S 3323 NE 11TH PL 1032 EDMONDS AVE NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 DANKE WINFRIED A J+KIMBERLY ESKENAZI MORREY FRANK JOSEPH P 2616 NE 19TH ST 951 LYNNWOOD AVE NE 802 INDEX CT NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 HARRIS ROBERT R HIGHLANDS COMMUNITY CHURCH HOKARI TIMOTHY J 1425 EDMONDS AVE NE ATTN R W RALSTON 2732 NE 24TH ST RENTON WA 98055 3031 NE LOTH ST RENTON WA 98055 RENTON WA 98055 JOHNSON MARK D+PAULA Y KAASTAD LARRIE D KOHLRUS FRANK F 3300 NE 11TH ST 1115 PIERCE AVE NE 3301 NE 11TH ST RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 KRISHNAN PALGHAT V LE PETER K MCELIECE RAYMOND K 1048 LYNNWOOD AVE NE PHAM MARTHA T 2701 NE 20TH RENTON WA 98055 712 GRANT AVE S RENTON WA 98055 RENTON WA 98055 MOLINA MARCO ANTONIO+URIAS NAIDU KUSHAL NASSET JEFFREY J MARIA 3135 NE 19TH PL 2719 NE 7TH 603 HARRINGTON AVE NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 NELSON GARY G+ALISA A NOVINSKI C R OKINO WAYNE M& JOYCE L 3516 NE 14TH ST 2019 HARRINGTON PL NE 2814 NE 23RD PL RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 PASCALE GLORIA V PETERSON DWIGHT PETERSON LAVERN 2032 HARRINGTON PL NE 3009 NE 9TH 607 HARRINGTON AVE NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 i PIEDAD PEDRO B+FLORIDA D PILLON HELEN B POWERS PATRICK H 2311 SE 21ST ST 1054 KIRKLAND AVE NE 1523 INDEX AVE NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 PRICE PROPERTY LLC REARDON STEPHEN K REED LYLE GLENN 1201 MONSTER RD SW #320 1028 KIRKLAND AVE NE 3401 NE 11TH PL RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 RIBBLE DOUGLAS J RICHTER WENDELIN SANDAHL HARVEY L 2825 NE 21ST ST 2608 N E 18TH ST 836 JEFFERSON AVE NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 SCHREVEN WILLIAM+MARY SIENKIEWICZ WLADYSLAW STAHLECKER ALICE MAE 1324 MONROE AVE NE 1401 KIRKLAND AVE NE 1419 INDEX AVE N E RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 THOME PAULA THOMPSON WARREN I & REBECCA THUERINGER DARVIN G 3400 NE 11TH ST 577 HARRINGTON NE 405 WILLIAMS AVE N RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 VEITCH DONALD VISSER JAN H WIDELL JOHN RICHARD 836 INDEX CT NE 19404 102ND AVE SE 2733 NE 16TH ST RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 WILSON L D WRIGHT PERRY W ZUHKLE MR & MRS 1301 PIERCE PL NE 2625 NE 19TH ST 1215 DAYTON AVE NE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 SHANE MICHAEL C+DELLA M AARON JOSEPH T ADAMS LESLIE E & IRIS A 513 CEDAR AVE S 3507 NE SUNSET BLVD 1209 MONROE AVE NE RENTON WA 98055 3046 RENTON WA 98056 RENTON WA 98056 AHMED MYRTICE M ALANO STEFAN E ALDEN TODD ALLEN 632 INDEX AN NE 2724 NE 6TH PL 1308 PIERCE PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 ALDER REBECCA ALLEN DEBORAH L ALTMYER BRETT N 3112 NE 14TH ST 2905 NE 5TH PL 2819 NE 21ST ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 ANDERSON ROBERT P+ESTER A ANDERSON ROSE MARIE ARREOLA MARTHA 3312 NE 11TH PL 807 INDEX CT NE 3325 NE 17TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 BAACK CHARIS L BABCOCK JEANETTE 0 BAILEY LOLA M+BAILEY LOLA M PO BOX 2798 1210 PIERCE PL NE 2911 NE 116TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 BALACY CINDY T BALDRIDGE HOWARD L BARTH DUANNE F 1633 MONROE AVE NE 1526 JEFFERSON AVE NE 3533 NE 14TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 BARTLEY EDGAR D BATES RANDALL S+MIGDALIA C BEACH RONALD 3501 NE 11TH AVE PL 2625 NE 22ND 1333 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 BECHTOLD EDWARD J+BABETTE Z BECKLEY E L BECKLEY PHILLIP+HEIDI 2408 NE 9TH PL 3517 NE SUNSET BLVD 806 INDEX CT NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 BENBOE CLINTON J+BARRETT,CH BENITEZ RUBEN ORTEGA+SOCORRO BERGMAN CLAUDETTE C 1041 LYNWOOD AVE NE B MONTES 2208 NE 12TH ST RENTON WA 98056 1309 PIERCE PL NE RENTON WA 98056 RENTON WA 98056 BETANCOURT HECTOR+MARIA DEL BLACK KARYL J BOWSER SYLVIA 1034 KIRKLAND AVE NE 513 HARRINGTON AVE NE 3414 NE 11TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 BRAND MITCHELL ALAN BRANDALICK REBECCA J BRISCO MELVIN L+SLIGH DIONNE 1029 LYNNWOOD AVE NE 915 EDMONDS AVE NE 3305 NE 11TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 BROWN MARGUERITE BRUNETTE EVELYN M +LEONARD ET BUENBRAZO RODERICK 1309 MONROE NE AL 1907 KIRKLAND PL NE RENTON WA 98056 1717 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 BURGESS RONALD G & DORIS A BUSTAMANTE JOSE M+SHANNON E CALDWELL MICHELLE H+JOEL K 2908 NE 8TH PL 1601 NEWPORT AVE NE 634 GLENNWOOD CT NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 CALHOUN JERRY CALLAHAN P CAMARENA JOSE MEZA+MARIA DE LA 2008 & 2004 HARRINGTON CIR 3708 NE LOTH ST TORRE RENTON WA 98056 RENTON WA 98056 3317 NE 12TH ST RENTON WA 98056 CARY KARAN E CASTILLO SERGIO COVARRUBIAS CASTRO JOSE M 2009 HARRINGTON CIRC NE 1170 MONROE AVE NE 2017 HARRINGTON CIR NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 CHANEY GREGORY A+MADELINE W CHEUNG KARSON+SANDY B VUONG CHHUM DAYNA P 332 INDEX CT NE 1159 GLNNNWOOD AVE NE 3132 NE 19TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 CHRISTENSEN RONNY CHRISTIE KATHY L CICCANTI ANTHONY D+ELIZABET 625 INDEX AVE 1325 PIERCE PL NE 2012 KIRKLAND PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 COLE LETTY E COLLODI FLORIO+PATRICIA A CONDIT GRAHAM A 1073 HARRINGTON AVE NE 3709 JONES AVE NE 3137 NE 20TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 CONRAD KEVIN COOK -VAN VELZEN DOROTHY CORCORAN HEIDI+DAMES+KAREN 1427 INDEX AVE NE PO BOX 2545 3509 MONTERERY CT NE RENTON WA 98056 RENTON WA 98056 NEW CASTLE WA 98056 CORMAN CATHERINE L CRANE LORI M CREPEAU DONALD K 2216 HARRINGTON PL NE 3134 NE 19TH PL 2733 NE 24TH RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 CROTHAMEL FREDICK CRUZ GONZALO CUIZON SUZETTE 1408 INDEX AVE N #1410 1207 DAYTON AVE NE 2200 HARRINGTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 CURLEY PAMELA ANNE CURRY SEAN E+CARMELA V SNID DALPAY PROPERTIES L L C 1225 KIRKLAND AVE NE 2306 NE 13TH PL PO BOX 2436 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 DALRYMPLE LENNICE A DANIELSON LESTER I DEHART ROBERT D & JOANNE M 1209 JEFFERSON AVE NE 2204 NE 24TH ST 3011 NE 9TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 DELANO-ANTOINE JULIE DEOSKEY ANITA DESHAW ERIC 920 KIRKLAND AVE NE PO BOX 2962 955 EDMONDS AVE NE *201 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 DICKINSON HERBERT M DINH GAM+TUNG+PHAM HONG DO CHUONG A 950 EDMONDS AVE NE 516 HARRINGTON AVE NE 1945 KIRKLAND PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 DO LAN K DONG ANNETTE K DOUANGPHACHANH KHEMPHONE 1925 KIRKLAND PL NE 3325 NE 17TH PL 1913 KIRKLAND PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 l- DRON ANDREY+DRON FEDORA DU NGOC K DUNCAN KELLY J 840 INDEX CT NE 3136 NE 20TH PL 1919 KIRKLAND PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 DUNTON DALE C & BARBARA ELIZABETH PLACE HOMEOWNERS ENGELAND MARIE ] 3104 NE 10TH ST ASSN 2914 NE 6TH ST RENTON WA 98056 2412 NE 13TH ST RENTON WA 98056 RENTON WA 98056 EVANS HAYES IR EVANS RALPH M FABROA OSCAR B+ELISA 0 2805 NE 8TH ST 3306 NE 11TH PL 1070 LYNNWOOD AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 FABROA OSCAR+ELISA FAULKNER RODNEY + KELLY FAULTNER PAUL+JENNIFER 1060 LYNNWOOD AVE NE 2915 NE 6TH ST 1208 DAYTON AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 FENG WEI FIELDS TOMMY M+BRENNA M FIFE TRACY ]+COYLE KIMBERLY 1401 MONROE AVE NE 2611 NE SUNSET BLVD 1017 LYNNWOOD AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 FINCH SCOTT + SAVITHA FLEMING THOMAS+SUSAN FOMIN ANDREW C+MARCY J 6457 LK WA BLVD SE 801 INDEX CT NE 1111 PIERCE AVE NE NEWCASTLE WA 98056 RENTON WA 98056 RENTON WA 98056 FRANZ JULIA BISBEE FREED ALFRED B+ SONG Y FRIENDLY FUELS INC 1721 HARRINGTON AVE NE 2511 NE 9TH PL 1190 SUNSET BLVD NE STE F RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 FRY WILLIAM L+BEVERLY S HEN GABRIEL MICAHEL RAPHAEL GAMUNDI GUILLERMO 3306 NE 11TH ST 3324 NE 11TH PL 939 FERNDALE CIR NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GARDNER MICHAEL GATCHALIAN DELFIN E+DAISY W GAVIN DANIEL G 1619 NEWPORT AVE NE 2403 NE 11TH CT 2601 NE 19TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GEBREMDHIN SOLOMAN GELASHVILI TSIURI+GEORGE GELINAS DANIEL R+JENNIFER M 3317 11TH PL NE 1518 JEFFERSON AVE NE 2821 NE 13TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GEPNER ERIC P GIBBONS NONA M GILLETTE KIMBERLEY D 645 GLENWOOD CT NE PO BOX 2767 1324 KIRKLAND AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GIRIAS MICHAEL J+DORIS H GLEASON DENNIS M GOH KIM E 1112 OLYMPIA AVE NE 842 JEFFERSON NE 2524 NE 19TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GOLOVKO ALEKSANDR GOMEZ LU CIO+ GRACI ELATA MAYO GORMLEY OWEN C 1627 MONROE AVE 919 EDMONDS AVE NE 2820 NE 23RD PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GOZZIP PAUL SR + ANELITA GRAVES JEFFREY S+STACY H GREEN PATRICIA A 1154 EDMONDS PL NE 2004 GREENWOOD AVE NE 1218 DAYTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GREISING GERI N+PAUL L GROVER RAYMOND L+GROVER GUARINO ANTHONY+MICHELLE 2010 KIRKLAND PL NE DOROTHY E 1429 KIRKLAND AVE NE RENTON WA 98056 3308 NE 17TH PL RENTON WA 98056 RENTON WA 98056 GUILLEN HENRY GUSTMAN WALLY H GUTIERREZ ELISEO+TINA M PO BOX 3284 1719 INDEX AVE NE 3130 NE 20TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GWILYM THOMAS E HAC ENTERPRISE LLC HACKMAN MYRON L+CAROL ANN 933 EDMONDS AVE NE 11100 EDMONDS AVE NE 1333 CAMAS AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HALL LEROY J HANSARD JOSEPH D HANSEN FRASER R 3332 NE 17TH 3142 NE 20TH PL 3412 NE 11TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HARDY ROBERT E+MARY A HARRIS JOHN F & LINDA L HAYWOOD ERIC & JIE 1065 LYNNWOOD AVE NE 1115 N 35TH ST 4008 LAKE WASHINGTON BLVD N #3 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HEDRICK RICHARD C JR HERNANDEZ MIGUEL A+CRUZ HERNDON KMIBERLY 2009 HARRINGTON AVE NE HERNANDEZ MELQUTADEZ 1616 NEWPORT AVE NE RENTON WA 98056 1159 PIERCE AVE NE RENTON WA 98056 RENTON WA 98056 HICKS BARBARA+HICKS NOAH HIGASHI ALAN K HILL JON RUSSELL+ROCHELLE S .671 HARRINGTON AVE NE 930 EDMONDS AVE NE 924 FERNDALE CIR NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HINKLE GEORGE C HIRAMATSU RICHARD K+VIRGINI HOBBS SHANNEN M 2802 NE 23RD PL 2805 NE 23RD PL 2326 NE 10TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HODGE MARGARET L HOFF LINTON HOGLANDER SONIA M 1074 LYNNWOOD AVE NE 551 INDEX AVE NE 1639 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HONG LAM HOTTELL PAUL R+YOEUM IM HOUSING AUTHORITY 3500 NE 11TH PL 3141 NE 19TH PL CITY OF RENTON RENTON WA 98056 RENTON WA 98056 P 0 BOX 2316 RENTON WA 98056 HUMPHRIES SCOTT W HUNT GEORGE R IMPETT VICTORIA ANN 634 HARRINGTON AVE NE 1911 HARRINGTON CIRC NE 2809 NE 23RD PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 INA R SPARKS FAMILY LLC IWEH EMMANUEL E JACOBS SCOTT E+MARY LEE 1633 HARRINGTON AVE NE 3511 NE 11TH PL WHITEHURST- RENTON WA 98056 RENTON WA 98056 1161 CAMAS AVE NE RENTON WA 980S6 JARAMILLO LARRY ET AL JENKINS ALEXANDER JENSEN IRIS A 845 JEFFERSON AVE NE 2300 NE 12TH ST 508 HARRINGTON AVE N RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 JOHNSON CHRISTOPHER D JOHNSON DONALD L &TRISTIE L JOHNSON GLENDA L 2412 NE 13TH ST 951 FERNDALE CIR 1216 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 JOHNSON KAY F REVOCABLE LIV JONES JOHN JONES STEVEN I+JANINE J 912 KIRKLAND AVE NE 2914 NE 8TH PL 1216 PIERCE PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 )ONES TROY+JANA KAIRES KATHLEEN S+INGELSBY KARINEN KENNETH 547 INDEX PL NE 3311 NE 11TH PL 2705 NE 6TH PL SEATTLE WA 98056 RENTON WA 98056 RENTON WA 98056 KEARNEY DOUGLAS A KEESECKER WILLIAM T KELLEY JEANETTE B 2712 NE 5TH PL 2124 HARRINGTON PL NE 512 HARRINGTON AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 KESSACK JAMES A JR KHALSA JAGJIT SINGH KHIMMIXAY SYLVIA 1308 DAYTON AVE NE 2 17 NE 6T ST 1815 HARRINGTON AVE NE RENTONN WWA 9880056 RENTON WA 98056 RENTON WA 98056 RENTON KIM SUNNY A+HUANG ZUTAO KINDLE VERLA L KIRKLIN EUGENE M+JACKI L 851 JEFFERSON AVE NE 3419 NE 12TH ST 2826 NE 23RD PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 KNIGHT LENA B LIVING TRUST KOLEVA ELENA KRANMICZ HELENA T 1022 KIRKLAND AVE NE 2901 NE 16TH ST 3318 NE 11TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 KUPFERER KANON L LACY JAMES H JR LALANGAN IRENEO V+SUSAN M 2016 HARRINGTON PL NE 3508 NE 11TH PL 1150 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LAM DAN MARN HONG LAM TRANG LAMBERT CRAIG J 2807 NE 21ST ST 3133 NE 19TH PL 821 INDEX CT NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LDK CONSTRUCTION INC LEE KEVIN K+ANDREA C LEE TAE S+KIM HAE JIN PO BOX 2764 2746 NE 24TH ST 2406 NE 11TH CT RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LELAND PAUL LEMAY JEANINE L LESTER ETHEL E 1205 N 27TH PL 1160 OLYMPIA AVE NE 2022 HARRINGTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LEWIS BONNIE J LEWIS DESI D LEWISON CHRISTIAN L+ANNA J 1520 HARRINGTON AVE N E 2408 NE 13TH ST 1222 DAYTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 _IEVERO LAURA A LIU JUN LIV LY 1203 N 38TH ST 1634 MONROE AVE NE 2813 NE 21ST ST IENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LONEY BRUCE A+JAYNE R LONG MELANIE ]+CHRISTOPHER LOPEZ CHAD M 1520 INDEX AVE NE 839 JEFFERSON AVE NE 1300 PIERCE PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LOTTO MYRTLE LOWRY MICHAEL E+MARY H LUKOWSKI DAVID G+JACKIE L 1023 LYNNWOOD NE 3326 PARK N 1164 CAMAS AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LUTES JOHN LY NGHIEP P LY VINH PHI 3318 NE 11TH PL 916 EDMONDS AVE NE 1066 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LY VY LONG+NGA THI NGUYEN MA KENNETH M MARSHALEK JOSHUA 857 JEFFERSON AVE NE 1400 MONROE AVE NE 569 HARRINGTON AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MARTINEZ GILBERTO+ANDRES MASCHO MARVIN M+DIANA L MATHIESON FLORENCE B 920 FERNDALE CIR NE 1053 LYNNWOOD AVE NE PO BOX 2025 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MAXWELL KATHERINE L MAYFIELD NIVEA PRIETO MAYI DIEUDONNE+BIBIANE 2709 NE 6TH PL MAYFIELD STEPHEN RUSSELL JR 2432 NE 13TH ST RENTON WA 98056 2428 NE 13TH ST RENTON WA 98056 RENTON WA 98056 MCCONAGHY SHAWN R MCCREADY KRAIG A+SHELLEY R MCGARY GREG+SHANNA GARNETT 929 LYNNWOOD AVE NE 626 INDEX AVE NE 3332 NE SUNSET BLVD RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MCINTOSH MICHAEL D MCLEAN JOSEPH S MCMURDIE JOSHUA D+JESSICA E 2419 NE 14TH ST 2310 NE 13TH PL 1616 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MCPHERSON DOROTHEY R MCRAE JAMES H+CHRISTINA K MEDRANO BALTAZAR 1140 GLENWOOD AVE NE 509 INDEX AVE NE 947 FERNDALE CIR NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HERSAI TEIZI METZ MICHAEL D+BRENDA R METZ RAY A & VIRGIE L ?404 NE 10TH PL 1312 DAYTON AVE NE 2808 NE 23RD PL 2ENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MILLER DANIEL L+JULIA KLEPI MIMS KATHLEEN MITCHELL MARK+SANDRA J 3140 NE 19TH PL PO BOX 3072 2817 NE 23RD PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MIYAHARA KEITH T MONAGHAN TIMOTHY J+LENNA A MONTAGUE ROBERT G+CHERYL S 3408 NE 11TH PL 2701 NE 22ND ST 820 INDEX CT NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MOORE PATRICIA D MOSQUEDA RICARDO D MULHALL ROBERT J JR 1901 NE KIRKLAND PL 1162 EDMONDS PL NE 833 JEFFERSON NE KIRKLAND WA 98056 RENTON WA 98056 RENTON WA 98056 MURPH FRANCES M MURRAY MITCHELL D NASS IVAN L+BEATRICE 1053 SHELTON AVE NE 2813 NE 23RD PL 960 EDMONDS AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 NELSON ROALD E NESSELRODT RALPH C SR NEVIDOMY SOTIA & VLADIMIR 839 KIRKLAND AVE NE PO BOX 3059 1628 MONROE AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 NGO LE GIA+VU ANH XUAN THY NGUYEN DAVE S NGUYEN HUYEN THU T+TRINH 640 INDEX AVE NE 1422 JEFFERSON AVE NE 1924 HARRINGTON CIR NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 NGUYEN KHANH Q & HANH H VO NGUYEN LIEN H NGUYEN LUYEN V 1082 LYNNWOOD AVE NE 2018 HARRINGTON PL SE 923 FERNDALE CIR NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 NGUYEN MAI T NGUYEN MINH CHAU PHUC+DANG NICHOLSON SAROLE 1615 MONROE AVE NE DUC 2609 NE 18TH ST RENTON WA 98056 667 INDEX PL NE RENTON WA 48056 RENTON WA 98056 NICULESCU OFELIA NIEVAARD TRAVIS DANIEL+CRUZ NOLAND ROBERT L & LEROY M 1923 HARRINGTON CIR NE MARIA LESLEE B 1016 KIRKLAND AVE NE RENTON WA 98056 2716 NE 5TH PL RENTON WA 98056 RENTON WA 98056 VOMURA DENNIS M NONG VICTOR V NORIEGA JOSE ANTONIO Z725 NE 24TH ST 929 EDMONDS AVE NE 1544 INDEX AVE NE 2ENTON WA 98056 RENTON WA 98056 RENTON WA 98056 NOY LOT+BUNMA DUON NOYOLA DIGNA A OBRIEN DONALD E+MARYLYNN E 3324 NE SUNSET BLVD 2912 NE 5TH PL 3327 NE 12TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 OLIVER JAN L OLSEN REBECCA A OSBORN FAMILY REVOCABLE LIVING 2420 NE 9TH PL 1304 DAYTON AVE NE TRUST RENTON WA 98056 RENTON WA 98056 3501 NE 12TH ST RENTON WA 98056 OSSENKOP DENNIS G PARKER NICHOLAS R PARRA FILBERTO ESPARZA 3316 N E 12TH ST 1209 DAYTON PL NE 2709 NE 22ND ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PATRICK VICKI K PATfEN JOHN CALVIN R PATULOT SILVINO P 1813 HARRINGTON AVE NE 2640 NE 20TH ST 2436 NE 13TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PAULUS GERALD J & EUNICE B PEACOCK RUBY L PEARSON GERALDINE G 1617 JONES AVE NE 3504 NE 11TH PL 2006 GLENWOOD NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PENA BERNARDO P PENALOZA WILLIAM PEREZ DOSE+FABIOLA HERNANDEZ 837 INDEX CT NE 2823 NE 8TH ST 2415 NE 11TH CT RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PERFECT BRANDI D+MICHAEL J PERRINE LINDA C PERSSON TERRY G+BILLIE C 2913 NE 5TH PL 1155 GLENWOOD AVE NE 2821 NE 8TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PETERSON JOHN S PETERSON VERLA J PETROV ANATOLY 1007 N 36TH 3305 NE 11TH PL 1069 LYNNWOOD AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 SHAM CHUNG PHUOC PHILIO TIM E+HEIDI C PHIPPS PATRICIA J 1931 KIRKLAND PL NE 3324 17TH ST 1213 DAYTON PL NE IENTON WA 98056 RENTON WA 98056 RENTON WA 98056 'OLLEY L R POTTER DAVID E+PAULEiTE L POWERS DORIS JEAN .058 KIRKLAND AVE N E 2104 DAYTON AVE NE 2806 NE 7TH tENTON WA 98056 RENTON WA 98056 RENTON WA 98056 POZA EDGAR B+ELBA DE PRAY SHIRLEY PRIDDLE MATTHEW+JENNIFER 841 INDEX CT NE 908 KIRKLAND NE 1204 DAYTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PURGANAN ISMAEL G+ADORACION 1837 HARRINGTON AVE NE RENTON WA 98056 RASMUSSEN PATRICIA A+EDWIN FRANKLIN 1300 MONROE AVE NE RENTON WA 98056 REYNOLDS RAY H 925 EDMONDS AVE NE RENTON WA 98056 RICHE JOAN Y 2920 NE 8TH PL RENTON WA 98056 ROOSE LILIANE M 2533 NE 19TH ST RENTON WA 98056 RUSH RACHEL D 651 HARRINGTON AVE NE RENTON WA 98056 SADO MASAMI 1143 HARRINGTON AVE NE RENTON WA 98056 7ALAVEA MALU+BERNADETTE �10 BOX 2694 IENTON WA 98056 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Box 2701 Renton, WA 98056 U S BANK CORPORATE PROPS 2800 E LAKE ST LAKE0012 MINNEAPOLIS MN 55406 FIRST HORIZON HOME LOANS 4000 HORIZON WAY IRVING TX 75063 STEWART MARY C PO BOX 1552 WINTERHAVEN CA 92283 DUNN CONSTANCE F 514 LOBOS AVE PACIFIC GROVE CA 93950 Cave Robert 1813 NE 24th St Renton, WA 98056 Poon Frank 5360 Col de Vars PI NW Issaquah, WA 98027 :a STAFF REPORT City of Renton Department of Economic Development, Neighborhoods and Strategic Planning ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE October 23, 2006 Project Name Highlands R-10 Zoning Text Amendments Applicant City of Renton File Number LUA06-121, ECF Project Manager Erika Conkling Project Description This proposed change to the zoning regulations makes three major changes: 1) It enacts design regulations for the Highlands Subarea. 2) It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone. 3) It requires that those who develop or redevelop their properties in the Highlands R-1- zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use pattersn in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, acillary changes to the areas subject to the current design regulations, in districts A, B, and C. Project Location Exist. Bldg. Area gsf Site Area SITE MAP See below. Highlands Sub -area NIA NIA Proposed New Bldg. Area gsf Total Building Area gsf NIA NIA Project Location Map ERCReportdoc City of Renton EDNSP Department •onmental Review Committee Staff Report Highlands R-10 Zoning Text Amendments LUA-06-1213ECF REPORT AND DECISION OF OCTOBER 23.1006 Page 3 of 3 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF X j Issue DNS with 14 day Appeal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES None required for this non -project action. D. ENVIRONMENTAL IMPACTS DETERMINATION OF NON- SIGNIFICANCE- MITIGATED. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. In compliance with RCW 43.21 C. 240, the following non project environmental review addresses only those impacts that are not adequately addressed under existing development standards and environmental regulations. 1. TRANSPORTATION Impacts: This propososal does not result in any change in zoning or density in the affected area. Thus it does not increase traffic impacts over the amount allowed under the current regulations. New development would be required to pay transportation mitigation fees as required by Renton Municipal Code with or without the proposal. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicable, these comments have been incorporated Into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained In the Official File. Copies of all Review Comments are attached to this report Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, November 13, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERC Repod.doc a� Cl Renton Department of Planning / Building / , c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: . C COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-121, ECF DATE CIRCULATED: 0 , APPLICANT: City of Renton - EDNSP PROJECT MANAG R: E6ka Conklin PROJECT TITLE: Highlands R-10 Zoning Text Amendments PLAN REVIEW: Ka n SITE AREA: N/A BUILDING AREA (gross): N/A LOCATION: Highlands Sub -area I WORK ORDER NO: 77655 SUMMARY OF PROPOSAL: This proposed change to the zoning regulations makes three major changes: 1 It enacts design regulations for the Highlands Subarea 2 It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3 It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use patterns in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B, and C. