HomeMy WebLinkAboutLUA-06-124 - Report 1STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising
Representative of the
King County Journal
a daily newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred to, published in the English language
continuously as a daily newspaper in King County, Washington. The King
County Journal has been approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
King County Journal (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a
Public Notice
was published on October 30, 2006.
The full amount of the fee charged for said foregoing publication is the sum
of $111.83. -�--�
J l arton
L gal Advertising Representative, King County Jourtial
Subscribed and sworn to me this 30'�' day of October, 2006.
B D Cantelon
Notary Public for the State of Washington, Residing in Kent, Washington
PO Number:
NOTICE OF ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL
REVIEW COMMITTEE
RENTON, WASHING'1 ON
The Environmental Review Com
mittee has issued a Determination of
Non -Significance for the following;
project under the authority of the
Renton Municipal Code.
Land Use and Community
Design Element CPA
LUA06-124, ECF
Location: Citywide. House-
keeping changes to the Land Use
Element and Community Design
nerded to clarify existing policy
hmgua-Q in these two elements
and to ensure consistency with
the Current. Adopted City of
Renton Business Plan. The only
major change is to eliminate land
use element goal 7, which
requires the maintenance of
agricultural and mining oper-
ations as a hart of the City s
cultural history.
Appeals of the environmental
determination must be filed in writing
on or before 5:00 PM on November 13,
2006. Appeals must be filed in writing
tagether 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 4-8-110,13. Additional infor-
mation regarding the appeal process
may be obtained from the Renton City
Clerk's Office, (425) 430-65:10
Published in the Icing County <Iournial
Oetolier 30, 2006. 4861994
CITY OF RENTON
PLANNING / BUILDING / PUBLIC WORDS
MEMORANDUM
Date: November 22, 2006
To: City Clerk's Office
From: Holly.Graber �
Subject: Land 'Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
f larlric OfFira
Project Name:
Community Design & Land Use Elements CPA
LUA (file) Number:
LUA-06-124, ECF
Cross -References:
AKA`s:
Land Use Element Goal 7
Project Manager:
Erika Conkling
Acceptance Date: "
September 29, 2006
Applicant:
City of Renton - Rebecca Lind
Owner:
City "of Renton
Contact:
City of Renton - Rebecca Lind
PID Number:
ERC Decision Dates
October 23, 2006
ERC Appeal Date:
November 13, 2006
Administrative Denial:
Appeal Period Ends:
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision:
Date:
Date Appealed to Council:
By Whom:
Council Decision: `
Date:
Mylar Recording Number:
Project Description: Housekeeping changes to the Land Use Element and Community Design
needed to clarify existing policy language
in these two elements and to ensure consistency with the
Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use
element goal 7, which requires the
maintenance of agricultural and mining operations as a part of
the Ci 's cultural history.
Location:
City Wide
Comments:
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: December 4, 2006
TO: File
FROM: Erika Conkling'�
SUBJECT: Community Design & Land Use Elements CPA
LUA-06-124, ECF
This memo is to inform you that the appeal period ended on 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 Comp Plan Amendment review process may proceed.
z To I ri
i -
ENVIRONMENTAL. DETERMINATION
ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE JDNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Land Use and Community Design Elements
PROJECT NUMBER: LUA05.724, ECF
LOCATION: CMywlde
DMPJPTION; Housekeeping ehanges to the Land Use Element and Community Design needed to
cMAty existing policy language in these two elements and to ensure consistency with the Current Adapted City
of Renton Business Plan, The only major change Is to eliminate land use element goal 7, which requires the
maintenance of agricultural and mining operations as a part of file Clty's cultural hwory.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERCJ HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeale of the environmental determination must be filed in writing on or before 5:00 PM on November 13. 2006.
AppaN must be filed in writing together with the required $75.00 applic4tion fee with; Hering Examiner, City of
Ranter, 1065 South Grady Way, Renton, WA 88055. Appals to the Examiner are governed by CRY of Renton
Mueloipl Code SocOon 4S•110.13. Additional Informatlon regarding the appeal process may I* obtained from the
Renton City Clerk's Office, J4251 430,6510-
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BESET AND
ALL PARTIES NOTIFIED.
FOR FURTHER INFORMATION. PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
rnJect NUMAER.
.y ,
CERTIFICATION
I, 0 - � ,hereby certify that - copies of the above document
were posted by me in ,_ 111- conspicuous places or nearb the described property on
DATE: 10,VA
SIGNED:
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington
on the 7p1 day of
AR
ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Land Use and Community Design Elements
PROJECT NUMBER: LUA06-124, ECF
LOCATION: Citywide
DESCRIPTION: Housekeeping changes to the Land Use Element and Community Design needed to
clarify existing policy language in these two elements and to ensure consistency with the Current Adopted City
of Renton Business Plan. The only major change is to eliminate land use element goal 7, which requires the
maintenance of agricultural and mining operations as a part of the City's cultural history.
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.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
CITY OF RENTON
MEMORANDUM
Date: October 26, 2006
To: File
From: Environmental Review Committee
Subject: Land Use and Community Design Elements
LUA06-124, ECF
This is written on behalf of the. Environmental Review Committee (ERC) and to inform
you that they have completed their review of the environmental impacts of the above -
referenced project. The Committee, on 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 have a probable significant
adverse impact.on the environment. An Environmental Impact Statement (EIS) is not
required under RCW 43.21 C.030(2)(c). This decision was made by the ERC under the
authority of Section 4-6-6, Renton Municipal Code, after review of a completed
environmental checklist and other information, on file with the lead agency. This
information is available to the public on request.
Appeals of the environmental determination must be filed in writing on or before
5:00 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) 430-6510.
If the Environmental Determination is appealed, a public hearing date will be set and all
parties notified. .
Y
►., F} Kathy Keolker, Mayor
October 26, 2006 ,
Washington State ,
Department of Ecology
Environmental Review Section
PO Box 47703 r
Olympia, WA 98504-7703
Subject: Environmental Determinations
CIT'00F RENTQN
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
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 2006-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 Zoning Map Amendment (CPA 2006-M-03)
PROJECT NUMBER:
LUA05-163, R, ECF
PROJECT NAME:
PROJECT NUMBER
PROJECT NAME:
PROJECT NUMBER:
PROJECT NAME:
PROJECT NUMBER:
PROJECT 14AME:
PROJECT NUMBER:
PROJECT NAME:
PROJECT NUMBER:
PROJECT,tIAME:
PROJECT NUMBER:
Puget Colony Rezone (CPA 2006-M-05)
LUA06-120, R, ECF
Highlands R-10 Zoning Text Amendments
LUA06-121, ECF
Upper Kennydale Rezone (CPA 2006-M-08)
LUA06-122, R, ECF
Transportation CIP CPA (CPA 2006-T-4)
LUA06-123, ECF
Land Use and Community Design Element CPA (CPA 2006-T-3)
LUA06-124, ECF
Mobile Home Park Text Amendments (CPA 2006-T-5)
LUA06-125, ECF
Appeals of the environmental determination must be filed in writing on or before 5:00 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 4-8-110.8. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
s
1055 South Grady Way - Renton, Washington 98055 E N T O N
AHEAD OF THE CURVE
This paper contahs50%recyc{edmaterkd,30%post oorksumer
CITY OF RENTON
DETERMINATION OF NON -SIGNIFICANCE
APPLICATION NUMBER: LUA06-124, ECF
APPLICANT: City of Renton
PROJECT NAME: Land Use and Community Design Element CPA (CPA 2006-T-3)
DESCRIPTION OF PROPOSAL: Housekeeping changes to the Land Use Element and Community
Design needed to clarify existing policy language in these two elements and to ensure consistency with the
Current Adopted City of Renton Business Plan. The only major change is to eliminate land use element goal 7,
which requires the maintenance of agricultural and mining operations as a part of the City's cultural history.
LOCATION OF PROPOSAL: Citywide
LEAD AGENCY: City of Renton
Department of Planning/Building/Public Works
Development Planning Section
This Determination of Non -Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 13, 2006.
Appeals must be fled 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) 430-6510.
PUBLICATION DATE: October 30, 2006
DATE OF DECISION: October 23, 2006
SIGNATURES:
r
Date I. Da Danie#i, Fire Chief Date
Fire Department
r
D e l -� Alex Pietsch, Administrator Da
EDNSP
STAFF
REPORT
A. BACKGROUND
City of Renton
Department of Economic Development, Neighborhoods and
Strategic Planning
ENVIRONMENTAL REVIEW COMMITTEE
ERG MEETING DATE October 23, 2006
Project Name Land Use and Community Design Element CPA (CPA 2006-T-3)
Applicant City of Renton
File Number LUA06-124, ECF
Project Manager Rebecca Lind
Project Description Housekeeping changes to the Land Use Element and Community Design needed to
clarify existing policy language in these two elements and to ensure consistency with
the Current Adopted City of Renton Business Plan. The only major change is to
eliminate land use element goal 7, which requires the maintenance of agricultural and
mining operations as a part of the City's cultural history.
Project Location Applicable Citywide
Exist. Bldg. Area gsf NIA Proposed New Bldg. Area gsf NIA
Site Area NIA Total Building Area gsf N/A
SITE MAP
NIA
B. RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINATION OF
NON -SIGNIFICANCE
X I Issue DNS with 14 day Appeal Period.
Issue DNS with 15 day Comment Period
with Concurrent 14 day Appeal Period.
DETERMINATION OF
NON - SIGNIFICANCE- MITIGATED.
IIssue 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.
Project Location Map ERCReportdoc
r
City of Renton EDNSP Department ironmental Review Committee Staff Report
Land Use and Community Design Elem .PA L UA-06-124, ECF
REPORT AND DECISION OF OCTOBER 23, 2006 Page 2 of 3
C. MITIGATION MEASURES
None required for this non -project action.
D. ENVIRONMENTAL IMPACTS
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.
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.
ERG Report.doc
AMENDMENT 2006-T-3 — COMMUNITY DESIGN AND LAND USE
ELEMENTS, PROPOSED REVISIONS
DESCRIPTION: Proposed minor corrections and more substantial revisions to the
Community Design and Land Use Elements of the City of Renton Comprehensive Plan.
ISSUE SUMMARY:
1. The Land Use Element and other sections of the City's Comprehensive Plan were revised
and appropriate objectives and policies moved to a new "free-standing" section of the Plan in
2004. This Community Design Element was adopted in November 2004.
2. Corrections and revisions of the Community Design Element are required for clarity and
to reflect new policy.
3. The Land Use Element requires minor corrections and revisions.
RECOMMENDATION SUMMARY:
Recommend that the Planning Commission approve corrections and revisions to the
Community Design Element, as delineated below and in Attachment W.
Recommend that the Planning Commission approve corrections and revisions to the Land Use
Element, as delineated below and in Attachment `B' .
ANALYSIS:
Community Design Element
Since it was created and adopted in November 2004, the Community Design Element has
been used as policy support for the Urban Center Design Guidelines (now called the Urban
Design Regulations, RMC 4-3-100).
In addition to minor corrections (see Attachment `A'), some revisions are suggested. They
are as follows:
The following proposed revision reinforces the policy that streets should be built through to
other streets in a network.
Policy CD-26. Streets, sidewalks, and pedestrian or bike paths should be arranged as
an interconnecting network. The use of cul-de-sacs should be discouraged. A grid or
"flexible grid" pattern of streets and pathways, with a hierarchy of widths and
corresponding traffic volumes, should be used.
Proposed Revised Policy CD-26. Streets, sidewalks, and pedestrian or bike paths
should be arranged as an interconnecting network. Dead-end streets and
cut -de -sacs should be discouraged. A grid or "flexible grid" pattern of streets and
H:IEDNSP\Comp PlanUmendments1200612006 Text Amendments12006-T-03 Land Use & Community Design Elements\CPA Issue Paper
for PC (Comm Design and Land Use).docLast printed 10/ 18/2006 2:48 PM
w�
w
pathways, with a hierarchy of widths and corresponding traffic volumes, should be
used.
The following proposed revision recognizes that Renton will be seeing more multi -story
structures, perhaps in mixed -use developments where there may be large expanses of roofs in
view.
Proposed Revised Policy CD-41: Rooftops that can be seen from public streets,
parks, or open space should be designed to hide mechanical equipment and to
incorporate high -quality roofing materials.
Proposed Revised Policy CD-41: Rooftops that can be seen from higher elevations,
taller buildings, and public streets, parks, or open space should be designed to hide
mechanical equipment and to incorporate high -quality roofing materials.
The following proposed revision reflects that it may be desirable to have signage that is
animated, to enliven City streets, especially at night and also that the problem with billboards
is not that they have moving parts so much as that they may be oversized in neighborhoods.
Policy CD-73. All billboards with moving parts should be eliminated.
Proposed Revised Policy CD-73. A"Billboards with moving pafts should 4;
min neighborhoods, where they are out of scale with surrounding buildings
and uses, should be removed.
Land Use Element
The Land Use Element requires minor corrections of syntax, spelling, punctuation and
similar changes, in some cases to increase clarity or provide consistency with other
Elements of the Comprehensive Plan and/or the Municipal Code, as indicated in
Attachment `B'.
Cit Renton Department of Planning / Building / c Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: OCTOBER 16, 2006
APPLICATION NO: LUA06-124, ECF
DATE CIRCULATED: O , 20
APPLICANT: City of Renton - EDNSP
PROJECT MANAGE . Ed a Conklin
PROJECT TITLE: Land Use & Commurifty Design Element
PLAN REVIEW: Ka
SITE AREA: NIA
BUILDING AREA (gross): N/A 06
LOCATION: Citywide
WORK ORDER NO: 77658
SUMMARY OF PROPOSAL: Housekeeping changes to the Land Use Element and Community Design needed to clarify
existing policy language in these two elements and to ensure consistency with the Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a part of the City's cultural history.
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
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Li hUGlare
Recreation
Utilities
Transpoilation
Public Services
Histoncicuttural
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 infotoation is needed to properly assess this proposal.
Signature of Director or
lb-n-oL
Date
City ....enton Department of Planning / Building /P_--- _ Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: OCTOBER 16, 2006
APPLICATION NO: LUA06-124, ECF
DATE CIRCULATED: OCTOBER 2, 2006
APPLICANT: City of Renton - EDNSP
PROJECT MANAGER: Erika Conklin
PROJECT TITLE: Land Use & Community Design Element
PLAN REVIEW: Ka ren Kittrick
SITE AREA: N/A
BUILDING AREA (gross): NIA
LOCATION: Citywide
WORK ORDER NO: 77658
SUMMARY OF PROPOSAL: Housekeeping changes to the Land Use Element and Community Design needed to clarify
existing policy language in these two elements and to ensure consistency with the Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a part of the City's cultural history.
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
/0 1_1e�1410
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Light/Glare
Recreation
Utilities
Transportation
Public Services
Histodcicultural
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 inforrriion is needed to properly assess this proposal.
of Director or
la Z3 /a �
Dater
City — ..enton Department of Planning / Building / Puu,rc Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ° J ;. `
COMMENTS DUE: OCTOBER 16, 2006
APPLICATION NO: LUA06-124, ECF
DATE CIRCULATED: OCTOBER 2, 2006
APPLICANT: City of Renton - EDNSP
PROJECT MANAGER: Erika Conklin -i r.....
PROJECT TITLE: Land Use & Community Design Element
PLAN REVIEW: Ka ren Kittrick
SiTE AREA: N/A
BUILDING AREA (gross): N/A T 0 4 2006
LOCATION: Citywide
WORK ORDER NO: 77658 ki ii i nail(,_. I)Iyl 1C]N
SUMMARY OF PROPOSAL: Housekeeping changes to the Land Use Element and Community Design needed to clarify
existing policy language in these two elements and to ensure consistency with the Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a part of the City's cultural history.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
M4for
impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shorerine Use
Animals
Environmental Health
Energy/
Natural Resources
4 awl
B. POLICY -RELATED COMMENTS
0fly.
hC. CODE -RELATED COMMENTS
I
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
t ausr
Aesthetics
LightlGlare
Recreation
Utilities
Transportation
Public Services
Histonc/Cultural
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.41a� �,- �*�
1
#�
Sigoike of Director or Authorized Representative Date
City _ ..enton Department of Planning / Building /Puuac Works
ENVIRONMENTAL S DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: OCTOBER 16, 2006
APPLICATION NO: LUA06-124, ECF
DATE CIRCULATED: OMTOBER 2 i006'
APPLICANT. City of Renton - EDNSP
t u
PROJECT MANAGER. Erika !'
PROJECT TITLE: Land Use & Community Design Element
PLAN REVIEW: Ka ren Kitts k
SITE AREA: N/A
BUILDING AREA(gross : N/A'
LOCATION. Citywide
WORK ORDER NO: 77658
SUMMARY OF PROPOSAL: Housekeeping changes to the Land Use Element and Community Design needed tQ-.clarify
existing policy language in these two elements and to ensure consistency with the -Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a part of the City's cultural history.
A. ENVIRONMENTAL IMPACT (e.g. Non -Coale) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
LandlShoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS k)A
C. CODE -RELATED COMMENTS l� f
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
H-Sing
Aesthetics
LihtlGlare
Recreation
utilities
Transportation
Public Services
Histondcultural
Preservation
Airporl Environment
10, 000 Feet
14,000 Feet
We have review d this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where add Tonal informati is needed to property assess this proposal
_ IeA a
Signature of Dir ctor or Au horized 1presentative Date
City _. _ _enton Department of Planning / Building / Puma.. Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: OCTOBER 16, 2006
APPLICATION NO: LUA06-124, ECF
DATE CIRCULATED: OCTOBER 2, 2006
APPLICANT: City of Renton - EDNSP
PROJECT MANAGER: Erika Conklin
PROJECT TITLE: Land Use & Community Design Element
PLAN REVIEW: Ka ren Kittrick
SITE AREA: WA
BUILDING AREA (gross): NIA
LOCATION: Citywide
WORK ORDER NO: 77658 B 11LDING DIIJiSON
SUMMARY OF PROPOSAL: Housekeeping changes to the Land Use Element and Community Design needed to clarify
existing policy language in these two elements and to ensure consistency with the Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a part of the City's cultural history.
A. ENVIRONMENTAL IMPACT (e.g. Non -Coate) 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
A1010
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housl
Aesthetics
Light/Glare
Recreation
Wities
Trans Lion
Public Services
HistorklCultural
Preservation
Airport Environment
10, DOD Feet
14, 000 Feel
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 who additlonallnformat' is need to properly assess this proposal. /
Si ture o Directo r Authorized RepresentativDate
City _ enton Department of Planning / Building / Pt ,. Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ,.r
COMMENTS DUE: OCTOBER 16, 2006
APPLICATION NO: LUA06-124, ECF
DATE CIRCULATED: OCTOBER 2, 2006
APPLICANT: CitV of Renton - EDNSP
PROJECT MANAGER: Erika Conklin 'A], U, `�F 1 "'
PROJECT TITLE: Land Use & Communi Desi n Element
PLAN REVIEW: Ka ren Kittrick
SITE AREA: N/A
BUILDING AREA (gross): N/A ���
LOCATION: Citywide J
WORK ORDER NO: 77658 BUILDING DIVISION
SUMMARY OF PROPOSAL: Housekeeping changes to the Land Use Element and Community Design needed to clarify
existing policy language in these two elements and to ensure consistency with the Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a part of the City's cultural history.
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/ShoreHna use
Animals
Environmental Health
Energy/
Natural Resources
Qo-v�
B. POLICY -RELATED COMMENTS
C. CODE -RE" TED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
L' h Glare
Recreation
utilltles
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10. 000 Feet
t 4, DOD 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. Liu
D
Sin re of Director or'Aufhowlzed Representative Date
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON -SIGNIFICANCE (DNS)
OATS: October 2, 2006
LAND 116E NUMBER: LUA06-i24, ECF
APPLICATION NAME: Land Use and Community Design Element CPA( CPA 2006-73
PROJECT DESCRIPTION: Housekeeping changes to the Land Use Element and Community Design needed
to clarity in'si policy language in these two elements and to ensure consistency with the Currsnl Adopted City of Renton
Busil Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a pan of the City cultural history
PROJECT LOCATION: Applicable Cilywide
OPTIONAL DETERMINATION OF NON -SIGNIFICANCE IDN6), As the Lead Agency, the City of Renton has determined
that signitirantenviranmental impacts a•a unlikely to result from the proposed inning. Therefore. as pernil 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 ne
comment period fellowing the issuance of the Threshold Determination of Non -Significance iDNS). A 14-day appeal
period will follow the issuance of the Cl
PERMIT APPLICATION DATE: September 25, 20DS
PermitalRevievr Requested: Environmental (SEPAj Review. Comprehensive Plan Amendment
Other Permits which may be required: NIA
Requested Studies: NIA
Liscathn when application may
be ravlewedc PlanninglBuilding)Puhlle Weeks Division, Development Samileas
Department, 1055 South Grady Way, Renton, WA 98065
PUSUC HEARING: A public hearing on this issue was held before the Planning Commission on
September 2G, 2006.
CONSISTENCY OVERVIEW:
Land Use: The subject sde is Iodated Comprehensive Plan, as well as relevant and use
polices adopted in November 2004.
Emlronmental Documents that
Evahtate the Proposed Project Environmental Checklist prepared September 26, 2005
Davetnpment Regulations
Used For Project Mitigation; This non -prof action will be subject to the City's SEPA Ordinance, and
Devefopmenl Regulations and other applicable codes and regulations an
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 tme of a site specific development proposal on the to bjeci site
Comments on the above application must be submitted in writing to Rebecca Lind, Planning Manager, Economic
Development Ne�ghboncc ods and Strategic Planning Division, 1055 South Grady Way, Renton, WA 98055. by 5.00 PM on
October 16, 2006. If you have questions shcul this proposal, a wish to be made a party of record and receive addlironal
notficabon by mad, contact the Pro3ecl Manager Anyone who Submits written comments will autometica4y become a
party of record and will be notified of any decision on this project.
CONTACT PERSON: REBECCA LINO (425) 43043589
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
If you would Ike to receive further information on the environmental review of Ups proposed project, complete this form
and return to: City of Renton, Development Planning, 1G55 South Grady Way, Renton, WA 88056. You must retain this
form to recalve Futuna Information regarding the erivlronmentaf dild"I »tlon for this project
File No-INarnet LUA06-124, ECF I LAND USE AND COMMUNITY DESIGN ELEMENTS CPA 2006-T-03
NAME:
ADDRESS: _
TELEPHONE NO.',
NOA 0i
CERTIFICATION
I, 77,M S"r• , hereeby certify that 3 copies of the above document
were posted by me in _-.3' conspicuous places or nearby the described property t.a����rlllli���
',�' 4NI+Is4'�`Ill raj
DATE: Da. SIGNED: �.� �.�'�+''It, •r
+'
.`.) R+Ape
ATTEST: Subscribed and sworn before me, a (Votary Public, in and for the State of Washington resiill _
40�=
on the day of'll) F
NOTARY PfJBLIC SI
li I
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:
Name
Agencies
See Attached
Surrounding Property Owners
See Attached
(Signature of Sen
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 for_t�rltI
purposes mentioned in the instrument.
YP� -�p
Dated: 1 o - (p ~ fl W
Notary Pu lic in and fo t e Sate of Wii4liingtod - ::Z
Notary(Print) _�'1 i._ �.�.. U� �O = h=
My appointment expires: �� }
Project Name: Land Use & Community Design Elements
Project Number: LUA06-9 24, ECF
Ilia
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
c/o Department of Ecology
Attn: Karen Walter or SEPA Reviewer
PO Box 47703
3190 1601" Ave SE
39015 — 172n° 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 172nd 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"0 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
Inez Petersen Brad Nicholson Robert Eichler
3306 Lake Washington Blvd #3 2811 Dayton Ave NE 3455 Hunts Pt Rd
Renton, WA 98056 Renton, WA 98056 Bellevue, WA 98004
Pamela Wood Raymond Breeden LaVonne Kahnell
REMAX 15279 Maple Dr 15275 Maple Dr
3660 116th Ave NE Renton, WA 98058 Renton, WA 98058
Bellevue, WA 98004
Iola Puckett Alice Zehnder Carol Pyka
15270 Pine Drive 15245 Pine Drive 15291 Oak Drive
Renton, WA 98058 Renton, WA 98058 Renton, WA 98058
Judy Anderson Leslie Clark & Scott Missal Annie & Learon Farnsworth
15258 Maple Drive Short Cressman & Burgess 15263 Maple Dr
Renton, WA 98058 999 3rd Ave, Ste 3000 Renton, WA 98058
Seattle, WA 98104
Betty Remore Robert Cave Richard Redfern
15277 Birch 1813 NE 24th St 2000 NE 20th St
Renton, WA 98058 Renton, WA 98056 Renton, WA 98056
Armando Zorbin Bill Pohl Judith Write
2400 NE 10th PI 2310 Monterey Ave NE 201 Union Ave SE #59
Renton, WA 98056 Renton, WA 98056 Renton, WA 98059
Joye Stranrent Timothy Charnley Jane Nation
15268 Maple Dr 14140 SE 171st Way #E204 25113 265th Ave SE
Renton, WA 98058 Renton, WA 98058 Ravensdale, WA 98051
Virginia Serwold Karol Gabrielson Don Charnley
15275 Oak Dr 2001 NE 20th St 15291 Maple Dr
Renton, WA 98058 Renton, WA 98056 Renton, WA 98056
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON -SIGNIFICANCE (DNS)
DATE: October 2, 2006
LAND USE NUMBER: LUA06-124, ECF
APPLICATION NAME: Land Use and Community Design Element CPA/ CPA 2006-T-3
PROJECT DESCRIPTION: Housekeeping changes to the Land Use Element and Community Design needed
to clarify existing policy language in these two elements and to ensure consistency with the Current Adopted City of Renton
Business Plan. The only major change is to eliminate land use element goal 7, which requires the maintenance of
agricultural and mining operations as a part of the City's cultural history.
PROJECT LOCATION: Applicable Citywide
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 Non -Significance (DNS). A 14-day appeal
period will follow the issuance of the DNS.
PERMIT APPLICATION DATE:
Permits/Review Requested:
Other Permits which may be required
Requested Studies:
Location where application may
be reviewed:
PUBLIC HEARING.
CONSISTENCY OVERVIEW:
Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
September 25, 2006
Environmental (SEPA) Review, Comprehensive Plan Amendment
NIA
NIA
Planning/Building/Public Works Division, Development Services
Department, 1055 South Grady Way, Renton, WA 98066
A public hearing on this issue was held before the Planning Commission on
September 20, 2006.
The subject site is located Comprehensive Plan, as well as relevant land use
policies adopted in November 2004.
Environmental Checklist prepared September 26, 2006
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.
Comments on the above application must be submitted in writing .to Rebecca Lind, Planning Manager, 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: REBECCA LIND (425) 430-6588
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
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 most return this
form to receive future information regarding the environmental determination for this project
File No./Name: LUA06-124, ECF ! LAND USE AND COMMUNITY DESIGN ELEMENTS CPA 2006-T-03
NAME:
ADDRESS:
TELEPHONE NO.:
NOA O&124
CITY OF RENTON
MEMORANDUM
Date: October 2, 2006
To: File
From: Development Services
Subject: Land Use & Community Design Element
LUA06-124, 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.
Acceptance Memo 06.124
"I.
L)A-06-12,�
City of Renton
LAND USE PERMIT
MASTER APPLICATION
&%eb
PROPERTY OWNER(S)
NAME:
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER:
APPLICANT (if other than owner)
NAME: Rebecca Lind
COMPANY (if applicable): EDNSP Department
ADDRESS: 1055 S. Grady Way
CITY: Renton ZIP: 98055
TELEPHONE NUMBER 425-430-6588
CONTACT PERSON
NAME:
COMPANY (if applicable): City of Renton
ADDRESS: 1055 S Grady Way
CITY: Renton ZiP: 98055
TELEPHONE NUMBER AND E-MAIL ADDRESS:
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME: 2006-T-3 Text
Amendments to the Community Design and Land Use
Elements of the Comprehensive Plan
PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE:
Citywide
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
Citywide
EXISTING LAND USE(S): n/a
PROPOSED LAND USE(S): nla
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:):
n/a
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): n/a
EXISTING ZONING:
n/a
PROPOSED ZONING (if applicable): n/a
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): n/a.
NUMBER OF PROPOSED LOTS (if applicable): n!a
Q:web/pw/devscrv/forms/planning/mastempp.doc 09/25/06
P JECT INFOR
NUMBER OF NEW DWELLING UNITS (if applicable): n/a
NUMBER OF EXISTING DWELLING UNITS (if applicable): n/a
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): n/a
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): rVa
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): Na
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): rVa
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): nIa
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): n/a
MATION (cons led
PROJECT VALUE: rVa
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE
INCLUDE
SQUARE FOOTAGE (if applicable): rVa
❑ AQUIFER PROTECTION AREA ONE
❑ AQUIFER PROTECTION AREA TWO
❑ FLOOD HAZARD AREA
sq. ft.
❑ GEOLOGIC HAZARD
sq. ft.
❑ HABITAT CONSERVATION
sq. ft.
❑ SHORELINE STREAMS AND LAKES
sq. ft.
❑ WETLANDS
sq, ft,
LEGAL DESCRIPTION OF PROPERTY
Attach legal description on separate 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. Comprehensive Plan Amendment
Staff will calculate applicable fees and postage: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Rebecca Lind , declare that I am (please check one) _ the current owner of the property
involved in this application or X the 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
signed this instrument and acknowledged It to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument
Rebecca Lind
(Signature of Owner/Representative)
GVw &0 W,
My appointment
(Signature of Owner/Representative)
Q:web/pw/devserv/forms/planning/rmterapp.doc 09/25/06
Project Narrative 2006 City Initiated Comprehensive Plan Amendment Land Use Element and
Community Design Element Updates
The Land Use Element and Community Design Element will be updated to reflect housekeeping
changes in the needed to clarify existing policy language in these two elements and to ensure
consistency with the Current Adopted City of Renton Business Plan. The changes are all
clarifications of existing policies and error corrections except for one. The one major change is to
eliminate land use element goal 7, which requires the maintenance of agricultural and mining
operations as a part of the City's cultural history.
This is a city-wide non -project proposal which amends policy language and does not affect any
specific property.
C'7)� ofiptp
�M1ONIVING
Sip 2 62!]p6
RFCS'VED
DEVELOPMENT SERVICES DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Development Services Division ReN�h
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231 SEP 2 6 Z0%
PURPOSE OF CHECKLIST: RECEIVED
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.
H:%EDNSPIComp Pian\Amendments1200612006 Text Amendments12006-T-03 Land Use & Community Design Elements\SEPA
Checklist.doc
A. BACKGROUND
1. Name of proposed project, if applicable:
CPA 2006-7 _3 Text Amendments to the Land Use and Community Design Elements
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, 6t' Floor
1055 South Grad Way
Renton, WA 98055
Contact. Rebecca Lind, Planning Manager
Phone: (425) 430-6588
4. Date checklist prepared:
September 25, 2006
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
NIA 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.
NIA non -project action.
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
NIA 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.
H:IEDNSPIComp P1anlAmendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 2
ElementslSEPA Checklist.doc
10. List any governmental approvals or permits that will be needed for your proposal, if known.
City Council must give approval of the Comprehensive Plan Amendments.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
This non project action involves text amendments to the Land Use and Community
Design Elements of the Comprehensive Plan. The changes are primarily housekeeping"
amendments intended to clarify the existing policies or clean up minor errors. There is also a
change to eliminate goal 7 of the Land Use element, which requires keeping agricultural and
mining resources as a historical resource.
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. It amends some of the policy language in the Comprehensive Plan, so the
effect is city-wide and not parcel specific.
B. ENVIRONMENTAL ELEMENTS
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?)
NIA 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.
NIA non project action
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
NIA Non project action.
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill.
H:IEDNMComp P1anlAmendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 3
ElementslSEPA Checklist.doc
NIA non project action
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
NIA non -project action.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
NIA non project action.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
NIA 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.
NIA non project action.
b. Are there any off -site sources of emission or odor that may affect your proposal? If so,
generally describe.
NIA non -project action
C. Proposed measures to reduce or control emissions or other impacts to air, if any:
NIA 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.
NIA. Non project action.
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.
H:IEDNSPIComp Plan\Amendmcnts1200612006 Text Amendments12006-T-03 Land Use & Community Design 4
ElcmentslSEPA Checklist.doc
NIA 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.
NIA non -project action.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
NIA non project action.
5} Does the proposal lie within a 100-year flood plain? If so, note location on the site plan.
NIA 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.
NIA 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.
NIA 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.
NIA 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.
NIA non project action.
2) Could waste material enter ground or surface waters? If so, generally describe.
NIA non -project action.
H:IEDNSP1Comp P1an\Amendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 5
ElementslSEPA Checklist.doc
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
NIA non -project action.
4. PLANTS
a. Check or circle types of vegetation found on the site:n/a
deciduous tree: alder, maple, aspen, other
evergreen tree: fir, cedar, pine, other
shrubs
grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eel grass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
NIA non -project action.
C. List threatened or endangered species known to be on or near the site.
NIA non project action.
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: hawk, heron, eagle, songbirds, other
Mammals: deer, 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.
NIA non project action.
C. Is the site part of a migration route? If so, explain
NIA non -project action.
d. Proposed measures to preserve or enhance wildlife, if any:
NIA non project action
H:IEDNSP\Comp PIan\Amendments1200612006 Text Amendments12006-T-03 Land Use & Comnumity Design 6
ElementslSEPA Checklist.doc
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
WA non -project action.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
NIA 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:
NIA Ron -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.
NIA non -project action.
1) Describe special emergency services that might be required.
NIA non -project action.
2) Proposed measures to reduce or control environmental health hazards, if any:
NIA 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)?
NIA 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.
NIA non -project action.
3) Proposed measures to reduce or control noise impacts, if any:
NIA non -project action.
H:IEDNSP1Comp P1anlAmendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 7
ElementslSEPA Checklist.doc
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
NIA non project action.
b. Has the site been used for agriculture? If so, describe.
NIA non project action.
C. Describe any structures on the site.
NIA non project action.
d. Will any structures be demolished? If so, what?
NIA non project action.
e. What is the current zoning classification of the site?
N/a non project action.
f. What is the current comprehensive plan designation of the site?
NIA non project action.
g. If applicable, what is the current shoreline master program designation of the site?
NIA 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.
i. Approximately how many people would reside or work in the completed project?
This is a non -project action.
j. Approximately how many people would the completed project displace?
NIA non -project action.
k. Proposed measures to avoid or reduce displacement impacts, if any:
NIA non -project action
H:IEDNSP\Comp P1an\Amendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 8
Elements\SEPA Checklist.doc
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
The proposal is compatible with the current Comprehensive Plan and the City of Renton
Business Plan. The proposed comprehensive plan amendments clarify existing
Comprehensive Plan language to provide for better future implementation. The changes
also reflect updates made to the City of Renton Business Plan.
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
NIA non project action.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
NIA non -project action.
C. Proposed measures to reduce or control housing impacts, if any:
NIA non project action.
10. AESTHETICS
a. What is the tallest height of any proposed structures), not including antennas; what is the
principal exterior building material(s) proposed.
NIA non -project action.
b. What views in the immediate vicinity would be altered or obstructed?
NIA non -project action
C. Proposed measures to reduce or control aesthetic impacts, if any:
NIA 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?
NIA non -project action.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
H:IEDNSPIConV P1anVmwndments1200612006 Text Amendments12006-T-03 Land Use & Community Design 9
ElementslSEPA Checklist.doc
NIA non -project action
C. What existing off -site sources of light or glare may affect your proposal?
NIA non project action
d. Proposed measures to reduce or control light and glare impacts, if any:
NIA non project action.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
This is a non project action.
b. Would the proposed project displace any existing recreational uses? If so, describe.
NIA 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:
NIA non -project action.
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.
NIA 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.
NIA non -project action
C. Proposed measures to reduce or control impacts, if any:
NIA 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_
H:IEDNSP1Comp P1an\Amendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 10
ElementslSEPA Checklist.doc
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop?
NIA Non project action.
C. How many parking spaces would the completed project have? How many would the
project eliminate?
NIA non project action.
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?
NIA non -project action.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe.
NIA 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.
NIA Non project action.
g. Proposed measures to reduce or control transportation impacts, if any:
NIA 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.
NIA non project action.
b. Proposed measures to reduce or control direct impacts on public services, if any.
NIA non project action
16. UTILITIES
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service,
telephone, sanitary sewer, septic system, other.
NIA non -project action
H:IEDNSPIComp P1anlAmendments1200612006 Text Amcndments12006-T-03 Land Use & Community Design 11
ElementslSEPA Cheeklist.doc
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
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: &&Unz C/Z%iD _
Name Printed: Rebecca Lind for City of Renton
D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS
(These sheets should only be used for actions involvingdecisions on policies, plans and
programs. You do not 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.
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?
The proposal should have no affect on the above environmental issues.
Proposed measures to avoid or reduce such increases are:
nla
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
clarification of land use policy.
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
N/a
3. How would the proposal be likely to deplete energy or natural resources?
The proposed non -project action will not deplete energy or natural resources.
H:IEDNSMomp P1anlAmendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 12
ElementslSEPA Checklist.doc
Proposed measures to protect or conserve energy and natural resources are:
NIa
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 not use or affect environmentally sensitive areas.
Proposed measures to protect such resources or to avoid or reduce impacts are:
N/A.
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 laird use capacity.
Proposed measures to avoid or reduce shoreline and land use impacts are:
NIa.
6. How would the proposal be likely to increase demands on transportation or public services and
utilities?
The proposal does not increase service demands.
Proposed measures to reduce or respond to such demand(s) are:
We.
7. 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. /'AW
Proponent: 5
Name Printed: Rebecca Lind for City of Renton
Date: 0
dr
H:IEDNSP1Comp P1anlAmendments1200612006 Text Amendments12006-T-03 Land Use & Community Design 13
ElementslSEPA Checklist.doc
Revised September 1 006
Public Hearing Draft of fipN
Planning Commission Review
LAND USE ELEMENT D
GOALS
1. Plan for future growth of the Urban Area based on regionally developed growth
forecasts, adopted growth targets, and land capacity as determined through
implementation of the Growth Management Act.
2. Minimize risk associated with potential aviation incidents on the ground and for
aircraft occupants.
3. Aefively puf romote annexation where and when it is in the best
interest of Renton.
4. Maintain the City's natural and cultural history by documenting and appropriately
recognizing its historic and/or archaeological sites.
5. Pursue the transition of non -conforming uses and structures to encourage more
conforming uses and development patterns.
6. Develop a system of facilities that meet the public and quasi -public service needs of
present and future employees.
7. Maintaio the City's
histery.
87. Promote new development and neighborhoods in the City that:
a) Contribute to a strong sense of community and neighborhood identity;
b) Are walkable places where people can live, shop, play, and get to work
without always having to drive;
c) Are developed at densities sufficient to support public transportation and
make efficient use of urban services and infrastructure;
d) Offer a variety of housing types for a population diverse in age, income, and
lifestyle;
e) Are varied or unique in character;
f) Support "grid" and "flexible grid" street and pathway patterns where
appropriate;
g) Are visually attractive, safe, and healthy environments in which to live;
h) Offer connection to the community instead of isolation; and
i) Provide a sense of home.
98. Develop well-balanced attractive, convenient, robust commercial office, office, and
residential development within designated Centers serving the City and the region.
Page 1 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
4-09. Support existing businesses and provide an energetic business environment for
new commercial activity providing a range of service, office, commercial, and mixed use
residential uses that enhance the City's employment and tax base along arterial
boulevards and in designated development areas.
W.1_0 Achieve a mix of land uses including industrial, high technology, office, and
commercial activities in Employment Areas that lead to economic growth and a
strengthening of Renton's employment base.
Page 2 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
I. REGIONAL GROWTH POLICIES
Goal: Plan for future growth of the Urban Area based on regionally developed
growth forecasts, adopted growth targets, and land capacity as determined through
implementation of the Growth Management Act.
Discussion: "Capacity" is the room for growth provided by the plan. Targets are the
politically determined share of growth assigned to each community in the region through
the Countywide Planning Policies. Forecasts are the expected growth in the City based on
regional employment and population modeling. The objective of this plan is to
appropriately analyze regionally generated estimates of both forecast growth and targets
and align those estimates with Renton's desire for economic growth and development.
Renton has the local land use authority to provide sufficient capacity to meet and exceed
both targets and forecast growth. Excess capacity can ensauuage-result in sprawl and
discourage redevelopment of inefficient or out -dated land uses, while insufficient
capacity can make -4cleveloprnent more difficult for- the n4a&e* o - ;9& ue to high land
cost. The Land Use Element of the Comprehensive Plan should provide sufficient
direction to achieve a balance between excessive and insufficient capacity, in order to
avoid difficulty in implementing the Plan.
Responsibilib� for impleanentirig the objectives and policies of the Regional Growth
section of this playa lies primarily° with the 01v of Renton.
Objective LU-A: Plan for future urban development in the Renton Urban Growth Area
(UGA) including the existing City and the unincorporated areas identified in Renton's
Potential Annexation Areas (PAA).
Policy LU-1. Continue to refine the boundary of the Urban Growth Area (UGA) in
cooperation with King County, based on the following criteria:
1) The UGA provides adequate land capacity for forecast growth;
2) Lands within the UGA are appropriate for urban development; and
3) Urban levels of service are required for existing and proposed land uses.
Policy LU-2. Designate Potential Annexation Areas (PAAs) as those portions of
unincorporated King County outside the existing City limits, but within the Urban
Growth Area, where:
1) Renton can logically provide urban services over the planning period;
2) Land use patterns support implementation of Renton's Urban Center objectives; and
3) Development meets overall standards for quality identified for city neighborhoods.
Policy LU-3. Provide for land use planning and an overall growth strategy for both the
City and land in the designated PAA as part of Renton's regional growth policies.
Rgg3 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
Discussion: The Growth Management Act and the Countywide Planning Policies
establish urban growth areas where urban levels of growth will occur within the
subsequent 21-year period. These areas include existing cities and unincorporated areas.
Within the Urban Growth Area, the Potential Annexation Area (PAA) is designated for
future municipal expansion and governance. Policies guiding annexation and provision
of services within the PAA are also located in the annexation portion of the Land Use
Element; Utilities Element; Parks, Recreation, Open Space and Trails Element and
Transportation Element.
Objective LU-B: Evaluate and implement growth targets consistent with the Growth
Management Act and Countywide Planning Policies.
Policy LU4. Adopt the following growth targets for the period from 2001 to 2022,
consistent with the targets adopted for the region by the Growth Management Planning
Council for the 2002 Renton City limits and Potential Annexation Areas:
1) City of Renton Housing:
6,198 units
2) City of Renton Jobs:
27,597 jobs
3) Potential Annexation Area Housing
1,976 units
4) Potential Annexation Area Jobs:
458jobs
Policy LU-5. Amend growth targets as annexation occurs to transfer a proportionate share of
Potential Annexation Area targets into Renton's targets.
Objective LU-C: Ensure sufficient land capacity to accommodate forecast housing and
job growth and targets mandated by the Growth Management Act for the next twenty-one
years (2001-2022).
Policy LU-7. Plan for residential and employment growth based on growth targets
established in the Countywide Planning Policies, as a minimum. (See Housing Element
Goals and Capacity section and Capital Facilities Element, Policy CFP-1 and Growth
Projection section.
Policy LU-8. Provide sufficient land, appropriately zoned, so capacity exceeds targets by
at least twenty percent (20%).
Policy LU-9. Encourage infill development as a means to increase capacity for single-
family units within the existing city limits.
Policy LU-10. Use buildable lands data and market analysis to establish adopted
capacity for either jobs or housing within each adopted zoning classification.
Pae 4 cif 77
Revised September 1 O06
Public Hearin Draft
Planning Commission Review
Policy LU-11. Minimum density requirements shall be established to ensure that land
development practices result in an average development density in each land use
designation sufficient to meet adopted growth targets and create greater efficiency in the
provision of urban services.
Policy LU-12. Minimum density requirements should:
1) Be based on net densityland area;
2) Be required in residential zones, with the exception of the Resource Conservation,
Residential 1, and .Residential 4 zones,
!)Net be applied to lots efeated after- 1995 of less #ian one half aer-e iii size�-
3) Not be required of individual portions or lots within the-"roject;
4) May be reduced due to lot configuration, lack of access, or physical constraints;
and
5) Not be applied to construction of a single dwelling unit on a pre-existing legal lot
or renovation of existing structures.
Policy LU-13. Phasing, shadow -platting, or land reserves should be used to ensure that
minimum density can eventually be achieved within proposed developments. Adequate
access to potential future development on the site must be ensured. Proposed
development should not preclude future additional development.
Policy LU-14. Parking should not be considered as a land reserve for future
development, except within the Urban Center.
Policy LU-15. Amend capacity estimates as annexation and re -zonings occur.
Objective LU-D: Maintain a high ratio of jobs to housing in Renton.
Policy LU-16. Future residential and employment growth within Renton's planning area
should meet the goal of too jjobs perfor each 4--_housing unit.
Policy LU-17. Sufficient quantities of land should be designated to accommodate the
desired single family/multi-family mix outside the Urban Center, and provide for
commercial and industrial uses necessary to provide for expected job growth.
Policy LU-18. Small-scale home occupations that provide opportunities for people to
work in their homes should be allowed in residential areas. Standards should govern the
design, size, intensity, and operation of such uses to ensure their compatibility with
residential uses.
Discussion: The ratio of new jobs to new housing units will affect the future character of
the City. Renton currently is an employment center with a high jobs/housing ratio
characterized by a high level of day iim daytime activity, a high demand for
infrastructure, a high tax base, and a high le�l-volumc of commuter traffic.
Page 5 of 77
Revised September 1 006
Public Hearin Drafl
Planning Commission Review
Renton's current ratio of jobs to housing units is roughly 2.1 jobs per 1 housing unit.
Within King County, the overall ratio is about 1.5 jobs per 1 housing unit.
Forecasts from the Puget Sound Regional Council indicate that there will be an even
greater number of new jobs within Renton than new housing over the next 20 years. This
will increase the discrepancy between jobs and housing units within the City. However,
the number of housing units in the unincorporated areas within Renton's Potential
Annexation Area axis expected to grow faster than jabs so that the balance of jobs to
housing will be maintained within the City limits and the Potential Annexation Areas.
P., ag�L6 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
II. AIRPORT
AIRPORT COMPATIBLE LAND USE POLICIES
Goal: Minimize risk associated with potential aviation incidents on the ground and
for aircraft occupants.
Discussion: In order to meet a mandate of the Growth Management Act, the City of
Renton has developed a set of objectives and policies to address land use compatibility
between the Renton Municipal Airport and an area of the City known as the Airport
Influence Area (see RMC 4-3-020). Renton's approach to planning for minimization of
risk associated with potential aviation incidents was to analyze four primary categories of
aviation operations in relation to land use compatibility. The categories used are, 1)
general aviation safety, 2) airspace protection, 3) aviation noise, and 4) overflight. A
"compatibility objective" was developed for each, with strategies to meet the objective,
and measurement criteria to ensure that the objective is met. The objectives and policies
of the Comprehensive Plan, with the implementation included in the Development
Regulations (RMC 4-3-020) meet the state requirement of GMA and the goal of this
section.
Responsibility for innplementing the .4 it port Compatible Land Use objectives and policies
is shared by the City o Renton r ononews o ro'ects within the Airport Influence Area
and the aviation community.
General Aviation Safety
Objective LU-E: Minimize risk associated with potential aviation incidents.
Policy LU-19. Adopt an airport compatible land use program for the Renton Airport
Influence Area, including an Airport Influence Area Map.
Policy LU-20. Develop performance -based criteria for land use compatibility with
aviation activity.
Policy LU-21. In the Airport Influence Area, adopt use restrictions, as appropriate, that
meet or exceed basic aviation safety considerations.
Airspace Protection
Objective LU-F: Reduce obstacles to aviation in proximity to Renton Municipal
Airport.
Policy LU-22. Require that submittal requirements for proposed land use actions
disclose potential conflicts with airspace.
Page 7 of 77
Revised September 1 006
Public Headp& Draft
Planning Commission Review
Policy LU-23. Provide maximum protection to Renton airspace from obstructions to
aviation.
Policy LU-24. Prohibit buildings, structures, or other objects from being constructed or
altered so as to project or otherwise penetrate the airspace surfaces, except as necessary
and incidental to airport operations.
Aviation Noise
Objective LU-G: Address impacts of aviation noise that is at a level deemed to be a
health hazard or disruptive of noise -sensitive activities.
Policy LU-25. Prohibit the location of noise -sensitive land uses from areas of high noise
levels, defined by the 65 DNL (or higher) noise contour of the Renton Municipal Airport.
Policy LU-26. Within the Airport Influence Area require disclosure notice for potential
negative impacts from aviation operation and noise, unless mitigated by other measures.
Policy LU-27. Residential use and/or density of new structures should be limited, within
the Runway Protection Zone and the Runway Sideline Zone to reduce negative impacts
on residents from aviation operation noise. Implementing code will be put in place
within throe years offfie . deptie dale oP the 200 Update -.by November 2007.
Policy LU-28. Non-residential use and/or intensity may be limited, if such uses are
deemed to be noise sensitive, to reduce negative impacts on users from aviation operation
noise.
Policy LU-29. Approval of residential land use or other land uses where noise -sensitive
activities may occur should require dedication of avigation easements and use of acoustic
materials for structures.
Policy LU-30. Require master planning of land to increase land use compatibility
through sound attenuation in the environment and techniques such as:
• Place uses with highest sensitivity to noise at greater distances, in consideration
of the factor of distance from the source.
• Consider creation of micro -climates to utilize mitigating meteorological
conditions (i.e. air temperature, wind direction and velocity).
• Create soft ground surfaces, such as vegetative ground cover, rather than hard
surfaces.
• Provide at appropriate heights, structures, terrain, or other barriers to provide
attenuation of sound.
Overflight
Objective LU-H: In the Airport Influence Area, address impacts of overflight that are
disruptive.
Page 8 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
Policy LU-31. At the time of land use approval (i.e. subdivision of land) avigation
easements should be granted to the City in areas of Renton subject to negative aircraft
overflight impacts.
Policy LU-32. At the time of land use approval (i.e. subdivision of land) deed notices
should be recorded in areas of Renton subject to negative aircraft overflight impacts.
Policy LU-33. The City should establish a presence on noise -abatement review
committees, or similar forums, and request notification of noise -abatement procedures at
nearby airports that may have aircraft that impact Renton.
Policy LU-34. The City should provide information to Renton citizens of noise
complaint procedures to follow for reporting negative impacts from overflights associated
with not only Renton Airport, but also Seattle Tacoma International Airport and King
County International Airport. Implementing code will be put in place within three years
of the adoption date of GMA update.
.Page 9 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
III. ANNEXATIONS
Goal: Actively pursue annexations.
Discussion: The growth of the City through annexation is expected to continue
throughout the planning cycle. The policies in this section are intended to guide the
annexation process. The City recognizes that fiscal impacts are is only one of many
criteria to be evaluated, and must be balanced with other annexation policy goals, such as
transition to urban land use, protection of sensitive areas, provision of public service,
governmental structure, provision of infrastructure, aquifer protection, and community
identity.
Responsibility or iinplemenling annwratiotlob&ctaves and the policies lies priniarill with
the City of Renton.
Objective LU-I: Support annexation of county areas that are identified as being within
the City of Renton's Potential Annexation Area and can be efficiently provided with
infrastructure and City services, are urban separators, or have environmental constraints.
Policy LU-35. The City will continue to recognize that it has an inherent interest in
future land use decisions affecting its Potential Annexation Area.
Policy LU-36. Encourage annexation where the availability of infrastructure and
services allow for the development of urban densities. Renton should be the primary
service provider of urban infrastructure and public services in its Potential Annexation
Area, provided that the City can offer such services in an efficient and cost-effective
manner.
Policy LU-37. The highest priority areas for annexation to the City of Renton should be
those contiguous with the boundaries of the City such as:
1) Peninsulas and islands of unincorporated land where Renton is the logical service
provider;
2) Neighborhoods where municipal services have already been extended;
3) Lands subject to development pressure that might benefit from City Development
Standards;
4) Developed areas where urban services are needed to correct degradation of natural
resources, such as aquifer recharge areas;
5) Lands that are available for urbanization under county comprehensive plan, zoning,
and subdivision regulations; and
6) Developed areas where Renton is able to provide basic urban services and local
governance to an existing population.
Objective LU-J: Promote annexations that would maintain the quality of life in the re-
sultant City of Renton, making the City a good place to- A,,e , live, work -play, shop, and
raise families.