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreflne Use Animals Environmental Health Energy/ Natural Resources na B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housln Aesthetics Light/Glare Recreation Utilities Transportation Public Services Histork,lCultura! Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas where additional Informa,Xon is needed to properly assess this proposal. Signature of Director or Authorized Repr4+entative Date PARTIES OF RECORD TEXT AMMEN. FOR HIGHLANDS SUB LUA06-121, CPA, ECF, R Patrick Powers 1523 Index Avenue NE Renton, WA 98055 tel: (425) 235-1106 (party of record) John Visser 19404 102nd Avenue SE Renton, WA 98055-6338 (party of record) Terry Persson HCA President PO Box 2041 Renton, WA 98056 tel: (206) 339-8210 (party of record) Edwin & Patricia Rasmussen 1300 Monroe Avenue NE Renton, WA 98056 tel: (425) 226-5209 (party of record) Arthur Dunn 2103 Lakeshore Drive Manson, WA 98831 tel: (509) 687-0707 (party of record) Elena Koleva 2901 NE 16th Street Renton, WA 98056 tel: (425) 226-7153 (party of record) Subhashni Kumar 2102 NE 23rd Street Renton, WA 98056 (party of record) Brad Nicholson 2811 Dayton Avenue NE Renton, WA 98056 tel: (425) 445-0658 eml: brad827@hotmail,com (party of record) Glenda Johnson 1216 Monroe Avenue NE Renton, WA 98056 tel: (425) 227-6908 (party of record) Howard Baldridge 1526 Jefferson Avenue NE Renton, WA 98056 tel: (425) 255-9555 (party of record) Bill Grover PO Box 2701 Renton, WA 98056 (party of record) Pamela Curley 1225 Kirkland Avenue NE Renton, WA 98056 tel: (425) 227-7109 (party of record) Inez Somerville Petersen 3306 Lake Washington Blvd N ste: #3 Renton, WA 98056-1978 (party of record) Updated: 10/23/06 (Page 1 of 1) 1' Patrick Powers 1523 Index Avenue Renton, WA 98055 tei: (425) 235-1106 (party of record) PARTIES OF RECORD TEXT AMMEN. FOR HIGHLANDS SUB LUA06-121, CPA, ECF, R Elena Koleva NE 2901 NE 16th Street Renton, WA 98056 tel: (425) 226-7153 (party of record) John Visser 19404 102nd Avenue SE Renton, WA 98055-6338 (party of record) Subhashni Kumar 2102 NE 23rd Street Renton, WA 98056 (party of record) Howard Baldridge 1526 Jefferson Avenue NE Renton, WA 98056 tel: (425) 255-9555 (party of record) Bill Grover PO Box 2701 Renton, WA 98056 (party of record) Updated: 10/12/06 (Page 1 of 1) .. C1TY'OF-'RENTON " 1. DETERMINATION OF, NON.SIGNSCANCE APPLICATION: NUMBER. '. LUA067121, ECF APPLICANT: City.of Renton PROJECT NAME: Highlands R-10 ,honing Text Amendments DESCRIPTION OF PROPOSAL:: ' This - proposed; change, 16' the' _:zoning regulations - makes*; three , major - changes: 1} It enacts desigri`regulatioris far the Highlands, Subarea.-2)•It, requires the"standard''5;00 %-sq. ft-..lot, size for detacched dwelling unit_development in the, Highalnds R-10 zone. 3)-It: requires that those who develop -or redevelop their• properties ire the'Highlands:RA0 zone -to re'movethe'existing structures,: The purpose of.these . changes is to provide for.high, gdallty•re-development with efficient land use•patterns in the•Highland's'4ithoutthe implementation of other;,Coi»prehensive Plan Amendments or rezoning property.: There. will also. ;be minor, ancillary changes.to the areas`subject to the current:design'regulations, in,"districts A,• B, and C. LOCATION OF PROPOSAL':;' Highlands Sub -area LEAD AGENCY: ' .: City of Renton Department,of,Plan ning/Building/Public Works' eri Delopment Planning' Section This Determination of Non-Signifcance',is issued'under WAC197=,f'1-340. Because other agencies of jurisdiction;may tie involved„ the lead agency will not acton'tEis proposal;for:fourteen`(14)'days: �i Appeals of the environmental determinatlori:niust-be;flled in'wriitingL:oh or,befpre-5:00 PM.on November 19,'2006. .Appeals•must be.fled in'writing:tagetlier:with.ttie required�.$75 OO apj}lication..fee with Hearing,Examiner, City -'of -Renton, ' - . 1055'Soutfi!-Grady Way, Renton, WAf 98055. Appeals to,the Examiner are, governed by City of Renton MunicEpal Code,: i-Kr. „ ,1, � s Section 4-8-110.B. Additional iriformation ,regarding, the appealiprocess may;tif�obtained fr6m the Renton'.Ciry Clerk's . Office; -(425) 430-6510.t V AW1, k� Y L 3' L PUBLICATION DATE:' :October-3a, 200E'� - ,'DATE OF DECISION: :.October.23, 2006 ,. R SIGNATURES: �/r 4 regg i m rma i is a or :.: w Date avr . Daniel , ire;,Chief Date Planning Idi Public Works Fire Department !Q.. ;Terry, igashiyama,-Administrator Date Alex Pietsch, Admihlstrator Date ; Co mmunity�Services EDNSP " L, Kathy Keotker, Mayor vim- __ .October 26, 2006 City of Renton 1055 S Grady Way. Renton, WA 98055 CIT40F RENTON PlanningBuilding(PublicWorks Department Gregg Zimmerman P.E., Administrator SUBJECT: Highlands R-10 Zoning Text Amendments LUA706-121, EC1= This letter is, written on behalf of the Environmental Review Committee (ERC) and is to inform you that they have completed their review of the environmental .impacts • of, the above -referenced project. The Committee, onr October 23, 2006,. decided -`that your project will ' be issued a- Determination ' of Non - Significance. The City.of Renton: ERC'has determined that it -does not;h'ave`a probable significant adverse. impact on the environment: An Environmental Impact Statement (EIS) is Trot required under RCW 43:21'C.030(2)(c). This-decision.Was,niade by the.ERC'under the authority of.Sectiori,46-6, Renton Municipal=Code, after review -of a completed'.environmerital checklist and other�Enformation-, on file,with the lead agency. This information is available.to the public on. request. ; Appeals of•.the environmental determination, must,be filed 64 writing .on or .before.,5:00. PM on November '13, 2006:_ Appeals must, tie.filed'in writing together•with the -required $75.00 application fee with: Hearing Examiner-, .City of Renton, .1055 South :Grady Way,, Renton, WA 98055. Appeals to the Examiner are.governed by City of Renton. Municipal Code.Section 4-8-110.B. Additional"information regarding,the appeal.process may be obtained from the Renton.City.gIe' Ws Office, (425)AM-6510. If the Environmental Determination is"appealed, a public hearing date will be set and all, parties notified. If you'have any.questions or desire clarificati.ori of the above,. please call me at (425) 430-6578. , For the Env iron mental. Committee, Erika Conkling` Associate Planner cc: Patrick Powers; Elena Koleva, Howard Baldridge, John Visser, Subhashni Kumar, Bill Grover, Terry Perrson,.Brad Nicholson, Pamela'Curley, Edwin`-& Patricia Rasmussen, Glenda Johnson, Inez Somerville Petersen,`Arthur Dunn / Parties of Record 1D55 South Grady Way -Renton, Washington 48055 Rt N. • T a N ? This i AHEAD Of THE,CURVE paper contsfis 50% recycled materlal, 36% post consumer ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Highlands R-10 Zoning Text Amendments PROJECT NUMBER. LUA06-121, ECF LOCATION: Highlands Sub -area DESCRIPTION: The proposed change to the zoning regulations makes three major changes: 1) It enacts design regulations for the Highlands Subarea. 2) It requires the standard 5,000 square foot lot size for detached dwelling unit development In the Highlands R-10 zone. 3) It requires that those who develop or redevelop their properties In the HlghlandsR-10 zone to remove the existing structures. The purpose of these changes Is to provide for high quality re -development with efficient land use patterns in the Highlands without the Implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, In districts A, B, and C. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 6:00 PM on November 13, 2006. Appeals must be filed In writing together with the required $75.00 application fee with; Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6610. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. Highlands 0 1000 2000 OM,O,t Regula*mn Arsm D.Ir r u CD 7w�,u M.. ■ �� ... we..r...r.,.......... 1 : 12006 FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. _ DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please;,include:ttid-prbject,NUMBER when calling for. pr"oper file lentlfication, _;: ',; �jz I L 01ril I ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME- Highlands R•10 Zoning Text Amendments PROJECT NUMBER: LUA06.121, ECF LOCATION: HlghkrMs Sub-ama DESCRIPTION: The proposed change to the zoning regulations makes three "or changes: 1) It enacts design regulations for the Hlghlanda Suberaa. 2) It requires the standard 5,000 squers toot lot size for detached dweAng unit development In On Highlands RAG zone, 3) It requires that those who develop or redeveloP their propertNs ta tM 1441dandsR-10 zone to remove the existing stnxtur". The purpose of the" changes is to provide for high quB%y m4ovetopmam with effloknt tend u" patterns to ties HigMaMs without the Implementation of other Comprehenst" Plan Amendments or rezoning property. There wgl slsa be minor, ancillary changes to the spas subject 20 the current design regulations, In districts A, B, and G THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or trefom 5:00 PM on November 43, 21". Appeals most be filed In writing together With the required 1ITS.00 application fee with: Hearing Examiner, City of Renton, 1066 South Grady Way, Renton, WA 9055. Appeals to the Examiner are governed by City of Renton Municipal Cods Section 44410.B. Additional Information regarding the aPpml Procaas may be obtataed from the Renton City CkrMe Office, (426) 4304510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. Highlands a row meo FO CERTIFICATION �'F-IY�KlS.>E�., hereby certify that 3 copies of the above docu1 were posted by me in 3 conspicuous places or nearby the described prope `N tom`' I+II! .;,,.►,tit► ,, �r� DATE: /D- U- SIGNED: r � ATTEST: Subscribed and sworn before rate, a Notary Public, in and for the State of Washington residi N B O� 5}` �SICG;N�� on the ti day of NO ARY UB I C"ITS DF RENTON' -' Planning/Building/PublicWorks Department. Kathy Keolker, Mayor : Gregg Zimmerman P.E., Administrator . . October 26, 2006 c Washington State : Department of Ecology " Environmental Review Section, PO Box.47703 Olympia, WA 9850�-7703 Subject: Environmental '•Determinations Transmitted herewith.are copies.of the Environmental Determinations for the following, projects reviewed by the. Environmental Review Committee (ERC) on October 23, 2006: DETERMINATION OF NON -SIGNIFICANCE PROJECT.NAME: -Chee CPA,and Rezone (CPA.2066-M-01) PROJECT',NUMBER: 'LUA05-151', R, ECF „ PROJECT NAME: ' Sprinbrook Office (CPA 2006-M=04) . PROJECT NUMBER: LUA05-158; R, ECF PROJECT NAME: ::Kennydale,Blueberry Farm (CPA 2006=M-02) PROJECT NUMBER: LUA05'159,-R,-ECF PROJECT NAME: Rivera and City Initiated Zonl6g*6p.Ame_ ndment (CPA.2006-M-03) PROJECT NUMBER: LUA05-163, R, ECF PROJECT NAME: 'Puget Colony. Rezone (CPA 20064-05) PROJECT NUMBER: IUA06-120, R, ECF PROJECT NAME: Highlands R-10 Zoning Text Amendments PROJECT NUMBER: LUA06-121, ECF PROJECT NAME: Upper Kennydale Rezone (CPA 2006=M-08) PROJECT NUMBER:..-'LUA06-122, R,,ECF PROJECT NAME: Transpoftation CIP CPA (CPA 2006=T=4) . - PROJECT; NUMBER: " LUA06-123' ECF : PROJECT NAME: Land Use and Community DesignElernent CPA (CPA 20064-3) PROJECT NUMBER: LUA06-124, ECF PROJECT NAME: Mobile, Mome "Park Text Amendments (CPA 2006-T-5) 'PROJECT NUMBER: IUA06A25,ECF ' Appeals of the environmental. determination must be fiied;'in•writing -on,' or before 5.00.PM on _. .November 13,.2006.-'Appealstmust.be'fled-in writing tooether'with' the.required.•_$75:Q4.application fee 'vrifh:: Hearing, Examiner; City of:Renton, 40055 South" Grady Way; Renton;` WA.98055.-Appealg"to.the, Examiner are" Bove. med by .City .of� Renton' Municipal Code. Section',.4=6-110.�B. Additipnal' information regarding the -appeal process r.,may be obtairied-`from- the Renton, City. Clerk's'; Office; (425): 430-6510. 1055 South Grady. Way -Renton, Washington 98055. L R E N T� O N AHEAP'OP'THE CURVE ' ® Thlspepercontains 50%recycWmatedal.30%post eonsumer Enviro mental Determinatiai., Paget r^ .'If you. have any questions, please call me at (425) 430-6578 'For the Environmental Review Committee, ' • . ' Erika Conkling ; A$sociate'Planher' cc: King County Wastewater Treatment Division -WDFW; Stewart Reinhold David F. Dietzman, Department of Natural Resources WSDOT,,Northwest Region Du► "ainish Tribal'Office Karen Walter, Fisheries, Muckleshhot Indian (Tribe (Ordinance):; Melissa Calvert, Muckleshoot Cultural.Resources,Progra ri US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology,& Historic -Ore, s'd' ivatlb-fi ` Enclosure •,' 41 • ., - .� ter•: ''' - .. . •, f. ,,4' - `' - f',rr, '1+{ram ^� •i , ` r ,''{ - ' ' .. � -"� + „ `. �'•'' ,lf-M1iT 1. , `�.qr •j'.. r 'r. •. . •,f . .` ;' ',. •. .. n P • .` .,Y '°e �'' - - !'y `r• ,, Jar- .. r Citizen Comments - LUA06-121 AND LUA06-128 from Inez Somerville Petersen Page 1 of 2 CITIZEN COMMENT regarding TWO NOTICES OF APPLICATION �� It! AND PROPOSED DETERMINATION OF NON- RE 10It! E r SIGNIFICANCE (DNS) OCT 13 2006 ECONOMIC DEVELOPMENT. NEIGHBORHOODS DATE: Friday, October 13, 2006 AND STRA"rEGT , , hNING LAND USE NUMBER: LUA06-121, ECF APPLICATION NAME: _ Highlands R-10 Zoning Text Amendments LAND USE NUMBER: LUA06-128, ECF APPLICATION NAME: Highlands Land Use & Zoning Package / CPA 2006-M-06 and CPA 2006-T2 I wish to submit the following comments which apply to the two named Land Use Actions. Comments are due by a p.m., on Monday, Oct 16, 2006. Rules of Evidence Rules of Evidence, as adopted by Washington Courts, apply to Hearing Examiner proceedings; and I believe they also apply to preceding and succeeding legal processes in support of Land Use Actions. EDNSP employees do not understand Rules of Evidence. The Planning Commissioners do not understand the Washington Courts' Rules of Evidence, except for possibly Attorney/Commissioner Jerrilynn Hadley. Koelker's "direct reports" who comprise the Environmental Review Committee do not understand the Washington Courts' Rules of Evidence. The City Council members, who are part of the Appeal process, do not understand the Washington Courts' Rules of Evidence, except for possibly Attorney/Councilmember Dan Clawson. The whole process is flawed on that basis alone. How can these city officials pass judgment on any Land Use Action when they can't even determine what is admissible evidence upon which to base a judgment? Growth Management and Environmental Protection State Laws applicable to growth management and environmental protection apply to Land Use Actions. I do not see objective, solid evidence to properly justify a "Notice of Application and Proposed Determination of Non -Significance (DNS)" in either Land Use Action file. Citizen Comments - LUA06-121 AND LUA06-128 from Inez Somerville Petersen Page 2 of 2 Traffic Proposals State and Federal Laws applicable to traffic proposals apply to Land Use Actions, and this is mandatory in the case of state highways within city limits, reference SR900. I do not see any objective, solid evidence to properly justify a "Notice of Application and Proposed Determination of Non -Significance (DNS)" in either Land Use Action file. Public Hearing Process The Planning Commission public hearing on these two Land Use Actions failed to provide citizens a proper opportunity to comment. There were so many people in the Council Chambers that it was standing room only, and citizens overflowed into the hallway where they could not hear or see the proceedings. I saw many citizens leave, assuming they would have no opportunity to speak. And those who stayed were allowed only three (3) minutes total for comments on all items on the agenda that night. This was not a public hearing --it was a farce. What did the EDNSP Department expect when it stacked so many Comp Plan Amendments together into one public hearing? Obviously, many people wanted to comment and comment on multiple items. Three minutes total per person can not be deemed an adequate amount of time for public comment at a public hearing where the Agenda was overly full. The City cannot proceed to the any "Notice of Application and Proposed Determination of Non -Significance (DNS)" on these two Land Use Actions, because the Planning Commission failed to properly hold a public hearing. This is part of the City's process prior to beginning the "Notice of Application and Proposed Determination of Non - Significance (DNS)." I have a video to document how that public hearing was conducted, if it is necessary. EDNSP staff members were present and can confirm my comments about the Planning Commission public hearing covering these two Land Use Actions, and the many other Comp Plan Amendments presented for comment that night. GMA 13 goals There exists no proof in the two Land Use Action files to prove that the City of Renton met the thirteen (13) goals of Growth Management in any of its proceedings or documentation regarding LUA06-121 or LUA06-128. It appears to me that the routine issuance of DNS's shows an irresponsible regard for the citizens and the environment. Submitted by:, Inez Somerville Petersen Date: Friday, Oct 13, 2006 3306 Lake Wash Blvd North Apt 3 Renton, WA 98056-1978 "Influencing the community and the city" Hit-'IrlcimisCo»nfr unitvAs4sociativir P.O. Box 2041 !lemon. WA 98056 October 13, 2006 Dear EDNSP Department: Please enter the following citizen comments under: LAND USE NUMBER: LUA06-121, ECF APPLICATION NAME: Highlands R-10 Zoning Text Amendments LAND USE NUMBER: LUA06-128, ECF APPLICATION NAME: Highlands Land Use & Zoning Package 1 CPA 2006-M-06 and CPA 2006-T2 CITY OFRWON OCT 16 20M RECEIVED CITY CLERn OFFICE FIatjd UF�rsso� eted by Teiery Why is the City of Renton forging ahead with Camp Plan Amendments relating to Highlands zoning and text amendments when the Highlands Task Force is in the process of deciding what the VISION should be for the neighborhood? Is it not clear yet that the People of the Highlands Subarea will not accept the mayor's vision of an urban village"? We want to have a say in how our community grows. I do not believe these LUA's reflect the actions of a City Administration which is chartered to follow the wants and needs of the residential property owners in the Highlands. Instead, these LUA's indicate an Administration which behaves as if this Committee didn't exist ... and as if this Committee will have no effect on the final zoning and text amendments ... and as if these Comp Plan Amendments MUST be adopted year's end. Sincerely, J Terry Persson, HCA President PO Box 2041, Renton, WA 98056 206-339-8210 PARTIES OF RECORD TEXT AMMEN. FOR HIGHLANDS SUB LUA06-121, CPA, ECF, R Patrick Powers 1523 Index Avenue NE Renton, WA 98055 tel: (425) 235-1106 (party of record) John Visser 19404 102nd Avenue SE Renton, WA 98055-6338 (party of record) Terry Persson HCA President PO Box 2041 Renton, WA 98056 tel: (206) 339-8210 (party of record) Edwin & Patricia Rasmussen 1300 Monroe Avenue NE Renton, WA 98056 tel: (425) 226-5209 (party of record) Elena Koleva 2901 NE 16th Street Renton, WA 98056 tel: (425) 226-7153 (party of record) Subhashni Kumar 2102 NE 23rd Street Renton, WA 98056 (party of record) Brad Nicholson 2811 Dayton Avenue NE Renton, WA 98056 tel: (425) 445-0658 eml: brad827@hotmail.com (party of record) Glenda Johnson 1216 Monroe Avenue NE Renton, WA 98056 tel: (425) 227-6908 (party of record) Howard Baldridge 1526 Jefferson Avenue NE Renton, WA 98056 tel: (425) 255-9555 (party of record) Bill Grover PO Box 2701 Renton, WA 98056 (party of record) Pamela Curley 1225 Kirkland Avenue NE Renton, WA 98056 tel: (425) 227-7109 (party of record) Inez Somerville Petersen 3306 Lake Washington Blvd N ste: #3 Renton, WA 98056-1978 (party of record) Updated: 10/16/06 (Page 1 of 1) Sabhashni Kumar 2102 NE 23rd Street Renton, WA 98056 (party of record) Maggie Liming 2109 Kennewick Place NE Renton, WA 98056 tel: (425) 988-3030 (party of record) PARTIES OF RECORD UPPER KENNYDALE REZONE/CPA LUA06-122, R, ECF Monica & Ken Gong 2224 Kennewick Place Renton, WA 98056 tel: (425) 917-9627 (party of record) Wina K. Hui 1800 NE 26th Place Renton, WA 98056 tel: (425) 235-8858 (party of record) Bill Grover NE PO Box 2701 Renton, WA 98056 (party of record) Updated: 10/16/06 (Page 1 of 1) BR,4DNICHOLSON October 14, 2006 2811 Dayton Avenue N.E. Renton, Washington 98056 brad827Ahotmai1.c0m (425) 445-0658 City of Renton Highlands Task Force Chairman Kirk Moore City of Renton Mayor Renton City Council Renton Planning Commission City of Renton ERC 1055 South Grady Way Renton, Washington 98055 RE: 2006 Amendments to the Comprehensive Plan RE: Highlands redevelopment and "Task Force" RE: Public Hearing comments RE: LUA-06-121, LUA-06-128, LUA-05-159, LUA-06-123 To the above identified persons, CITY OF REl%TCW OCT 1BZ0M; RECEIVED GITYCLERICS OFFICE 40ld bel i' Liereo by 7ecry PeYGSOr Not having really known all of the details of the City Administration's or Staff's land use strategy, confronted with a constantly changing zoning proposal, and not having been presented with necessary informative data and stable or lawful zoning proposals, most of the residents and citizens that are potential participants under the GMA in Renton are unaware of the proceedings and were therefore unable to participate. They were unaware of unlawful procedures being -used, they didn't hear what were the true issues needing to be deliberated were, and were unaware of what was unlawfully happening around the City of Renton's planning. For purpose of the acts (GMA & SEPA) they were unable to participate in a meaningful way at a meaningful time. I recommend that there be a change of course in the management philosophy that the City uses to take and gather public input, and a change in how that our leaders act upon recommendations based upon that input. It is in the best interest of the City and our Citizens. I urge the City to make this change of course, because without that change, further deterioration of areas and processes probably.will result. For the most part, doing otherwise would be just like failure to give notice. it continues actions for longer than necessary. There has been failure to give notice of proceedings. It is failure to comply with Laws, only the first of many grounds that may vitiate legislation emerging from these processes. Many appeals and legal actions caused by such lack of respect for laws damage the City. brad nicholson Page 1 1011512006 Neither was I officially notified of the present proceedings whilst I should have been. I am a party of record. Evidently One Council member, Terri Briere decided not to answer my email around a week ago requesting information as to how I could participate in or join the "Task Force". The Citizens that searched the City's website or word of mouth e-mail, having found the hearing dates and times for scheduled meetings, but the issues were not clear and changed significantly, and participation is limited to only nine people, are all very disappointed. All of them will now be "observers" only supposedly because the `Task Force" will review and rule only on the record that has been previously created. That record has deficiencies like I previously articulated. Most if none of the potential participants wanted to pay the rather large and unlawful City fee to suggest a comprehensive plan or development regulation amendment for the processes, neither were they given a real opportunity to comment. Even though I am a party of record for the above actions I never received notice of the proceedings and least officially, I still haven't. A few private citizens informed me of the "Task Force" meeting. I met the so called chairman at the task force meeting, but he informed me that I couldn't comment in public. Those amendments to our comprehensive plan must have been recommended for approval by someone unqualified to make that decision. I really don't know how to figure that out because nobody informed me of what was decided or recommended by the Planning Commission or the City Council. Some Citizens attended meetings that were public, testified, and wanted to improve the City and be heard, and others were accorded nothing more than exclusion from the processes via certain unlawful administrative decisions and acts, declarations, and tactics. Not the least of which is the newly formed "Task Force" that will supposedly be providing the sole community input from now on. Nine people cannot be considered the "public" according to my interpretation of the code. Notwithstanding the fact that there was no public response, findings or recommendation made by the Planning Commission that I am aware of, instead the City "switched" reviewing bodies after public comment was taken on the issues. It is now evidently believed that quasi-judicial review of the proceedings rests with the "Task Force" I received a notice communication.._._.. an email communication stating that the "Task Force" would be meeting at the Highlands Starbucks. There was a person there to meet, one Kirk Moore, who claimed to be the chairman of the "Task Force" and would allow me to give my comments to him for presentation during what is to be the "review" Here they are. He assured me such "review" would result in findings of fact and conclusions of law prior to a council hearing on these issues. . I request that commitment be honored in the future. I request that he and the "Task Force" be asked to review these comments, find facts, and conclusions' of Law, and inform me of their legal decisions with regard to them. brad nkholson Page 2 1011512006 Disappointment is evident in "Huffy City Council meetings" probably for one reason because the Planning Commission recommendation that was supposedly made as a result of the prior hearings can not be found in public. That has happened on numerous occasions in the past. Perhaps I am wrong and the "Task Force" will be different. If the "Task Force" can respond to my issues, then there will be a great improvement. I have been informed that the newly formed "Task Force" will exact the "Role of Review" from the Planning Commission. One Terri Briere as chairman of the City's Planning and Development Committee as well as the task force chairman have told me'so. I can provide proof in the form of evidentiary exhibits for that if it is requested. Otherwise, it is incontrovertible. If I had known that the role of review would rest with the newly formed "Task Force" I would have been able to save the efforts I made for the City's benefit by saving my comments. for the task force. The new forum however will not be taking any comments or allowing public participation but will be reviewing the record because the community continues to have concerns with the administrative proposals. I am presuming the record of proceedings will be forwarded to the "Task Force" (exhibit) Findings of Fact and Conclusions of Law are required of quasi-judicial reviewing bodies. 1 I am looking forward to reviewing the decision by Mr. Moore's group as a result of the task force as it becomes a part of the public record, however I will be doing so under protest because of the numerous deliberative and substantive participatory deficiencies I have placed into the record that are subject to review. It seemed quite clear to me Mr. Moore has no experience in law or land use action whatsoever. To be honest, I have no confidence in his ability to work on land use whatsoever. I hope I am wrong, but I think he is now in somewhat of a "pickle". I think he is still working on eminent domain in the highlands even though I understand that the issue is tabled through an ordinance. I would like to say that I am offended not only by the moratoriums and wasted time and money, but by the lack of apparent competency and transparency. Many people genuinely concerned with the City's future are now thoroughly disgusted. Some citizens are frustrated because it is known that pending appeals will require a programmatic EIS document to place new rezoning in the so-called Highlands area Center Village designation, but the proposal has been withdrawn at the last minute and now an EIS should be required because of different arguments. It is still needed to be capable to implement the "vision" of the highlands. It is still being avoided with what appears to be just like an end run, and is unavailable because it was removed from consideration by the City's ERC. They have a new DNS. They should not have done that, because there are accumulations of adverse effects from acting the wrong way, which includes doing nothing, like I have previously contended. brad nicholson Page 3 1WIS12006 Even though I was a party of record, they did not notify me of that until after the hearing and after I raised the issues. I just found out that the previous DNS was withdrawn. There has been no discussion as to what adverse effects the "Highlands Vision' will have upon transportation issues. or how not implementing the vision through zoning measures would affect people. It seems clear that if the Staff is intent with little or no development regulation, then maybe the vision should be withdrawn as well. That has not happened, but instead the footprint of the vision is proposed to be expanded. It seems clear that the zoning that is currently proposed will not implement the. present vision. I would call the consistency of the City's actions into question under the GMA. It is not known how the Landing issues will interact with the Hilands, both of which are major actions significantly affecting the quality of the environment. I am wondering why there has not been an inclusion of discussion regarding the need for possible changes to the zoning and plans if the "Landing" is required to implement the comprehensive plan through required changes. How the highlands vision will be implemented depending on how the Landing materializes. No information has been disclosed to me other than the fact that there is proposed to be a Target store. Because of the appeals that are before the council, there are many unknowns, thus the Citizens have never been able to comment anyway. If I was a gambler, I would wager that each and member of the "Task Forcer' is lacking that information as well. According to the Mayor's State of the City Address, the transportation system around Sunset (between cedar river and I-90) will need around 1 to 1.3 billion dollars in improvements for all of the projects. That is significant. In order to implement the vision, an EIS should and must be performed and with analysis as to impact accumulations, something that has never been done. The new llei hour zoning proposal is now before the "Task Force" after Public Hearings have already been held, accompanied by a new EDNSM; I don't get it. The new proposal does not appear to implement the Comprehensive Plan "Highlands vision", or discuss probable significant adverse impacts. I would find that action inconsistent with the GMA as well as the CPP and City Comprehensive Plan on numerous fronts, and I think reviewing jurisdictions would as well. I wish I could understand the proposals, its probable significant impacts, and be able to comment but I have not been able to obtain full information. All of the above should and must be done bearing in mind the deliberative and substantive and participatory processes of GMA and SEPA. There seems to be no other explanation for the change in the zoning proposal for the Highlands vision than to subvert disclosure of impacts for the Landing, a project which does not implement the comprehensive plan. brad nkholson Page 4 1011512006 Similarly, the financial information and description of the tenants regarding the "Landing" (Renton Mayor called it, "One of the Largest Big Box destination retail shopping centers in the Puget sound region", "seemingly overnight") was either non-existent or is being unlawfully withheld by the City because it is being called "proprietary" information. There is no way to comment about the Highlands vision possibly containing some revitalized shopping, because it has not been disclosed as to information regarding the "Landing" My comments of one would change depending on implementation of the other creating various consistency issues along with my comments. That is not my idea of a Hearing, ,and I don't think it is what the GMA intends either. We shall see. A big concern of mine is the money, under just about any standards, was taken from the "cookie jar" because any experienced person would have known the landing improvements should have been imposed upon the developer through nexus and proportionality requirements so basic to any kind of action with regard to the use of land by the United States Constitution. There has never been a legal explanation as to the legal justification for the Police powers being waived in the first place. Perhaps "Public Participation" will be possible when those facts are known to the participants. That money belongs to the people, and not to Harvest Partners; I did not give it to them and neither did a legitimate governmental process. Thus in order to comply with laws, the procedure I identified should be used. The Planning Commission held their hearing while appearing to do nothing more than flout specific directives of the Renton Municipal Code. A number of very powerful appeals that are consistent with the Renton code, GMA, SEPA, CPP, and other "General Laws" cast a pall and aura of uncertainty over most of the City's proceedings and is good reason to rethink and evaluate alternative and options available. Certain Administrators must have been directed to ignore them and "fast track" the planning process but the "fast track" process excluded notice and participation of citizens as well the fact that it violated quite a few general laws applicable to the City in the exercise of the Police Power under article 11, section 11, of the State Constitution. Unfortunately, that will not be so fast a process now because it is a ground for invalidation of amendments according to "Washington Laws" that have been already been identified in Planning Commission and Council proceedings. In my opinion, the way to cure the "pickle", is address this letter, the appeals, become transparent, and give real consideration, thought, and legal determinations to them. It means disclosure of probable significant adverse impacts and mitigation measures necessary for the Highlands and the Landing, and then having a strategy to deal with it. The issues are not going to go away. Appeals are presently pending for actions. I am one of those Citizens trying to participate in these actions. In one instance of the above processes, the Chairman of the Planning Commission (conducting the public hearing on the issues) got up and walked out of the public hearing at the moment I began to comment. brad niaholson Page 5 1011512006 My concerns were never addressed. I have no public answer or public findings as to what happened in my possession. I was already having difficulty to comment because I was without the material and factual information required by the laws. In these other new instances, the public and I were excluded from participating in what was left of the GMA processes altogether. In proceedings before the City,s Hearing Examiner I was called a "straw man" and denied standing to appeal and participate because I have been associated with others that share my views. I have been referred to as a 'Jackboot" "red herring" "cloaked in sheep's wool" and "spurious" by the Mayor and various media. City Attorney says I am "disgruntled". I accept that because I have in my possession a "confidential letter" stating that he would see to it that actions would be performed that never were. I am "disgruntled" because the City Attorney is being much less than truthful leaving out some rather important details. (exhibit) So you see that I am quite comfortable with being "disgruntled" as I believe I well should be. Recent appeals I have made have never even been considered even though I base my issues on the Laws and codes as I see them. I feel quite angry and offended by the disrespect and ignorance, lying, and refusal to observe requirements of the Laws. I have been nothing but sincere, open, and genuine in my comments from my heart and from the start. The other public participants that also made an attempt to participate were also very frustrated by the lack of honest disclosure, lack of proper procedures, and unlawful decision making in the processes. The City "Task Force" was proposed at the last minute, and was quickly and illegally put together by the City Planning/Development Committee to exact away the role of review from the Planning Commission and excluded all citizens except for nine people chosen by that City Council Committee. They were not a part of the Planning Commission. (The City's development committee stating that it was because of identified time constraints and other reasons including agreement with the purpose of "containment" of opposition ideas identified by the administrator of Economic Development and Strategic Planning as those of adverse to the proposal) It seems clear to me that none of the members of the "Task Force" have any experience whatsoever in quasi- judicial administrative proceedings. That is in all likelihood a "Task Farce" 4 brad nicholson Page 6 1011512006 Taken together, these substantial errors and illegal actions deprived me and other Citizens to their GMA participatory rights, in addition to violating certain other substantive and procedural mandates of the GMA, SEPA, General and Constitutional laws, and is good reason for invalidation and 'remand as I have outlined in this letter. The act of "Suspending the Laws", that is assuming and dispensing with the power to enforce the laws without permission from the State, or an attempt to divest the City of the right to make reasonable Laws, are all actions that shall need to be corrected because they shall also be capable of being reversed in superior jurisdictions. I ,recommend that being a reason to carefully consider the next move and "findings of fact and conclusions of Law" in your dirty game, because some more incorrect moves will put the City into a "Checkmate". It appears to me like it should be axiomatic that it is time for the City to make some changes, for benefit of present and future generations of Renton. I look forward to a reply indicating your concurrence. Most Sincerely, Brad Nicholson, a citizen of Renton brad nicholson Page 7 1011512006 1) Has the City engaged in activities that are prohibited by specific sections of the GMA and Washington Laws? 2) Did the City fail to give proper notice of proceedings as required by 36.70A RCW? 3) What are the specific causes of problematic areas of the. City that are experiencing insufficient growth that would implement the comprehensive plan? 4) Which impacts have not been disclosed that should be? 5) Is the City violating Washington Laws that require a broad program of early and continuous public participation? 6) Did the City violate provisions of the GMA that require that the comprehensive plan and development regulations be subject to consistency, continuing review, and evaluation? 7) Is it appropriate to issue a proposed DNS when there are so many probable adverse consequences of doing so according to the Mayor's "State of the City" and it is inconsistent with the vision for the Highlands? B) Is it not true that there exist numerous unanalyzed environment concerns and that the City is hiding information that is needed to determine whether and which areas there are significant impacts that should be mitigated? 9) How can so many planning issues be proposed when nobody really knows what will result from the outcomes of other major actions because they are pending? What was the cause of that? Is that appropriate? 10) How will the city fullfill the objectives of the GMA when there has been no findings indicating the proposals indicating are intended to effectuate those goals? 11) Is it not true that the City should lawfully complete the planning for proposed projects and construction before attempting to plan for new ones without public participation without posing a threat to the quality of the environment? 12) Have the above proceedings taken place for the benefit of Citizens? From: 'Terrf Briere" <tbriere@ci.renton. wa. us> To: <brad817@hotmail.cam> CC: 'Alexander P/etsch" <Apietsch@a renton. wa. us> Subject: Re: CouncfI Date: Fri, 06 Oct 200610:18:14 -0700 > Mr. Nicholson, >Thank you for correspondence regarding the role of the Planning Commission and the Highlands Task Force. You are correct that the Planning Commission is the body that takes public input and makes recommendations to the council on planning and zoning issues. The Planning Commission has previously heard public testimony and made a reccommendation to the Council on the Highlands Zoning and Comp Plan Changes. It be came apparent to council that the community continued to have concerns with the Planning Commission and Administration recommendation. A result of citizen concerns is the Highlands Task Force. Because of the compressed time schedule to make changes to the Comp Plan Council agreed to allow the Task Force to take the role of review rather than the Planning Commission. The Task Force will not take any new testimony, they will be working with the existing record. >Again, thank you for contacting me. >Terri Briere > >>> "'Brad Nicholson'" <brad82i@hotmail.com> 10/06/06 8.42 AM >>> >I was wondering the reason why the Planning Commission is not the primary or exclusive way of taking public input and making recommendations to the Council for the "Hilands Vision" but rather it appears that a "task force" will be used for that above purpose? Could you answer that? Or am I wrong is it the Planning Commission that will be given substantial weight? Could you answer that too? the question is .........which citizen body will be accorded substantial weight? I am going to want to participate. Your response is appreciated. >This email request originated from the following link: http://rentonwa.gov/govemment/default.aspx?ld=1080 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 BEFORE THE RENTON CITY COUNCIL In the Matter of the Appeal of ) Alliance for South End (ASE) re: ) LUA-05-136. SA -A, SM The Director's Administrative Decision ) NOTICE OF APPEAL OF Designating The Landing Master Plan ) HEARING EXAMINER Application a Planned Action; And The ) DECISION Director's Master Site Plan Approval } I. INTRODUCTION The Alliance for South End (ASE) hereby files this Notice of Appeal of the Hearing Examiner's decision dated September 5, 2006, which dismissed ASE's above -captioned appeals for lack of standing ("Examiner's Decision," Exhibit A). The grounds for appeal , are that the Hearing Examiner's decision is contrary to Washington law, without support in state or federal law, and in violation of the constitutional rights of ASE's members. II. TIMELINESS This appeal is filed pursuant to RMC 4-8-110.E(8) and RMC 4-8-1 10.F(1), which specify a 14-day appeal period for Hearing Examiner decisions. NOTICE OF APPEAL OF Bucko Gordon LLP HEARING EXAMINER DECISION - I i,'3a5 First. A 8121, 9ufte SQG _., r, l:ic. :±h JA.21 CADOC:UMENTSANDSETTINGSII3EN65341LOCALSE171NGS\TEMPORARY f-;rj} ;:y: ._a,;� INTERNET EI LEWONTENT.I E5\0DQRSLQFIN0TICEOFA PPEALTOCOU NCI L09W6I I ].DOC 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 III. ' FACTS The facts are set forth in the record below. ASE's pleadings are incorporated herein by I reference. IV. STANDARD OF REVIEW The Council reviews Hearing Examiner decisions to determine whether "substantial error of fact or law exists in the record." RMC 4-8-110(F)(7). If the Council finds such an error, "it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly." Id. V. GROUNDS FOR APPEAL The Hearing Examiner's decision reflects several errors of fact or law. His decision to dismiss ASE's appeals for lack of standing was entirely dependent upon the proposition that, in order for an organization to have standing, it must not only have a member or members with standing, but it also must have members with certain "indicia of membership," such as particular voting rights. This proposition is directly contrary to the well established law in Washington, and does not appear to have support in any state or federal law. The Hearing Examiner's decision also violated the rights of ASE's members to freedom of association. The Hearing Examiner's decision should therefore be reversed. A. In Washington, An Association Has Standing When One Member Has Standing. Washington courts have consistently held that a citizens' group or other organization has standing to challenge land use decisions "as long as one member has standing to do so." East Gig Harbor Imp. Assn v. Pierce County, 106 Wn.2d 707, 701, 724 P.2d 1009 NOTICE OF APPEAL OF Buckio Gordon LLP HEARING EXAMINER DECISION - 2 2oz5 F^eaaCt:l.ee, w Avenues, cuita 500 W%. 