Policy LU-38. Support annexations that would result in future improvements to City
services or eliminate duplication by service providers. Services include water, sanitary
Page 10 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
sewer, storm water drainage, utility drainage basins, transportation, park and open space,
library, and public safety.
Policy LU-39. Support annexations that complement the jobs and housing goals adopted
in the Regional Growth Strategy.
Policy LU-40. Support annexations that would simplify governmental structure by
consolidating multiple services under a single or reduced number of service providers.
Policy LU-41. Promote annexations of developed areas with a residential population
already using City services or impacting City infrastructure.
Policy LU-42. Support annexations of lower density areas where it would protect natural
resources or provide urban separator areas.
Objective LU-K: Create city boundaries through annexations that facilitate the efficient
delivery of emergency and public services.
Policy LU43. The proposed annexation boundary should be defined by the following
characteristics:
1) Annexation of territory that is adjacent to the existing City limits; in general, the more
land adjacent to the City the more favorable the annexation;
2) Inclusion of unincorporated islands and peninsulas;
3) Use of natural or manmade boundaries that are readily identifiable in the field, such
as wetlands, waterways, ridges, park property, roads/freeways, and railroads;
4) Inclusion/exclusion of an entire neighborhood, rather than dividing portions of the
neighborhood between City and County jurisdictions; and
5) Inclusion of natural corridors either as greenbelts or urban separators between the
City and adjacent jurisdictions.
Policy LU-44. Existing land uses,— and development; -or redevelopment potential
should be considered when evaluating a proposed annexation.
Policy LU45. Commercial uses that do not conform to Renton's land use plan should be
encouraged to transition into conforming uses or to relocate to areas with compatible land
use designations. Illegal uses not listed under King County zoning should be required to
cease and desist upon annexation.
Policy LU46. Annexation proposals should include areas that would result in City
control over land uses along major entrance corridors to the City ("Gateways").
Policy LU-47. Boundaries of individual annexations will not be reconsidered to
exclude reluctant property owners, if the annexation is consistent with land use,
environmental protection policies, and the efficient delivery of services.
Pave 11 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
Objective LU-L: Protect the environmental quality of Renton by annexing lands where
future development and land use activity could otherwise adversely impact natural and
urban systems.
Policy LU48. Shoreline Master Program land use designations, including those for
associated wetlands, should be established during the annexation process.
Policy LU-49. Annexations should be pursued in areas that lie within existing, emerging,
or prospective aquifer recharge zones, that currently or potentially supply domestic water
to the City and are within Renton's Potential Annexation Area.
Policy LU-50. Zoning should be applied to areas for purposes of resource protection,
when appropriate, during the annexation process.
Objective LU-M: Promote a regional approach for development review through the use
of interlocal agreements to ensure that land development policies in King County are
consistent with the Comprehensive Plan policies ererand City of Renton development
standards. This policy should be implemented within five years of the adoption date of
the 2004 Update.
Policy LU-51. Urban development within Renton's Potential Annexation Area should
not occur without annexation unless there is an interlocal agreement with King County
defining land use, zoning, annexation phasing, urban services, street and other design
standards, and impact mitigation requirements.
Policy LU-52. Long-range planning and the development of capital improvement
programs for transportation, storm water, water, and sewer services should be
coordinated with adjacent jurisdictions, special districts, and King County.
Policy LU-53. Interlocal agreements with other jurisdictions should be pursued to
develop solutions to regional concerns including, but not limited to water, sanitary sewer,
storm water drainage, utility drainage basins, transportation, park and open space,
development review, and public safety.
Objective LU-N: Provide full and complete evaluation of annexation proposals by
relevant departments and divisions upon the submission of the annexation proposal.
Policy LU-54. Appropriate zoning districts should be designated for property in an
annexation proposal. Zoning in the annexation territory should be consistent with the
comprehensive plan land use designations.
Policy LU-55. Larger annexations should be encouraged, when appropriate, in order to
realize efficiencies in the use of City resources.
Policy LU-56. Annexations should be expanded if they include areas surrounded by the
City on three or more sides or if they include properties with recorded covenants to
annex.
Page 12 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
Policy LU-57. The City should respond to community initiatives and actively assist
owners and residents with initiating and completing the annexation process.
Policy LU-58. The City should ensure that property owners and residents in and around
the affected area(s) are notified of the obligations and requirements that may be imposed
upon them as a result of annexation.
Policy LU-59. The City should work with potential annexation proponents to develop
acceptable annexation boundaries.
Policy LU-60. The City should conduct a fiscal impact assessment of the costs to
provide service and of the tax revenues that would be generated in each area proposed for
annexation.
P. ay,e 13 of 77
Revised September1 006
Public Hearing Draft
Planning Commission Review
IV. HISTORICAL AND ARCHEOLOGICAL RESOURCES
Goal: Maintain the City's cultural history by documenting and
appropriately recognizing its historic and/or archaeological sites.
Discussion: Renton has a rich and interesting history as a community. It was the site of
an established Native American settlement and changed through the years of early
European immigration into a pioneer town. The City incorporated in 1901 and later
became a major regional employment center and residential area. The following policies
are intended to guide efforts to recognize and integrate Renton's past into future
development as the City evolves into a dynamic urban community.
Objective LU-O: Communicate Renton's history by protecting historic and
archaeological sites and structures when appropriate and as opportunities arise.
Policy LU-61. Historic resources should continue to be identified and mapped within the
City as an on -going process.
Policy LU-62. Natufal and Ceultural resources should be identified by proj ect
proponents when applying for land use approval, as part of the application submitted for
review.
Policy LU-63. Potentially adverse impacts on cultural resources deemed to be significant
should be mitigated as a condition of project approval. Implementation of this policy
should occur within three years of the adoption of the 2004 Update.
Policy LU-64. The City should work cooperatively with King County by exchanging
resource information pertaining to natural and cultural resources.
Policy LU-65. Historical and archaeological sites, identified as significant by the City of
Renton, should be preserved and/or incorporated into development projects.
Policy LU-66. Downtown buildings and site development proposals should be
encouraged to incorporate displays about Renton's history, including prominent families
and individuals, businesses, and events associated with downtown's past. Implementation
of this policy should occur within three years of the adoption of the 2004 Update.
Pale 14 of 77
Revised September 1 006
Public Hearing Draft
Plannin Commission Review
V. NON -CONFORMING USE
Goal: Pursue the transition of non -conforming uses and structures to encourage
more conforming uses and development patterns.
Discussion: As a community grows, changes in land use policies sometimes result in
"non -conforming uses" as remnants of an earlier land use pattern. Some of these non-
conforming uses can retain a viable economic life for long periods of time and even
become desirable reminders of the evolution of the City. These policies are intended to
guide decision -making about non -conforming uses and structures in the context of
current land use policy.
Responsibility for implententing the obiectivcs and policies of this section lies pritnarilk
with the Cite of Renton.
Objective LU-P: Evaluate requests for rebuilding of non -conforming uses beyond
normal maintenance where they can be made more conforming and are compatible with
their surroundings.
Policy LU-67. Encourage compatibility between non -conforming uses and structures
and conforming uses in neighborhoods that have significant numbers of non -conforming
uses. Implementation of this policy should occur within three years of the adoption of the
2004 Update.
Policy LU-68. Encourage developments that increase the number of conforming uses
and structures.
Policy LU-69. Transition of uses and structures from non -conforming to those that
conform to zoning and development standards should be implemented in a manner that
recognizes the overall character of the neighborhood. Implementation of this policy
should occur within three years of the adoption of the 2004 Update.
Pale 15 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
Policy LU-70. Evaluate permits for non -conforming: uses, based on the following
criteria:
1) Relationship of the existing non -conforming use or structure to its surroundings;
2) The compatibility of the non -conforming use with its context and other uses in the
area;
3) Demonstrated community need for the use at its present location;
4) Ovef of the use within the City or within the area;
5) Suitability of the existing location;
6) Demonstration that the use has not resulted in undue adverse effects on adjacent
properties from noise, traffic, glare, vibration, etc., (i.e. does not exceed normal
levels in these areas emanating from surrounding permitted uses);
7) Whether the use was associated with a historical event or activity in the community
and as a result has historical significance;
8) Whether the use provides substantial benefit to the community because of either the
employment of a large number of people in the community or whether it generates
considerable revenues to the City; and
9) Whether retention of the use due to current market conditions would not impede or
delay the implementation of the City's Comprehensive Plan.
Objective LU-Q: Ensure that the effects of non -conforming structures on character of
the conforming patterns of Renton's neighborhoods are minimized.
Policy LU-71. Evaluate applications to repair or expand non -conforming structures
based on the following factors:
1) Whether it represents a unique regional or national architectural style or an innovation
in architecture, use of materials, or functional arrangement, and/or is one of the few
remaining examples of such a style or innovation,
2 Whether it is part of a unified strectscape of similar structures that is unlikely to be
replicated, unless the subject structure is rebuilt per, or similar to, its original plan;
3) Whether redevelopment of the site with a conforming structure is unlikely; and
4) The structure has been well -maintained and is not considered to be a threat to the
public health, welfare, or safety, or it could be retrofitted so as not to pose such a
threat.
Page 16 of 77
Revised September_ 1 )06
Public Hearing Draft
Planning Commission Review
VI. PUBLIC FACILITIES
Goal: Develop a system of facilities that meet the public and quasi -public service
needs of present and future employees.
Discussion: The purpose of these policies is to address the aspect of a public/quasi
public use that is not addressed in the pertinent land use policies. Public facilities, also
includes quasi -public uses such as cultural and religious facilities. Facilities discussed in
this section vary widely in their size, function, service area, and impacts. For that reason,
these policies are aimed at addressing the generic impacts of all of the facilities and the
specific impacts of each. (Renton Technical College and Valley Medical Center are also
addressed in the Commercial Corridor section of the Land Use Element.)
Responsibility or ittiplemewing this objective and the following policies lies priniaril
with the Citv of Renton.
Objective LU-R: Locate and plan for public facilities in ways that benefit a broad range
of potential public uses.
Policy LU-72. Facilities should be located within walking distance of an existing or
planned transit stop.
Policy LU-73. Primary vehicular access to sites should be from principal or minor
arterial streets.
Policy LU-74. Internal site circulation should be primarily pedestrian -oriented.
Policy LU-75. Manage public lands to protect and preserve the public trust.
Policy LU-76. Sites that are underused or developed with obsolete public uses should be
considered for another public use prior to changing uses or_ownership.
Policy LU-77. Surplus public sites should be considered for alternative types of public
use prior to sale or lease.
Policy LU-78. A public involvement process should be established to review proposals
to change uses of surplus public properties.
Policy LU-79. Guide and modify development of essential public facilities to meet
Comprehensive Plan policies and to mitigate impacts and costs to the City.
Policy LU-80. Use public processes and create criteria to identify essential public
facilities. Public processes should include notification, hearings, and citizen
involvement. Criteria should be developed to review and assess proposals for public
facilities.
Page 17 of 77
Revised September 1_ 106
Public Hearing Draft
Planning Commission Review
Objective LU-S: Site and design municipal facilities to provide the most efficient and
convenient service for people while minimizing adverse impacts on surrounding uses.
Policy LU-81. Public amenity features (e.g. plazas, trails, art work) should be
incorporated into municipal projects.
Policy LU-82. Municipal government functions that are people -intensive should be
centrally located in or near the Urban Center.
Policy LU-83. Fire stations should be located on principal or minor arterials.
Policy LU-84. Future fire stations should be sited central to their service area with as
few barriers as possible in order to achieve best possible response times.
Policy LU-85. Land for future fire stations should be acquired in advance in areas where
the greatest amount of development is anticipated.
Policy LU-86. Site and building design of police facilities providing direct service to the
general public should be easily accessible.
Policy LU-87. Major functions of the police should be centralized in or near the Urban
Center.
Policy LU-88. Satellite police facilities may be located outside of the Urban Center.
Objective LU-T: Site and design regional facilities to provide the most efficient and
convenient service for people while minimizing the adverse impacts on adjacent uses and
the City Urban Center.
Policy LU-89. Regional facilities that provide services on -site to the public on a daily
basis (i.e. office uses) should be located in the City's Urban Center.
Policy LU-90. Siting of regional facilities that are specialized (e.g. landfills,
maintenance shops) or serve a limited segment of the population (e.g. justice centers)
should rely more strongly on the special locational needs of the facility and the
compatibility of the facility with surrounding uses.
Objective LU-U: Preserve the cultural amenities and heritage of Renton.
Policy LU-91. The downtown library should continue to be the main facility for the
City.
Page 18 of 77
Revised September 1 )06
Public Hearing Draft
Planning Commission Review
Policy LU-92. When branch libraries are developed, they should be located to provide
convenient access to a majority of their users.
Policy LU-93. Future branch libraries and other satellite services may be located in
mixed -use developments to serve concentrations of users in those areas.
Objective LU-V: Assure adequate land and infrastructure at appropriate locations for
development and expansion of facilities to serve the educational needs of area residents
and protect adjacent uses from impacts of these more intensive uses.
Policy LU-94. Post secondary (beyond high school) and other regional educational
facilities that require sites larger than five acres should be located in the Employment
Area — Industrial, Employment Area — Valley, Commercial/Office/Residential, or the
Urban Center designations.
Policy LU-95. Alternative funding sources (e.g. impact fees) should be explored for
facilities necessitated by new development.
Policy LU-96. Schools in residential neighborhoods should consider mitigating adverse
impacts to the surrounding area in site planning and operations.
Policy LU-97. The City and the school district should jointly develop multiple -use
facilities (e.g. playgrounds, sports fields) whenever practical.
Policy LU-98. Community use of school sites and facilities for non -school activities
should be encouraged.
Policy LU-99. School fl2acilities that are planned for closure, should be considered for
potential public use before being sold for private development.
Policy LU-100. Elementary schools should be located near a collector arterial street.
Policy LU-101. Safe pedestrian access to schools should be promoted (e.g. through
pedestrian linkages, safety features) through the design of new subdivisions and roadway
improvements.
Policy LU-102. Vehicular access to middle schools, senior high schools and other large-
scale facilities (e.g. bus maintenance shops, sports facilities) should be from arterial
streets.
Objective LU-W: Assure that adequate land and infrastructure are available for the
development and expansion of facilities to serve the health care needs of the area.
Policy LU-103. Health and/or medical facilities larger than five acres should be located
in portions of the Commercial Corridor designation mapped with Commercial Office
zoning, Employment Area — Valley, Commercial/Office/Residential or the Urban Centers
designations. Smaller scale facilities should locate in the Commercial Arterial portions
of Commercial Corridor.
Page 19 of 77
Revised Se tember 1: )06
Public Hearing Draft
Planning Commission Review
Objective LUA: Site religious and ancillary facilities in a manner that provides
convenient transportation access and minimizes their adverse impacts on adjacent land
uses.
Policy LU-104. When locating in predominantly residential areas, religious facilities
should be on the periphery of the residential area rather than the interior.
Policy LU-105. Parking should be provided on -site and buffered from adjacent uses.
Policy LU-106. Large-scale facilities should be encouraged to locate contiguous to an
existing or planned transit route.
Policy LU-107. Religious facilities should be located on and have direct access to either
an arterial or collector street.
Objective LU-Y: Accommodate large, commercial Feefea4efirecreational uses that
depends on open land and mare intended to serve regional userseensamer- demand
within .
Policy LU-108. Commercial, regional recreational uses should be located contiguous to
a principal arterial in areas with immediate access to an interstate or a state route.
Policy LU-109. Commercial recreational uses should be located outside of the trade area
of other commercial recreational areas offering similar recreational opportunities.
Wl-HY7
Policy LU-110. Vehicular access to a commercial recreational site should be from a
principal arterial street with the number of access points minimized.
Page 20 of 77
Revised September 1 )06 f
Public Hearing Draft
Planning Commission Review
VII. RESOURCE LAND
Goal: Maintain the City's agricultural and mining resources as part of Renton's
cultural history.
Discussion: Renton is an urban community with a rich history based on industrial and
agricultural uses that is now transitioning into a vibrant urban center. Some agricultural
resource -based uses remain in environmentally sensitive areas of the Potential
Annexation Area and in Residential Low Density Designations or on vacant land in
commercial areas. Current policies recognize these existing uses and encourage them as
cultural resources where they may be appropriate.
Responsibility or implementing the rah ectiivs and policies o this section lies rimuril
vvith the Citv of Renton.
Objective LU-Z: Maintain existing commercial and hobby agricultural uses such as
small farms, hobby farms, horticulture, beekeeping, kennels, and stables, that are
compatible with urban development. Allow sale of products produced on site.
Policy LU-111. Prohibit commercial agricultural uses that are industrial or semi -
industrial in nature, and create nuisances such as odor or noise that may be incompatible
with residential use.
Policy LU-112. Limit access of large domestic animals to shorelines and wetlands.
Implementing code will be put in place within three years of the adoption of the 2004
Update.
Policy LU-113. Control impacts of crop and animal raising on surface and ground water.
Policy LU-114. Encourage public and private recreational uses in agricultural areas.
Policy LU-115. Allow cultivation and sale of flowers, herbs, vegetables, or similar crops
in residential areas, as an accessory use and/or home occupation. Implementation of this
policy should occur within three years of the adoption of the 2004 Update.
Policy LU-116. Recognize and allow community gardens on private property, vacant
public property, and unused rights -of -ways. Implementation of this policy should occur
within three years of the adoption of the 2004 Update.
Objective LU-AA: Maintain extractive industries where their continued operation does
not impact adjacent residential areas, the City's aquifer, or other critical areas.
Policy LU-117. Extractive industries including timber, sand, gravel and other mining
within the City's Potential Annexation Area should be mapped and appropriately zoned
Page 21 of 77
Revised September 1: 06
Public Hearing Draft
Planning Commission Review
upon annexation to the City. Policies governing these sites should be consistent with the
King County Comprehensive Plan.
Policy LU-118. Mining and processing of minerals and materials should be allowed
within the City subject to applicable City ordinances, environmental performance
standards.
Policy LU-119. Extractive sites, when mined out, should be regraded and restored for
future development compatible with land use designations for adjacent sites.
Implementing code will be in place within three years of the adoption of the 2004
Update.
Policy LU-120. New plats adjacent to operating extractive sites should carry a notice on
the face of the plat specifying the impacts that are expected from the extractive use:
potential dust, noise, traffic, light and glare.
Policy LU-121. Hours of operation of extractive uses should be based on impacts to
adjacent uses.
Policy LU-122. The City should apply conditional use permits or other approvals as
appropriate for mineral extraction and processing when:
1) The proposed site contains rock, sand, gravel, coal, oil, gas, or other mineral
resources,
2) The proposed site is large enough to confine or mitigate all operational impacts,
3) The proposal will allow operation with limited conflicts with adjacent land uses
when mitigating measures are applied, and;
4) Roads or rail facilities serving or proposed to serve the site can safely and
adequately handle transport of products and are in close proximity to the site.
Pa-e 22 of77
Revised September 1 )06
Public Hearing Draft
Planning Commission Review
VIII. RESIDENTIAL POLICIES
Goal: Promote new development and neighborhoods in the City that:
j) Contribute to a strong sense of community and neighborhood identity;
k) Are walkable places where people can shop, play, and get to work without
always having to drive;
l) Are developed at densities sufficient to support public transportation and make
efficient use of urban services and infrastructure;
m) Offer a variety of housing types for a population diverse in age, income, and
lifestyle;
n) Are varied or unique in character;
o) Support "grid" and "flexible grid" street and pathway patterns where
appropriate;
p) Are visually attractive, safe, and healthy environments in which to live;
q) Offer connection to the community instead of isolation; and
r) Provide a sense of home,
Discussion: The purpose of the Residential policies is to provide a C43Fovidecitywide
residential growth strategy. The Residential policies address the location of housing
development, housing densities, non-residential uses allowed in residential areas, site
design, and housing types in neighborhoods. (See Public Facilities Section for policies
on schools, churches, and other facilities in residential areas. See Housing Element for
policies relating to housing types and neighborhoods and the Community Design Element
for policies guiding quality design.)
Responsibility or residential oh 'ectives and policies lies with the Ci of Renton fof
im lerrtentation and the devela rnent c°wWnynity which should PLO —pose projects that
meet the residential eouls, objectives, and policies of the_Cit,,..
Objective LU-BB: Manage and plan for high quality residential growth in Renton and
the Potential Annexation Area that:
1) Supports transit by providing urban densities,
2) Promotes efficient land utilization, and
3) Creates stable neighborhoods incorporating built amenities and natural features.
Policy LU-123. Pursue multiple strategies for residential growth including:
1) Development of new neighborhoods on larger Iand tracts on the hills and plateaus
surrounding downtown;
2) Infill development on vacant and underutilized parcels in Renton's established
neighborhoods;
Page 23 of 77
Revised September L 06
Public Hearing Draft
Planning Commission Review
3) Multi -family development located in Renton's Urban Center;
4) Infill in existing multi -family areas; and
5) Mixed -use projects and multi -family development in Commercial/Office/Residential
and Commercial Corridors Land Use designations.
Policy LU-124. Promote the timely and logical progression of residential development.
Priority for higher density development should be given to development of land with
infrastructure capacity and land located closer to the City's Urban Center.
I Policy LU-125. Encourage a eity widecitywide mix of housing types including:
1) Large -lot single family;
2) Small -lot single family;
3) Small-scale and large-scale rental and condominium multi -family housing; and
4) Residential/commercial mixed -use development.
Objective LU-CC: Maintain the goal of a fifty-fifty ratio of single family to multi-
family housing outside of the Urban Center.
Policy LU-126. A maximum of fifty percent (50%) of future residential land capacity
should occur in multi -family housing in parts of the City and PAA located outside of the
Urban Center.
Policy LU-127. Infrastructure impacts of the goal of 5W50 ratio of single-family to
multi -family outside the Urban Center should be evaluated as part of the City's Capital
Improvements program.
Policy LU-128. Multi -family unit types are encouraged as part of mixed -use
developments in the Urban Center, Center Village, Commercial/Office/Residential, and
the Commercial Corridor Land Use designations.
Policy LU-129. Small -lot, single-family infill developments and plats should be
supported as alternatives to multi -family development to both increase the City's supply
of single-family detached housing and provide homeownership opportunities.
Policy LU-130. Adopt urban density of at least four (4) dwelling units per net acre for
residential uses except in areas with identified and documented sensitive areas and/or
areas identified as urban separators.
Policy LU-131. Encourage larger lot single-family development in areas providing a
transition to the Urban Growth Boundary and King County Rural Designation. The City
should discourage more intensive platting patterns in these areas.
Policy LU-132. Discourage creation of socio-economic enclaves, especially where lower
income units would be segregated within a development.
Pa-e 24 of 77
Revised September 1 006
Public Hearing Draft
Planning Commission Review
RESIDENTIAL LOW DENSITY LAND USE DESIGNATION
Purpose Statement: Policies in this section are intended to guide development on land
appropriate for a range of low intensity residential and employment where land is either
constrained by sensitive areas or where the City has the opportunity to add larger -lot
housing stock, at urban densities of 4-du/net acre, to its inventory.
Lands that are not appropriate for urban levels of development are designated either
Resource Conservation or Residential Low Density, with Resource Conservation or
Residential 1 zoning Zaftiflllx.
Lands that either do not have significant sensitive areas, or can be adequately protected
by the critical areas ordinance, are zoned Residential 4.
Remonsibilitv or residential objectives and policies lies with the City ojRenton.f
inipletnentation and the development cornnn inih=, which should propose projects that
meet the residential oals ob'ectives, and policies oLthe.City.
Objective LU-DD: Provide oppoilunities for a range of lifestyles and appropriate uses
adjacent to and compatible with urban development in areas of the City and Potential
Annexation Area constrained by extensive natural features, providing urban separators
and/or providing a transition to Rural Designations within King County.
Policy LU-133. Identify and map areas of the City where environmentally sensitive
areas such as 100-year floodplains, floodways, and feu landslide and erosion areas
are extensive and the application of critical areas regulations alone is insufficient to guide
future development.
Policy LU-134. Base development densities should range from 1 home per 10 acres
(Resource Conservation) to 1 home per acre (Residential 1) on Residential Low Density
(RLD) designated land with significant environmental constraints, including but not
limited to: steep slopes, erosion hazard, floodplains, and wetlands or where the area is in
a designated Urban Separator. Density should be a maximum of 4-du/net acre
(Residential 4) on portions of the Residential Low Density land where these constraints
are not extensive and urban densities are appropriate.
Policy LU-135. For the purpose of mapping four dwelling units per net acre (4-du/ac)
zoned areas as contrasted with lower density Residential 1 (R-1) and Resource
Conservation (RC) areas, the prevalence of significant environmental constraints should
be interpreted to mean:
1) Critical areas encumber a significant percentage of the gross area;
2) Developable areas are separated from one another by pervasive critical areas or occur
on isolated portions of the site and access limitations exist;
3) The location of the sensitive area results in a non-contiguous development pattern;
Page 25 of 77
Revised September 1: 106
Public Hearing Draft
Planning Commission Review
4) The area is a designated urban separator; or
5) Application of the Critical Areas Ordinance setbacks/buffers and/or net density
definition would create a situation where the allowed density could not be
accommodated on the remaining net developable area without modifications or
variances to other standards.
Implementation of this policy should be phased in within three years of the adoption of
the 2004 Update.
allowed-. [DUPLICATIVE OF PREVIOUS SECTION ON AGRICULTUREI
Policy LU-137. Warehousing, outdoor storage, equipment yards, and industrial uses
should not be allowed. Where such uses exist as non -conforming uses, measures should
be taken to negotiate the transition of these uses as residential redevelopment occurs.
Policy LU-138. To provide for more efficient development patterns and maximum
preservation of open space, residential development may be clustered and/or lot sizes
reduced within allowed density levels in Residential Low Density designations.
Implementation of this policy should be phased in within two -three years of the adoption
of the 2004 Update.
. _ [DUPLICATIVE OF
PREVIOUS SECTION ON AGRICULTURE
Policy LU-140. Control scale and density of accessory buildings and barns to maintain
compatibility with other residential uses.
Policy LU-141. Residential Low Density areas may be incorporated into Urban
Separators.
Policy LU-142. Undeveloped portions of Residential Low Density areas may be
considered for designation of conservation easements, trail easements or other public
benefits through agreements with private parties.