907.21. C 00CUMENTS AND SETTINGMEN65341LOCAL SET`rINGSITEMPORARY 1206) 3H2-9540 INTERNET FILESICONTENT.1 E5IODQRSLQFWOTICEOFAPPEALTOCOONCI L090606' I I.DOC 1 (1986) (emphasis added), citing Save a Valuable Environment 6,411Ej v. Bothell, 89 2 Wn.2d 862, 867, 576 P.2d 401 (1978); see also Suquamish Indian Tribe, 92 Wn.App. at 3 830 (citing East Gig Harbor Imp. Assn and SAVE for proposition that "an organization 4 5 has standing only when at least one of its members has standing as an individual"). None 6 of these cases hold or even suggest that a member must have particular rights in the 7 organization, or that any other inquiry should be made once it has been established that at 8 least one member of the organization has standing. Nor do any of these cases hold or 9 suggest that the organization's funding sources are relevant to standing. 10 B. There is No Precedent for the Hearing Examiner's Denial of Standing in 11 this Case. 12 To our knowledge, no state or federal court has ever held that members of an 13 organization must possess "indicia of membership" in order for the organization to have 14 standing. The cases cited by the Applicant in briefing before the Hearing Examiner do not 15 support this proposition. The question presented and answered in the three cases cited by 16 17 the Applicant was not whether members of an organization must have voting rights in 18 order to assert associational standing, but whether "an organization that has no members 19 in the traditional sense may nonetheless assert associational standing." See Fund 20 Democracy, LLC v. S E. C., 278 F.3d 21, 25 (D.C. Cir. 2002). Those cases hold that, if an 21 association does not have any members, but asserts that its has standing to sue on behalf 22 of non-member "supporters," then a court may inquire into whether its supporters possess 23 "indicia of membership." Id. at 26. The Applicant's argument that "a non -voting member . 24 25 NOTICE OF APPEAL OF Buck a Gordon LLP HEARING EXAMINER DECISION - 3 2025 First avenue, Suit: sou C NDOCUMENTS AND SETTINGSWN65341LOCAL SETTINGSITEMPORARY saattla, sar 9R121 �_0cs :see-v,aa INTERNET FILESICONTENT.1 E510DQRSLQFW OTICEOFAPPEALTOCOUNCIL090606(I ].DOC 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 .. cannot establish standing for the association" (Applicant's Reply to ASE Lack of Standing, p. 7) is simply false. In fact, one of the cases cited by the Applicant directly contradicts the Applicant's position. In Friends of Tilden Park, Inc. v. District of Columbia, 806 A.2d 1201, (D.C. 2002), the court explicitly stated that the nonprofit would have standing if it had any members: Friends initially asserted in Superior Court that it had standing to sue on behalf of its members, whom it described as persons residing in the vicinity of 3883 Connecticut Avenue who recreate in and enjoy the benefits of nearby Rock Creek Park. We do not doubt that if Friends had such members it would have standing as their representative to maintain an action challenging the District's failure to require Clark to prepare an EIS ... The persons whom. Friends claims to represent are not its members, however. By the terms of its articles of incorporation, Friends has no _members. Confronted with this inconvenient fact, Friends argues in this court that it nonetheless has standing to sue as the representative of its "supporters" among the neighborhood residents whose environmental interests are at stake. These supporters, Friends suggests, are its de facto if not its de jute members. The record, though, does not bear out this claim. Friends, 806 A.2d at 1208 (emphasis added). See also Hunt v. Washington .State Apple Advertising Com`n, 432 U.S. 333, 97 S.Ct. 2434 (1977) (holding that the Commission had associational standing even though "the apple growers and dealers are not `members' of the Commission in the traditional trade association sense"); Fund Democracy, 278 F.3d at 25 (stating that, "[i]n determining whether an organization that has no members in the traditional sense may nonetheless assert associational standing, the question is whether the; NOTICE OF APPEAL OF Buck Gordon LLP HEARING EXAMINER DECISION - 4 iG^L: Firsr. Avenue, suite 500 ODOCUMENTSAND SMTNGS%BEN65341LOCALSETTINGWEMPORARY S*at(2Gr�20(js � 3 �52-9 481a1 9;A0 INTERNET 1:1 LESICONTENT. I E514DQRSLQANOTICEOFAPPEALI.00O 1NC1 L0906061 I ]. DOC 1 2 3 4 5 6 7 8 91 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 organization is the functional equivalent of a traditional membership organization") (emphasis added). Unlike the "supporters" of the organizations in Friends of Tilden Park, Hunt, and Fund Democracy, Brad Nicholson is a member of ASE "in the traditional sense." Moreover, even if these cases could be intdrpreted to require "indicia of membership" in cases where an organization actually has members, those cases are not relevant in this proceeding because Washington courts have not adopted or even discussed such a requirement.) C. The Hearing Examiner's Decision Violated the Constitutional Rights of � ASE's Members. The Hearing Examiner's dismissal of ASE's appeals violated the First Amendment rights of Renton citizens to freely associate as members of ASE in order to protect their rights. Ironically, the Hearing Examiner previously found that Brad Nicholson, a member of ASE, had standing to sue on his own behalf in a similar matter, but then deprived Mr. Nicholson standing in this matter simply because he chose to associate with other Renton citizens who share his concerns about The Landing.2 I The Applicant did not cite any Washington cases to support its arguments about associational standing. The Applicant's reliance on SAVE for the proposition that "Washington courts have adopted the federal approach to standing requirements in environmental and land use cases" is misplaced. Secs Applicant's Reply to ASE Lack of Standing, p. 8, n. 16, citing SAVE, 89 Wn.2d 862. The SAVE court's approval of "the federal approach" refers to the holdings, discussed earlier in the SAVE opinion, which state that "a non- profit corporation or association which shows that one or more of its members are specifically injured by a government action may represent those members in proceedings forjudicial review." Id at 867. When read in context, the SAVE court's discussion of association standing actually flies in the face of the Applicant's suggestions that ASE lacks standing as an association. z Unfortunately, the Renton Municipal Code allows the Hearing Examiner to rule on the constitutional rights of developers who apply for permits, but the Examiner may not consider the constitutional rights of Renton citizens appealing a City decision. See RMC 4-8-1 1O.E(7)(b). NOTICE OF APPEAL OF Buck oGordon LLP HEARING EXAMINER DECISION - 5 2025 Fi,r,r. Avenue, suita 500 Seat93121 CADOCUMENTSAND SETTINGSIBEN6534%0CALSETrINGSUEMPORARY (20Gj 3. S-9 40 f2gGJ 3??2-?a40 INTERNET A LMCONTENTJ E510oQRS LQFINOTICEOFAPPEALTOCOUNCI L090606t11. DOC k 1 2 3 4 5 6 7 8 9 10 III 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The U.S. Supreme Court has recognized "a right to associate for the purpose of engaging in those activities protected by the First Amendment — speech, assembly, petition for the redress of grievances, and the exercise of religion.." Roberts v. U.S. Jaycees, 468 U.S. 609, 618, 104 S.Ct. 3244 (1984). By dismissing ASE's appeals based on the form of the association, the Hearing Examiner violated the rights of ASE members to associate for the purpose of petitioning the government. '`The Constitution guarantees freedom of association of this kind as an indispensable means of preserving other individual liberties." Id. IV. CONCLUSION For the reasons stated above, ASE respectfully requests that the Council reverse Ithe Hearing Examiner's decision to dismiss ASE's appeals for lack of standing. Dated this day of September, 2006. BUCK & GORDON LLP By: Peter L. Buck, WSBA #05060 Attorneys for Alliance for the South End NOTICE OF APPEAL OF BuckO Gordon LLP HEARING EXAMINER DECISION - 6 2025 First. Avenue, suite son :i9At C. 3.fi. WA 98121 CADOCUMENTS AND SETr1NGS\BEN65341L0CAL SETTINGSITEMPORARY (20G) 382-9540 INTERNET FI LESICONTENT.1 ESIODQRS LQMOTICEOFAPPEALTOCOUNCII.090606E 1 ].DOC Raw rCY NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON - SIGNIFICANCE (DNS) DATE: October 2, 2005 LAND USE NUMBER: LUA09.121, ECF APPLICATION NAME: Highlands R-10 Zoning Text Amendments PROJECT DESCRIPTION: This proposed change ro the zoning regulations makes three major dhengaa. 1) Il enacts dnign mguWOms for the HtNarmds Subarea 2) It requires the standard 5,000 sq. it. tit sae for detached dwelling unit developmet in the Highlands R-10 zone 3) It requirms that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing atructures. The purpose of these changes is to provide for high quality ne-development with ettkknl land use patterns In the Highlands without the implamsntatidn o1 other Compmhenalve Plan Amendments or rezoning pmp". There aria also he minor. ancillary dhanpss to fins sreas subject to the wrent design regulations, in disarcts A, B, and C. PROJECT LOCATION: The zoning code amendment would affect development in the Highlands Subarea bated both north and south of NE Sunul Boulevard between Edmonds Ave NE and Mons Ave HE. OPTIONAL DETERMINATION OF RON-SIGNIFICANCE (bNS): As the Lead Agency, the City of Renton has delarmined that 94gnificanl environmental Impacts are unlikely to result from the proposed zoning. Therefore, as permitted under the RCW 43,21C.110, the City of Renton Is wft the Optional DNS proms to give notice that a DNS Is likely to be blued Comment parlods for the project and the proposed ON$ we integrated irb a single mmmem period. There will be no comment period foaowirp the issuance of the Threshold Determination of Non -Significance (DNS). A 14-day appeal period will follow the issuance of the DNS PERMIT APPLICATION DATE: PermltalRavl.w RegimilvJ: Other Panaite which may to required: Requested Studies: Location where appfkatlon may be reviewed: PUBLIC HFARINGt CONSISTENCY OVERVIEW: Land Use: Environmental Documents that Evduat. the Proposed Projectt: September 21, 2000 Environmental4SEPA) Review, Zoning Text Amendment WA WA PlanningfBulldingfPubllo Works Division, Development Services Department, 1065 South Grady Way, Renton, WA 98055 A public hearing would be required to be Wd prior to edoptbn of the" regulations No date for hearing has been set. The subject sea in boated wbnin the Residential Medium Density (RMD) end Center Wage (CV) Comprehensive Plan Land Use Map designations The proposal changes are consistent with these land use designations, as well as relevant lend use pClidiea adopted in November 2004 EnvkonmenW Checklist prepared September 21. 2006 Comments on the above application must be submitted in writing to Enka Conkling, Senior Planner. Economic Development Neighborhoods and Strategic Planning Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM an October 16, 200NL 41 you have questions about this proposal or wish to be made a party o1 record and receive additional notification by mail, contact the Project Manager. Anyone who wbmda written comments will automabmlty, become e party of record and win be notfled of arty decision on this project, CONTACT PERSON: ERIKA CONKLING J425) 430-6578 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Highlands 0 1000 2000 ' Design R. ou+lati.o�ns.Areas D"Ir v..o c.�- -.- 1:12000--- • d9 Development Ragulatlone If you would like to receive further information on the environmental review of this proposed project, complete Used For Project Mlttgatlam This non project action will be subject to the Cey's SEPA Ordinance and this form and return to: City of Renton, Development Planning, 1055 South Grady Way, Rental WA 58055. Development Regulations and other apptitable codas and reguti6ons as You muat return oils forrn to receive future information regarding the environmental determination for appropriate. this project. Proposed Mitigation Meswmsl The analysis o1 the proposal does not reveal any adverse environmental impacts Fite Nodhiama: LUA06.121, ECF f HIGHLANDS R-10 ZONING TEXT AMENDMENTS requhing mitigation above and beyond existing code provisions. However, mitigation may be necessary and may be imposed at the cma of a aite speci9d devolopinent proposal on the tubjea ate NAME: ADDRESS: n0A ee,21 TELEPHONE NO.: NOA CM121 CERTIFICATION hereby certify that copies of the above document were posted by me in �_ conspicuous places or nearb the described property on DATE: �+SIGNED��` yY`t�N tt'11'� .yL N : F+,I� oft O� A,��'°�,.�y ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residik � �fJ _ tn. r of s' __,_, on the day of �►bl_.� Q4, , aA.�uB4�G =Q2 NOTARY PUBLIC I 8*ya, NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON - SIGNIFICANCE (DNS) DATE: LAND USE NUMBER: APPLICATION NAME: October 2, 2006 LUA06-121, ECF Highlands R-10 Zoning Text Amendments PROJECT DESCRIPTION: This proposed change to the zoning regulations makes three major changes: 1) It enacts design regulations for the Highlands Subarea 2) It requires the standard 5,000 sq. ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3) It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use patterns in the Highlands without the implementation of other Comprehensive Plan Amendments or rezoning property. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B. and C. PROJECT LOCATION: The zoning code amendment would affect development in the Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE, OPTIONAL. DETERMINATION OF NON -SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental Impacts are unlikely to result from the proposed zoning. Therefore, as permitted under the RCW 43,21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. 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 Nan -Significance (DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: September 21, 2006 Permits/Review Requested: Environmental (SEPA) Review, Zoning Text Amendment Other Permits which may be required: NIA Requested Studies: N/A Location where application may be reviewed: Plan ning/Building/Publlc Works Division, Development Services Department, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: A public hearing would be required to be held prior to adoption of these regulations. No date for hearing has been set. CONSISTENCY OVERVIEW: Land Use: The subject site is located within the Residential Medium Density (RMD) and Center Village (CV) Comprehensive Plan Land Use Map designations. The proposed changes are consistent with these land use designations, as well as relevant land use policies adopted in November 2004. Environmental Documents that Evaluate the Proposed Project: Environmental Checklist prepared September 21, 2006 Development Regulations Used For Project Mitigation: This non -project action will be subject to the City's SEPA Ordinance and Development Regulations and other applicable codes and regulations . as appropriate. Proposed Mitigation Measures: The analysis of the proposal does not reveal any adverse environmental impacts requiring mitigation above and beyond existing code provisions. However, mitigation may be necessary and may be imposed at the time of a site specific development proposal on the subject site. NOA 06-121 Comments on the above application must be submitted in writing to Erika Conkl'ing, Senior Planner, Economic Development Neighborhoods and Strategic Planning Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on October 16, 2006. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: ERIKA CONKLING (425) 430-6578 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Highlands 0 1000 2000 Design Regulations Areas Mo AAm E PA—,&t—l09—k xd01xehmd,t > 1 : 12000 e� Ph..k CXNd :, 2W� If you would like to receive further information on the environmental review of this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98055. You must return this form to receive future Information regarding the environmental determination for this project File No./Name: LUA06-121, ECF i HIGHLANDS R-10 ZONING TEXT AMENDMENTS NAME; ADDRESS: TELEPHONE NO.: NOA M121 r CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: September 28, 2006 TO: Erika FROM: Stacy SUBJECT: New Land Use File Set -Up Please complete the following information to facilitate routing of file and application acceptance. If you have special form requirements or instructions, please write them in the "Comments" section. Project Name: Highlands Sub -Area A e zroy„ K� TekA+ 4",4 ryt7,641S Project Manager: Erika Conkling Reviewer: LUA (File) Number: LUA06-121,A ECF Applicant: City of Renton - EDNSP Submittal Date: September 25, 2006 Acceptance/ Circulation Date: QC{- 02, ZO06 Work Order #: 77655 Function #: 4160 Comments Due: 10/ ;Proiect Description: -710 I-GAinn. 4,„ ��.,�r�r�r r�ra��/r��rdY►c I-v,�I.�eG r� n�r� t"'t I JILC 4Arn� UL[iCr rril]IILS IJLUUIC,/ ,Req'd: . lV /g IReports Req'd: N14 ;Public Approvals: �00aa rcl/ i t ,Zoning/Land Use: V d R%Yt� ��«rI ll ��er�►��cfr.�rn� :sim -t,lp1V Tentative ERC Date: —06 Tentative HEX Date: N! 4 ,;Categories: Single-Family0 School/Utilities/Public Project Church/Daycare 6- Commercial 0 Industrial 0 Multi -Family 0 Wireless 0 ;DOT Notification Required: NOA onlyA TIA 0 Boeing Notification: YESD NO ,!School District Letter: YESD NO Airport Notification: YESD NO Renton School 0 / Issaquah School 0 {Wetlands: Ajl,# jYESO NO;� `!Comments: r�k ej. �e vto-r, QN.G4•`/a,y C,'rjKp} -h X,4, 2J SVG� "yvta- �w'disly(cs ABV-L �YzarPs, /r�� WrL� �o Gdrre�c-� G�Ldrfy CITY OF RENTON MEMORANDUM Date: October 2, 2006 To: File From: Development Services Subject: Highlands R-10 Text Amendments LUA06-121, ECF The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on October 23, 2006. Prior to that review, you will be notified if any additional information is required to continue processing your application. DocumenU City of Renton LAND USE PERMIT Sm;; MASTER APPLICATIONize��'Fo PROPERTY OWNER(S) NAME: CITY OF RENTON ADDRESS: 1055 S. Grady Way CITY: Renton ZIP: '98055 TELEPHONE NUMBER: 425-430-6581 APPLICANT (if other than owner) NAME: Rebecca Lind COMPANY (if applicable): EDNSP Department ADDRESS: 1 055 S. Grady Way CITY: Renton ZIP: 98055 TELEPHONE NUMBER 425-430-6588 CONTACT PERSON NAME: COMPANY (if applicable): EDNSP Department ADDRESS: 1055 S. Grady Way CITY: Renton ZIP: 98058 TELEPHONE NUMBER AND E-MAIL ADDRESS: PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: R-10 Text Amendments for Highlands Subarea PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: There is no specific site, but the text changes would affect development In the Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): n/a EXISTING LAND USE(S):Residential, Commercial, Recreational, Community Uses, PROPOSED LAND USE(S): Same as existing. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: (RMD) Residential Medium Density, (CV) Center Village in Renton's Comprehensive Plan PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): same as existing EXISTING ZONING: R-10, RMF, CV PROPOSED ZONING (if applicable): Same as Existing SITE AREA (in square feet): n/a SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE if applicable): n/a PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): rVa NUMBER OF PROPOSED LOTS (if applicable): n/a NUMBER OF NEW DWELLING UNITS (if applicable): n/a Q:web/pw/devserv/forms/planning/mastempp.doc 09/21/06 PRC ACT INFOR NUMBER OF EXISTING DWELLING UNITS (if applicable): n/a SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (ifapplicable): n/a SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n/a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): n/a SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): We NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): n/a NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): rVa MATION (contin PROJECT VALUE: n/a IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): n/a O AQUIFER PROTECTION AREA ONE _ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. _ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. 0 SHORELINE STREAMS AND LAKES sq. ft. _ WETLANDS sq. t. LEGAL DESCRIPTION OF PROPERTY Attach legal descri tion on se crate sheet with the following Information Included SITUATE IN THE OF SECTION , TOWNSHIP , RANGE_, IN KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Environmental Checklist 2. 