Objective LU-EE: Designate Residential 4 du/acre zoning in those portions of the RLD
designation appropriate for urban levels of development by providing suitable
environments for suburban and/or estate style, single-family residential dwellings.
Policy LU-143. Within the Residential 4 du/acre zoned area allow a maximum density
of 4 units per net acre to encourage larger lot development and increase the supply of
upper income housing consistent with the City's Housing Element.
Policy LU-144. Ensure quality development by supporting site plans and plats that
incorporate quality building and landscaping standards.
Page 26 of 77
Revised Se tember 1 _ )06
Public Hearing Draft
Planning Commission Review
Policy LU-145. Interpret development standards to support projects with higher quality
housing by requiring:
1) A variety of compatible housing styles making up block fronts;
2) Additional architectural features such as pitched roofs, roof overhangs, and/or
decorative cornices, fenestration and trim; and
3) Building modulation and use of durable exterior materials such as wood, masonry,
stucco, or brick.
Policy LU-146. Interpret development standards to support provision of landscape
features as well as innovative site planning. Criteria should include:
1) Attractive residential streetscapes with landscaped front yards that are visible from
the street;
2) Landscaping, preferably with drought- resistant evefgfeen-plant materials;
3) Large caliper street trees;
4) Irrigated landscape planting strips;
5) Low -impact development using landscaped buffers, open spaces, and other pervious
surfaces for surface water nmoff; and
6) Significant native tree and vegetation retention and/or replacement.
RESIDENTIAL SINGLE FAMILY LAND USE DESIGNATION
Purpose Statement: Lands in44edesiY;nated Residential Single Family is
intended to be used for quality residential residential development organized
into neighborhoods at urban densities. It is intended that larger subdivision, infill
development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments.
Policies in this section are to be considered together with the policies in the Regional
Growth, Residential Growth Strategy section of the Land Use Element, the Community
Design Element, and the Housing Element. Policies are implemented with R-8 zoning.
Objective LU-FF: Encourage re -investment and rehabilitation of existing housing, and
development of new residential plats resulting in quality neighborhoods that:
1) Are planned at urban densities and implement Growth Management targets,
2) Promote expansion and use of public transportation; and
3) Make more efficient use of urban services and infrastructure.
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0
dwelling units per net acre in Residential Single Family neighborhoods.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in -fill
parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a
Page 27 of 77
Revised September 1: 06
Public Hearing Draft
Planning Commission Review
reduction in lot size to 4,500 square feet on parcels greater than one acre to create an
incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation, but to provide flexibility in subdivision/plat
design and facilitate development within the allowed density range.
Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and
driveway easements, except alley easements.
Policy LU-150. Required setbacks should exclude public or private legal access areas,
established through or to a lot, and Lo parking areas.
Policy LU-151. Maximum height of structures should not exceed two (2) stories in
single-family residential neighborhoods.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface
should be sufficient to allow private open space, landscaping to provide buffers/privacy
without extensive fencing, and sufficient area for maintenance activities.
Policy LU-152.1: Variances to standards in .1-U-152 should not be g
granted to facilitate
additional density on an infill site.
Policy LU-153. Interpret development standards to support plats designed to incorporate
vehicular and pedestrian connections between plats and neighborhoods. Small projects
composed of single parcels and/or multiple parcels of insufficient size to provide such
connections, should include future street stubs. Future street connections should be
clearly identified to notify residents of future roadway connections.
Policy LU-154. Interpret development standards to support new plats and infill project
designs incorporating street locations, lot configurations, and building envelopes that
address privacy and quality of life for existing residents.
Policy LU-155. New plats proposed at higher densities than adjacent neighborhood
developments may be modified within the allowed density range to reduce conflicts
between old and new development patterns. However, strict adherence to older standards
is not required.
Policy LU-156. Interpret development standards to support projects incorporating site
features such as distinctive stands of trees and natural slopes that can be retained to
enhance neighborhood character and preserve property values where possible.
Replanting should occur where trees are not retained due to safety concerns. Retention of
unique site features should be balanced with the objective of investing in neighborhoods
within the overall context of the Vision Statement of this Comprehensive Plan.
RESIDENTIAL MEDIUM DENSITY LAND USE DESIGNATION
,___age 28 of 77
Revised September 1. 06
Public Hearing Draft
Planning Commission Review
Purpose Statement: The Residential Medium Density designation is intended to create
the opportunity for neighborhoods that offer a variety of lot sizes, housing, and
ownership options.
Residential Medium Density neighborhoods should include a variety of unit types
designed to incorporate features from both single-family and multi -family developments,
support cost-efficient housing, facilitate infill development, encourage use of transit
service, and promote the efficient use of urban services and infrastructure.
Objective LU-GG: Designate land for Residential Medium Density (RMD) where
access, topography and adjacent land uses create conditions appropriate for a variety of
unit types designed to incorporate features from both single-family and multi -family
developments, and to support cost-efficient housing, infill development, transit service,
and the efficient use of urban services and infrastructure.
Policy LU-157. Residential Medium Density designated areas should be zoned for either
Residential 10 dwelling units per net acre (R-10), Residential 14 dwelling units per net
acre (R-14), or new zoning designations that allow housing in this density range.
Policy LU-158. Residential Medium Density neighborhoods may be considered for
Residential 10 (R-10) zoning if they meet three of the following criteria:
1) The area already has a mix of small-scale multi -family units or has had long standing
zoning for flats or other low -density multi -family use;
2) Development patterns conducive to medium -density development are established;
3) Vacant lots exist or parcels have redevelopment potential for medium -density infill
development;
4) The project site is adjacent to major arterial(s) and public transit service is located
within '/a mile;
5) The site can be buffered from existing single-family residential neighborhoods having
densities of eight (8) dwelling units or less; or
6) The site can be buffered from adjacent or abutting incompatible uses.
Policy LU-159. Areas may be considered for Residential 14 (R-14) ZeningKgpi
�ng where
the site meets the following criteria:
1) Adjacent to major arterial(s);
2) Adjacent to the Urban Center, Highlands Ne:..hbe .ko a Venter Village, or
Commercial Corridor designations;
3) Part of a designation totaling over 20 acres (acreage may be in separate ownership);
4) Site is buffered from single-family areas or other existing, potentially incompatible
uses; and
Page 29 of 77
Revised September 1. )06
Public Hearing Draft
Planning Commission Review
5) Development within the density range and of similar unit type is achievable given
environmental constraints.
Policy LU-160. Support projects that create neighborhoods with diverse housing types
that achieve continuity through the organization of roads, sidewalks, blocks, setbacks,
community gathering places, and amenity features.
Policy LU-161. Support residential development incorporating a hierarchy of streets.
Street networks should connect through the development to existing streets, avoid "cul-
de-sac" or dead end streets, and be arranged in a grid street pattern (or a flexible grid
street system if there are environmental constraints).
Policy LU-162. Development densities in the Residential Medium Density designation
area should range from seven (7) to eighteen (18) dwelling units per net acre, as specified
by implementing zoning.
Policy LU-163. For attached or semi -attached development in the R-14 zoned portions
of the Residential Medium Density designation, a bonus density of four (4} additional
dwelling units per acre should be available, subject to Density Bonus Review and other
applicable development conditions.
Policy LU-164. When a minimum density is applicable, the minimum development
density in the Residential Medium Density designation should be four (4) dwelling units
per net acre.
Objective LU-HH: Residential Medium Density designations should be areas where
creative approaches to housing density can be implemented.
Policy LU-165. Provision of small lot, single-family detached unit types, townhouses,
and multi -family structures compatible with a single-family character should be allowed
and encouraged in the Residential Medium Density designation, provided that density
standards can be met (see also the Housing Element for housing types).
Policy LU-166. Very small -lot, single-family housing, such as cottages, zero -lot line
detached, semi-detached, townhouses, and small scale multi -family units should be
allowed in the Residential Medium Density designation in order to provide a wide range
of housing types. Implementing code will be put in place within three years of the
adoption of the 2004 Update.
Policy LU-167. A range and variety of lot sizes and building densities should be
encouraged.
Policy LU-168. Residential developments should include public amenities that function
as a gathering place within the development and should include features such as a public
square, open space, park, civic or commercial uses in the R-14 zone. The central place
should include passive amenities for passive recreation such as benches and fountains;
and be unified by a design motif or common theme.
Page 30 of 77
Revised September 1: 06
Public Hearing Draft
Planning Commission Review
Policy LU-169. Residential Medium Density site development plans having attached or
semi -attached housing types should reflect the following criteria for projects:
1) Parking should be encouraged in the rear or side yards or under the structure;
2) Structures should be located on lots or arranged in a manner to appear like a platted
development to ensure adequate light and air, and views (if any) are preserved
between lots or structures;
3) Buildings should be massed in a manner that promotes a pedestrian scale with a small
neighborhood feeling;
4) Each dwelling unit should have an identifiable entrance and front on streets rather
than courtyards and parking lots;
5) Fences may be constructed if they contribute to an open, spacious feeling between
units and structures; and
6) Streetscapes should include green, open space for each unit.
Policy LU-170. Residential Medium Density development should provide condominium
or fee simple homeownership opportunities, as well as rental or lease options.
Objective LU-I1: Residential Medium Density development should be urban in form
and fit into existing residential neighborhoods if developed as infill projects.
Policy LU-171. Buildings should front the street rather than be organized around interior
courtyards or parking areas.
Policy LU-172. Non-residential structures, such as community recreation buildings, that
are part of the development, may have dimensions larger than residential structures, but
should be compatible in design and dimensions with surrounding residential
development.
Policy LU-173. Non-residential structures should be clustered and connected within the
overall development through the organization of roads, blocks, yards, focal points, and
amenity features to create a neighborhood.
Policy LU-174. Single-family detached building types in the Residential Medium
Density designation should have a -maximum lot coverage by the primary structure of
fifty (50) percent.
Policy LU-175. In the Residential Medium Density designation common open space
equal to 1,200-square feet per unit and maintained by a homeowners' association, should
be provided for each semi -attached or attached unit.
Policy LU-176. Support site plans that transition to and blend with existing development
patterns using techniques such as lot size, depth and width, access points, building
location setbacks, and landscaping. Sensitivity to unique features and differences among
established neighborhoods should be reflected in site plan design. Interpret development
Page 31 of 77
Revised September_1 06
Public Hearin
Planning Commission Review
standards to support ground -related orientation, coordinated structural design, and private
yards or substantial common space areas.
Policy LU-177. A minimum of fifty (50) percent of a project in the Residential 14 zone
should consist of the following primary residential types: traditional detached, zero lot
line detached, or townhouses with individual yards that are scaled appropriately for each
unit.
Policy LU-178. Longer townhouse buildings or other types of multi -family buildings,
considered secondary residential types (see RMC 4-9-065), should be limited in size so
that the mass and bulk of the building has a small scale multi -family character, rather
than that of a large, garden -style apartment development.
Policy LU-179. In the Residential 14 zone, multi -unit townhouses that qualify as a
primary residential type (see RMC 4-9-065) should be limited in size so that the mass and
bulk is at a human scale.
Policy LU-180. Projects in a Residential 14 zone should have no more than fifty (50)
percent of the units designed as secondary residential types, i.e. longer townhouse
building clusters, or longer multi -family buildings of other types.
Policy LU-181. Mixed -use development in the form of civic, commercial development,
or other non-residential structures, may be allowed in the central places of Residential
Medium Density development projects within the Residential 14 zone, subject to
compliance with criteria established through development regulations.
RESIDENTIAL MULTI -FAMILY LAND USE DESIGNATION
Purpose Statement: The multi -family residential land use designation is intended to
encourage a range of multi -family living environments that provide shelter for a wide
variety of people in differing living situations, from all income levels, and in all stages of
life.
Although some people live in multi -family situations because they do not have an
alternative, others prefer living in multi -family environments rather than in single-family,
detached houses. Regardless of why they live there, they want and deserve the same high
standards for their homes and neighborhoods.
Single-family and multi -family residential developments have different impacts on the
community.
The City must identify a housing mix and implement policies that adequately address and
balance the needs of both residents and the community as a whole.
The Multi -family Residential designation is implemented by Residential Multi -family
(RMF) zoning.
Page 32 of 77
Revised September 1 _ )06
Public Hearing Draft
Planning Commission Review
Objective LU,,IJ: Encourage the development of infill parcels with quality projects in
existing multi -family districts.
Policy LU-182. Residential Multi -family designations should be in areas of the City
where projects would be compatible with existing uses and where infrastructure is
adequate to handle impacts from higher density uses.
Policy LU-183. Land within the Residential Multi -family designation areas should be
used to meet multi -family housing needs, without expanding the area boundaries, until
land capacity in this designation is used. Residential Multi -family designations have the
highest priority for development or redevelopment with multi -family uses.
Policy LU-184. Expansion of the Residential Multi -family designation is limited to
properties meeting the following criteria:
1) Properties under consideration should take access from a principal arterial, minor
arterial, or collector. Direct access should not be through a less intense land use
designation area;
2) Properties under consideration must abut an existing Residential Multi -family land
use designation on at least two (2) sides and be on the same side of the principal
arterial, minor arterial, or collector serving it; and
3) Any such expansion of the Residential Multi -family land use designation should not
bisect or truncate another contiguous land use district.
Policy LU-185. Development density in the Residential Multi -family designation should
be within a range of ten (10) dwelling units per acre as a minimum to twenty (20)
dwelling units per acre as a maximum.
Objective LU-KK: Due to increased impacts to privacy and personal living space
inherent in higher density living environments, new development should be designed to
create a high quality living environment.
Policy LU-186. New stacked flat and townhouse development in Residential Multi-
family designations should be compatible in size, scale, bulk, use, and design with
existing multi -family developments in the vicinity.
Policy LU-187. Detached cottage housing designed to include site amenities with
common open space features should be supported in multi -family designations if density
goals are met. Implementing code will be put in place within three years of the adoption
of the 2004 Update.
Policy LU-188. Evaluate project proposals in Residential Multi -family designations to
consider the transition to lower density uses where multi -family sites abut lower density
zones. Setbacks may be increased, heights reduced, and additional landscape buffering
required through site plan review. Implementing code will be put in place within three
years of the adoption of the 2004 Update.
Pa ;e 33 of 77
Revised September 1; 106
Public Hearin
IV
1) In order to increase the potential compatibility of multi -family projects, with other
projects of similar use and density, minimum setbacks for side yards should be
proportional to the total lot width, i.e. wider lots should require larger setback
dimensions;
2) Taller buildings (greater than two stories) should have larger side yard setback
dimensions; and
3) Heights of buildings should be limited to three stories and thirty-five (35) feet, unless
greater heights can be demonstrated to be compatible with existing buildings on
abutting and adjacent lots. (MOVE TO COMMUNITY DESIGN ELEMENT?i
Objective LU-LL: New Residential Multi -family projects should demonstrate provision
of an environment that contributes to a high quality of life for future residents, regardless
of income level. Implementing code will be put in place within two years of the adoption
of the 2004 Update.
Policy LU-189. Support project design that incorporates the following, or similar
elements, in architectural design:
1) Variation of facades on all sides of structures visible from the street with vertical and
horizontal modulation or articulation;
2) Angular roof lines on multiple planes and with roof edge articulation such as
modulated cornices;
3) Private entries from the public sidewalk fronting the building for ground floor units;
4) Ground floor units elevated from sidewalk level;
5) Upper -level access interior to the building;
6) Balconies that serve as functional open space for individual units; and
7) Common entryways with canopy or similar feature.
Policy LU-190. Support project site planning that incorporates the following, or similar
elements, in order to meet the intent of the objective:
1) Buildings oriented toward public streets,
2) Private open space for ground -related units,
3) Common open or green space in sufficient amount to be useful,
4) Preferably underground parking or structured parking located under the residential
building,
5) Surface parking, if necessary, to be located to the side or rear of the residential
building(s),
6) Landscaping of all pervious areas of the property, and
7) Landscaping, consisting of groundcover and street trees (at a minimum), of all
setbacks and rights -of way abutting the property.
Implementation of this policy should be phased within three years of the adoption of the
2004 Update.
Policy LU-191. Residential Multi -family projects in the RMF zone should have a
maximum site coverage by buildings of thirty-five (35) percent, or forty-five (45) percent
Page 34of77
Revised September 1. )06
Public Hearing Draft
Planning Commission Review
if greater coverage can be demonstrated to be both mitigated on site with amenities and
compatible with existing buildings on abutting and adjacent lots.
Policy LU-192. Residential Multi -family projects should have maximum site coverage
by impervious materials of seventy-five (75) percent. [MOVE TO COMMUNITY
DESIGN ELEMENT?l
Page 35 of 77
Revised September 1 106
Public Hearing Draft
Planning Commission Review
IX. CENTERS
Goal: Develop well-balanced attractive, convenient, robust commercial office,
office, and residential development within designated Centers serving the City and
the region.
Discussion: The Centers category of land use includes two areas of the City, the Center
Village in the Highlands and the Urban Center located in the historic downtown and the
employment area north to Lake Washington.
The Urban Center includes two sub -areas: Urban Center- Downtown (220 acres) and the
Urban Center -North (310 acres). Together these two areas are envisioned to evolve into a
vibrant city core that provides arts, entertainment, regional employment opportunities,
recreation, and quality urban residential neighborhoods. The Renton Urban Center is
envisioned as the dynamic heart of a growing regional city. Renton's Urban Center will
provide significant capacity for new housing in order to absorb the city's share of future
regional growth. This residential population will help to balance the City's employment
population and thereby meet the policy directive of a 2:1 ratio of jobs to housing.
The Center Village designation is envisioned as a revitalized residential and commercial
area providing goods and services to the Greater Highlands area. The area could
potentially become a focal point for a larger area, the Coal Creek Corridor, connecting
Renton to Newcastle hand Issaquah. While development is envisioned at a smaller
scale than expected in the Urban Center, the Village Center will still focus on urban
mixed -use projects with a Win-pedestrian-oricnted development pattern.
Objective LU-MM: Encourage a wide range and combination of uses, developed at
sufficient intensity to maximize efficient use of land, support transit use, and create a
viable district.
Policy LU-193. Promote the innovative site planning and clustering of Center uses and
discourage the development of strip commercial areas.
Policy LU-194. Phase implementation of development within Centers to support
economically feasible development in the short term but also provide a transition to
achieve new development consistent with long term land use objectives.
Policy LU-195. Designate Center boundaries according to the following criteria:
1) The boundary should coincide with a major change in land use type or intensity;
2) Boundaries should consider topography and natural features such as ravines, hills,
and significant stands of trees;
3) Boundaries should occur along public rights -of -way including streets or utility
easements, or at rear property lines where justified by the existing land use pattern.
Boundary lines should not be drawn through the interior of parcels; and
4) As a maximum distance, the boundary should be drawn within a walkable distance
from one or two focal points, which may be defined by intersections, transit stops, or
shopping centers.
Page 36 of 77
Revised September_15 �06
Public Hearing Draft
Planning Commission Review
Policy LU-196. Designate Centers in locations with the following characteristics:
1) A nucleus of existing multi -use development;
2) Potential for redevelopment, or vacant land to encourage significant concentration of
development;
3) Center locations should be located on major transit and transportation routes;
4) Center locations should be served by the City's arterial street system.
Policy LU-197. Change adopted boundaries only in the following circumstances:
1) The original mapping failed to consider a major natural feature or significant land use
that would make implementation of the boundary illogical, or
2) -The amount of land within a Center is inadequate to allow development of the range
and intensity of uses envisioned for the Center.
Policy LU-198. Support new office and commercial development that is more intensive
than the older office and commercial development in existing Centers in order to create
more compact and efficient Centers over time.
Policy LU-199. Allow stand-alone residential development of various types and urban
densities in portions of Centers not conducive to commercial development, or in the
Urban Center in districts designated for residential use.
Policy LU-200. Allow residential uses throughout Centers as part of mixed -use
developments. Consider bonus incentives for housing types compatible with commercial
uses or lower density residential that is adjacent to Centers.
Policy LU-201. Include uses that are compatible with each other within mixed -use
developments; for example, office and certain retail uses with residential, office, and
retail.
Policy LU-202. Locate and design commercial uses within a residential mixed -use
development in a manner that preserves privacy and quiet for residents.
Policy LU-203. Modify existing commercial and residential uses that are adjacent to or
within new proposed development to implement the new Center land use vision as much
as possible through alterations in parking lot design, landscape, signage, and site plan as
redevelopment opportunities occur.
Policy LU-204. Consolidate signage for mixed -use development.
Policy LU-205. Identify major natural features and support development of new focal
points that define the Center and are visually distinctive.
Policy LU-206. Design focal points to include a combination of public areas such as
parks or plazas, architectural features such as towers, outstanding building design, transit
stops, or outdoor eating areas. These features should be connected to pedestrian
pathways if possible.
Policy LU-207. Evaluate existing intersections of arterial roadways for opportunities to
create focal points.
Page 37 of 77
Revised September 15 106
Public Hearing Draft
Planning Commission Review
Policy LU-208. Consolidate access to existing streets and provide internal vehicular
circulation that supports shared access.
Policy LU-209. Locate parking for residential uses in the mixed -use developments to
minimize disruption of pedestrian or auto access to the retail component of the project.
Policy LU-210. Connect residential uses to other uses in the Center through design
features such as pedestrian access, shared parking areas, and common open spaces.
Objective NN: Implement Renton's Urban Center consistent with the "Urban Centers
criteria" of the Countywide Planning Policies (CPP) to create an area of concentrated
employment and housing with direct service by high capacity transit and a wide range of
land uses such as commercial/office/retail, recreation, public facilities, parks and open
space.
Policy LU-211. Renton's Urban Center should be maintained and redeveloped with
supporting land use decisions and projects that accomplish the following objectives:
1) Enhance existing neighborhoods by creating investment opportunities in quality
urban scale development;
2) Promote housing opportunities close to employment and commercial areas;
3) Support development of an extensive transportation system to reduce dependency on
automobiles;
4) Strive for urban densities that use land more efficiently;
5) Maximize the benefit of public investment in infrastructure and services;
6) Reduce costs of and time required for permitting; and
7) Evaluate and mitigate environmental impacts.
Policy LU-212. Establish two sub -areas within Renton's Urban Center.
1) Urban Center -Downtown (UC-D) is Renton's historic commercial district,
surrounded by established residential neighborhoods. The UC-D is located from the
Cedar River south to South 7th Street and between I-405 on the east and Shattuck
Avenue South on the west.
2) Urban Center —North (UC-N) is the area that includes Southport, the Puget Sound
Energy sub -station, and the South Lake Washington redevelopment area. The UC-N
is located generally from Lake Washington on the north, the Cedar River and Renton
Municipal Airport to the west, Sixth Street and Renton Stadium to the south, and
Houser Way to the east.
Policy LU-213. Maintain zoning that creates capacity for employment levels of 50
employees per gross acre and residential levels of 15 households per gross acre within the
Urban Center.
Policy LU-214: Support developments that utilize Urban Center levels of capacity.
Where market conditions do not support Urban Center employment and residential levels,
support site planning and/or phasing alternatives that demonstrate how, over time, infill
or redevelopment can meet Urban Center objectives.
Page 38 of 77
Revised September 1 ` )06
Public Hearing Draft
Planning Commission Review
Policy LU-215. Site and building design should be pedestrian/people oriented with
provisions for transit and automobiles where appropriate.
URBAN CENTER DOWNTOWN LAND USE DESIGNATION
Purpose Statement: The Urban Center - Downtown (UC-D) is expected to redevelop as
a destination shopping area providing neighborhood, citywide, and sub -regional services
and mixed -use residential development. UC-D residential development is expected to
support urban scale multi -family projects at high densities, consistent with Urban Center
policies. Projects in the UC-D are expected to incorporate mixed -uses including retail,
office, residential, and service uses that support transit and further the synergism of
public and private sector activities. In the surrounding neighborhoods, infill urban scale
townhouse and multi -family residential developments are anticipated. Site planning and
infrastructure will promote a pedestrian scale environment and amenities.
Objective LU-00: Create a balance of land uses that contribute to the revitalization of
downtown Renton and, with the designated Urban Center - North, fulfill the requirements
of an Urban Center as defined by Countywide Planning Policies.
Policy LU-216. Uses in the Urban Center - Downtown should include a dynamic mix of
uses, including retail, entertainment, restaurant, office, and residential, that contribute to a
vibrant city core.
Policy LU-217. Development and redevelopment of Urban Center - Downtown should
strive for urban density and intensity of uses.
Policy LU-218. Ground floor uses with street frontage along Wells Avenue South
between Houser Way and South 2nd Street and along South 3rd Street between Main
Avenue South and Burnett Avenue South should be limited to businesses which primarily
cater to walk-in customer traffic (i.e. retail goods and services) in order to generate and
maintain continuous pedestrian activity in these areas. Walk-in customer oriented
businesses should also be encouraged to locate along street frontages in the remainder of
the downtown core.
Policy LU-219. Projects in the- Urban Center - Downtown should achieve an urban
density and intensity of development that is greater than typical suburban neighborhoods.
Characteristics of urban intensity include no or little setbacks, taller structures, mixed -
uses, structured parking, -urban plazas and amenities within buildings.
Policy LU-220. Non -conforming uses should transition to conforming uses. Non-
conforming structures should be re -used to house conforming uses unless the size and
scale of the structure significantly limits the intensity and quality of development that can
be achieved.
Policy LU-221. Development should not exceed mid -rise heights (maximum10 stories)
within the Urban Center - Downtown.
Objective LU-PP: Encourage the evolution of downtown Renton as a regional
commercial district that complements the redevelopment expected to occur in the Urban
Center - North.
i!g 39 of 77
Revised September 1' �06
Public Hearing Draft
Planning Commission Review
Policy LU-222. Automobile -related sales and service uses that require large amounts of
land and currently exist within the Urban Center — Downtown should be encouraged to
locate in the City's "Auto Mall" located outside of the Urban Center - Downtown or to
consolidate their sites and provide multi -storied facilities. New automobile -related sales
and service uses should be discouraged from locating in the Urban Center - Downtown.
Policy LU-223. Discourage uses including expansion of existing uses in the Urban
Center - Downtown that require large areas of surface parking and/or drive -through
service queuing space.
Objective LU-QQ: Encourage additional residential development in the Urban Center -
Downtown supporting the Countywide Planning Policies definition of Urban Center.
Policy LU-224. Maximize the use of existing urban services and civic amenities and
revitalize the City's downtown by promoting medium to high -density residential
development in the downtown area. Allowed densities should conform to the criteria for
Urban Centers in the countywide policies.