3. Staff will calculate a licable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Namels) R� ebecca Land , declare that I am (please check one) _ the current owner of the property involved in this application or _ Xthe authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are In all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that 1 signed this instrument and acknowledged It to be his/her/their free and voluntary act for the Retgggg I uses and purposes mentioned in the Instrument (Signature of Owner/Representative) (Signature of Owner/Representative) Q:web/pw/devserv/forms/planning/mastempp,doc 09/21/06 tiT Project Narrative for Implementation of Design Regulations and Changes to hes�p� *0NV, Development Regulations for R-10 zoning in the Highlands Subarea *7� S? CF�� The City has been working on land use and zoning plans for the Highlands for many 4 years. Since 2005 there have been three six month development moratoria placed on property in the Highlands Subarea. The purpose of stalling development was to allow City Staff time to study the existing land use and zoning of the area. Several zoning and land use proposals have been forwarded to the community and the City Council for consideration. Although the City continues to work with the community to determine an appropriate land use and zoning proposal to spur re -development of this neighborhood, it is the desire of citizens, property owners, and the City Council that no further development moratoria be enacted. However, it is also the City's responsibility to ensure that any development that occurs while a land use and zoning plan is being drafted is of the highest quality. This proposed change to the zoning regulations makes three major changes: 1) It enacts design regulations for the Highlands Subarea 2) It requires the standard 5,000 sq.ft. lot size for detached dwelling unit development in the Highlands R-10 zone 3) It requires that those who develop or redevelop their properties in the Highlands R-10 zone to remove the existing structures. The purpose of these changes is to provide for high quality re -development with efficient land use patterns in the Highlands. There will also be minor, ancillary changes to the areas subject to the current design regulations, in districts A, B, and C. mm m `tjJ r oil C m :i MINI is �Wom E •IN y C• lr- !Com IF DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. HAEDNMComp Plan\Sub Area Pians%ghlandskDevelopment Reg Drafts\Zon1ng\R-14 Draft Docs1R-101SEPA Checklist.doc A. BACKGROUND 1. Name of proposed project, if applicable: Highlands R-10 Text Amendments 2. Name of applicant: City of Renton 3. Address and phone number of applicant and contact person: Economic Development Neighborhoods and Strategic Planning Renton City Hall, 6th Floor 1055 South Grad Way Renton, WA 98055 Contact: Rebecca Lind, Planning Manager Phone: (425) 430-6588 4. Date checklist prepared: September 21, 2006 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): N/A non -project action 7. Do you have any plans for future additions, expansion, or further activity related to or connected With this proposal? If yes, explain. N/A non project action. On going planning work is continuing for the Highlands Subarea. There may be additional changes to zoning regulations and land use plans in this area in the future. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. N/A non project action 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. r, 10. List any governmental approvals or permits that will be needed for your proposal, if known. City Council must give approval of the zoning proposal. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. This non project action includes making changes to the development regulations that may affect parts of the Highlands Subarea. One change is to enact design regulations for the entire subarea, including properties zoned R-10, RMF and CV. The other major changes include amending the R-10 zone to require single-family detached housing to have a 5,000 sq.R. minimum lot size, the standard size required for single-family development in the City, and requiring parcels that are developed or subdivided to remove existing structures. This requirement is intended to ensure that new development does not perpetuate the existing inelpclent land use patterns in the Highlands subarea. It is also intended to ensure that as re -development occurs, existing low quality structures are removed. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. This is a non project action, so there is no specific proposal location. However, the change in development regulations does affect only the Highlands subarea. The Highlands subarea may be loosely defined as the area both north and south of NE Sunset Boulevard, west of Edmonds Ave NE and east of Monroe Ave NE. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other N/A. Non project action b. What is the steepest slope on the site (approximate percent slope?) N/A Non project action. C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. N/A non -project action d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. N/A Non project action. 91 e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. N/A non -project action f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. N/A non project action g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? N/A non -project action h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: N/A non -project action 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. N/A non -project action b. Are there any off -site sources of emission or odor that may affect your proposal? If so, generally describe. N/A non project action C. Proposed measures to reduce or control emissions or other impacts to air, if any: N/A non project action 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it Flows into. N/A. Non project action. 4 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. N/A non project action. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A non -project action 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. N/A non -project action 5) Does the proposal fie within a 100-year flood plain? If so, note location on the site plan. N/A non project action 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. N/A non -project action b. Ground Water: 1} Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. N/A non -project action 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. N/A non -project action C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. N/A non project action. ' 2) Could waste material enter ground or surface waters? If so, generally describe. N/A non project action 11 r d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: N/A non -project action 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other X shrubs X grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water Illy, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? N/A non project action C. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: N/A non project action 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds. eron ea le so ther Mammals: eer bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None. C. Is the site part of a migration route? If so, explain No. V d. Proposed measures to preserve or enhance wildlife, if any: N/A non -project action 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing, etc. N/A non project action b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. N/A non -project action C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: N/A non project action 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. N/A non project action 1 } Describe special emergency services that might be required. N/A non -project action 2) Proposed measures to reduce or control environmental health hazards, if any: N/A non project action b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? N/A non -project action 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. 7 r N/A non project action 3) Proposed measures to reduce or control noise impacts, if any: N/A non project action S. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? N/A non project action. The current use of the Highlands is for residential, commercial, community, and recreational uses. b. Has the site been used for agriculture? If so, describe. N/A non project action. C. Describe any structures on the site. N/A non project action. There are a variety of structures in the Highlands including residential, accessory, commercial, community and civic structures. Some of the structures, primarily residential structures, are in dilapidated condition. d. Will any structures be demolished? If so, what? N/A non project action. Although this is a non project action, the change in regulations will likely result in'the demolition of residential structures in the Highlands because it requires those who redevelop parcels to remove existing structures as part of the redevelopment. e. What is the current zoning classification of the site? N/a non project action. The Highlands area is characterized by R-90, RMF, and CV zoning. f. What is the current comprehensive plan designation of the site? Renton Residential Medium Density and Center Village g. If applicable, what is the current shoreline master program designation of the site? N/A non project action. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. N/A. Non project action. Future development must comply with critical areas regulations. 8 L Approximately how many people would reside or work in the completed project? This is a non project action. The project does not affect the current capacity for development in the Highlands. j. Approximately how many people would the completed project displace? N/A non project action k. Proposed measures to avoid or reduce displacement impacts, if any: N/A non project action I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal intends to result in high quality development in the Highlands that will spur further redevelopment of the area, consistent with the Comprehensive Plan. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. This is a non -project action. The action does not change the capacity for housing in the Highlands. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A non project action. The action does not change the capacity for housing in the Highlands. C. Proposed measures to reduce or control housing impacts, if any: N/A non -project action 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. N/A non -project action. There are no proposed changes to the regulations regarding structure height. b. What views in the immediate vicinity would be altered or obstructed? E N/A non -project action C. Proposed measures to reduce or control aesthetic impacts, if any: N/A non -project action 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A non project action b. Could light or glare from the finished project be a safety hazard or interfere with views? WA non -project action C. What existing off -site sources of light or glare may affect your proposal? N/A non project action d. Proposed measures to reduce or control light and glare impacts, if any: N/A non -project action 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? This is a non project action. The project is in the vicinity of the North Highlands Community Center and the Highlands Community Center. b. Would the proposed project displace any existing recreational uses? If so, describe. N/A non project action C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: N/A non -project action. Future development would be required to pay Renton's Parks Mitigation Fee. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. 10 N/A non project action b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A non -project action C. Proposed measures to reduce or control impacts, if any: WA non -project action 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. This is a non -project proposal. The area is served by NE Sunset Boulevard, a major arterial, and several smaller arterials as well. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? N/A Non project action. The Highlands is served by multiple transit lines. C. How many parking spaces would the completed project have? How many would the project eliminate? N/A non -project action. There is no proposed change to parking regulations. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? if so, generally describe (indicate whether public or private? N/A non -project action. Future development must comply with Renton's Development Regulations. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. WA non -project action f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. N/A Non project action. This project does not affect capacity in the Highlands, so there would be no change in vehicular trips. 11 g. Proposed measures to reduce or control transportation impacts, if any: N/A non -project action 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. N/A non project action. The proposed changes do not change capacity in the Highlands and would not change the demand for public services. Proposed measures to reduce or control direct impacts on public services, if any. N/A non project action 16. UTILITIES a. Circle utllikiss available at the siteelectrici nakural gas ate refuse service elephon anitary sewe septic system, othe . N/A non project action b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. N/A non project action. C. SIGNATURE 1, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent:"U444d Name Printed: Rebecca Lind for Citv of Renton D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actlons 'involvihi Aecisions on policies; , plans and programs. You do no# -need to"fill.out these sheets'for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 12 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? It is unlikely that the proposal would have any affect on the above environmental issues. The proposed development regulation changes do not alter the zoning capacity in the Highlands. It is hoped that future demolition of structures suspected to have lead based paints, asbestos, and other hazardous materials would ultimately result in less future risk from those toxic substances. Proposed measures to avoid or reduce such increases are: New development would be required to comply with the City's development regulations, including the City's Critical Areas Ordinance. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? There would be no affect on plants, animals, fish, or marine life as a direct consequence of this non -project, prezoning proposal. There may be some displacement of existing vegetation to clear lots for future development, which is likely to occur under the both the present conditions and the proposal. Proposed measures to protect or conserve plants, animals, fish, or marine life are: None at this non project level. Development of additional dwelling units must comply with City of Renton regulations and with Renton's Critical Areas Ordinance. Any measures needed in this regard will be implemented at the project level review. How would the proposal be likely to deplete energy or natural resources? The proposed non project action will not deplete energy or natural resources. Future project level development may impact energy or natural resources slightly but will not deplete them. Development is likely to occur with or without the proposal. Proposed measures to protect or conserve energy and natural resources are: None are proposed at this non -project action stage. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? This proposal would likely not use or affect environmentally sensitive areas. At such time that additional dwelling units are developed, they will be subject to City of Renton critical area regulations and development standards that are designed to protect environmentally sensitive areas. Proposed measures to protect such resources or to avoid or reduce impacts are: 13 v NIA. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? This proposal does not result in any change of capacity for this area. The same potential number of units is allowed under the current regulations. However, the proposed regulations would require that new' development conform to more stringent site development and aesthetic standards. Proposed measures to avoid or reduce shoreline and land use impacts are: None. 6. How would the proposal be likely to increase demands on transportation or public services and utilities? The proposal does not increase capacity in the Highlands subarea. There would be no additional increase in demand on transportation or public services. Proposed measures to reduce or respond to such demand(s) are: None. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. The proposal will not conflict with local, state, or federal laws or requirements for protection of the environment. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Rebecca Lind „for City of Renton Date: sla aI If 14 CITY OF RENTON, WASHINGTON ORDINANCE NO. DevEL2 CI7y OfiAk0ANNr1VG SEp 252006 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER 4-2, ZONING DISTRICTS — USES AND STANDARDS, CHAPTER 4-3, ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS, AND CHAPTER 4-8, PERMITS- GENERAL AND APPEALS, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY CHANGING THE DEVELOPMENT REGULATIONS FOR THE R-10 ZONE IN THE HIGHLANDS SUBAREA, ENACTING DESIGN REGULATIONS. WHEREAS, the City of Renton has enacted three development moratoriums since 2005 in the Highlands Study area; and WHEREAS, City staff continue to work with the community on the development of a zoning and land use plan for the Highlands; and WHEREAS, it is the desire of the public and the City Council to allow development in the Highlands as the City continues to work on zoning and land use; and WHEREAS, it is important that the City take measures to ensure that high quality development occurs in the Highlands; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. Section 4-2-110F of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read- as shown on Attachment `A'. SECTION H. Section 4-2-110H of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read to add the following condition associated with development standards table for multi -family residential zoning designations: Page 1 of 49 25. For the purposes of im lementin R-10 development standards within the Highlands- Subarea. The Highlands Subarea shall be considered all parcels zoned R-10 that are north of NE Sunset Boulevard, south of NE 2l" Street cast of Edmonds Avenue NE and west of Lynnwood Avenue NE if extended northward). SECTION M. Section 4-3-100 of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: A PURPOSE: The purpose of this Section is to: 1. Establish design review regulations in accordance with policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; C. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. 2. Create design standards and guidelines specific to District 'A' (the Downtown Core) that ensure design quality of structures and site development implementing the City of Renton's Comprehensive Plan Vision for its Urban Center — Downtown. This Vision is of a downtown that will continue to develop into an efficient and attractive urban city. The Vision of the Downtown Core is of mixed uses with high -density residential Iiving supported by multi -modal transit opportunities. Redevelopment will be based on the pattern and scale of established streets and buildings. 3. Create design standards and guidelines specific to District 'B' (the South Renton Neighborhood) that ensure design quality of structures and site development implementing the City's South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a residential area located within the Urban Center — Downtown, maintains the existing, traditional grid street plan and respects the scale of the neighborhood, while providing new housing at urban densities. The South Renton Neighborhood Plan supports a residential area that is positioned to capitalize on the employment and retail opportunities increasingly available in the Downtown Core. 4. Create design standards and guidelines specific to the Urban Center — North (District ' C) that ensure design quality of structures and site development that implements the City of Renton's Comprehensive Plan Page 2 of 49 Vision for its Urban Center — North. This Vision is of an urban environment that concentrates uses in a "grid pattern" of streets and blocks. The Vision is of a vibrant, economically vital neighborhood that encourages use throughout by pedestrians. 5. Create design standards and guidelines applicable to the use of "big -box retail" as defined in RMC 4- 11-180, Definitions. 6. Create design, standards and guidelines specific to the Center Villat*e commercial core (District `D') that ensure design quality of structure and site development that implements the City of Renton's ComRrehensi_ve Plan Vision for the Center Village designation. Uses within this district include business and professional offices, services, retail, restaurants, recreational businesses, mixed -use commercial and residential buildings, and multi -family residential. This portion of the Center Village is intended to provide a vital business district serving the local neighborhood and beyond. 7. _Create design standards and guidelines specific to the residential_ portion of the Hinds Subarea (District 'E' that ensure desigLi qualityof structure and site develo ment that implements the CijY of R.enton's Com rehensive Plan Vision for c6mmunily design. For the p=oses of im lementation the residential_ portion of the Highlands subarea shall be considered all parcels zoned R-10 that are north of NE Sunset Boulevard,_ south of NE 2 1 ' Street, east of Edmonds Avenue NE, and west of Lynnwood Avenue NE (if extended northward) and all parcels designated for Center Village Land Use and zoned RMF. 8. Establish two categories of regulations: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Development Services Director in determining if the proposed action meets the intent of the design guidelines. in the Urban Center- Design Over4ey a ,Set specific minimum standards and guidelines that may apply to all #wee -districts, or certain districts only (Districts 'A', 'B', or-' C' 'D' or'E' , as indicated herein. (Ord. 5029, I 1-24-03; Ord. 5124, 2-7-2005) B APPLICABILITY: 1. This Section shall apply to all development in the Urban Center — Downtown and Urban Center — North. For the purposes of the design regulations, the Center Downtown is District 'A', South Renton is District 'B', and the Urban Center — North is District 'C.' Districts A through C are depicted on the Urban Center Design Overlay District Map, shown in subsection B4 of this Section. 2. This Section shall also apply to big -box retail use where allowed in the Commercial Arterial (CA), Light Industrial (1L), Medium Industrial (IM), and Heavy Industrial (IH) zones, except when those zones are located in the Employment Area -- Valley south of Interstate 405. Big -box retail uses within these zones, except in the Employment Area — Valley, must comply with design standards and guidelines specific to the Urban Center — North (District 'C). 3. Where conflicts may be construed between the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. 4. Urban Center Design Overlay District Map: 5. This section shall pj2R]y to all development in the Highlands Subarea and in the Center Village Land Use Desionation as shown on the Comprehensive Plan Land Use Map. For the pgMoses of the Design Regulations, areas within the Center Village Land -Use—Designation zoned Center Village (CV) shall comprise District "D". For the RmMoses of implementation of regulations in District "E" the district shall be considered all parcels zoned R-10 that are north of NE Sunset Boulevard, south of NE 2151_Street, _east of Page 3 of 49 Edmonds Avenue NE, and west of Lynnwood Avenue NE if extended northward) and all parcels designated for Center Village. Land Use and zoned RMF. _(Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) C EXEMPTIONS: The design regulations shall not apply to: 1. Interior Remodels: Interior remodels of existing buildings or structures provided the alterations do not modify the building facade. 2. Aircraft Manufacturing: Structures related to the existing use of aircraft manufacturing in District 'C'. (Ord. 5124, 2-7-2005) D ADMINISTRATION: l . Review Process: Applications subject to design regulations shall be processed as a component of the governing land use process. 2. Authority: The eviewing Official shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of the design regulations. In rendering a decision, the heater -Official will consider proposals on the basis of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) E SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high -density urban environment; so that businesses enjoy visibility from public rights -of -way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. a. Minimum Standard for Districts 'A' and 'B': Maintain existing grid street pattern b. Minimum Standards for District 'C': i. Provide a network of public and/or private local streets in addition to public arterials. ii. Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): Page 4 of 49 (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks. (d) Internal or local roads (public or private). (e) Drive aisles. 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. f a. Minimum Standard for Districts `A' ands'B', and `D': Orient buildings to the street with clear connections to the sidewalk. b. Minimum Standards for District T : i. Buildings on designated pedestrian -oriented streets shall feature "pedestrian -oriented facades" and clear connections to the sidewalk (see illustration, RMC 4-3-100E7a). Such buildings shall be located . adjacent to the sidewalk, except where pedestrian -oriented space is located between the building and the sidewalk. Parking between the building and pedestrian -oriented streets is prohibited. ii. Buildings fronting on pedestrian -oriented streets shall contain pedestrian -oriented uses. iii. Nonresidential buildings may be located directly adjacent to any street as long as they feature a pedestrian -oriented facade. iv. Buildings containing street -level residential uses and single -purpose residential buildings shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (see illustration, RMC 4-3-100E7b). v. If buildings do not feature pedestrian -oriented facades they shall have substantial landscaping between the sidewalk and building. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk (see illustration, RMC 4-3-100E7c). C. Guidelines Applicable to District'C': i Siting of a structure should take into consideration the continued availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas). Page 5 of 49 d. Guideline Applicable to Districts `C' and `D": ii Ground floor residential uses located near the street should be raised above street level for residents' privacy. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. a. Minimum Standards for Districts'A' aad-i B' 'D' and `V: i. A primary entrance of each building shall be located on the facade facing a street.-Suah shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. ii. Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landsca in to provide a directed view to building -entries. iii. Ground floor units shall be directly accessible from the street or an o n space such as a cou and or garden that is accessible from the street. iv. Seco fldary access (not fronting on a streeD shall have weather protection at least four and one-half feet 4-1/2') wide over the entrance or other similar indicator of access. V. Pedestrian access shall be -provided to the building from 1ropeM edges, adjacent lots, abutting street intersections crosswalks and transit stops. b. Minimum Standards for District 'Cl: i. On pedestrian -oriented streets, the primary entrance of each building shall be located on the facade facing the street. ii. On non -pedestrian -oriented streets, entrances shall be prominent, visible from surrounding streets, connected by a walkway to the public sidewalk, and include human -scale elements. iii. All building entries adjacent to a street shall be clearly marked with canopies, architectural elements, ornamental lighting, and/or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings with frontage on designated pedestrian -oriented streets (see illustration, RMC 4-3- 1 OEM). iv. Weather protection at least four and one-half feet (4-1/2) wide and proportional to the distance above ground level shall be provided over the primary entry of all buildings and over any entry adjacent to a street. V. Pedestrian pathways from public sidewalks to primary entrances or from parking lots to primary entrances shall be clearly delineated. C. Guidelines Applicable WAR Districts 'A', `B', and `C': Page 6 of 49 i. Multiple buildings on the same site should provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. ii. Ground floor units should be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iii. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet (4-1/2) wide over the entrance or other similar indicator of access. iv. Pedestrian access should be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. V. Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian - oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. de. Guidelines Applicable to Districts 'A' and `D': i. For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. ii. Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. iii. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking Iots should be subordinaie to those related to the street for buildings within District 'A`. ef. Guidelines Applicable to Districts 'B' and `E': Front yards should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, or similar feature. fg. Guideline Applicable to District'C': For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. 4. Transition to Surrounding Development: Page 7 of 49 Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. a. Minimum Standards for Districts 'A' and `DI: Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: i. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; ii. Building proportions, including step -backs on upper levels; iii. Building articulation to divide a larger architectural element into smaller increments; or iv. Roof Iines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. b. Minimum Standards for Districts 'B' and `E': i. Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a)ii. Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or (b)iii. Building articulation provided to divide a larger architectural element into smaller pieces; or (o)iv. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. ii. In areas %ith elder. 4yle, steeply pitehed, single fiHnily homes, similaf roof styles ary eneeuFag C. Minimum Standards for District'C': i. For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long established, existing neighborhood south of North 6th Street known as the North Renton Neighborhood. ii. For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high -volume pedestrian areas, and screening them from view in high visibility areas. Page 8 of 49 a. Minimum Standards for All Districts: i. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 44-095, Screening and Storage Height/Location Limitations. iii. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self -closing doors (see illustration, RMC 4-3-100E7f). iv. The use of chain link, plastic, or wire fencing is prohibited. V. If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum three feet (3) wide, shall be located on three (3) sides of such facility. b. Guidelines Applicable to All Districts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. G. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. a. Minimum Standards for Districts'C' and ID': i. Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection E7g of this Section). ii. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection E7h of this Section). iii. Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Monuments; (c) Special landscape treatment; (d) Open space/plaza; (e) Identifying building form; (f) Special paving, unique pedestrian scale lighting, or bollards; Page 9 of 49 (g) Prominent architectural features (trellis, arbor, pergola, or gazebo); (h) Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). 7. Illustrations. a. Pedestrian -oriented facades (see subsection E2b(i) of this Section). Q Padestrtanodetdsd facades: Primary building entry must be facing the streat Pedestrian-orlented facade Property lire trwnparent window area or window display along 75% cf the ground floor between the height of 2 to 8 rest above the ground i , weather protection at least 4 Yi feet wide i� 'i '•-�, along at least 75% of the facade b. Street -level residential (see subsection E2b(iv) of this Section). Page 10 of 49 Raised planters provide privacy far residents while maintaining views of the street from units Trees C. Buildings without pedestrian -oriented uses (see subsection E2b(v) of this Section). Combination of evergreen and deciduous shrubs and trees Building ",I- Raised planter d. Building entries (see subsection E3b(iii) of this Section). Page 11 of 49 C. Service elements located to minimize the impact on the pedestrian environment (see subsection E5a(Q of this Section). DUMPSI LOCATE REAR O SITE L Service enclosure (see subsection E5a(lii) of this Section). Page 12 of 49 "hoof enciosure keep birds out %.uncreie Pau g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this Section). II Ills 'n ■■■■�in NI II III II II III II II III II rA AA Ar rr rr AA rA rr rr r�� IIIIIIIIIIIIIlIIIIII:�,i�,, �l � 1. � = • If % =1% 000 10001 unumi �I J Turret m m Elevation Comer socentusting roof line Plan Note: Ensure that building does not block viewing triangle at intersections 7pIElevation Bey window Plan I-W Page 13 of 49 h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the commercial area (see subsection E6a(ii) of this Section). (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) F PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Hi hlands Subarea/ Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. a. Minimum Standards for Districts `A' aW B'. and 'D'1: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. b. Minimum Standards for District 'C': On dDesignated Pedestrian -Oriented Streets: Page 14 of 49 (a) Parking shall be at the side and/or rear of a building, with the exception of on -street parallel parking. No more than sixty feet (60' of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. (b) On -street parallel parking spaces located adjacent to the site can be included in calculation of required parking. For parking ratios based on use and zone, see RMC 44-080, Parking, Loading and Driveway Regulations. (c) On -street, parallel parking shall be required on both sides of the street. ii. All parking lots located between a building and street or visible from a street shall feature landscaping between the sidewalk and building; see RMC 44-080F, Parking Lot Design Standards. iii. Surface Parking Lots: The applicant must successfully demonstrate that the surface parking lot is designed to facilitate future structured parking and/or other infill development. For example, an appropriate surface parking area would feature a one thousand five hundred foot (1,500') maximum perimeter area and a minimum dimension on one side of two hundred feet (200'), unless project proponent can demonstrate future alternative use of the area would be physically possible. Exception: If there are size constraints inherent in the original parcel (see illustration, subsection F5a of this Section). C. Minimum Standards for District IE': i. No surface parking shall be located between a building and the front property line or the building _and side property line on the street side of a corner lot. ii. Parking shall be located off an -alley if an alley is present. ed.--Guideline Applicable to A41-Districts W. `B', `C', and `D': In areas of mixed use development, shared parking is recommended. De. Guidelines Applicable to District `C': i. If a limited number of parking spaces are made available in front of a building for passenger drop-off and pick-up, they shall be parallel to the building facade. ii. When fronting on streets not designated as pedestrian -oriented, parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping and/or gateway features as dictated by location. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. a. Minimum Standards for Districts `A'-a*d,'C', and `D': Page 15 of 49 i. Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection F5b of this Section). ii. All surface parking lots shall be landscaped to reduce their visual impact (see RMC 44-080177, Landscape Requirements). b. Guidelines Applicable to All-Districts_'A','Cj and_'D': i. Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on -site buffering from visual impacts. ii. Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. iii. Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Highlands SubareaXenter Villa e; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. a. Minimum Standards for District 'C' and 'D': Parking Structures Fronting Designated Pedestrian -Oriented Streets: (a) Parking structures shall provide space for ground -floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the frontage width (see illustration, subsection F5c of this Section). (b) The entire facade must feature a pedestrian -oriented facade. ii. Parking Structures Fronting Non -Pedestrian -Oriented Streets: (a) Parking structures fronting non -pedestrian -oriented streets and not featuring a pedestrian -oriented facade shall be set back at least six feet (6) from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10) adjacent to high visibility streets. (b) The Director may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; Page 16 of 49 (3) Display windows; (4) Brick, tile, or stone; (5) Pre -cast decorative panels; (6) Vine -covered trellis; (7) Raised landscaping beds with decorative materials; or (8) Other treatments that meet the intent of this standard. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection F5d of this Section). b. Minimum Standards for District ID': i. Parkin structures shall provide Mace for ound-floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the frontage width (see illustration, subsection F5c of this Section). ii.. . The entire facade must feature a pedestrian -oriented facade. Iii Facades shall be articulated architectural) so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection F5d of this Section either- the side or- rear- of the building. C. Guidelines Applicable to Districts 'A' and- 'C', ,and i. .Parking garage entries should be designed and sited to complement,_ not subordinate, the pedestrian entry. If possible, Iocate the parking entry away from the primgy street to either the side or rear of the building. ii. Parking -garage entries should not dominate the streetsgVe. iii. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. i-ii:iv Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Page 17 of 49 ivy. Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. vi. Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. d. Guidelines Applicable to Districts'B' and `E': i. Attached personal parking garages at -grade should be individualized and not enclose more than two (2) cars per enclosed space. Such garages should be architecturally integrated into the whole development. ii. Multiple -user parking garages at -grade should be enclosed or screened from view through any combination of walls, decorative grilles, or trellis work with landscaping. iviii. Personal parking garages should be individualized whenever possible with separate entries and architectural detailing in character with the lower density district. iv. Large multi-user parking garages are discouraged in this lower density district and, if provided, should be located below grade whenever possible. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian -oriented streets. a. Minimum Standards for Districts 'B' and `E': Parking lots and garages shall be accessed from alleys when available. b. Minimum Standards for District'C': i. Parking garages shall be accessed at the rear of buildings or from non -pedestrian -oriented streets when available. ii. Surface parking driveways are prohibited on pedestrian -oriented streets. iii. Parking lot entrances, driveways, and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. IC. Guidelines Applicable to Districts 'A' and 'D': i. Parking lots and garages should be accessed from alleys or side streets. Page 18 of 49 ii. Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on -site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. d. Guidelines Applicable to Area'B' and 'E': i. Garage entryways and/or driveways accessible only from a street should not impede pedestrian circulation along the sidewalk. ii. Curb cuts should be minimized whenever possible through the use of shared driveways. 5. Illustrations. a. Parking and vehicular access in District'C' (see subsection Flb(iii) of this Section). Page 19 of 49 Parking lots are accessed by a system of I ocal access "streets" f Parallel parting ,a on local access "streets„ �lV Parking lots are sited towards the interior of the block ^f' -`'. Minimize access points from to the extent possible r ?� . ' '> t' ' High Visibility .. , 'A �. Streets Parting lots are configured to allay y ; e.,. .,, future infilt .. development ,� .�{ '1 +.�; f •n, �. ��'.. '�"��`, ��. -) �+'�.• � '' ^f ;�v ,. ? r !'.. -.: s gin. �•. � .. �!. �. Ids'". �' � � `a , ;'r ,�� •'. *F. rk -�. �,�''. b �;� : . No parking lots or driveways adjacent to a pedestrian -oriented street Mid -block connections enhance access and provide a good framework for future infill development Parting garage entrance designed to minimize Impact - on pedestrian environment b. Parking lot lighting (see subsection F2a(i) of this Section). Page 20 of 49 DO THIS DON'T DO THIS C. Parking structure fronting on pedestrian -oriented street with pedestrian -oriented uses and facades along the ground floor (see subsection FU(i)(a) of this Section). Parking garage on second floor Ground floor commercial space with pedestrian -oriented facade d. Parking structure designed to enhance streetscape (see subsection FU(ii)(c) of this Section). Page 21 of 49 Articulation of facade compo to reduce seal and add vlsua interest Decorative tre structure for vi Raised plantin bed adjacent t sidewalk (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) G PEDESTRIAN ENVIRONMENT: IIntent: To enhance the urban character of development in the Urban Center and the Highlands Subarea/ Center Villa a -by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi -modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. a. Minimum Standards for Districts'C' and `DI: i. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. ii. Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty feet (150) apart (see illustration, subsection G4a of this Section). 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. a. Minimum Standards for Districts 'A' wtdiC' and `D': Page 22 of 49 i. Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection G4b of this Section). ii. Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. iii. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection G4c of this Section). iv. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The walkway shall include an eight foot (8) minimum unobstructed walking surface and street trees (see illustration, subsection G4d of this Section). (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A ten to twelve foot (10' —12) pathway, for example, can accommodate groups of persons walking four (4) abreast, or two (2) couples passing one another. An eight foot (8) pathway will accommodate three (3) individuals walking abreast, whereas a smaller five to six foot (5' — 6') pathway will accommodate two (2) individuals. V. Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. vi. All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. b. Guidelines Applicable to All Districts: i. Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. ii. Mid block connections are desirable where a strong linkage between uses can be established. iii. Decorative tlences, with the exception of chain link fences, may be allowed when appropriate to the situation. C. Guidelines Applicable to District'C' Only: i. Through -block connections should be made between buildings, between streets, and to connect sidewalks with public spaces. Preferred location for through -block connections is mid -block (see illustration, subsection G4e of this Section). Page 23 of 49 ii. Between buildings of up to and including two (2) stories in height, through -block connections should be at least six feet (6') in width. iii. Between buildings three (3) stories in height or greater, through -block connections should be at least twelve feet 0 2') in width. iv. Transit stops should be located along designated transit routes a maximum of one -quarter (0.25) mile apart. V. As an alternative to some of the required street trees, developments may provide pedestrian -scaled light fixtures at appropriate spacing and no taller than fourteen feet (14) in height. No less than one tree or light fixture per si�dy (60)thi 30 j lineal feet of the required walkway should be provided. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. a. Minimum Standards for District-'Cl: i. On designated pedestrian -oriented streets, provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of four and one-half feet (4-1/2) wide along at least seventy five percent (75%) of the length of the building facade facing the designated pedestrian -oriented street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground Ievel. ii. Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. b. Minimum Standards for District `D': i. Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies or building overhangs._ These elements shall he a minimum of four and one-half feet (4'/z'i wide along at least seventy five percent (75%) of the length of the building facade, a maximum height of fifteen feet 15') above the ground_elevation, and no lower than eight feet (') above ground level. ii. .Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block_ pedestrian_ access to public spaces or building entrances. C. Minimum Standards for District'E' only: Page 24 of 49 i. Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. ii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. d. Guidelines Applicable to Districts 'C', 'D'and IE': i. Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. ii. Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. iii. Architectural elements that incorporate plants, such as facade -mounted planting boxes or trellises or ground -related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian -oriented streets (see illustration, subsection G4f of this Section). 4. Illustrations. a. Pedestrian walkways within parking lots (see subsection Gla(ii) of this Section). Page 25 of 49 b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection G2a(i) of this Section). Page 26 of 49 Pathways along building facades are at least 12' wide and indudes street trees Parking lot pathway Mid -block pathway j' .v'',,:. '.�" connects uses and activity centers �-:•'' "' xF , 14 . , Pedestrian -oriented y street with wide sidewalks, and street trees il Sidewalk along high visibility street �� Major local access "streets" are designed with sidewalks — on at least one side lnledor pathways that link storefronts, parking areas. — and residential uses C. Parking lot pedestrian interior walkway (see subsection G2a(iii) of this Section). Page 27 of 49 RURFA d. Sidewalks along retail building facade (see subsection GU(iv)(a) of this Section). Street trees and/or pedestrian street lamps every 30' Weather e. Through -block pedestrian connections (see subsection G2c of this Section). Page 28 of 49 sWc� Pedestrian Corridor 400■■■■■■■■■■■■■■ 1/ G� m Pedestrian Corridor f. Pedestrian amenities incorporated into development (see subsection G3b(iil) of this Section). Recessed entry Seasonal landscaping Transparent windows Mather protection iestrian xiented space Seating areas aes and street eatures used to define testrian area Varied rrement iestrian Mented dgnage (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) H. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE; Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in Page 29 of 49 sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channeiize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. a. Minimum Standards for All Districts: All pervious areas shall be landscaped (see RMC 44-070, Landscaping). ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. iii. On designated pedestrian -oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection H3a of this Section). iv. The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. V. The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non -vegetative elements, reinforces the architecture or concept of the development. vi. Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 44-080F7, Landscaping Requirements). Such landscaping shall be at Ieast ten feet (10') in width as measured from the sidewalk (see illustration, subsection 113b of this Section). Standards for planting shall be as follows: (a) Trees at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8') or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (b) Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Shrubs shall be at least twelve inches (12") tall at planting and have a mature height between three feet (3') and four feet (4'). (c) Groundcover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. (d) The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three (3) years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. (e) Surface parking with more than fourteen (14) stalls shall be landscaped as follows: (1) Required Amount: Page 30 of 49 Total Number of SpacesMinimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. (2) Provide trees, shrubs, and groundcover in the required interior parking lot landscape areas. (3) Plant at Ieast one tree for every six (6) parking spaces. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8) or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (4) Plant shrubs at a rate of five (5) per one hundred (100) square feet of landscape area. Shrubs shall be at least sixteen inches (16") tall at planting and have a mature height between three feet (3) and four feet (4'). (5) Up to fifty percent (50%) of shrubs may be deciduous. (6) Select and plant groundcover so as to provide ninety percent (90%) coverage within three (3) years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than fifty feet (50') from a landscape area. vii. Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. viii. Underground, automatic irrigation systems are required in all landscape areas. b. Guidelines Applicable to all Districts: i. Landscaping should be used to soften and integrate the bulk of buildings. ii. Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. iii. Use of low maintenance, drought -resistant landscape material is encouraged. iv. Choice of materials should reflect the level of maintenance that will be available. V. Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Page 31 of 49 vi. Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather -resistant materials that can be reasonably maintained. vii. Landscaping should be used to screen parking lots from adjacent or neighboring properties. C. Guidelines Applicable to Districts 'B' and `V: i. Front yards should be visible from the street and visually contribute to the streetscape. ii. Decorative walls and fencing are encouraged when architecturally integrated into the project. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian -oriented streets particularly at street comers. a. Minimum Standards for Districts 'A', aiid-'C' and and `D": i. Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. iii. In mixed use residential and attached residential projects, required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. iv. In mixed use residential and attached residential projects required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development (see illustration, subsection 113c of this Section). Page 32 of 49 V. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. vi. In mixed use residential and attached residential projects, other required landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and.common space requirement. vii. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space (see illustration, subsection H3d of this Section) according to the following formula: 1% of the lot area f 1% of the building area = Minimum amount of pedestrian -oriented space viii. To qualify as pedestrian -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; (b) Paved walking surfaces of either concrete or approved unit paving; (c) On -site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three feet (Y) of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. ix. The following features are encouraged in pedestrian -oriented space (see illustration, subsection H3e of this Section) and may be required by the Director: (a) Provide pedestrian -oriented uses on the building facade facing the pedestrian -oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (c) Provide pedestrian -oriented facades on some or all buildings facing the space. (d) Provide movable public seating. X. The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or service areas; and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. Page 33 of 49 xi. The minimum required walkway areas shall not count as pedestrian -oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian - oriented space if the Director determines such space meets the definition of pedestrian -oriented space. b. Minimum Standards for Districts'B' and `V: Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty (150) square feet per unit of which one hundred (100) square feet are contiguous. Such space may include porches, balconies, yards, and decks. C. Minimum Standards for District 'C': The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. d. Guidelines Applicable to Districts 'A''jaml-`C' and ID': i. Common space areas in mixed -use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. ii. Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. iii. In mixed -use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. e. Guidelines Applicable to District 'C': Developments located at street intersection corners on designated pedestrian -oriented streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to emphasize pedestrian activity (see illustration, subsection H3f of this Section). 3. Illustrations. a. Street tree installed with tree grate (see subsection H1a(iii) of this Section). Page 34 of 49 b. Parking lot landscaped buffer (see subsection Hla(vi) of this Section). Parking, servuce, or storage areas 10 LandWeping Buffer One free per 30 lineal fed C. Visible and accessible common area featuring landscaping and other amenities (see subsection H2a(iv) of this Section). d. Pedestrian -oriented space associated with a large-scale retail building (see subsection H2a(vii) of this Section). Page 35 of 49 e. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable furniture, special paving, landscaping components and pedestrian -oriented uses (see subsection H2a(ix) of this Section). f. Building setbacks increased at street corners along pedestrian -oriented streets to encourage provisions for pedestrian -oriented spaces (see subsection Me of this Section). (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) Page 36 of 49 Comer entr with increa: setback BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. a. Minimum Standard for Districts 'A' and `D': All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). b. Minimum Standard for Districts 'B' and `E': All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). C. Minimum Standards for District 'C': i. All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows (see illustration, subsection ISa of this Section). ii. All buildings shall be articulated with one or more of the following: (a) Defined entry features; (b) Window treatment; (c) Bay windows and/or balconies; Page 37 of 49 (d) Roofline features; or (e) Other features as approved by the Director. iii. Single purpose residential buildings shall feature building modulation as follows (see illustration, subsection I5b of this Section): (a) The maximum width (as measured horizontally along the building's exterior) without building modulation shall be forty feet (40). (b) The minimum width of modulation shall be fifteen feet (15'). (c) The minimum depth of modulation shall be the greater of six feet (6) or not less than two tenths (0.2) multiplied by the height of the structure (finished grade to the top of the wall). d. Guidelines Applicable to Districts'A' and-i B', ID', and `E': i. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. iii. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. e. Guidelines Applicable to Districts 'A B' and `Ell: Building modulations should be a minimum of two feet (T) in depth and four feet (4) in width. f. Guidelines Applicable to Districts A' and `D"W: i. Building modulations should be a minimum of two feet (T) deep, sixteen feet (16') in height, and eight feet (8') in width. ii. Alternative methods to shape a building such as angled or curved facade elements, off -set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. g. Guidelines Applicable to District 'C': i. Although streetfront buildings along designated pedestrian streets should strive to create a uniform street edge, building facades should generally be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Style. Buildings should be urban in character. iii. Buildings greater than one hundred and sixty feet (160) in length should provide a variety of techniques to reduce the apparent bulk and scale of the facade or provide an additional special design feature Page 38 of 49 such as a clock tower, courtyard, fountain, or public gathering place to add visual interest (see illustration, subsection I5c of this Section). 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. a. Minimum Standards for All Districts: i. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet (6) in height, has a horizontal length greater than fifteen feet (15), and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. ii. Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection I5d of this Section): (a) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. iii. Treatment of blank walls shall be proportional to the wall. iv. Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. V. Facades on designated pedestrian -oriented streets shall have at least seventy-five percent (75%) of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. vi. Other facade window requirements include the following: Page 39 of 49 (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). (b) DispIay windows shall be designed for frequent change of merchandise, rather than permanent displays. (c) Where windows or storefronts occur, they must principally contain clear glazing. (d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. b. Guidelines Applicable to Districts `A' and-IXI and 'D': i. The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection Ise of this Section): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanldng door; (3) Large entry doors; (4) Ornamental Iighting; (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; Page 40 of 49 (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). ii. Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground -level detail. iii. Elevated or terraced planting beds between the walkway and long building walls are encouraged. C. Guidelines Applicable to Districts 'B' and IV: Use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. a. Minimum Standards for Districts 'A' sttd-ZC', and ID': Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection 15f of this Section): Extended parapets; ii. Feature elements projecting above parapets; iii. Projected cornices; iv. Pitched or sloped roofs. (a) Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within one hundred fifty feet (150) of the structure when viewed from ground level. (b) Screening features shall blend with the architectural character of the building, consistent with RMC 4-4- 095E, Roof -Top Equipment. (c) Match color of roof -mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. b. Guidelines Applicable to Districts 'B' and `E': i. Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. ii. Roof colors should be dark. Page 41 of 49 C. Guidelines Applicable to District'C': Building roof lines should be varied to add visual interest to the building. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. a. Minimum Standards for all Districts: i. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. ii. Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. iii. Materials shall be durable, high quality, and reasonably maintained. b. Minimum Standards for Districts'A' s*d-ZC', and `DI: Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. C. Guidelines Applicable to all Districts: L Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, and cast -in -place concrete. ii. Concrete walls should be enhanced by texturing, reveals, snap -tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. iii. Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. iv. Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4') above. d. Guideline Applicable to Districts 'B' and `E': Use of material variations such as colors, brick or metal banding or patterns, or textural changes is encouraged. 5. Illustrations. a. Building modulation and articulation (see subsection I1c(i) of this Section). Page 42 of 49 i %ice , _ I i INTERVAL INTERVAL i b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest (see subsection Ilc(iii) of this Section). Articulated roolline - In this case a traditional cornice Windows and bullding surfaces ! add visual interest and give the building a human scale �'�tt}r•: " - 4r f Budding is'modulated" (goes In and out to relieve the z monotony of the wide wall It �jo. � "'f :11r� h. !l,„ __ ail Mumn prl� C. Reducing scale of long buildings (see subsection Ilg(iii) of this Section). Page 43 of 49 in W V� Z UlUM C7 1W Maximum facade length allowed l'- W toWW WZW OJ zW c Ca w� 01 0 R,777 O More than 160' IFacade is too long 160' or less 160' or less Meets guideline Meets guideline d. Acceptable blank wall treatments (see subsection I2a(ii) of this Section). Trellis with vines or other plants Min. 5' wide plant bed and materials cover 50% of wall within 3 years e. Building facade features (see subsection I2b(i) of this Section). Page 44 of 49 7-7 kk CE N RECESS OVERHANG CANOPY B., rMM JL- V0 0 TRELLIS PORTICO PORCH f. Preferred roof forms (see subsection 13 a of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7- 2005) Extended parapets J SIGNAGE: Feature elements projecting above parapets Page 45 of 49 Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Highland Subarea/ Center Villa e; and create color and interest. 1. Minimum Standards for Districts'C' and `D': a. Signage shall be an integral part of the design approach to the building. b. Corporate logos and signs shall be sized appropriately for their location. Prohibited signs include (see illustration, subsection J3a of this Section): Pole signs. ii. Roof signs. iii. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back -lit. d. In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. C. Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet (S') above finished grade, including support structure. All such signs shall include decorative landscaping (groundcover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. f. Entry signs shall be limited to the name of the larger development. 2. Guidelines Applicable to Districts = C' and `D': a. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. b. Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. C. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian -oriented streets. 3. Illustrations. a. Acceptable and unacceptable signs (see subsection J1c of this Section). Page 46 of 49 Typical "can signs" are not acceptable Plastic or — translucent sheet «%W% metal box Internally lit letters or graphics are acceptable �— Only the individual letters are lit (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) K LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. 1. Minimum Standards for Districts 'A' and-Z0. and ID': a. Lighting shall conform to on -site exterior lighting regulations located in RMC 44-075, Lighting, Exterior On -Site. b. Lighting shall be provided on -site to increase security, but shall not be allowed to directly project off -site. C. Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces. 2. Guidelines Applicable to Districts 'C' and `D': a. Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. b. Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down -lighting, decorative street lighting, etc. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) L. MODIFICATION OF MINIMUM STANDARDS: Page 47 of 49 1. The Reviewing Official men -shall have the authority to modify the minimum standards of the design regulations, subject to the provisions of RMC 4-9-250D, Modification Procedures, and the following requirements: a. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H,1, J, and K of the design regulations; b. The requested modification meets the intent of the applicable design standard; C. The modification will not have a detrimental effect on nearby properties and the City as a whole; d. The deviation manifests high quality design; and e. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. 2. Exceptions for Districts A and B: Modifications to the requirements in subsections E2a and E3a of this Section are limited to the following circumstances: a. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or b. When a building includes an architectural feature that connects the building entry to the public sidewalk; or C. In complexes with several buildings, when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s). (Ord. 5124, 2-7-2005) M VARIANCE: (Reserved). (Ord. 5124, 2-7-2005) N APPEALS: For appeals of administrative decisions made pursuant to the design regulations, see RMC 4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) SECTION IV. Section 4-8-120D.21 of Chapter 8, Permits- General and Appeals, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to revise the following definition: Page 48 of 49 Urban Design Regulations Review Packet: A set of submission materials required for projects in subiect to the Urban Desigulations in RMC 4- 3-100: a. Site plan, land use review; b. Elevations, architectural; c. Floor plans, general; d. Narrative outlining how the applicant's proposal addresses the City's Urban Design Over-lny Regulations. SECTION V. This ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this day of , 2006. Bonnie Walton, City Clerk APPROVED BY THE MAYOR this day of 92006. Approved as to form: Lawrence I Warren, City Attorney Date of Publication: Kathy Keolker, Mayor Page 49 of 49 ATTACHMENT A 4-241OF DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-14 I R-14 RM DENSITY (Net Densitv in Dwellincl Units Per Net Acre) Minimum Housing Density 4,13 Maximum Housing Density asn4 units per net acre ter any subdivision of iep t�4,13 in the Highlands__SubArea"' Minimum density requirements shall not apply to the renovation of an existing structure. Conversion re-. develop ment or subdivision of legal lots in existence as of JanuaEy 1 2007 require the removal of all existing residential structures. in Ail Other Areas: Minimum density requirements shall not apply to: a) the renovation or conversion of an existing structure, or b) the subdivision, and/or development of a legal lot 1/2 gross acre or less in size as of March 1, 1995. For developments or subdivisions including attached or semi -attached dwellings. 10 dwelling units per net acre. 4 In the Highlands Subarea 25_ Conversion re -development. or subdivision of legal lots in 8 units per net acre. 4,13 Minimum density requirements shall not apply to: a) the renovation or conversion of an existing structure, or b) the subdivision and/or development of a legal lot 1/2 gross acre or less in size as of March 1, 1995. For any subdivision, and/or development: 4,13 "U" suffix:10 25 units per net acre. 'T" suffix: 1014 units per net acre. "F" suffix: 10 units per net acre. Minimum density requirements shall not apply to the renovation or conversion of an existing structure. For developments or subdivisions: 14 dwelling units For any subdivision and/or per net acre, except that density of up to 18 dwelling development:4 units per acre may be permitted subject to conditions in "U" suffix: 75 units per net RMC 4-9-065, Density Bonus Review. 4 acre. 10, 24 Page 1 of 13 "T" suffix: 35 units per net acre. 10 "F" suffix: 20 units per net ATTACHMENT A 2007 require the removal of all existing residential structures. PLATS OR SHADOW PLATS General Uses shall be developed on a "legal lot." For the purposes of this subsection, "legal lot" means: • a lot created through the subdivision process, or • created through another mechanism which creates individual title for the residential building and any associated private yards. If title is created through another mechanism other than a subdivision, the development application shall be accompanied by a shadow plat and, if applicable, phasing or land reserve plan.18 Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. DWELLING UNIT MIX General Existing development: None required. For parcels which are a maximum size of 112 acre as of the effective date hereof (March 1,1995): None required. Full subdivisions and/or development on parcels greater than 112 acre, acre. All Uses: NA Uses may be developed on either: a) properties which are platted through the subdivision process; or b) properties which are to remain unplatted. For properties which are to remain unplatted, the development application shall be accompanied by a shadow plat and, if applicable, phasing or land reserve plan. For purposes of this zone, "lot" shall mean legal platted lot and/or equivalent shadow platted land area.18 Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. A minimum of 50% to a maximum of 100% of permitted units shall consist of detached, semi -attached or up to 3 consecutively attached townhouses. Up to 4 townhouse units may be consecutively attached if provisions of RMC 4-9-065, Density Bonus Review, are met _A maximum of 50% of the permitted units in a project may consist of: • 4 to 6 consecutively attached townhouses; • Flats; Page 2 of 13 ATTACHMENT A excluding short plats: A minimum of 50% to a maximum of 100% of detached or semi - attached dwelling units. A minimum of one detached or semi -attached dwelling unit must be provided for each attached dwelling unit (e.g., townhouse or flat) created within a proposed development. A maximum of 4 units may be consecutively attached.4 NUMBER OF DWELLING UNITS PER LOT in one structure. Provided that buildings shall not exceed 6 dwelling units per structure, except as provided in RMC 4-9-065, Density Bonus Review. General Only 1 residential building (e.g., 1 residential structure and associated accessory NA detached dwelling, semi- buildings for that structure shall be permitted per lot, attached dwelling, townhouse, except for residential buildings legally existing at the flat, etc.) with a maximum of 4 date of adoption of this Section. 4 residential units and associated accessory structures for that building shall be permitted on a legal lot except for residential buildings legally existing at the effective date hereof. For the purposes of this subsection, "legal lot" means a lot created through the subdivision process, or through another mechanism which creates individual title for the residential building and any associated private yards (e.g., condominium). 4 LOT DIMENSIONS Minimum Lot Size Density requirements shall take Density requirements shall take precedence over the None for lots created after precedence over the following following minimum lot size standards. July 11, 1993 minimum lot size standards. Residential Uses: Detached and semi -attached Page 3 of 13 ATTACHMENT A dwelling units on parcels Detached or semi -attached units: 3-,OW 5_,000 sq. ft. greater than acre, insize in Up to 3 Townhouse Units Consecutively Attached: all other areas:: 3.000 s . ft. Per dwelling unit. Attached exterior/end unit: 2,500 sq. ft. Detached and semi -attached Attached interior/middle unit: 2,000 sq. ft. dwellinc units on parcels in Greater than 3 Townhouse Units Consecutively the Highlands Subarea Attached; Flats; Townhouse/Flat Combinations: b.00Q sq.--ft.-Per dwelling unit. Attached exterior/end townhouse unit: 2,000 sq. ft. For all parcels in the Attached interior/middle townhouse unit or flats: Hichlands Subarea and for 1,800 sq. ft. parcels in all other areas which exceed 112 acre in size: dwelling Commercial or Civic Uses: None. units.- �� , Attached townhouse dwelling units: 2,000 sq. ft. per dwelling unit. 2 flats: 5,000 sq. ft. per structure. 3 flats: 7,500 sq. ft. per structure. 4 flats: 10,000 sq. ft. per structure. For parcels in all other areas that are 112 acre or less in size as of March 1,1995: No minimum lot size requirement when they are subsequently subdivided. Density requirements shall apply. Minimum Lot Detached or semi -attached Residential Uses: "T" suffix: 14 ft. Width for lots dwellings: Detached or semi -attached: 30 ft. All other suffixes: 50 ft. created after July Interior lots: 30 ft. 11, 1993 Comer lots: 40 ft. Up to 3 Townhouse Units Consecutively Attached: Townhouses: 20 ft.19 Attached exteriorlend townhouse unit: 25 ft. Page 4 of 13 ATTACHMENT A LOT DIMENSIONS Minimum Lot Depth for Jots created after July 11, 1993 SETBACKS$ Minimum Front Yard Flats: 50 ft. Attached interior/middle townhouse unit: 20 ft. Greater than 3 Townhouse Units Consecutively Attached; Flats; Townhouse[Flat Combinations: Attached exterior/interior townhouse unit: 20 ft. Flats: 50 ft. 55 ft.19 Residential Uses: Detached or semi -attached: 50 ft. Up to 3 Townhouse Units Consecutively Attached: Attached exterior/interior townhouse unit: 45 ft. Greater than 3 Townhouse Units Consecutively Attached; Flats; Townhouse/Flat Combinations: Attached exteriorrnterior townhouse unit: 40 ft. Flats: 35 ft. Along streets existing as of Residential Uses: March 1,1995: 20 ft. 9.20 Detached and sern"ttached units with parking Along streets created after access provided from the front: 18 ft:20 March 1,1995: 10 ft. for the primary structure and 20 ft. for Detached and semi -attached units with parking attached garages which access access provided from the rear via street or alley: 10 from the front yard street(s). 20 ft.,- unless the lot is adjacent14 to a property zoned RC, R-1, R-4, R-8, or R-10, then setback must be 15 ft.20 Attached units, and their accessory structures with parking provided from the front: 20 ft.20 Attached units and their accessory structures with parking provided from the rear via street or a]ley: 10 ft., unless the lot is adjacentl 4 to a property zoned RC, R-1, R-4, R-8, or R-10, then setback must be 15 ft.20 Commercial or Civic Uses: 10 ft. - except when abuttinpl5 or adiacent14 to Page 5 of 13 65 ft. "U" suffix: 5 ft.1,2 "T" suffix: 5 ft. "F" suffix: 20 ft. ATTACHMENT A residential development then 15 ft.20 Minimum Side 10 ft. for a primary structure, Residential Uses: "U" and "T" suffixes and Yard Along a and 20 ft. for attached garages 10 ft. for a primary structure, and 18 ft. for attached on all previously existing Street which access from the side garages which access from the side yard street.20 platted lots which are 50 ft. yard street.20 or less in width: 10 ft. All other suffixes with lots over 50 ft. in width: 20 ft. 11 SETBACKS$ (Contin Minimum Side Detached dwellings: 5 ft_3.20 Yard Semi -Attached and Attached Units: 5 ft. for the unattached side(s) of the structure. 0 ft. for the attached side(s).20 Abutting RC, R-1, R-4 or R- 8:15 25 ft. interior side yard setback for all structures containing 3 or more attached dwelling units on a Iot.20 Residential Uses: "T" suffix - Attached Units: Detached and semi -attached primary structures: 5 A minimum of 3 ft. for the unattached side(s) of the ft20 structure. 0 ft. for the Attached townhouses, fiats over 3 units and their attached side(s). accessory structures: 5 ft. on both sides. 10 ft. when Standard Minimum the lot is adjacent14 to a lower intensity residentially Setbacks for all other zoned property.20 suffixes: Minimum setbacks for side yards:22 Attached accessory structures: None required.20 Lot width: less than or equal Commercial or Civic Uses: to 50 ft. - Yard setback: 5 ft. None - except when abutting 15 or adjacentl4 to Lot width: 50.1 to 60 ft. - Yard setback: 6 ft.0 residential development -15 ft? Lot width: 60.1 to 70 ft. - Yard setback: 7 ft. Lot width: 70.1 to 80 ft. - Yard setback: 8 ft. Lot width: 80.1 to 90 ft. - Yard setback: 9 ft. Lot width 90.1 to 100 ft. - Yard setback: 10 ft. Lot width 100.1 to 110 ft. - Yard setback: 11 ft. Lot width: 110.1 + ft. - Yard setback: 12 ft. Additional Setbacks for Structures Greater than 2 Stories: The entire structure Page 6 of 13 ATTACHMENT A shall be set back an additional 1 ft. for each story in excess of 2 up to a maximum cumulative setback of 20 ft. Special side yard setback for lots abutting Single Family Residential zones RC, R-1, R-4, R-8, and R- 10:15 25 ft. along the abutting side(s) of the property. SETBACKS$ Continued Minimum Rear Unit with Attached Street Residential Uses: 15 ft.20 "U" suffix: 5 ft.,1.2 unless Yard Access Garage: 15 ft. Commercial or Civic Uses: None - except when lot abuts an RC, R-1, R-4, R- However, if the lot abuts a lot abutting 15 or adjacentl4 to residential development 8, or R-10 zone, then 25 ft. zoned RC, R-1, RA or R-8, a 25 ft. setback shall be required then 15 ft.20 "T" suffix: 5 ft. of all attached dwelling units.20 "F" suffix: 15 ft. Unit with Attached Alley Access Garage: 3 ft. provided that the garage must be set back a sufficient distance to provide a minimum of 24 ft. of back -out room, counting alley surface. If there is occuplable space above an attached garage with alley access, the minimum setback for the occuplable space shall be the same as the minimum setback for the unit with attached alley access garage.20 Clear Vision Area In no case shall a structure In no case shall a structure over 42 in. in height intrude In no case shall a structure over 42 in. in height intrude into into the 20 ft. clear vision area defined in RMC 4-11- over 42 in. in height intrude the 20 ft. clear vision area 030. into the 20 ft. clear vision Page 7 of 13 ATTACHMENT A defined in RMC 4-11-030. area defined in RMC 4-11- 030. Minimum Freeway 10 ft. landscaped setback from 10 ft. landscaped setback from the street property line. 10 ft. landscaped setback Frontage Setback the street property line. from the street property line. BUILDING STANDARDS Maximum Number 2 stories and 30 ft. in height. Residential Uses: "U" suffix: 50 ft./5 stories. of Stories and 2 stories and 30 ft. See RMC 4-9-065, Density Bonus "T" suffix: 35 ft./3 stories. Maximum Building Review. Height, except for "F" suffix: 35 ftJ3 Public uses having a Commercial Uses: stories. 5 6 "Public Suffix" (P) 1 story and 20 ft. designation.7,21 Civic Uses: 2 stories. Maximum Height See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. for Wireless Communication Facilities Building Location Uses in the Highlands Residential Uses: NA Subarea : See Urban Design Dwellings shall be arranged in a manner which creates Regulations in RMC 4-3- a neighborhood environment. 100.NA Residential units and any associated commercial development within an overall development shall be connected through organization of roads, blocks, yards, central places, pedestrian linkage and amenity features. Front facades of structures shall address the public street, private street or court by providing: - a landscaped pedestrian connection; and - an entry feature facing the front yard. BUILDING STANDARDS Continued Building Design Uses in the Hichlands Residential Uses: "U" suffix: Subarea: See Urban Design Architectural design shall incorporate: Modulation of vertical and Regulations in RMC 4-3-10ONA a) Variation in vertical and horizontal modulation of horizontal facades is structural facades and roof lines among individual required at a minimum of 2 attached dwelling units e.., angular design, ft. at an interval of a Page 8 of 13 ATTACHMENT A modulation, multiple roof planes), and b) private entry minimum offset of 40 ft. on features which are designed to provide individual each building fam ground -floor connection to the outside for detached, "U" and "T" suffixes: semi -attached, and townhouse units. Commercial or Civic Uses: Structures shall be: See RMC 4-3-100 for Urban Center Design Overlay a) Designed to serve as a focal point for the residential Regulations. community; and b) compatible with architectural character and site features of surrounding residential development and characteristics; and c) designed to include a common motif or theme; and d) pedestrian oriented through such measures as: pedestrian walkways, pedestrian amenities and improvements which support a variety of modes of transportation (e.g., bicycle racks). BUILDING STANDARDS Continued Project Size Uses in the Higlands lands Civic Uses: NA Limitations Subarea': See Urban Design The maximum lot area dedicated for civic uses shall be Regulations in RMC 4-3- limited to 10% of the net developable area of a property. 100iaiA Building size shall be limited to 3,000 sq. ft. of gross floor area, except that by Hearing Examiner conditional use permit civic uses may be allowed to be a maximum of 5,000 sq. ft. for all uses 4 Commercial Uses: The maximum area dedicated for all commercial uses shall be limited to 10% of the net developable portion of a property. Building size shall be limited to 3,000 sq. ft. of gross floor area 4 Maximum Building NA Up to 3 Consecutively Attached Townhouses: NA Length Building length shall not exceed 85 ft., unless otherwise granted per RMC 4-9-065, Density Bonus Review. Over 3 Consecutively Attached Townhouses; Flats; Townhouses/Flats in One Structure: Shall not exceed 115 ft. in length, unless otherwise granted eer RMC 4-9- Page 9 of 13 ATTACHMENT A 065, Density Bonus Review. Maximum Building Detached or semi -attached 50%• "U" suffix: 75%. Coverage units: 70%. "T" suffix: 75%. Flats or townhouses: 50%. "F" `suffix: 35%. A maximum coverage of 45% may be obtained through the Hearing Examiner site development plan review process. BUILDING STANDARDS Continued Maximum Detached or semi -attached NA "U" and "T' suffixes: 85%. Impervious units: 75%. All other suffixes: 75%. Surface Area Flats or townhouses: 60%. LANDSCAPING General Setback areas shall be Residential Uses: Setback areas shall be landscaped, excluding The entire front setback, excluding driveways and an landscaped, unless driveways and walkways entry walkway, shall be landscaped. otherwise determined except for detached, semi- Commercial or Civic Uses: through the site development plan review attached, or 2 attached residential units. Lots abutting public streets shall be improved with'a process.23 Uses in the Highlands minimum 10 ft. wide landscaping strip. 16 For RM-U, the landscape Subarea : See Urban Desion 15 Lots abutting residential property(ies) zoned RC, R-1, requirement does not apply Regulations in RMC 4-3-100 R-4, R-8, R-10 or R-14 shall be improved along the in the Downtown Core (see common boundary with a minimum 15 ft. wide RMC 4-2-080C), or if landscaped setback and a sight -obscuring solid barrier setbacks are reduced.1 wall.17 If abutting15 a lot zoned RC, R-1, R-4, R-8, or R-10, then a 15 ft. landscape strip shall be required along the abutting portions of the lot.17 SCREENING Surface Mounted =See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. Page 10 of 13 ATTACHMENT A or Roof Top Equipment, or Outdoor Stora Recyclables and I See RMC 4-4-090. See RMC 4-4-090. Refuse L _ DUIVIPSTER/RECYCLING COLLECTION AREA Minimum Size and See RMC 4-4-090. I See RMC 4-4-090. Location See RMC 4-4-090. See RMC 4-4-090. I PARKING AND LOADING General See RMC 4-4-080. See RMC 4-4-080. All suffixes: See RMC 4-4- Commercial/Civic: Parking areas abutting residential 080. development shall be screened with a solid barrier fence and/or landscaping. Required Location For any unit, required parking NA "U" and "T" suffixes: for Parking shall be provided in the rear For lots abutting an alley: yard area when alley access all parking shall be provided is available. For flats, when in the rear portion of the alley access is not available, yard, and access shall be parking should be located in taken from the alley. the rear yard, side yard or For lots not abutting an underground, unless it is alley: no portion of covered determined through the or uncovered parking shall modification process for site be located between the development plan exempt primary structure and the proposals or the site front property line. Parking development plan review structures shafl be recessed process for non-exempt from the front facade of the proposals, that parking may p primary structure a minimum be allowed in the front yard or of 2 ft. that under building parking (ground level of a residential "F" suffixes: Surface structure) should be permitted. parking is permitted in the Uses in the Hiahlands side and rear yard areas Subarea : See Urban Design only. Reaulations in RMC 4-3-100 SIGNS Page 11 of 13 ATTACHMENT A General I I See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. CRITICAL AREAS General See RMC 4-3-050 and 4-3- See RMC 4-3-050 and 4-3-090. 1090. See RMC 4-3-050 and 4-3- 090. SPECIAL DESIGN STANDARDS General Street Patterns: NA Properties abutting 15 a less Nonmeandering street intense residential zone may patterns and the provision of be required to incorporate alleys (confined to side yard or special design standards rear yard frontages) shall be (e.g., additional landscaping, the predominant street pattern larger setbacks, facade in any subdivision permitted articulation, solar access, within this zone; provided, that fencing) through the site this does not cause the need development plan review for lots with front and rear process. street frontages or dead-end Properties abutting 15 a streets. Cul-de-sacs shall be designated "focal center," as allowed when required to defined in the City's provide public access to lots Comprehensive Plan, may where a through street cannot be required to provide be provided or where special design features topography or sensitive areas similar to those listed above necessitate them. through the site Uses in the Hi hlands development plan review Subarea': See Urban Design process. Re ulations in RMC 4-3-100 EXCEPTIONS Pre -Existing Legal Nothing herein shall be Nothing herein shall be determined to prohibit the Nothing herein shall be Lots determined to prohibit the construction of a single family dwelling and its accessory determined to prohibit the construction of a single family buildings on a pre-existing legal lot provided that all construction of attached dwelling and its accessory setback, lot coverage, height limits, infrastructure, and dwellings having no more buildings or the existence of a parking requirements for this zone can be satisfied, and than two units in the single family dwelling or two provisions of RMC 4-3-050, Critical Areas, and other structure, and its accessory attached dwellings, existing as provisions of the Renton Municipal Code can be met. buildings on a pre-existing of March 1, 1995, on a pre- legal lot; provided, that all existing legal lot provided that setback, lot coverage, height all setback, lot coverage, limits, infrastructure, and Page 12 of 13 ATTACHMENT A height limits, infrastructure, parking requirements for this and parking requirements for zone can be satisfied, and this zone can be satisfied, and provisions of RMC 4-3-050, provisions of RMC 4-3-050, Critical Areas, and other Critical Areas, and other provisions of the Renton provisions of the Renton Municipal Code can be met. Municipal Code can be met. (Ord. 4736, 8-24-1998, Ord. 4773, 3-22-1999; Ord. 4788, 7-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4985, 10-14- 2002; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004) Page 13 of 13