Policy LU-225. Mixed -use development where residential and commercial uses are
allowed in the same building or on the same site; should be encouraged in the urban
Center - Downtown. Incentives should be developed to encourage future development or
redevelopment projects that incorporate residential uses.
Policy LU-226. Net residential development densities in the Urban Center - Downtown
designation should achieve a range of 14-100 dwelling units per acre and vary by zoning
district.
Policy LU-227. Density bonuses up to 150 du/ac may be granted within designated areas
for provision of, or contribution to, a public amenity (e.g. passive recreation, public art)
or provision of additional structured public parking.
Policy LU-228. Condominium development and high -density owner -occupied
townhouse development is encouraged in the Urban Center - Downtown.
Objective LU-RR: Recognize the following Downtown Districts reflecting varying
development standards and uses that distinguish these areas.
1) Downtown Pedestrian District;
2) Downtown Core;
3) South Renton's Williams -Wells Subarea {see South Renton Neighborhood Plan);
4) South Renton's Burnett Park Subarea (see South Renton Neighborhood Plan); and
5) Cedar River Subarea north of the Downtown Core.
Policy LU-229. Encourage the most intensive development in the Downtown Pedestrian
District and Downtown Core with a transition to lower -scale commercial and residential
projects in areas surrounding the Downtown Core.
Policy LU-230. Ground -floor uses with street frontage in the Downtown Pedestrian
District should be limited to businesses that primarily cater to walk-in customer traffic
P__age_40 of 77
Revised September L a06
Public Hearing Draft
Planning Commission Review
(i.e. retail goods and services) in order to generate and maintain continuous pedestrian
activity in these areas.
Policy LU-231. Walk-in customer -oriented businesses should be encouraged to locate
along street frontages in the Downtown Core Area and the portion of the Urban Center -
Downtown located west of it.
Policy LU-232. Medium -rise residential (6-10 stories) should be located within the
Cedar River Subarea, primarily between the Cedar River and South 2nd, and between
South 7th and the Burlington Northern Railroad right-of-way.
Policy LU-233. The area between South 7th and the Burlington Northern Railroad right-
of-way should include a combination of low- (1-5 stories) and medium -rise residential to
provide a transition between the employment area and the mixed -use core.
Policy LU-234. Specific streetscapes, development standards, and design guidelines for
the South Renton Neighborhood are outlined in the South Renton Neighborhood Plan
within the Subarea Plan section of the Comprehensive Plan.
Objective LU-SS: Promote a reasonable balance between parking supply and parking
demand within the downtown.
Policy LU-235. Parking should be structured whenever feasible. Accessory surface
parking is discouraged.
Policy LU-236. The existing supply of parking should be be4er-managed to encourage
joint use rather than parking for each individual business.
Policy LU-237. Downtown parking standards should recognize the different demands
and requirements of both local and regional commercial parking versus those of office
and residential uses.
Policy LU-238. Alternatives to individual on -site parking that encourage efficient use of
urban land (e.g. fees in lieu of parking, multiple -use or shared parking leased off -site
parking, car -sharing) should be encouraged.
Policy LU-239. Parking standards and requests for parking modifications for downtown
residents should reflect the market demand of urban residential uses, taking into account
transit service availability, car -sharing availability, and other transportation demand
management tools available.
Policy LU-240. In order to maximize en-stre4on street parking availability in the
downtown, loading and delivery areas for downtown uses should be consolidated and
limited to alleys, other off-street areas, or city -designated on -street loading zones. Alley
and off-street loading and delivery areas should be screened from view of the street.
Policy LU-241. Alleys should be maintained in the Urban Center - Downtown in order
to facilitate use of alley -accessed parking areas, freight delivery, and removal of refuse
and recyclables.
Objective LU-TT: Develop a transit circulation/distribution system that provides
convenient connections between downtown and residential, employment, and other
commercial areas within the Renton planning area.
P.age41of77
Revised September 1 `. )06
Public Hearing Draft
Planning Commission Review
Policy LU-242. Transit should link the downtown with other parts of the Urban Center,
other commercial activity areas, and the City's major employment areas to encourage use
of the downtown by those employees both during and after work hours.
Policy LU-243. Future development and improvements in the Urban Center —
Downtown should emphasize non -automobile oriented travel both to and within the
downtown, while maintaining an adequate amount of parking for regional retail
customers. Transit and parking programs should be integrated, balanced, and
implemented concurrently.
Policy LU-244. Both intercity and intra-city transit should be focused at the Renton
Transit Center, the multi -modal transit facility located in the Downtown Core Area.
Policy LU-245. Permanent park and ride facilities in the Urban Center - Downtown
should use structured parking garages and support the Transit Center.
Policy LU-246. Continue development of transit -oriented development in the activity
node established by the downtown transit facility.
Policy LU-247. Seek ways of improving speed and reliability of transit serving Renton's
Downtown.
Policy LU-248. Transit span of service should increase as Downtown Renton adds
evening entertainment, dining, and recreation opportunities.
Objective LU-UU: Improve the City's pedestrian and bicycle network to increase access
to and circulation within the Urban Center - Downtown.
Policy LU-249. Pedestrian spaces should be emphasized and connected throughout the
downtown.
Policy LU-250. Pedestrians should be given priority use of sidewalks within the Urban
Center — Downtown designated pedestrian areas.
Policy LU-251. Block lengths and widths should be maintained at the pedestrian -
friendly standards that predominate within the downtown.
Policy LU-252. Where right-of-way is available and bicycle demand jusfifydgmand
'usl tifies them, bicycle lanes should be marked and signed to accommodate larger
volumes of bicycle traffic on select streets designated by the City.
Policy LU-253. Secure bicycle parking facilities, such as bike lockers and bike racks
should be provided at residential, commercial, and public establishments to encourage
bicycle use.
Objective LU-W: Improve the visual, physical and experiential quality, lighting and
safety, especially for pedestrians, along downtown streets.
Policy LU-254. Strong visual linkages should be created between downtown Renton and
neighborhoods using landscaped arterial streets and connectors.
Page 42 of 77
Adopted 11/01/04
Policy LU-255. Buildings along South 3rd Street between Main and Burnett Avenues
should retain a pedestrian scale by employing design techniques that maintain the
appearance and feel of low-rise structures to avoid creation of the "canyon effect" (e.g.
preserving historic facades, stepping facades back above the second or third floor).
Policy LU-256. Downtown gateways should employ distinctive landscaping, signage,
art, architectural style, and similar techniques to better delineate the downtown and
enhance its unique character.
Policy LU-257. Parking lots and structures should employ and maintain landscaping and
other design techniques to minimize the visual impacts of these uses.
Objective LU-WW: Improve the visual and physical appearance of buildings to create a
more positive image for downtown.
Policy LU-258. Site and building designs, (e.g. signage; building height, bulk and
setback; landscaping; and parking, should reflect unity of design to create a distinct sense
of place and mitigate adverse impacts on adjacent uses.
Policy LU-259. Incentives should be developed to encourage rehabilitation (e.g. facade
restoration) of older downtown buildings.
Objective LU-XX: Maintain and expand the available amenities to make the Urban
Center - Downtown more appealing to existing and potential customers, residents, and
employees.
Policy LU-260. Design guidelines should assist developers in creating attractive projects
that add value to the downtown community, attract new residents, employees, and
visitors, and foster a unique downtown identity.
Policy LU-261. Design guidelines may vary by zone within the downtown area to
recognize and foster unique identities for the different land use areas (i.e. South Renton's
Burnett Park subafeaSubarea).
Poky LU-262. New downtown parks should complement existing park facilities and be
compatible with planned trails. Trails should be integrated with the existing trail system.
Policy LU-263. Urban Center - Downtown development should be designed to take
advantage of existing unique downtown amenities such as the Cedar River, City parks
and trails, the downtown Transit Center, IKEA Performing Arts Center, and Renton High
School.
Policy LU-264. Public amenities such as art, fountains, or similar features should be
incorporated into the design of public areas, major streets and gateways of the Urban
Center - Downtown.
URBAN CENTER NORTH LAND USE DESIGNATION
Purpose Statement: The purpose of the UC-N is to redevelop industrial land for new
office, residential, and commercial uses at a sufficient scale to implement the Urban
Centers criteria adopted in the Countywide Planning Policies. This portion of the Urban
Ya,;e 43 of 77
Adopted 11 /01/04
Center is anticipated to attract large-scale redevelopment greater than that in the Urban
Center -Downtown, due to the -large ava 4 lable areas of land holdings tffider single
owner -ship available for redeyeto aLment. In addition, thi-s-new development is expected to
include a wider group of uses including remaining industrial activities, new research and
development facilities, laboratories, retail integrated into pedestrian -oriented shopping
districts, and a range of urban -scale, mixed -use residential, office and commercial uses.
The combined uses will generate significant tax income for the City and provide jobs to
balance the capacity for the more than 5,000 additional households in the Urban Center.
Development is expected to complement the Urban Center -Downtown. UC-N policies
will provide a blueprint for the transition of land over the next 30 years into this dynamic,
urban mixed -use district.
(THERE ARE NO OBJECTIVES FOR POLICIES I.U-265 THROUGH LU-2961
Policy LU-265. Support more urban intensity of development (e.g. building height, bulk,
landscaping, parking standards) than with land uses in the suburban areas of the City
outside the Urban Center.
Policy LU-266. Achieve a mix of uses that improves the City's tax and employment
base.
Policy LU-267. Support a range and variety of commercial and office uses.
Policy LU-268. Allow hospitality uses such as hotels, convention and conference
centers.
Policy LU-269. Co -locate uses within a site and/or building in order to promote urban
style, mixed -use development.
Policy LU-270. Support incorporation of public facilities such as schools, museums,
medical offices, and government offices into redevelopment efforts by developing a
public/private partnership with developers and other Renton stakeholders such as the
school district, technical college, and hospital district.
Policy LU-271. Support uses that sustain minimum Urban Center employment levels of
50 employees per gross acre and residential levels of 15 households per gross acre within
the entire Urban Center.
Policy LU-272. Support uses that serve the region, a sub -regional, or citywide market as
well as the surrounding neighborhoods.
Policy LU-273. Support integration of community -scale office and service uses
including restaurants, theaters, day care, art museums and studios.
Policy LU-274. Support transit stations and transit usage connecting to a system of park
and ride lots outside the Urban Center -North. Support park and ride facilities within the
Urban Center only when they are included in structured parking as a stand-alone use or
are developed as part of a mixed -use project.
Policy LU-275. Support an expanded and extended public right-of-way in the vicinity of
the present Logan Avenue to provide new arterial access within the Urban Center.
P_:a(Ye44of77
Adopted 11 /01 /04
Additionally, this will provide a physical buffer between redevelopment and continuing
airplane manufacturing operations.
Policy LU-276. Support extension of Park Ave. to Lake Washington.
Policy LU-277. Recognize the need for secure limited access within large manufacturing
facilities by retaining private drives and roads in areas where airplane manufacturing
operations continue.
Policy LU-278. Support creation of a significant gateway feature within gateway nodes
as shown en in the Urban Center -North Gaieway Map.
Policy LU-279. Support private/public partnerships to plan and finance infrastructure
development, public uses and amenities.
Policy LU-280. Use a hierarchy of conceptual plan, master plan and site plan review and
approval to encourage the cohesive development of large land areas within the Urban
Center -North. Incorporate integrated design regulations into this review process.
Policy LU-281. Address the mix and compatibility of uses, residential density,
conceptual building, site and landscape design, identification of gateway features, signs,
circulation, transit opportunities, and phasing through master plan and site plan review
process.
Policy LU-282. Fully integrate signage, building height, bulk, setbacks, landscaping, and
parking considerations in structures and site plans across the various components of each
proposed development.
Policy LU-283. Require significant pedestrian element in internal site circulation plans.
Policy LU-284. Allow phasing plans for mixed -use projects.
Policy LU-285. Consider placement of structures and parking areas in initial
redevelopment plans to facilitate later infill development at higher densities and
intensities over time.
Policy LU-286. Support structured parking to facilitate full redevelopment of the Urban
Center over the 30-year planning horizon. Where structured parking is infeasible for
early phases of development, parking should be located in the rear or the side of the
primary structure.
Policy LU-287. Discourage parking lots between structures and street right-of-way.
Policy LU-288. Orient buildings to streets to emphasize urban character, maximize
pedestrian activity and minimize automobile use within the District.
Policy LU-289. Use design regulations to provide direction on site design, building
design, landscape treatments, and parking and circulation.
Policy LU-290. Support a combination of internal and external site design features such
as:
1) Plazas;
2) Prominent architectural features;
3) Significant natural features;
4) Distinctive focal features; and
Pale 45 of 77
Adopted 11/01/04
S) Gateways.
Policies for tding-Surroundin g resident4al-Residential Area_(nefth
(
North Renton n ' Neihhorhood, south of N 6`b St)
Policy LU-291. Provide a transition in land use with respect to intensity of development
where areas mapped Residential Single Family and Residential Options border Urban
Center - North designations.
Policy LU-292. Create boulevard standards for arterial streets connecting or running
through adjacent residential neighborhoods that address noise, pedestrian sidewalks,
planting areas between vehicular lanes and pedestrian areas, traffic calming techniques,
lighting standards, a landscape planting plan for street trees and other vegetation, and
street furniture.
Policy LU-293. Support a mix of activities within the Urban Center - North designation
that supports populations in adjacent residential areas as well as new development within
the re -development area. Examples of uses that serve the needs of existing populations
include neighborhood -scale retail that addresses the day-to-day needs of residents,
restaurants and coffee houses, public facilities, and places of assembly such as parks and
plazas.
Policies for Public Facilities
Policy LU-294. Evaluate public facility needs for projected new populations within the
Urban Center — North to accommodate a wide range of future users.
Policy LU-295. Support a partnership with community stakeholders such as the Renton
School District to provide a transition for public properties adjacent to the Urban Center —
North such as the Sartori School and Renton Stadium facilities. Transition of these
facilities could range from accommodating a new clientele as the area transitions to
mixed -use activities, or physical re -development of properties addressing the
needs of employees or residents of the Urban Center.
Policy LU-296. Recognize the Renton Municipal Airport as an Wit -Essential pu}ie
Public f4eilityFacilit . (See Seetieti. section on Airport Compatible .Land
Use P046}es olicics).
Urban Center North Districts
The proposed Urban Center -North is divided into two districts for planning purposes.
Each Distfiet district has a different emphasis in terms of range, intensity, and mix of
uses. These are District One, east of Logan Avenue, and District Two, west of Logan
Avenue. The implementation of planning concepts for District Two will be dependent on
decisions by The Boeing Company regarding continued airplane assembly operations at
the Renton Plant. For this reason, initiation of redevelopment in District Two will likely
occur after transition of the area east of Logan Avenue, District One, has begun.
Consolidation of Boeing operations may cause certain property located within District
One to be deemed surplus, making it available for redevelopment within the near future.
Page 46 of 77
Adopted 11/01/04
District One is envisioned to include a variety of uses. The intensity of these uses would
require substantial infrastructure improvements. More extensive development, ultimately
anticipated with the future development of District Two, will likely require even more
significant infrastructure upgrades.
Redevelopment in both districts of the Urban Center - North will be responsive and
protective of the North Renton residential neighborhood to the south. While the North
Renton neighborhood is not a part of the Urban Center, its residents will benefit from the
significant amenities provided by development of a new urban community.
Redevelopment within both districts will occur in a manner that is not incompatible with
the operations at the Renton Municipal Airport, recognizing that the airport is an essenti1
Essential public -Public fae4A-y-F_g i lity located within an urban area. Redevelopment
within both districts will be consistent with the City's Airport Compatible Land Use
Program. The program responds to State requirements to consider how land use in the
surrounding areas affects the Renton airport.
The current supply of underutilized land north of N. $th Street creates an immediate
redevelopment opportunity for a first phase of development in District One. However,
the industrial character of the surrounding developed properties, both within District Two
to the west and the Employment Area -Industrial area to the east, will make it difficult to
achieve true urban intensities in District One at the beginning of this transition. The
overall Vision for the District contemplates much more than a series of low-rise
structures with large parking lots. Therefore, it is important that this initial development
facilitates later stages of investment as the neighborhood matures and property values
increase. It is also critical that the early -stage vision for District One sets the stage for
high -quality redevelopment in District Two.
The following "visions" have been developed for each District.
Vision - District One
The changes in District One will be dramatic, as surface parking lots and existing large-
scale industrial buildings are replaced by retail, flex tech, and office uses. Initial
development may be characterized by large -format, low-rise buildings surrounding
internal surface parking lots and bordered by a strong pedestrian -oriented spine along
Park Avenue. As the Urban Center -North evolves, the buildings of District One may be
remodeled and/or replaced with taller, higher density structures. Parking structures may
also be built in future phases as infill projects that further the urbanization of the District.
Two initial patterns of development are anticipated within the District: one, creating a
destination retail shopping district; and the other, resulting in a more diverse mixed -use,
urban scale office and technical center with supporting commercial retail uses. It is hoped
that over time these patterns will blend to become a cohesive mixed -use district.
In its first phases of development, District One hosts for the region a new farm of retail
center. Absent are the physical constraints of a covered mall. Although parking initially
may be handled in surface lots, their configuration, juxtaposed with smaller building
units, eliminates the expanse of paving that makes other retail shopping areas
unappealing to pedestrians. Building facades, of one or two stories, are positioned
adjacent to sidewalks and landscaped promenades. Destination retail uses that draw from
Page 47 of 77
Adopted 11 /01 /04
a sub -regional or regional market blend with small, specialty stores in an integrated
shopping environment to support other businesses in the area. While large -format ("big -
box") retail stores anchor development, they do not stand-alone. Rather, they are
architecturally and functionally connected to the smaller shops and stores in integrated
shopping centers. Cafes with outdoor seating, tree -lined boulevards and small gathering
places invite shoppers to linger after making their initial purchases. Retail development
takes an urban form with high -quality design considering a human scale and pedestrian
orientation.
While retail development will add to the City's tax base and create a modest increase in
employment, the vision for the Urban Center -North is that of a dense employment center.
Within the initial phases of redevelopment, job growth will also occur in high -quality,
well -designed flex/tech development and low- to mid -rise office, lab and research and
development buildings that provide attractive environments for companies offering high -
wage careers in information technology, life sciences and light ("clean") manufacturing
and assembly industries.
Redevelopment in this area will also include residential opportunities in low- to mid -rise
buildings with upper -story office and/or ground -related retail. Additional supporting
retail will also be constructed. Logan Avenue is extended and redeveloped for public use
as a major, tree -lined parkway.
During the second generation of redevelopment in District One, changing property values
and further investment will allow for higher density development in the form of offices
and residences mixed with other uses. As this area is transformed into a mature mixed -
use district, community gathering spaces and recreation facilities to support the City's
neighborhoods and business districts become viable. Cultural facilities, as well as
convention and conference centers may be located within the District and could be
incorporated into mixed -use development with retail, office and hotels. Small parks, open
space, and community gathering places will be incorporated into site design. Facilities
such as multiple -screen theaters and other cultural facilities may add to the amenity value
of the District.
District One Policies
Objective LU-YY: Create a major commercial/retail district developed with uses that
add significantly to Renton's retail tax base, provide additional employment opportunities
within the City, attract businesses that serve a broad market area and act as a gathering
place within the community.
Policy LU-297. Support office and technology -based uses with retail uses and services
along portions of the ground floors to facilitate the creation of an urban and pedestrian
environment.
Policy LU-298. Support uses supporting high-technology industries such as
biotechnology, life sciences, and information technology by providing retail amenities
and services in the area.
Page 48 of 77
Adopted 11/01/04
Policy LU-299. Allow for the development of destination retail centers that are
consistent with a district -wide conceptual plan.
Policy LU-300. Encourage the placement of buildings for retail tenants along pedestrian -
oriented streets to create urban configurations.
Policy LU-301. Ensure that big -box retail functions as an anchor to larger, cohesive,
urban -scale retail developments.
Policy LU-302. Encourage a variety of architectural treatments and styles to create an
urban environment.
Objective LU-ZZ: Create an urban district initially characterized by high -quality,
compact, low-rise development that can accommodate a range of independent retail,
office, research, or professional companies. Support the continuing investment in and
transition of low-rise development into more intensive, urban forms of development to
support a vital mixed -use district over time.
Policy LU-303. Encourage pedestrian -oriented development through master planning,
building location, and design guidelines.
Policy LU-304. Support urban forms of setback and buffering treatment such as:
a) Street trees with sidewalk grates,
b) Paving and sidewalk extensions or plazas, and
c) Planters and street furniture.
Policy LU-305. Allow phasing plans for developments as part of the master plan and site
plan review that:
a) Provide a strategy for future infill or redevelopment with mixed -use buildings.
b) Preserve opportunities for future structured parking and more intense
employment -generating development.
Policy LU-306. Support parking at -grade in surface parking lots only when structured or
under -building parking is not mar-ket viable.
Policy LU-307. Support development of parking structures using private/public
partnerships when the market will not support structural parking without subsidy.
Policy LU-308. Support surface parking lots behind buildings, and in the center of
blocks, screened from the street by structures with landscape buffers.
Policy LU-309. Consider public/private participation in provision of structured parking,
to stimulate additional private investment and produce a more urban environment.
Policy LU-310. Support shared parking by averaging parking ratios for co -located and
mixed -uses.
Policy LU-311. Reduce the suburban character of development, preserve opportunities
for infill development, and provide for efficient use of land by setting maximum parking
standards.
Page 49 of 77
Adopted 11/01/04
Policy LU-312. Support the co -location of uses within a site and/or building in order to
promote urban style mixed -use (commercial/retail/office/residential) development.
Policy LU-313. Discourage ancillary retail pads.
Vision - District Two
Ongoing Boeing airplane manufacturing is supported by the City_and_expected to
continue across District Two for the foreseeable future. This important industrial base
will continue to provide high -wage jobs within the Urban Center — North as
redevelopment occurs in District One.
Should Boeing surplus property west of Logan Avenue, redevelopment that follows will
take on more urban characteristics, incorporating mixed -use (residential, office, and
retail) development types. Planning for the redevelopment of District Two will take into
consideration the unique issues involved in the transition of a site historically used for
heavy industry adjacent to the Renton Municipal Airport. Redevelopment will be
consistent with the Renton Municipal. Airport Compatible
Land Use Program.
Eventually, redevelopment will lead to the creation of a vibrant new lakefront community
providing additional housing, shopping, and employment opportunities to the region. The
South Lake Washington neighborhood will be a center of activity in the Puget Sound
region --a premiere address for residents, a hub of economic activity providing capacity
for high -wage jobs, and a world -class destination for shopping, dining, recreation, and
entertainment
Mixed -use projects will be high in design and construction quality, and offer landmark
living, shopping, and working environments planned to take advantage of a regionally
centralized location, efficient access, mass transit, potential passenger ferry connections,
stellar views of lake and mountains, and restored natural environments along the Cedar
River and Lake Washington shorelines.
Development within District Two will be organized into neighborhoods with housing,
shopping, employment, and recreation opportunities located within walking distance.
Low- to mid -rise buildings will be located to the south while development to the north
will be primarily mid -to- high-rise in order to maximize views. While some on -street or
surface parking may occur, the majority of parking will be provided in the lower levels of
mixed -use buildings or in stand-alone structures designed to blend in with the
surrounding neighborhood.
This environment attracts a residential population living in up -scale neighborhoods
featuring higher -density condominium and apartment forms of housing north of N. 8�h St.
Townhouse developments south of N. 8°i St. provide a transition to the adjacent North
Renton neighborhood in terms of scale and use of buildings. Residents of both
neighborhoods will find ample shopping and employment opportunities in the immediate
vicinity.
Residents, employees and visitors will enjoy new public open space. These range from
public access to the lakefront through small parks, overviews, and trails, to large public
Page 50 of 77
Adopted 11 /01 /04
plazas and central greens that provide gathering places, recreational opportunities, and a
celebration of views of the Seattle skyline, the Olympic Mountains, and Mount Rainier.
District Two Policies
Objective LU-AAA: Support ongoing airplane manufacturing and accessory uses.
Policy LU-314. Support existing airplane manufacturing and accessory uses while
allowing for the gradual transition to other uses should The Boeing Company surplus
property within District Two.
Policy LU-315. Allow airplane manufacturing and related accessory uses such as
airplane sales and repair, laboratories for research, development and testing, medical
institutions, and light industrial uses including small scale or less intensive production
and manufacturing, and fabricating with accessory office and support services.
Objective LU-BBB: If Boeing elects to surplus property in District Two, land uses w�4
should transition into an urban area characterized by high -quality development offering
landmark living, shopping and work environments planned to take advantage of access
and views to the adjacent river and lake shorelines.
Policy LU-316. Should The Boeing Company elect to surplus properties in District Two
support the redevelopment with a range and variety of commercial, office, research, and
residential uses.
1) Support a mid- to high-rise scale and intensity of development.
2) Support retail and service activities as ancillary uses that are synergistic with
commercial, office, biotech, research, technology, and residential activities.
Traditional retail (Main Street), general business and professional services, and
general offices are examples of the types of uses that are supported in combination
with other activities.
3) Support urban scale residential development in District Two. North of N. 8th Street
structured parking should be required.
4) Allow a limited range of service uses, such as churches, government offices and
facilities, commercial parking garages, and day care centers through the conditional
use process.
5) Allow eating and drinking establishments and cultural facilities as part of office or
mixed -use development.
5) Prohibit new warehousing, storage including self -storage, vehicle sales, repair and
display (including boats, cars, trucks and motorcycles), assembly and packaging
operations, heavy and medium manufacturing and fabrication unrelated to production
of new commercial airplanes.
7) Support development of public amenities such as public open space, schools,
recreational and cultural facilities, and museums.
8) Allow commercial uses such as retail and services provided that they support the
primary uses of the site and are architecturally and functionally integrated into the
development.
R&a 51 of 77
Adopted 11/01/04
CENTER VILLAGE LAND USE DESIGNATION
Purpose Statement: Center Village is characterized by areas of the City that provide an
opportunity for redevelopment as close -in urban mixed -use residential and commercial
areas that are pedest-4-aff-pedestrian-oriented. These areas are anticipated to provide
medium to high -density residential development and a wide range of commercial
activities serving citywide and sub -regional markets. Center Villages typically are
developed within an existing suburban land use pattern where opportunities exist to
modify the development pattern to accommodate more growth within the existing urban
areas by providing for compact urban development, transit orientation, pedestrian
circulation, and a community focal point organized around an urban village concept.
Objective LU-CCC: Develop Center Villages, characterized by intense urban
development supported by site planning and infrastructure that provides a pedestrian
scale environment.
Policy LU-317. Apply the Center Village Designafiendesignation to areas with an
existing suburban and auto -oriented land use pattern, which, due to availability and
proximity to existing residential neighborhoods, are candidate locations for a higher
density mixed -use type of development.
Policy LU-318. Implement the Center Village Designation using multiple zoning
designations including Residential 10 (R-10), Center Village (CV), and Residential
Multi -family (RMF).
Strategy 319.1. Evaluate commercial and residential development standards in the
Center Village and replace zoning designations or re -zone with the vision for a Center
Village designation
Strategy 319.2. Prepare a Highlands Plan as a sub -area plan to further refine the land use
concept for and implement the Center Village land use concepts. Phasing of the
Highlands Subarea Plan is expected to occur over a 2 — 5- year period.
Strategy 319.3. Areas east of Edmonds and north of Sunset currently zoned RMF are to
remain in residential use. The area north of 12th St. currently zoned R-10 is to remain in
residential use.
Policy LU-320. Allow residential density ranging from 10 to 80 dwelling units per acre
in the Center Village Designation.
Policy LU-321. Encourage mixed -use structures and projects.
Policy LU-322. Orient site and building design primarily toward pedestrians aPApeople
to maximize pedestrian activity and minimize automobile use for circulation within the
Center Village.
Policy LU-323. Accommodate parking within a parking structure. Where structured
parking is infeasible, parking should be located in the back or the side of the primary
structure. Discourage parking lots between structures and street rights -of- way.
Policy LU-324. Use alley access where alleys currently exist. Encourage designation of
new alleys in redevelopment projects.
Page 52 of 77
Adopted 11/01/04
Policy LU-325. Encourage shared parking to use urban land efficiency.
Policy LU-326. Develop design guidelines to provide direction on site design, building
design, landscape treatments, an,+parking, and circulation components of new
development projects. Implementation of this policy should be phased within three years
of the adoption of the 2004 Update.
Policy LU-327. Encourage uses in Center Villages that serve a sub -regional or citywide
market as well as the surrounding neighborhoods.
Policy LU-328. Encourage more urban style design and intensity of development (e.g.
building height, bulk, landscaping, parking) within Center Villages than with land uses
outside the Centers.
Policy LU-329. Promote the clustering of community commercial uses and discourage
the development of strip commercial areas.
Policy LU-330. Residential development within Center Villages is intended to be urban
scale, stacked, flat and/or townhouse development with structured parking.
Policy LU-331. Prohibit new garden style multi -family development.
Policy LU-332. Provide community scale office and service uses.
Pale 53 of77
Adopted 11 /01 /04
X. COMMERCIAL
Goal: Support existing businesses and provide an energetic business environment for
new commercial activity providing a range of service, office, commercial, and mixed use
residential uses that enhance the City's employment and tax base along arterial
boulevards and in designated development areas.
Discussion: There are three commercial designations:
1) Commercial Corridor;
2) Commercial/Office/Residential; and
3) Commercial Neighborhood.
These commercial areas range from intense retail corridors to major office parks to
neighborhood scale districts. Many commercial areas are located
along arterials where the high volumes of daily traffic provide a substantial customer
base.
COMMERCIAL CORRIDOR LAND USE DESIGNATION
Purpose Statement: The Commercial Corridor district is characterized by concentrated,
pre-existing commercial activity, primarily in a linear urban form, that provides
necessary goods and services for daily living, accessible to near -by neighborhoods,
serving a sub -regional market and accommodating large volumes of traffic.
It is the intention of City objectives and policies that Commercial Corridor areas evolve
from "strip commercial" linear business districts to business areas characterized by
enhanced site planning incorporating efficient parking lot design, coordinated access,
amenities, and boulevard treatment. Commercial Corridor areas may include designated
districts including concentrations of specialized uses such as the Auto Mall, or features
such as transit stops and a combination of businesses creating a focal point of pedestrian
activity and visual interest.
Commercial Corridor areas are characterized by medium intensity levels of activity. It is
anticipated, however, that intensity levels in these areas will increase over time as
development of vacant space occurs, increased land value makes redevelopment feasible,
and land is used more efficiently. In these districts, provision of pedestrian amenities is
encouraged, as are opportunities to link adjacent uses and neighborhoods.
Objective LU-DDD: The Commercial Corridor land use designation should include:
1) Established commercial and office areas;
2) Developments located on large parcels of land;
3) Projects that maybe highly visible from principal arterials;
P__. ale 54 of 77
Adopted 11/01/04
4) Uses dependent upon or benefiting from high -volume traffic;
5) Uses that provide significant employment; and
6) Businesses that provide necessary or desirable goods and services to the larger
community.
Policy LU-333. The Commercial Corridor Land Use designation should be mapped in
areas with the following characteristics:
1) Located on, and having access to, streets classified as pr-insiple- rindarterials;
2) High traffic volumes; or
3) Land use pattern characterized by strip commercial development, shopping centers, or
office parks.
Policy LU-334. The Commercial Corridor designation should be implemented through
Commercial Arterial, Commercial Office, or Light Industrial zoning.
Policy LU-335. Increased demand for commercial uses should be accommodated
primarily through redevelopment and intensification of existing business area
designations rather than expansion of those areas.
Objective LU-EEE: Create opportunities for development and re -development of land
in portions of the Commercial Corridor designation for general business and service uses.
These include a wide range of restaurant, small-scale to big -box retail, offices, auto
dealers, light industrial, and residential uses.
Policy LU-336. Portions of the Commercial Corridor designation appropriate for a wide
range of uses catering to low and medium intensity office, service, and retail uses should
be mapped with Commercial Arterial zoning.
Policy LU-337. Areas that should be considered for Commercial Arterial zoning should
meet the following criteria:
1) The corridor is served by transit or has transit within one -quarter mile;
2) A historical strip commercial urban development pattern predominates;
3) Large, surface parking lots exist;
4) Primary development on the site is located at rear portions of the property with
parking in front of the buildings;
5) Parcel size and configuration typically is defined by a larger parcel fronting the
arterial street with multiple buildings and businesses; and
6) The corridor exhibits long block lengths and/or an incomplete grid street network.
Policy LU-338. Commercial Arterial zoned areas should include an opportunity for
residential uses and office as part of mixed -use development.
Objective LU-FFF: Create opportunities for intensive office uses in portions of
Commercial Corridor designations including a wide range of business, financial, and
professional services supported by service and commercial/retail activities.
Page 55 of 77
Adopted 11 /01 /04
Policy LU-339. Areas of the City identified for intensive office use may be mapped with
Commercial Office implementing zoning when site is developed, historically used for
office, or the site meets the following criteria:
1) Site is located contiguous to an existing or planned transit route;
2) Large parcel size;
3) High visibility; and
4) Opportunities for views.
Policy LU-340. Small-scale medical uses associated with major institutions should be
located in the portions of Commercial Corridor designated areas with Commercial Office
zoning, in the Urban Center, or in the Employment Area -- Valley.
Policy LU-341. Retirement centers that have a medical facility as a component of the
services offered should be located in areas of the Commercial Corridor that have
Commercial Office zoning.
Policy LU-342. Medium and high intensity office should be encouraged as the primary
use in Commercial Office zoned areas.
Policy LU-343. Retail and services should support the primary office use in areas
identified for Commercial Office zoning, and should be located on the ground floor of
office and parking structures.
Policy LU-344. In the Commercial Office zone, high-rise office development should be
limited to ten (10) stories. Fifteen (15) stories may be obtained through a height bonus
system.
Policy LU-345. Height bonuses of five (5) stories may be allowed for office buildings in
designated areas of the Commercial Office zone, under appropriate conditions, where
sites provide additional public benefits such as plazas, parks, exceptional landscaping,
and/or public art.
Objective LU-GGG: Guide redevelopment of land in the Commercial Corridor
designation with Commercial Arterial zoning, from the existing strip commercial
forms into more concentrated forms, in which structures and parking evolve from the
existing suburban form, to more efficient urban configurations with cohesive site
planning.
Policy LU-346. Support the redevelopment of commercial business districts located
along principal arterials in the City.
Policy LU-347. Implement development standards that encourage lively, attractive,
medium to high -density commercial areas.
Policy LU-348. Encourage consolidation of individual parcels to maximize flexibility of
site design and reduce access points.
Page 56 of 77
Adopted I 1 /01 /04
Policy LU-349. Support development plans incorporating the following features:
1) Shared access points and fewer curb cuts;
2) Internal circulation among adjacent parcels;
3) Shared parking facilities;
4) Allowance for future transition to structured parking facilities;
5) Centralized signage;
6) Unified development concepts; and
7) Landscaping and streetscape that softens visual impacts.
Policy LU-350. New development in Commercial Corridor designated areas should be
encouraged to implement uniform site standards, including:
1) Minimum lot depth of 200 feet;
2) Maximum height of ten (10) stories within office zoned designations;
3) Parking preferably at the rear of the building, or on the side as a second choice;
4) Setbacks that would allow incorporating a landscape buffer;
5) Front setback without frontage street or driveway between building and sidewalk; and
6) Common signage and lighting system.
Policy LU-351. Identify and map activity nodes located along principal arterials that are
the foundation of the Corridors, and guide the development or redevelopment of these
nodes as activity areas for the larger corridors so that they enhance their function.
Policy LU-352. Development within defined activity nodes should be subject to
additional design guidelines as delineated in the development standards.
Policy LU-353. Structures at Commercial Corridor intersections should not be set back
from the street and sidewalk so as to allow vehicular circulation or parking to be located
between the sidewalk and the building.
Policy LU-354. Commercial Corridor intersections frequented by pedestrians, due to the
nature of nearby uses or transit stops, should feature sidewalk pavement increased to
form pedestrian comers and include pedestrian amenities, signage, and special design
treatment that would make them identifiable as activity areas for the larger corridor.
Policy LU-355. Parking at designated intersections should be in back of structures and
not located between structures and the sidewalk or street.
Policy LU-356. Structures in Commercial Corridor areas that front sidewalks abutting
the principal arterial or are located at activity nodes should be eligible for a height bonus
and therefore may exceed the maximum allowable height in the district.
Policy LU-357. Public amenity features (e.g. plazas, recreation areas) should be
encouraged as part of new development or redevelopment.
Policy LU-358. Parking areas should be landscaped (including street trees, buffers,
berms), especially along roadways, to reduce visual impacts.
Objective LU-HHH: Support methods of increasing accessibility to Commercial
Corridor areas for both automobile and transit to support the land use objectives of the
district.
Pa,-c 57 of 77
Adopted 11 /01 /04
Policy LU-359. Support routing of the citywide transit system to Commercial Corridor
areas to provide greater access.
Policy LU-360. Encourage development proponents to work with the City
Transportation Division, King County METRO, and Sound Transit in order to site transit
stops within the Commercial Corridor areas.
Policy LU-361. Public transportation transit stops located in Commercial Corridor areas
should be safe, clean, comfortable, and attractive.
Objective LU-III: Ensure quality development in Commercial Office zones.
Policy LU-362. Office sites and structures should be designed (e.g. signage; building
height, bulk and setback; landscaping; parking) to mitigate adverse impacts on adjacent
land uses.
Policy LU-363. Parking provided on -site, in parking structures, and either buffered from
adjacent uses or incorporated into pedestrian -oriented street design, is preferred.
Policy LU-364. In areas developed with high intensity office uses, circulation within the
site should be primarily pedestrian -oriented.
Policy LU-365. In areas developed with high intensity office uses, vehicular access to
the site should be from the primary street with the access points minimized and designed
to ease entrance and exit.
Policy LU-366. Public amenity features (e.g. parks, plazas, recreation areas)-, should be
encouraged (i.e. through incentives or similar means) as part of every high -intensity
office development.
Policy LU-367. In areas developed with high intensity office uses, site and building
design should be transit-, people-, and pedestrian -oriented. Ground floor uses and design
should be pedestrian -oriented.
Objective LU-JJJ: Where Commercial Corridor areas intersect other land use
designations, recognition of a transition and/or buffer between uses should be
incorporated into redevelopment plans.
Policy LU-368. Consideration of the scale and building style of near -by residential
neighborhoods should be included in development proposals.
Policy LU-369. Development should be designed to consider potential adverse impacts
on adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be
considered during site design.
Policy LU-370. Landscape buffers, additional setbacks, reduced height, and screening
devices such as berms and fencing should be employed to reduce impacts (e.g. visual,
noise, odor, light) on adjacent, less intensive uses.
Page 58 of 77
Adopted 11/01/04
Renton Auto Mall
Discussion: The Renton Auto Mall is intended to serve several purposes on behalf of the
City and business community. It increases vehicle sales and corresponding tax revenue
returned to the City. It has special development standards that are predictable, cohesive,
and uniform throughout the District.
It is easily accessible from regional interstate transportation systems, and improves and
increases values of underdeveloped property. The Auto Mall, by providing a District for
this concentrated activity, allows land that might otherwise be used for vehicle sales and
service to be reutilized more efficiently in other Districts, such as the Urban Center.
Additional benefits may accrue to both City residents and people on a regional basis due
to the opportunity to comparison shop and conveniently participate in activities related to
auto sales and service.
Objective LU-KKK: Provide support for a cohesive Commercial Corridor District
specifically for the concentration of auto- and vehicular -related businesses in order to
increase their revenue and the sales tax base for the City.
Policy LU-371. The Renton Auto Mall should be primarily located along SW Grady
Way, between Oakesdale Ave. S.W. and Williams Ave. S., but may be expanded beyond
this area as warranted.
Policy LU-372. The objectives and policies of the Commercial Corridor designation
should be implemented by Commercial Arterial (CA) zoning within Auto Mall District A
and by the underlying zoning in Auto Mall District B.
Objective LU-LLL: In order to further the continued cohesiveness of the Auto Mall
Improvement District, a right-of-way improvement plan should be completed, adopted,
and implemented by the City in coordination with property owners and auto dealers.
Policy LU-373. The coordinated right-of-way improvement plan should address area
gateways, signage, landscaping, circulation, and shared access.
Policy LU-374. A designated gateway to the Auto Mall District should be made visually
distinctive through the use of gateway features.
Policy LU-375. In order to facilitate the consolidation of land into a cohesive district,
fees and other compensation normally levied for street right-of-way vacation should be
waived.
Objective LU-MMM: Auto Mall Improvement District development standards, site
planning, and project review should further the goal of the City to present an attractive
environment for doing regional -scale, auto -related business.
Policy LU-376. Landscaping along principal arterials should be uniform from parcel to
parcel in order to further the visual cohesiveness of the District.
Page 59 of 77
Adopted 11/01/04
Policy LU-377. On -site landscaping should consist of a minimum two and one half
percent (2.5%) of the gross site area.
Policy LU-378. On -site landscaping should primarily be located at site entries, in front
of buildings, and at other locations with high visibility from public areas.
Policy LU-379. Vehicle service areas should not be readily visible from public rights -of -
way.
Objective LU-NNN: Use of the Auto Mall District by pedestrians should be encouraged
by improving safety and creating an attractive, "walkable" business environment.
Policy LU-380. Designated walkways should be part of a larger network of pedestrian
connections between businesses throughout the district.
Policy LU-381. To enhance use of the Auto Mall Improvement District by pedestrians
the following features should be used:
• Wheel stops or curbs placed to prevent overhang of sidewalks by vehicle
bumpers.
• Customer parking located and clearly marked near site entries.
• Coordinated dealer -to -dealer signage should be developed.
NE Sunset Boulevard Corridor
Discussion: The NE Sunset Boulevard Corridor is unique in the City due to the highly
eclectic mix of commercial and residential uses along its length. These integrated uses,
located at a "gateway " to the City, are an appropriate signal to those entering Renton
that the community is diverse in many ways. Height limitations in the Development
Standards have kept buildings along the NE Sunset Boulevard Corridor at two stories or
below, a scale that is generally consistent with the various forms of residential along the
corridor.
Objective LU-000: A special district should be designated along NE Sunset
Boulevard. The purpose of this area would be to make the commercial environment
more attractive to local and sub -regional shoppers so that local businesses will be more
economically viable and the City's tax base will increase. Implementing code will be put
in place within three years of the adoption date for the GMA update.
Policy LU-382. Within the NE Sunset Boulevard Corridor, a "Business District" should
include the commercial properties along NE Sunset Blvd. from Duvall Ave. N.E. to west
of Union Ave. N.E.
Policy LU-383. The NE Sunset Boulevard Corridor, due to its location on the east
boundary of the City, should include City gateway features.
Policy LU-384. The NE Sunset Boulevard Corridor, due to its location abutting
Highlands Neighborhood Center, should be considered a gateway to that district and
feature design elements that are coordinated with, and reflect the nature of the Highlands
Neighbefheed renter Village.
Pale 60 of 77
Adopted 11/01/04
Policy LU-385. The policies of the Commercial Corridor designation and the NE Sunset
Boulevard Corridor should be implemented by Commercial Arterial (CA) zoning.
Policy LU-386. Vehicle sales businesses existing in the NE Sunset Boulevard Business
Corridor should be encouraged to relocate to the Renton Auto Mall District.
Northeast Fourth Corridor
Discussion: The Northeast Fourth Corridor is an active commercial area located at a
gateway to the City. It features a wide variety of retail and service uses and several
different structural forms from small professional offices to large-scale strip malls with
major grocery anchors.
Annexations of land into the City to the east of this commercial area and subsequent
development of large single family housing projects has increased the market area for the
Northeast Fourth Corridor considerably in recent years.
Objective LU-PPP: A special commercial area should be designated along Northeast
Fourth Street. The purpose of this area would be to enhance the commercial environment
to increase revenue of local businesses and the City's tax base.
Policy LU-387. Within the Northeast Fourth Corridor, the "Business District" should be
bounded by Queen Avenue NE (on the west) and Field Ave N.E. (on the east).
Policy LU-388. The policies of the Commercial Corridor designation and the Northeast
Fourth Corridor Business District should be implemented by Commercial Arterial (CA)
zoning.
Objective LU-QQQ: The Northeast Fourth Corridor Business District should be
enhanced to improve efficiency, safety and attractiveness to both potential shoppers and
pass -through traffic.
Policy LU-389. Due to its location at a key entrance to the City from the east, the
Northeast Fourth Corridor Business District should include gateway features.
Policy LU-390. The Northeast Fourth Business District should be enhanced with
boulevard design features such as landscaped center--of--road medians for the purpose of
improving safety through traffic control and slowing traffic for pedestrian safety and
improved conditions for vehicles leaving and entering the principal arterial.
Policy LU-391. To the extent possible, undeveloped parcels and pads and/or
redevelopment in the Northeast Fourth Corridor Business District should feature street -
facing building facades located a maximum of fifteen (15) feet set -back from the non -
curb edge of sidewalks abutting the principal arterial.
Policy LU-392. In the Northeast Fourth Business Corridor Business District, where
buildings are set back more than fifteen (15) feet from the principal arterial, new
development or redevelopment should:
Page 61 of 77
Adopted 11 /01 /04
1. Contribute a furnished public gathering space, abutting the sidewalk along the
principal arterial, of no less than 1,000 square feet with a minimum dimension of
twenty (20) feet on one side. Such space should have landscaping, including street
trees, decorative paving, pedestrian -scaled lighting and seating, at a minimum.
2. Designate appropriate site(s) for future pad development for additional commercial
structures located to conform to maximum setback requirements.
Rainier Avenue Corridor
Discussion: The Rainier Avenue Corridor is one of the most commercially viable areas
of the City. Redevelopment of infrastructure and businesses in the Rainier Corridor
would present the opportunity to strengthen the transition between the Corridor, a major
transportation route through the west part of the City, and the Urban Center, Changes of
this nature could increase the economic vitality of Renton's Downtown.
Objective LU-RRR: A special commercial area should be designated along Rainier
Avenue. The purpose of this area would be to enhance the commercial environment to
increase revenue of local businesses and the City's tax base.
Policy LU-393. Within the Rainier Avenue Corridor, the `Business District" should be
bounded by properties directly north of S. 2nd Street on the north and the Houser railroad
trestle on the south where it abuts the Auto Mall District.
Policy LU-394. The policies of the Commercial Corridor designation and the Rainier
Avenue Corridor Business District should be implemented by Commercial Arterial (CA)
zoning.
Policy LU-395. Uses in the Rainier Avenue Corridor should be primarily retail -oriented,
and may have an emphasis on providing goods on a high -volume, vehicle -accessed basis,
but should also provide high -quality and specialty goods.
Objective LU-SSS: Due to the nature of the retail core business in the Rainier Avenue
Corridor, vehicular access and egress safety should be a primary consideration.
Policy LU-396. In the Rainier Avenue Corridor access points to businesses fronting the
principal arterial should be consolidated if at all possible and curb cuts reduced wherever
feasible.
Policy LU-397. Business signs in the Rainier Avenue Corridor should be
uniform in size, content, and location to reduce visual clutter. Monument signs are the
preferred type.
Policy LU-398. New billboard signs should be disallowed in the Rainier Avenue
Corridor Business District due to the large scale of the signs in relation to the scale of the
district. Existing signs should be well maititai ell maintained so that visual impact is
reduced.
Rage 62 of 77
Adopted 11 /01 /04
Objective LU-TTT: The Rainier Avenue Corridor Business District should be enhanced
to improve efficiency, safety and attractiveness to both potential shoppers and pedestrians
using the public transportation system.
Policy LU-399. In the Rainier Avenue Corridor Business District, due to significant
pedestrian use of the intersections of Rainier Avenue and Sunset Boulevard/South Third
Street, Rainier Avenue and South Third Place, and Rainier Avenue and South Fourth
Street, sidewalk widths at these locations should be increased to create pedestrian corners
whenever redevelopment occurs. Pavement should be increased for added pedestrian
safety.
Policy LU-400. On comers having high -volume pedestrian traffic, the paved sidewalk
area should be increased in size. This may require a larger building setback at the corners
of buildings when building facades abut the sidewalk.
Policy LU-401. Pedestrian corners should include urban street fiuniture such as a-beneh
or --benches, on information kiosk, and a trash receptacle.
Policy LU-402. Rainier Avenue should be improved with landscaped median and
additional street trees to improve safety and appearance.
Policy LU-403. Property owners and business owners should be encouraged to provide
awnings or other weather protection on facades of buildings fronting sidewalks.
Objective LU-UUU: The Rainier Avenue Corridor Business District is one of
the busiest arterials in the City and is located as a gateway to the City from both the south
and north. The design, function, and configuration of the District should reflect its status
as a key gateway.
Policy LU-404. The Rainier Avenue Corridor should feature gateway elements to the
extent made possible by redevelopment.
Policy LU-405. Signage in the Rainier Avenue Corridor Business District should include
high quality City directional signs to the Urban Center, City Hall, IKEA Performing Arts
Center, Piazza Park, City parking garage, library, museum, and other prominent public
destinations.
Pave 63 of 77
Adopted 11/01/04
I �
I
li� I�il
¢
�I li TU3rA[, [
J 7 ((}} \
IIII r I —p�X
r.� I - J � I 1 4 'a�I��I�,�J� r l r !�'.-�, I _
5 1 "`1
i' = I �,1� 1 •, 1 -=� ���; � - I �� � as Gila
i
� •• .,~aye ' �\\\\�\\ � 1 Zi �� � i
Cage 54 of 77
M
Adopted 11/01/04
i R f Y
r
1 a.J �
LO-
11
I _ f
��LI fff ff I 4 .
_..._
I I I
Page 65 of 77
CD
cn
m
(D
cn
5
z
^u
W
c
a!
W m
Adopted 11/01/04
0
Rqge 66 of 77
Adopted 11/01/04
L t h St GA
�A
S 2nd St
Rainier Business District 15
MM Business District
Page 67 of 77
Adopted 11 /01 /04
CK1]u101dl.R-91lFA111,01W01[01D1MMIDAa, IF43a MlleI11UR3Do11*3IM/:NIMeI
Purpose Statement: The Commercial/Office/Residential (COR) designation provides
opportunities for large-scale office, commercial, retail, and multi -family projects
developed through a master plan and site plan process incorporation significant site
amenities and/or gateway features. COR sites are typically transitions from an industrial
use to a more intensive land use. The sites offer redevelopment opportunities on Lake
Washington and/or the Cedar River.
Objective LUNW: Development at Commercial/Office/Residential designations
should be cohesive, high quality, landmark developments that are integrated with natural
amenities. The intention is to create a compact, urban development with high amenity
values that creates a prominent identity.
Policy LU406. Designate CommerciaUOffice/Residential in locations meeting the
following criteria:
1) There is the potential for redevelopment, or a sufficient amount of vacant land to
encourage significant concentration of development;
2) The COR site could function as a gateway to the City;
3) COR sites should be located on major transit and transportation routes; and
4) The COR location has significant amenity value, such as water access, that can
support landmark development.
Policy LU407. Consistent with the locational criteria, Commercial/Office/Residential
designations may be placed on property adjaccnt to, or abutting, residential, commercial,
industrial designations or publicly owned properties. COR designations next to higher
intensity zones such as industrial, or next to public uses, may provide a transition to less
intense designations in the vicinity. Site design of COR should consider the long-term
retention of adjacent or abutting industrial or public uses.
Policy LU-408. Uses in Commercial/Office/Residential designations should include
mixed -use complexes consisting of office, and/or residential uses, recreational and
cultural facilities, hotel and convention center type development, technology research and
development facilities; and corporate headquarters.
Policy LU-409. Commercial uses such as retail and services should support the primary
uses of the site and be architecturally and functionally integrated into the development.
Policy LU-410. Commercial development, excluding big -box, may be a primary use in a
Commercial/Office/Residential designation, if:
1) It provides significant economic value to the City;
2) It is sited in conjunction with small-scale, multiple businesses in a "business district;"
3) It is designed with the scale and intensity envisioned for the COR; and
4) It is part of a proposed master plan development.
Page 68 of 77
Adopted 1 l /01 /04
Policy LU-411. Individual properties may have a single use if they can be developed at
the scale and intensity envisioned for the COIL designation
C,,mmer-e;..WOffi.een Residet-+ia! prtc ee , or if proposed as part of a phased development
and multi -parcel proposal that includes a mix of uses.
Policy LU-412. Structured parking should be required. if lack of financial feasibility
can be demonstrated at the time of the COR development, phased structured parking
should be accommodated in the proposed master plan.
Policy LU413. Sites that have significant limitations on redevelopment due to
environmental, access, and/or land assembly constraints should be granted flexibility of
use combinations and development standards through the master plan process.
Policy LU414. Private/public partnerships should be encouraged to provide
infrastructure development, transportation facilities, public uses, and amenities.
Policy LU-415. Adjacent properties within a designated COR should be combined for
master planning purposes and public review regardless of ownership.
Policy LU-416. Master plans should coordinate the mix and compatibility of uses,
residential density, conceptual building, site and landscape design, identification of
gateway features, signs, circulation, transit opportunities, and phasing regardless of
ownership of individual parcels.
Policy LU-417. Maximum residential density at COR designated sites should range
between 30 to 50 dwelling units per acre. The same area used for commercial and office
development may also be used to calculate residential density.
Policy LU-418. Commercial/Office/Residential master plans should be guided by design
criteria specific to the location, context, and scale of the designated COR. COR Design
Guidelines should fully integrate signage, building height, bulk, setbacks, landscaping,
and parking considerations for the various components of each proposed project within
the COR development.
Policy LU-419. Internally, Commercial/Office/Residential developments should be
primarily pedestrian -oriented. Internal site circulation of vehicles should be separated
from pedestrians wherever feasible by dedicated walkways.
Policy LU420. Primary vehicular access to COR development should be from principal
arterials. Internal streets should be sized hierarchically. Curb cuts should not conflict
with pedestrian routes, if possible.
Policy LU421. Commercial/Office/Residential developments should have a
combination of internal and external site design features, such as:
Pale 69 of 77
Adapted 11/01/04
1) Public plazas;
2) Prominent architectural features;
3) Public access to natural features or views;
4) Distinctive focal features;
S) Indication of the function as a gateway, if appropriate;
6) Structured parking; and
7) Other features meeting the spirit and intent of the COR designation.
Page 70 of 77
Adopted 11 /a 1 /04
COMMERCIAL NEIGHBORHOOD LAND USE DESIGNATION
Purpose Statement. The purpose of the Commercial Neighborhood designation is to
provide small scale, low -intensity commercial areas located within neighborhoods
primarily for the convenience of residents who live nearby. Uses should be those that
provide goods and services. In addition, a limited amount of residential opportunities
should be provided.
Objective LU-WWW: Commercial Neighborhood designated areas are intended to
reduce traffic volumes, permit small-scale business uses, such as commercial/retail,
professional office, and services that serve the personal needs of the immediate
population in surrounding neighborhoods.
Policy LU-422. The Commercial Neighborhood designation should be implemented by
Commercial Neighborhood zoning.
Policy LU-423. Commercial Neighborhood designated areas should be located:
1) Within one -quarter mile of existing and planned residential areas;
2) To the extent possible, outside of the trade areas of other small-scale commercial uses
offering comparable goods and services; and
3) Contiguous to a street no smaller than those classified at the collector level.
Policy LU-424. Commercial Neighborhood designated areas should not increase in scale
or size to the point of changing the character of the nearby residential neighborhood.
Policy LU-425. The small-scale uses of Commercial Neighborhood designated areas
should not increase in intensity so that the character of the commercial area or that of the
nearby residential area is changed.
Policy LU-426. A mix of uses (e.g. convenience retail, consumer services, offices,
residential) should be encouraged in small-scale commercial developments within
Commercial Neighborhood designated areas.
Policy LU-427. Commercial Neighborhood designated areas should consist primarily of
retail and/or service uses.
Policy LU-428. Products and services related to large-scale motorized machinery,
vehicles, or equipment should not be allowed in Commercial Neighborhood designated
areas. Nor should uses that result in emissions, noise, or other potential nuisance
conditions be allowed in such areas.
Policy LU429. Residential uses should be located above the ground floor, limited to no
more than four units per structure and should be secondary to retail and services uses.
Pa&e 71 of 77
Adopted 11/01/04
Policy LU430. Commercial structures in Commercial Neighborhood designated areas
should be compatible with nearby residential areas in height, front yard
setbacks, lot coverage, building design, and use.
Pale 72 of 77
Adopted 11 /01 /04
X1. EMPLOYMENT AREAS
Goal: Achieve a mix of land uses including industrial, high technology, office, and
commercial activities in Employment Areas that lead to economic growth and a
strengthening of Renton's employment base.
Discussion: These policies are designed to ensure that Renton will have adequate
reserves of land and appropriate use designations to further its economic development
efforts. Adequate land is necessary to attract new businesses in an effort to expand and
diversify, and stabilize the employment base. There are two Employment Area Land Use
Designations:
1) Employment Area —Industrial
2) Employment Area — Valley
Flexibility is encouraged in the Employment Areas by allowing a range of uses and
multiple users on sites. Research and development businesses may need to evolve into
production and distribution facilities as products are developed and receive approval for
marketing. A flexible approach can facilitate business development and stimulate
creation of nodes of employment activity supported by commercial and service uses.
Objective LU-XXX: Encourage economic growth resulting in greater diversity and
stability in the employment and tax bases by providing adequate land capacity through
zoning amounts of land to meet the needs of future employers.
Policy LU-431. The City should endeavor to expand its present economic base,
emphasizing new technologies, research and development facilities, science parks, and
high-technology centers, and supporting commercial and office land uses.
Policy LU-432. In each employment designation, an appropriate mix of commercial,
office, light industrial, and industrial uses should be supported. The mix will vary
depending on the employment area emphasis.
Policy LU-433. Encourage flexibility in use and reuse of existing, conforming structures
to allow business to evolve in response to market and production requirements.
Policy LU-434. Support location of commercial and service uses in proximity to office
or industrial uses to develop nodes of employment supported by services.
Objective LU-YYY: Promote the development of low impact, light industrial uses,
particularly those within the high-technology category, in Employment Area -Valley and
Employment Area -Industrial designations where potentially adverse impacts can be
mitigated.
Page 73 of77
Adopted 11/01/04
Policy LU-435. Site planning review should ensure that light industrial uses are neither
intrusive nor adversely affected by other uses nearby.
EMPLOYMENT AREA -INDUSTRIAL LAND USE DESIGNATION
Purpose Statement. The Employment Area -Industrial designation is intended to provide
continued opportunity for manufacturing and industrial uses that create a strong
employment base in the City.
Discussion: Although location is an important factor for all types of development, it is
especially critical far industrial development. Industries need good access in areas with
low traffic volumes. As the City becomes more urban, they need assurance that
incompatible uses will not be allowed that could eventually force them to relocate. Other
uses, especially residential, also want to ensure that industries do not impact their
neighborhoods with noise, traffic, and other nuisances and hazards. For these reasons,
although commercial areas may see more diversity and mixing of uses, industrial areas
will remain somewhat isolated from other uses.
Objective LU-ZZZ. Sustain industrial areas that function as integrated employment
activity areas and include a core of industrial uses and other related businesses and
services, transit facilities, and amenities.
Policy LU-436. The primary use in the Employment Area - Industrial designation should
be industrial.
Policy LU-437. A mix of offices, light industrial, warehousing, and manufacturing
should be encouraged in the Employment Area -Industrial classification, with conditions
as appropriate.
Policy LU438. Industrial uses with a synergistic relationship should be encouraged to
locate in close proximity to one another.
Policy LU439. Industrial parks that provide space for several related or unrelated, but
compatible users should be encouraged to:
1) Include more than one industrial use organized into a single development;
2) Share facilities such as parking, transit facilities, recreation facilities, and amenities;
3) Include properties in more than one ownership;
4) Locate in areas with adequate regional access to minimize their impacts on the local
street network; and
5) Organize the site plan to place building fronts to the street with service and parking
screened from the front.
Policy LU-444. Existing industrial activities may create noise, chemicals, odors, or other
potentially noxious off -site impacts. Within the Employment Area -Industrial designation
existing industrial activities should be protected. Although the designation allows a wide
range and mix of uses, new businesses that would be impacted by pre-existing industrial
activities should be discouraged.
Page 74 of 77
Adopted 11/01/04
Policy LU-441. When more intensive new uses are proposed for locations in close
proximity to less intensive existing uses, the responsibility for mitigating any adverse
impacts should be the responsibility of the new use.
Policy LU442. Off -site impacts from industrial development such as noise, odors, light
and glare, surface and ground water pollution, and air quality should be controlled
through setbacks, landscaping, screening and/or fencing, drainage controls,
environmental mitigation, and other techniques.
Policy LU443. Light industrial uses that result in noise or odors, should be located in
the Employment Area -Industrial designation.
EMPLOYMENT AREA -VALLEY LAND USE DESIGNATION
Purpose Statement: The purpose of the Employment Area -Valley designation is to
allow the gradual transition of the Valley from traditional industrial and warehousing
uses to more intensive retail service and office activities. The intent is to allow these new
activities without making industrial uses non -conforming and without restricting the
ability of existing businesses to expand.
Objective LU-AAAA: Provide for a mix of employment -based uses, including
commercial, office, and industrial development to support the economic development of
the City of Renton.
Policy LU-444. Develop the Green River Valley ("The Valley") and the Black River
Valley (located between Sunset Blvd and SW Grady Way) areas as places for a range and
variety of commercial, office, and industrial.
Policy LU445. Non -employment -based uses, such as residential, are prohibited in the
Employment Area - Valley.
Policy LU446. Multi -story office uses should be located in areas most likely to be
served by future multi -modal transportation opportunities. A greater emphasis on public
amenities is appropriate for this type of use.
Policy LU-447. Developments should be encouraged to achieve greater efficiency in site
utilization and result in benefits to users with techniques including:
1) Shared facilities such as parking and site access, recreation facilities and amenities;
2) An improved ability to serve development with transit by centralizing transit stops;
and
3) An opportunity to provide support services (e.g. copy center, coffee shop or lunch
facilities, express mail services) for nearby development that otherwise might not
exist.
Policy LU448. Uses such as research, design, and development facilities should be
allowed in office designations and industrial designations when potential adverse impacts
to surrounding uses can be mitigated.
Rage 75 of 77
Adopted 11/01/04
Policy LU449. Recognize viable existing and allow new industrial uses in the Valley,
while promoting the gradual transition of uses on sites with good access and visibility to
more intensive commercial and office use.
Objective LU-BBBB: Provide flexibility in the regulatory processes by allowing a
variety of zoning designations in the Employment Area -Valley designation.
Policy LU-450. Changes from one zone to another should be considered to achieve a
balance of uses that substantially improves the City's economic / employment base.
Factors such as increasing the City's tax base, improving efficiency in the use of the land,
and the ability of a proposed land use to mitigate potential adverse land use impacts
should be considered.
Policy LU-451. Commercial Arterial (CA) should be supported only when the proposed
commercial use has access to SW 43rd Street, and/or East Valley Road south of SW 27th
Street or is located north of I-405 and south of 1 Oth Avenue SW and the area under
consideration is part of a designation totaling over 5 acres (acreage may be in separate
ownerships).
Policy LU-452. Zoning supporting industrial uses should be established when a mix or
wider range of uses is not yet appropriate for a site.
Policy LU-453. Properties lying between SR-167 and East Valley Road from SW 22nd
Street to SW 41 st Street should not be granted an industrial zone classification that is
more intensive than Light Industrial in order to avoid the potential for degradation of the
high visibility SR 167 corridor.
Policy LU-454. Commercial Office zoning should be supported where a site has high
visibility, particularly in those portions of the Valley that are gateways and/or along the I-
405 and SR 167 corridors, where larger sites can accommodate more intensive uses, and
where sites can take advantage of existing and/or future multi -modal transportation
opportunities.
Objective LU-CCCC: Ensure quality development in Employment Area -Valley,
Policy LU-455. Street trees and landscaping should be required for new development
within the Valley to provide an attractive streetscape in areas subjected to a transition of
land uses (Refer to the Community Design Element).
Policy LU456. Vehicular connections between adjacent parking areas are encouraged.
Incentives should be offered to encourage shared parking.
Policy LU457. Site design for office uses and commercial, and mixed -use
developments should consider ways of improving transit ridership through siting,
locating of pedestrian amenities, walkways, parking, etc.
Policy LU-458. Site plan review should be required for all new projects in the
Employment Area -Valley pursuant to thresholds established in the City's development
regulations.
Policy LU459. New development, or site redevelopment, should conform to
development standards that include scale of building, building fagade treatment to reduce
perception of bulk, relationship between buildings, and landscaping.
Page 76 of 77
Adopted 11/01/44
Page 77 of 77
Adeptod4+4W94Revised c Heariw Dt-aft
2006-T-3
Sent. 15, 2006
Page 1 of 15
DEVC rY �fi�7'P
P1Fkr0�N'A1G
COMMUNITY DESIGN ELEMENT SEP 2 620
06
GOALS '9ECEIVED
1. To raise the aesthetic quality of the City.
2. To strengthen the economy through high quality development.
3. To ensure that a high quality of life is maintained as Renton evolves.
IV-1
Adopted 1 V91 /f4Rewised Publi ring Draft
2W-T-3
Sept. 15, 2006
Page 2 of 15
TABLE OF CONTENTS
PurposeStatement....................................................................................... IV-3
Goals...................................................................................................... IV-3
I. Natural Areas......................................................................................... IV-3
II. Urban Separators.................................................................................... IV-4
III. Established Residential Neighborhoods......................................................... IV-5
IV. New Development in Commercial Districts and New Residential Subdivisions.......... IV-7
A. Site Planning............................................................................... IV-7
B. Gateways.................................................................................... IV-9
C. Views and Focal Points.................................................................. IV-10
D. Architecture............................................................................... IV-10
E. Landscaping................................................................................ IV-11
F. Streets, Sidewalks, and Streetscape..................................................... IV-12
G. Signage...................................................................................... IV-14
H. Lighting..................................................................................... IV-14
I. Urban Center................................................................................ IV-15
N-2
Adopted 44AWWeyised c Hearing .Draft
2006-T-3
Sept. 15, 2006
Page 3 of 15
COMMUNITY DESIGN ELEMENT
Purpose Statement: The purpose of the Community Design Element is to establish
policies that set standards for high quality development, improve the aesthetics and
functionality of existing neighborhoods and commercial areas, and guide the
development of new neighborhoods that are part of a better community.
Recognizing that the exceptional quality of life in Renton is dependent upon a strong
local economy, these policies are intended to further that economic health. They are
based on the belief that a positive image and high quality development attracts more of
the same, so that high simdar& ean lead to i iiefeased fevenue.
Goals:
1. To raise the aesthetic quality of the City,
2. To strengthen the economy through high quality development, and
3. To ensure that a high quality of life is maintained as Renton evolves.
Discussion:
The objectives and policies adopted to meet these goals address issues related to both
the natural and built environment such as: how the physical organization of
development can create a desirable place to live; the importance of view protection;
ways to improve the streetscape; principles of vegetation preservation, selection, and
maintenance; principles of architectural and urban design; and the function of urban
separators.
I. Natural Areas
Summary: Natural areas are an important component of the community. The purpose
of including natural areas in the Community Design Element is not so that natural
areas will be "designed," but rather so that the built environment can be shaped in a
manner that takes into consideration the natural environment.
The Community Design Natural Areas objectives are intended to address:
• Urban growth in relation to natural areas,
• Protection and enhancement of natural areas, and
• Public access to natural areas.
Objective CD -A: The City's unique natural features, including land form, vegetation,
lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as
opportunities arise.
Policy CD -I: Integrate development into natural areas by clustering development
and/or adjusting site plans to preserve wetlands, steep slopes, and notable stands of
trees or other vegetation. Natural features should function as site amenities. Use
IV-3
Adopted 14ADIA4Revised Publi HngDraft
2006-T-3
Sent 15, 2006
Pale 4 of 15
incentives such as flexible lot size and configuration to encourage preservation and
add amenity value.
Policy CD-2: During development, effort should -be made to preserve watercourses as
open channels.
Policy CD-3: Site design should maximize public access to and create opportunities
for use of shoreline areas in locations contiguous to a lake, river, stream, or wetland
where such access would not jeopardize habitats and other environmental attributes of
the water body.
Policy CD4: Development review of proposed projects should identify opportunities
for increasing public access to Lake Washington, the Cedar River, wetlands, streams,
and creeks in the City.
Policy CD-5: Renton's public and private open space should be increased in size
through acquisition of additional land or dedication of Native Growth Protection Area
easements.
Policy CD-6: Public open space acquisition should be consistent with the Long Range
Parks, Recreation, Open Space, and Trails Plan Policy.
II. Urban Separators
Summary: Urban Separators are low -density residential areas, intended to establish
edges between Renton and other communities. These transition areas will become
more important as urban areas intensify.
In some areas, natural features such as stream courses, landform, and vegetation
already serve as buffers.
These policies are implemented by the Resource Conservation and Residential 1
zoning designations. The Urban Separator policies should be considered along with
Residential Low Density policies.
Objective CD-B: Designate low -density residential and resource areas as Urban
Separators to provide physical and visual distinctions between Renton and adjacent
communities, and to define Renton's boundaries.
Policy CD-77-The function of Urban Separators should be to:
a. rek9eme-Reinforce the character of the City,
b. establishEstablish clear boundaries between the City and other communities,
c. Separate highdens,45-intensi urban land uses from lowdefis t-y-intensity uses
and resource lands, and
d. Protect environmentally sensitive andeF critical areas.
Adopted i 1/01b4R yJ
Ls_t4 c_HeatnDraft
2006-T-3
Sept, 1 & 2006
Pa e 5 of 15
Policy CD-8—: Locational criteria should consider the following types of lands for
designation as Urban Separators:
a. Individual and interconnecting natural features, critical areas, public and private
open space and water features.
b. Existing and proposed individual and interconnecting parks, and agricultural
areas.
c. Areas that provide a logical and easily identifiable physical separation between
urban communities.
III. Established Residential Neighborhoods
Summary: The policies included in this section of the Community Design.Element are
intended to guide construction of new, small-scale infill residential development and
modifications to existina residential and commercial structures.
Objective CD-C: Promote re -investment in and upgrade of existing residential
neighborhoods through redevelopment of small, underutilized parcels with infill
de_v_el__opm , modification and alteration of older housing stock, and improvements to
streets and sidewalks to increase property values.
Policy CD-9—_Support modification of existing commercial and residential
structures and site improvements that implement the current land use policies as re-
investment occurs in neighborhoods. Such modifications may consist of parking lot
design, landscaping renovation, new coordinated signage, and site plan/building
alterations that update structures to contemporary standards.
j Policy CD-10.—_Sidewalks or walking paths should be provided along streets in
established neighborhoods, where sidewalks have not been previously constructed.
Sidewalk width should be ample to safely and comfortably accommodate pedestrian
traffic and, where practical, match existing sidewalks.
Policy-CD-11—: Vacant property should be maintained (landscaped, pruned, mowed,
and litter removed) or screened to prevent adverse visual, economic, and health/safety
impacts on the surrounding area.
Policy CD-12r-_Infill development, defined as new short plats of nine or fewer lots,
should be encouraged in order to add variety, updated housing stock, and increase
vitality tw f neighborhoods.
Policy CD-13r -: M11 development should be reflective of the existing character of
established neighborhoods even when designed using different architectural styles, and
/or responding to more urban setbacks, height or lot requirements. Infill development
should draw on elements of existing development such as placement of structures,
vegetation, and location of entries and walkways, to reflect the site planning and scale
of existing areas.
IV-5
AdepW 1 W!94Reyised Pubii nng Dra
2006-T-3
Sept. M 2006
Paee 6 of Is
Policy CD-13.1: Project design, including location of access and dimensions of yards
and setbacks, should address privacy and quality of life on existing improved portions
of sites. Rear and side yard setbacks should be maintained and not reduced to
facilitate increased density.
Polic CD-13.2: Setbacks and other develo went standards should not be reduced on
newly platted lots through modification or variance to facilitate increased density.
Policy CD-147--_Architecture of new structures in established areas should be visually
compatible with other structures on the site and with adjacent development.
Visual compatibility should be evaluated using the following criteria:
a. Where there are differences in height (e.g., new two-story development
adjacent to single -story structures), the architecture of the new structure should
include details and elements of design such as window treatment, roof type,
entries, or porches that reduce the visual mass of the structure.
b. Garages, whether attached or detached, should be constructed using the same
pattern of development established in the vicinity.
Structures should have entries, windows, and doors located to maintain privacy
in neighboring yards and buildings:
IV-6
Adepted r ;,m"W lrjsed G Hearing Dr -aft
22006-T-3
Sept. M 2006
Pale-7 of 15
11V. New -Development in Commercial Districts and New Residential Subdivisions
Summary: Objectives and polices that address new -commercial infill and residential
subdivision development are intended to serve multiple purposes. First, concerns
about new development "fitting in" to established areas of Renton have resulted in an
increased awareness that site design and architecture, when planned to be compatible
with the context of the neighborhood or commercial area, can make the "fit" of the
new project more comfortable.
Second, these objectives and policies provide assistance to project proponents so when
planning new development for Renton; -,they can be guided in their choices.
Third, city officials, who must make decisions regarding new projects, can use these
objectives and policies to guide their review of project proposals.
Elements of new development represented by objectives and policies in this section
include:
A. Site planning
B. Gateways
C. Views and focal points
D. Architecture
E. Landscaping
F. Streets, sidewalks, and streetscape
G. Signs
H. Lighting
I. Urban Center
A. Site Planning
Summary: Site planning is the art and science of arranging structures, open space,
and non-structural elements on land in a functional way so that the purpose of the
development can be met, while keeping those elements in harmony with each other
and with the context of the project.
Objective CD-D: New neighborhood development patterns should be consistent with
Renton's established neighborhoods and have an interconnected road network.
f Policy CD-15—:-7Land should be subdivided into blocks sized so that walking
distances are minimized and convenient routes between destination points are
available.
Policy CD-l6—L_During land division, all lots should front streets or parks.
Discourage single tier lots with rear yards backing onto a street. Where a single -tier
plat is the only viable alternative due to land configuration, significant environmental
constraints, or location on a principal arterial, additional design features such as a
larger setbacks, additional landscaping, or review of fencing should be required.
Mepted 11041 A4Revised Publi ring Draft
2 -T-
Seut. 15, 2006
Pale 8 of 15
a. Evaluation of land configuration should consider whether a different layout of
streets or provision of alleys is physically possible and could eliminate the need
for a single -tier plat.
b. Evaluation of environmental constraints should consider whether the location
and extent of critical areas prevents a standard plat design.
c. Review of fencing should ensure that the development does not "turn its back"
to public areas.
Policy CD-17—,;_Development should be designed (e.g. site layout, building
orientation, setbacks, landscape areas and open space, parking, and outdoor activity
areas) to result in a high quality development as a primary goal, rather than to
maximize density as a first consideration.
Policy CD-18;--_Prcjects should only be approved at the upper end of density ranges
when the following criteria are fully addressed in project level submission.
a. Trees are retained, relocated, or planted to create sufficient vegetative cover to
provide a landscape amenity, shade, and high quality -walking environment in
an urban context.
b. Lot size/configuration and lot coverage is sufficient to provide private
recreation/outdoor space for each resulting lot.
c. Structures can be sited so that entry, window, and door locations create and
maintain privacy on adjoining yards and buildings. Architectural and
landscape design should:
• Prevent window and door openings looking directly into another
structure,
• Prevent over -reliance on fencing, or
• Prevent projections of building elements into required setbacks in a
pattern that reduces provision of light, visual separation, and/or require
variances of -or modification of standards.
Density may be reduced within the allowed range to bring projects into compliance
with these criteria.
Policy CD-19—,- During development, significant trees, either individually or in
stands, should be preserved, replaced, or as a last option, relocated.
Policy CD-20—r Development should be visually and acoustically buffered from ad-
jacent freeways.
Policy CD-21:--: Development should have buildings oriented toward the street or a
common area rather than toward parking lots.
Policy CD-22: When appropriate, due to scale, use, or location, on -site open space
and recreational facilities in developments should be required.
IV-8
Adopted 11 /@ 1 10 Revisod c Hea6ng Draft
2006-T-3
Sent. 15, 2006
Page 9 of 15
Policy CD-23,_Developments should be designed so that public access to and use of
parks, open space, or shorelines, is available where such access would not jeopardize
the environmental attributes of the area.
Policy CD-24—_Site design of development should relate, connect, and continue
design quality and site function from parcel to parcel.
Policy CD-25—.,-Site design should address the effects of light, glare, noise,
vegetation removal, and traffic in residential areas. Overall development densities
may be reduced within the allowed density range to mitigate potential adverse impacts.
I Policy CD-26—.Streets, sidewalks, and pedestrian or bike paths should be arranged
f as an interconnecting network. The useDead-end streets and a cul-de-sacs should be
discouraged. A grid or "flexible grid" pattern of streets and pathways, with a
hierarchy of widths and corresponding traffic volumes, should be used.
Policy CD-27—_New streets should be designed to provide convenient access and a
choice of routes between homes and parks, schools, shopping, and other community
destinations.
Policy CD-28r_Non-residential development should have site plans that provide street
access from a principal arterial, consolidate access points to existing streets, and have
internal vehicular circulation that supports shared access.
Policy CD-29: : In mixed -use developments with ground -floor retail uses, residential
parking areas should not conflict with pedestrian and vehicular access to the retail
component of the project.
Policy CD-X _If transit service is available, parking requirements may be reduced
or shared parking serving multiple developments may be allowed.
Policy CD-31—: In mixed -use developments, residential uses should be connected to
other uses through design features such as pedestrian walkways and common open
space.
Policy CD-32—_Neighborhoods should have human -scale features, such as pedestrian
pathways and public spaces (e.g. parks or plazas) that have discernible edges, entries
and borders.
B. Gateways
Summary: Community identity can be effectively communicated at City and
district/neighborhood entries through the designation of these areas as "gateways."
Gateways are a means to call attention to the entrance and bid welcome to the City or a
more specific geographic area .
Objective CD-E: Highlight entrances to the City through the use of the "Gateways"
designation. Implementing code for Objective CD-E and policies CD-33, 34, and 35
will be put in place within five (5) years from the date of adoption of the GMA update.
IV-9
AjdepW 11Mo!G4ReviwdPubli ring Draft
2006-x 3
Sept. 15.2006
Paee 10 O 15
Policy CD-33.-: Identify primary and secondary gateways to the City and develop
them as opportunities arise.
Policy CD-34.: The level of development intensity at a gateway should be used, with
location, to determine whether it is a primary or secondary gateway.
Policy CD-35;-: "iEach gateway should have unique, identifiable design treatment in
terms of landscaping, building design, signage, street furniture, paving, and street
width. Special consideration of gateway function should be demonstrated through
design of these elements.
C. Views and Focal Points
Summary: Views are a resource that should be preserved for public access to the
greatest extent possible. Focal points should be created and used to enhance the
community.
Objective CD-F: Protect and enhance public views of distinctive features from public
streets and other focal points within the City and the surrounding area. Implementing
code for Objective CD-F and Policies CD-36, CD-37, CD-38, CD-39 will be put in
place within a five (5) year period from the date of adoption of the GMA update.
Policy CD-36. Scenic views and view corridors along roadways in the City should
be identified and preserved through application of development standards.
Policy CD-37—_Access from public roadways to views of features of distinction
should be enhanced through the development of public viewpoints where appropriate.
Policy CD-38—_Neighborhood identity should be established by featuring views,
highlighting landmarks, or creating focal points of distinction.
Policy CD-39—_Focal points should have a combination of public areas, such as
parks or plazas; architectural features, such as towers, outstanding building design,
transit stops, or outdoor eating areas; and landscaped areas. These features should be
connected to pedestrian pathways.
i
D. Architecture
Summary: It is not the intent of these policies to dictate the architectural style of
structures in the City of Renton. The Community Design architectural policies are
intended to encourage design of structures that fit well into the neighborhood, reflect
the physical character of Renton, mitigate potential negative impacts of development,
and function well in meeting the needs of both the building occupant and the
community.
Objective CD-G: Architecture should be distinctive and contribute to the community
aesthetic.
IV-10
Adoptod HIOdOQevised c Hearing.Draft
2006-T-3
Sept. 15, 2006
Page 11 of 15
Policy CD40—.=Structures should be designed (e.g. building height, orientation,
materials, color and bulk;) to mitigate potential adverse impacts, such as glare or
shadows on adjacent less intense land uses and transportation corridors.
j Policy CD4I,-_Rooftops that can be seen from higher elevations, taller buildings,
I and public streets, parks, or open space should be designed to hide mechanical
equipment and to incorporate high -quality roofing materials.
Policy CD-42— _ Design characteristics in larger., new developments or individual
building complexes should contribute to neighborhood and/or district identity.
Objective CD-H: Ensure that structures built in residential areas are consistent with
the City's adopted land use vision and Purpose Statements for each Land Use
Designation found in the Comprehensive Plan Land Use Element, Residential Policies.
Objective CD -I: New commercial buildings should be architecturally compatible
with their surroundings in terms of their bulk and scale, exterior materials, and color
when existing development is consistent with the adopted land use vision and Purpose
Statements for each Commercial and Centers Designation in the Comprehensive Plan
Land Use Element, Center and Commercial Policies.
Policy CD43: -_A variety of architectural design and detailing should be encouraged
d innovative use of
building materials and finishes should be promoted.
Policy CD-44--: Development should provide appropriate landscaping and fagade
treatment when located along designated City arterials or adjacent to less intense
developments in order to mitigate potentially adverse visual or other impacts.
I
E. Landscaping
Summary: Landscaping is a key element of the City. It can be used to create
distinctive character for developments, neighborhoods and along city streets; to frame
views; to block unsightly views; or mitigate the scale of large buildings. It can also be
used to reduce traffic noise levels and the effects of pollution.
f Objective CD-J-: The City of Renton should adopt a citywide landscape plan that
furthers the aesthetic goal of the City and provides guidance for future development
and infrastructure improvements. Implementing code for Objective CD-) and Policies
CD-45, CD-46 and CD-48 will be put in place within a five (5) year period from the
date of adoption of the GMA update.
Policy CD-457-: Existing mature vegetation and distinctive trees should be retained
and protected in developments.
Policy CD-46~_A comprehensive landscape architectural plan for the City should be
developed. The plan should include recommendations for preferred street and
landscape trees.
IV-11
AdepW 1 W! 94Revised Pu61i i
2006-T-3
SQL._ I5.2006
Page 12 of 15
Policy CD47: : Landscape plans should take into consideration the potential impact
of mature vegetation on significant views so that future removal of view -blocking trees
will not be necessary.
Policy CD48*-: A comprehensive landscape plan for the City should include areas
such as those adjacent to freeways and major highways and other public rights -of -way.
The installation of this landscaping should be encouraged.
Policy CD49: Citywide development standards, for landscape design, installation,
and maintenance should be developed.
Policy CD-50.—_Trees should be planted along residential streets, in parking lots
requiring landscaping, and in other pervious areas as the opportunity arises. Trees
should be retained whenever possible and maintained using Best Management
Practices as appropriate for each type.
Policy CD-51—_Landscaping is encouraged, and may be required, in parking areas to
improve their appearance and to increase drainage control.
Policy CD-52r-_Landscape and surface water drainage plans should be coordinated
to maximize percolation of surface water and minimize runoff from the site.
Objective CD-K: Site plans for new development projects for all uses, including
residential subdivisions, should include landscape plans.
Policy CD-53—_Landscape plans for proposed development projects should include
public entryways, street rights -of -way, stormwater detention ponds, and all common
areas.
Policy CD-54.-_Residential subdivisions and multi -family residential projects should
include planting of street trees according to an adopted citywide landscape plan.
Policy CD-55. L Maintenance programs should be required for landscaped areas in
development projects, including entryways, street rights -of -way, stormwater
retention/detention ponds, and common areas.
Policy CD-5& _Surface water retention/detention ponds should be landscaped
appropriately for the location of the facility.
F. Streets, Sidewalks, and Streetscape
Objective CD-L: Promote development of attractive, walkable neighborhoods and
shopping areas by ensuring that streets are safe, convenient, and pleasant for
pedestrians.
Policy CD-57—: The design of pedestrian -oriented environments should address
safety as a first priority. Safety measures should include generous separation of cars
and pedestrians, reducing the number of curb cuts and driveways, having numerous,
1 well -marked street crossings, and providing street and sidewalk lighting.
IV-12
Adop 11
vl c.Heating Draft
2006-T-3
Sept. 15, 2006
Page 13 of 15
Policy CD-58: ;-Aesthetic improvements along street frontages should be provided,
especially for properties abutting major streets and boulevards. Incentives should be
provided for the inclusion of streetscape amenities including: landscaping, public art,
street furniture, paving, signs, and planting strips in developing and redeveloping
areas.
I
Objective CD-M: Develop a system of residential streets, sidewalks, and alleys that
serve both vehicles and pedestrians.
Policy CD-59,: A citywide street and sidewalk system should provide linkages
within and between neighborhoods. Such system should not unduly increase pass -
through traffic, but should create a continuous, efficient, interconnected network of
roads and pathways throughout the City.
Policy CD-60,: Criteria should be developed to locate pedestrian and bicycle
connections in the City. Criteria should consider:
a) Linking residential areas with employment and commercial areas;
b) Providing access along arterials;
c) Providing access within residential areas;
d) Filling gaps in the existing sidewalk system where appropriate; and
e) Providing access through open spaces and building entries to shorten walking
distances.
Policy CD-61. Residential streets should be constructed to the narrowest widths
(distance from curb to curb) feasible without impeding emergency vehicle access.
Policy CD-62: : Landscaped parking strips should be considered for use as a safety
buffer between pedestrians and moving vehicles along arterials and collector streets.
Policy CD-63,: Intersections should be designed to minimize pedestrian crossing
distance and increase safety for disabled pedestrians.
Policy CD-64: : Evaluate existing intersections of arterial roadways for opportunities
to create focal points, if such focal points do not reduce vehicular or pedestrian safety.
Policy CD-65: _To visually improve the streetscape, increase the safety of perimeter
sidewalks, and facilitate off-street parking, construction of alleys providing rear access
to service entries and garages should be encouraged. Alleys are preferred in small -lot
subdivisions to provide higher quality site planningsite planning that allows garage
access from the rear and reduces curb cuts and building mass on narrow lots.
Policy CD-66. _Sidewalks or walking paths should be provided along residential
streets. Sidewalk width should be ample to safely and comfortably accommodate
pedestrian traffic.
Policy CD-67: : Street trees should be used to reinforce visual corridors along major
boulevards and streets.
IV-13
Mil M4RpN i& _Publi ring Draft
2006-T-3
Wit. 15, 2006
Page 14 of 15
Policy CD-68—_Street trees should be protected. If removal is necessary for
municipal purposes such as infrastructure improvements or maintenance, trees should
be replaced with eqWN, AeF47the same size and vaFietytype. Upon adoption of citywide
standards, street trees should be upgraded consistent with those standards.
Policy CD-69-r _Appearance of parking lots should be improved by screening
through appropriate combinations of landscaping, fencing, and berms.
Policy CD-70—_Structural supports for overhead traffic signals should be designed to
diminish visual impacts.
Policy CD-71—_All utility lines should be placed underground.
G. Signage
Objective CD-N: Commercial signs in Renton should be regulated by citywide
standards.
Policy CD-72. =Sign regulations should direct the type, size, design, and placement
of signs in order to ensure reasonable aesthetic and safety considerations.
Policy CD-73—,-A41-bBillboards that are out of scale with
surrounding buildings and uses, should be removed.
Policy CD-74. _All bulky and unusually large or tall signs should be eliminated.
Policy CD-75—=Sign placement should be limited to on -site locations.
Policy CD-76—_Signs should be regulated as an integral part of architectural design.
In general, signs should be compatible with the rest of the building and site design.
Policy CD-77,: Consolidate information for mixed -use development to reduce the
number of signs.
Policy CD-78. _Locate signage to reduce light and glare impacts to residential areas.
Policy CD-79—_Interpretive and directional signs for major landmarks,
neighborhoods, and viewpoints should be established to enhance community identity.
H. Lighting
Objective CD-O: Lighting systems in public rights -of -way should be provided to
improve safety, aid in direction finding, and provide information for commercial and
other business purposes. Excess lighting beyond what is necessary should be avoided.
Policy CD-80—,: All exterior lighting should be focused and directed away from
adjacent properties and wildlife habitat to prevent spill w-eFs_pillover or glare.
Policy CD-81._Lighting should be used as one means to improve the visual
identification of residences and businesses.
IV-14
Adopted �'- 1 AO 144Revised c hearing Draft
20 6-T-
Sept. 15, 2006
Page 15 of 15
Policy CD-82r-_Lighting fixtures should be attractively designed to complement the
architecture of a development, the site, and adjacent buildings.
Policy CD-83. Lighting within commercial and public areas should be located and
designed to enhance security and encourage nighttime use by pedestrians.
I. Urban Center
Note: Community Design policies specifically applicable to the Urban Center are
located in the Land Use Element of the Comprehensive Plan.
IV-15
Adapted UAUMTRANSPORTATI
ATTACHMENT °A'
Economic development projects and programs involve transportation improvements necessitated by
new development that is taking place. Thus, a significant source of local funding for these projects is
projected to come from mitigation payments and from specific access needs financed by new
development in the City of Renton.
Qaerations and safety projects and programs are developed through ongoing analyses of the
transportation system and are directed mainly toward traffic engineering concerns such as safety and
congestion. Projects are identified not only by analysis of traffic counts, accident records and
geometric data, but also through review and investigation of citizen complaints and requests.
The City of Renton's adopted 20002006-2011 Six -Year Transportation Improvement Program
includes many of the transportation improvements and programs identified in the Street Network, Transit,
HQV, Non -motorized and Transportation Demand Management Chapters of this Transportation Element.
The projects or programs are listed in Table 8.3. Also shown in Table 8.3 are annual programs
(transportation system rehabilitation and maintenance, traffic operations and safety; projects and programs,
ongoing project development). The following lists various 00 02006-2011 TIP projects under each of
the chapters of the Transportation Element.
H:IEDNSPIComp Plan\Amendments1200612006 Text Amendments12006-T-04 Transportation\Aitachinent A (Transportation
Element).doc
Adopted WNf94TRANSPOR ON ELEMENT
ATTACHMENT `A'
TABLE 8.3
CITY OF RENTON SIX -YEAR TRANSPORTATION IMPROVEMENT
PROGRAM
Adopted IA1A4TRANEP RTATI ,LEMENT
ATTACHMENT aAr
Total P-b -1 r- i
TN
pnped.7ple
Prsvioua
Costs
2005
20D6
200T
2D08
2009
2010
Six -%at
Parbd Total
T6tol
cost
1
Street Program
1050 OD2
405,000
405 ODO
405
405,000
403 DOD
405 A00
2 S0,
USDA Z
x
SR1871SW27th8t/StrandmrBy
355174
10
100W
10006
IOJM
1000D
S
W,
410174
F
StranderBWSW27thStConnect
1,705460
E00DOO
9.394ris4o28
000
26500.000
64694,540
66400,000
4
SR 162 NOV • 1401h 6o SR200
2 OW 92
10 DOO
55100
9 880 000
2 000
Sm.1 W
9,095,4
S
Renton Urban Shuttle 8H
20.169
5,000
5p00
S=
5OW
am
Sm
3D
SO.169
a
TranstlP ram
3204
20400
20400
20400
24 00
20400
20
122100
154
7
Rainier AV Corridor St bn
267.71
20,OW
20 000
20.000
261
2 984 ODO
9165 000
6 450 ODD
6,717,740
740
a
NE 3rdME 4M Cortidar
323,892
316
80T 500
5 017
2100 000
106 000
10 339
1O M 692
I
Wa
317633
236
260
250
250
2500DO
250000
11 6D0
180a 433
10
S Lake Wash. Rosdwa
1 000
i 000
14 400
23 OW
98 900 0D0
41,450,000
11
8R 169 Carrldor
60000
SD OW
W V
12
South Renton Pro
556 S00
la
240000
2W
415
13
4408 inR►nton
42156
30
20
10AW
MODO
102188
11
Pro Dsva n6Prades n
271
175 00D
175 000
200 000
200 000
200 000
200 OD0
1,150.000
1,421.363
75
HE 4U1 Want Ar NE
55 100
944 9D0
344,900
400 006
u
Rainier Av• SW 7Mto 4th PI
800,00
565000
2150,000
835000
3590
3S7O,OD0
17
8enson Rd -S 26th to Main
2OLM
459
2 SW
461,900
481,90
1s
Arterial Ckudation Program
195,3
2W
200 O00
200 000
2W
250 ODD
250 D00
1,3WOW
1 495
sr
@ e Inspection 4L Ropalc
120 11
46000
140000
40000
-1111SAW
40,000
30OW
W5000
Im,411
20
Loop PAgplacipumni Pmamm
57 441
20 ODO
20M
20 000
2D O00
26 ODD
20,000
120 WO
177,441
21
3 n R t prom
13 427
7 5i10
7 SW
7-900
7 S00
7,SDD
7
45
58 427
22
PON Pmaram
47.9741
2500
46,400
25,000
25,000
26,000
25.000
173.4001
221374
2s
SourM Transit NOV Olracl Access
46.5231
10
S 000
ISODO
61,52
2+1
TralI1C Sa P rsrlr
233 791
80 000
40 000
40,000
40,000
44
40App
280 000
513 T91
2s
TraPflc ram
250506
251,900
1U40p
75
3 0000
90000
30 OW
531
761A
26
CBD Bike i Fed. Connections
25 212
MOOD
56 000
1Q 040
S90 ODO
410,090
5
1,116 Wa
1140,212
27
A1terialRehab.
587800
195,000
240OW
205000
940006
290O00
1 000
1 94
1927
ZWaa2
7,618481
2a
Sunsetf0uvall Intersection
115 D00
381 DW
381,000
496.000
30
RRCrwssM P
5198
5000
60D0
1D 000
10000
9Q 000
35,196
al
'MM Pro2rem
100,670
54,2W
642M
64.2DD
64
64
642W
385
465 67a
22
Trans Con rrvncX
1164
40OD0
10000
40000
10
IOPNI
30M
140PM
141,784
as
Missi Lkrks ram
36
30000
30000
30000
30
30000
30000
180OW
218350
34
OtS Needs AeiMsnlant
44,574
35 000
35 004
20,000
20
20 000
211 p04
160,O00
194 674
aS
Grady ft Corridor Study
5,000
35.000
120
80 000
2
t 810
1 000
S.295.000
3.300. 000
as
alcycla Route Aev. Program
24 796
24000
Is=
ISAW
I 10AW
80PIM
60
326 00D
350.7
37
Lako Wash. by -Park to Coulon Pk
329 DW
79
149100
228
SSS
31
We • MI Coved.
26 72
12
1 000
38.5721
se
EMAMamental Monitoring
223711
Mm
MOW
50000
25
250W
23M
25SAO
508,711
40
1 ranS-VAIM 6 800e Greek Coff.
ILM
5
-ON
12,3W
41
WS0OT Coordination EMram
18,557
10 ODO
10 000
10 00D
IDOWI
10,000
10 DOO
60 DW
78,857
42
1%fortheA.is
20000
50000
30000
500W
30A00
30.0W
220000
240
47
Arterlai NOV Progmm
11251AU.
10,000
i0
20 00Q
145 354
44
Park-SunsetConsdar
Tina
2SAW
50=
390A00
1691000
i 9
Sala,
am
4s
Lind Avd W 16th - SW 43nd
S.Ow
5 00D
5.000
1,914,00p
626 0,00
2 550,000
2 O00
4e
Benson Rd S l8 31st St
138.600
61 500
SIAN
200 W0
R
Low Av C*ftmlv Panel air
460
k
li S nal
5,000
10.00040
000
400,000
10 000
785
7664a
Tmnsk Prix S real t4:m
1 280 15
30
30000
1.310.315so
TransBCerderYidea
26391
10
10000
96 1s1
Houser 3 • Maln lo Sumem
n460.00046D000
10ODS810
810 0W62
Trans Va ITS
50 000
5 OW
5 000
1D O00
60,000
53
Lake Wash.BvSlip Plane
MAOO
10,600
10600
0400D0
54
Monster Road Bride
500
12
12,000
512 000
67
SW 7tlr SUL41d Ame SW
273,577L
M423,26
26
3W ODO
x jOuvall
Ave NE •
5474ffl
1A11,3421
2JI0 N
41, 142
4
IT*bl
Anil
J00,1165107
306l
2816.4,W1S
821
S 1
06
F9 Y5314.
Adopted 11/01A4TRANSPOR :ON ELEMENT I
ATTACHMENT `A'
Adopted MAMAWPLA&5ZORTAT ,LEMENr
AU-ACHMNT'A'
Street Network
• South Lake Washington Roadway Improvements (TIP #4-912)
• Rainier Avenue -- SW 0 Place to SW 7 h Street (TIP #4411)
• Grady Way -- Main Avenue to West City Limits (TIP #3- L4
• Lind Avenue S.W. — S.W. 16"` Street to S.W. 43'' Street (TIP #45
• Duvall Ave N.E. — Sunset Boulevard to Renton City Limits (TIP #28)
• Mill Avenue South / Carr Road (TIP #484J9
• Strander Boulevard — SR-181 to Oakesdale Avenue S.W. (TIP #3)
• Sunset Boulevard/Duvall Avenue NE (TIP #2-947)
• N.E. P/N.E. 4" Corridor Improvements (TIP # 92)
• Rainier Avenue Corridor Study/Improvements (TIP #J6
• Lake Washington Blvd — Park Avenue North to Coulon Park (TIP #3-736�
• Park Avenue North/Sunset Boulevard — North 6'h to Duvall Avenue N.E. (TIP #4443J
• )
• South Renton Neighborhood Improvements (#QjJ3
• N.E. 4s'/Hoquiam Avenue N.E. (TIP #f445.L6)
Included in the Six -Year TIP is the Arterial Circulation Program (TIP # 44817), which will provide funding J
for further development of multi -modal improvements on RentoWs arterials to support the Transportation
Plan and comply with clean air legislation. Also included are expenditures for project development studies
(TIP #44jJ5 for development of future TIP projects and grant applications for currently proposed and future
TIP projects.
Transit
Transit Program: facilities to support regional transit service, local transit service improvements;
development of park and ride lots, transit amenities (TIP #85)
Renton Urban Shuttle (RUSH) Program: operation of the shuttle bus service within Renton. (TIP
##344)
Also, the HOV Chapter improvements identified below will be designed to enhance transit service.
HOV
• SR-167 / S.W. 27th Street HOV (TIP #2)
• Sound Transit HOV Direct Access (TIP #23)
• SR-169 HOV— Sunset Blvd. to east City Limits (TIP #445)
It should be noted that the expenditure shown for Sound Transit HOV Direct Access (TIP #23) is for
coordination with the State and Sound Transit direct access interchange improvements.
Included in the Six -Year TIP is the Arterial HOV Program (TIP #4342), which will provide funding for
further development of Renton HOV improvements identified previously in the HOV Plan (Figure 3-1), to
examine additional routes and corridors for HOV facilities in Renton, and for coordination with direct
access HOV projects.
Adopted 14AO144TRANSPOR ON ELEMENT
ATTACHMENT `A'
Non -Motorized
• Benson Road Improvements — South 26"' to Main Avenue (TIP #4-74, 6)
• CBD Bike and Pedestrian Connections (TIP #26)
Also included in the proposed Six -Year TIP is the Walkway Program (TIP #9L_10), which will provide
funding for sidewalk and handicap curb ramp needs identified in the City of Renton Comprehensive
Citywide Walkway Program. The Bicycle Route Development Program (TIP 06& will upgrade existing
bicycle routes, construct missing links in the bicycle route system, and develop, evaluate, prioritize future
bicycle facilities. These projects are in addition to bicycle and pedestrian improvements, anticipated as part
of arterial, HOV and transit projects.
Implementation of the non -motorized element falls into two categories - walkways/sidewalk and bike
facilities. Each of these components are described below.
Walkways/Sidewalks Implementation. The implementation procedures for the City's comprehensive
walkway/sidewalk program is detailed in the City of Renton Comprehensive Citywide Walkway Study. This
report identifies the sidewalk and curb ramp needs within the City. Specific improvements will be
prioritized and will respond to the needs of school children, the aged and persons with disabilities, and will
support increased use of transit.
Bike Facilities Implementation. Bicycle facilities include lanes along roadways and signed bicycle routes.
Current funding is provided for the construction of segments of the Lake Washington Loop Trail.
Bicycle route designation and signing along City roadways is provided on an as -needed basis by the
Transportation Systems Division of the Planning/Building/Public Works Department. Project prioritization
is determined by the Transportation Systems Division in coordination with the Community Services
Department.
Funding for bicycle signing is provided through the capital improvement programs and the General Fund
operating budgets of the Transportation Systems Division. Signing specifically identified as part of
transportation projects will be funded through the Six -Year Transportation Improvement Program (TIP).
Trails Implementation. Many of the planned pedestrian/bicycle facilities in the Long Range Parks,
Recreation, Open Space and Trails Plan, administered by the Community Services Department, would be
valuable components of the transportation system, and, therefore, are coordinated with the Transportation
Plan. The Long Range, Parks, Recreation, Open Space and Trails Plan contains the recommended six -year
trails development program. Only projects that are specifically identified as transportation facilities will be
included in the Six -Year Transportation Improvement Program (TIP).
TDM/CTR
• Transportation Demand Management Program: implement Commute Trip Reduction Act
requirements, other TDM programs (TIP #34�JQ
Funding Assessment
A 20-year transportation program has been established having an estimated cost of $134 million. This
program was the basis for determining an annual funding level of $6.7 million. Assuming this annual
funding level can be maintained over the 20-year period (2002-2022), it is reasonably certain that the 20-
year transportation program can be implemented. Annual reassessment of transportation needs, continuing
"opted 14AKAG8 TRANSPORTAT ;CEMENT
ATTACHMENT `A'
to aggressively pursue grant funding, and/or continuation of the strong rate of growth in Renton, which will
generate higher developer mitigation revenue, will be needed over the intervening years in order to assume
the 2022 transportation program can be achieved.
The City of Renton's proposed'^"42006-2011 Six -Year TIP includes 54-53 individual projects and
programs, with a total estimated cost of $179.4-5-28 million. Of this total cost, approximately $1642161.6
million is to be expended over the '^^W2006-2011 six -year period. (It should be noted that for several
projects and programs, expenditures over the six -year period are shown, not the total project or program
cost.) The difference of about 8 million represents expenditures prior to year 200§2006.
The projected revenues over the six -year period, based on the established $6.7 million annual funding, will
total $40.2 million. The TIP identified expenditures of $ 2161.6 mullion is about $424121 million more
than the projected revenues. Of this $424121 million, approximately $64-61 million represents the amount
of participation anticipated by the State, Sound Transit, King County, neighboring jurisdictions, and private
sector contributions on joint projects. As previously discussed, transportation improvement expenditures of
other jurisdictions have not been included when establishing the $6.7 mullion annual funding level.
Therefore, the Six -Year TIP expenditures exceed projected revenues by $60 million.
In order for projects to be eligible for projected funding, they must be, by law, included in the Six -Year
Transportation Improvement Program (TIP). Because it is not possible to know which projects will qualify
for funding, the Six -Year TIP includes a cross-section of projects to provide a list of projects that will be
eligible for funding from the various revenue sources, when and if, such funds become available. The result
is a Six -Year TIP which has expenditures exceeding projected revenues.
The challenge for the future will be to secure enough funding for the City of Renton, Cities of Tukwila and
Kent, King County, Sound Transit, and the state to implement the improvements to their respective
facilities included in the Transportation Plan. However, several strategies for acquiring needed funding are
evident at this time. They include:
♦ Establish interjurisdictional funding mechanisms, such as payment of mitigation fees to address
impacts of growth within adjacent jurisdictions that affect the City of Renton.
♦ Update transportation priorities annually and incorporate in the Six -Year Transportation
Improvement Program.
♦ Continue to work more aggressively with adjacent cities, King County, Washington State
Department of Transportation and other agencies to fund their respective improvements in the
Transportation Plan, i.e., through joint projects.
♦ Continue to work with regional agencies to encourage them to find and fund regional solutions for
regional transportation problems.
Mitigation Process
There are new laws and regulations that have tremendous impacts on land use, the need for new or
different kinds of transportation projects and programs, and costs and funding of transportation projects.
Examples are the Wetlands Management Ordinance, Surface Water Management Ordinance, the Clean
Air Act, Commute Trip Reduction Act, Endangered Species Act, and the Growth Management Act. As a
result, a transportation mitigation policy and process has been developed as part of the transportation
plan. This
Adopted 11MIA4TRANSPOR ON ELEMENT
ATTACHMENT `A'