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Home My WebLink AboutLUA-06-128 - Report 2PARTIES OF RECORD HIGHLANDS ZONING AND LAND USE LUA06-128, ECF, R, CPA Subhashni Kumar 2102 NE 23rd Street Renton, WA 98056 (party of record) Marie Engeland 2914 NE 6th Street Renton, WA 98056 tel: (425) 255-1392 (party of record) John Visser 19404 102nd Avenue SE Renton, WA 98055-6338 (party of record) Brad Nicholson 2811 Dayton Avenue NE Renton, WA 98056 tel: (425) 445-0658 eml: brad827@hotmail.com (party of record) Glenda Johnson 1216 Monroe Avenue NE Renton, WA 98056 (party of record) George Rusk 1401 Edmonds Avenue NE Renton, WA 98056 tel: (425) 255-4849 (party of record) Elena Koleva 2901 NE 16th Street Renton, WA 98056 tel: (425) 226-7153 (party of record) Bill Grover PO Box 2701 Renton, WA 98056 (party of record) Patrick Powers 1523 Index Avenue NE Renton, WA 98056 tel: (425) 235-1106 (party of record) Howard Baldridge 1526 Jefferson Avenue NE Renton, WA 98056 tel: (425) 255-9555 (party of record) Terry Persson HCA President PO Box 2041 Renton, WA 98056 tel: (206) 339-8210 (party of record) Pamela Curley Edwin & Patricia Rasmussen 1225 Kirkland Avenue NE 1300 Monroe Avenue NE Renton, WA 98056 Renton, WA 98056 tel: (425) 227-7109 (party of record) (party of record) Inez Somerville Petersen 3306 Lake Washington Blvd ste: #3 Renton, WA 98056-1978 (party of record) Updated: 10/16/06 (Page 1 of 1) ININ V 0 W® K � M; 4' Mw? 0 d� R-10 to R-14 ZONINn q C CITY OF RENTON Hearing Examiner 1055 South Grady Way - Renton Washington 98055 Alan Thoresen 17805 SE 259th St Covington, WA 98042 qQ _ PBM[TER 7050037 2.9 O 01A III THOR805* g8042.r4.>3L.t -505 .-14 ,i 1.7/0r. FORWARD TIME EX:-, !;TN Jq :,I-1".,; FHORESEN 363 PA5CQ DR NE RENTON WA 9£1059 • 0569 RETURN TO 5E'NDER imflA'•7-lfaik 111181111111111! 11 1 A 111! L I I fifilifil 10ill i J11.1i 1A.11M 1,111 ThfaA> aoiM�nW%rBOyCIBdpv-.30%po*a m nw CITY F RENTON J Hearing Examiner 1055 South Grady Way - Renton Washington 98055 . C, ti i Donald M w 724 erton PI NE ton, WA 98059 Kt SEj �.T T L€ 5 F- �j -6 E C"--' C -10SMP 96059 lit]M,At[Itty-4lviriredtill "ArItrrrr1;,.trIelAerfssil-A 17YSP�RercneNaha50°f.tecydedpaper.3094� A CITY OF RENTON Hearing Examiner 1055 South Grady Way - Renton Washington 98055 Pamela Curley 1808 Country Manor Rd Fort Wort, TX 76134 NTXIE 7150 1 00 OS/16108 RETQWN TO SENDER NOT DELIVERAM-E AS ADDRESSED UNABLE To FORWARD Bc: SGOSSZ232SS *2102-00663-i6-03 11111I3,I1I!„iIII I11i111IMMI,I�,II��I�I,l�l��l,lE��II�! Th1&p0kW-1WW*50%—VCkIdPM-.30%- e�: - [GI ht�:lhmvs.g-ca�I�wvs�e�ifTF�ax1TF 8&�+=e�b=:.��a _............ . Fie Edit Ww Favmb s Tads H* lk#s _:) US Bank LOtidy C.: Wr+dows \i WF doves MW Wkxbws Media -j 'SRi I(, 1135 Oemwocd Ave F F, Renton WA - Goo* Maps YYk Ln� YWeo Ne" fps m Goosle I Search Maps l; Search dm aiap Find businesses Get directions Maps t ` !_.., . ow - , page . Tads » 1perr9ne@wkg.com I Saved Locations I Help I Search History I My Account I Sian out Print ED Email t3--t Link to this page :i Start I iJ �_5 2 0 46 Appli l exeminer.doc - M... 1135 G"nwood Ave , 1 �I ® �3' ! 4i 7r/iI IDS1 j a.i6 PM 07 f �7;a C3 m m ru 03 ru C3 0 CY) )4 . I IV: ! ' AL. "ft%wmZ,7� Opinion pages > Death of Molly IVins leaves a space nearly impossible to fill > Editorial B6 O seattletimes.com/locaInews I FEBRUARY 1, 2007 1 THURSDAY An unpleasant "surprise": higher risks from pollution UW HEALTH STUDY I As"fine particulate" air pollution goes up, so does the risk of cardiovascular disease and death, researchers say. BY WARREN KING Seattle Times medical reporter Air pollution has Iong been known to be bad for the lungs. But new University of Washington research, involving thou- sands of older women in dozens of cities nationwide, shows that it also raises the risk of women dying from heart disease or stroke. The increased risk comes from tiny air- borne particles typically found in engine exhaust. And the damage they cause to arteries in the heart and brain is worse than previously believed, the study found. "It looks like it's about three times as big as previously estimated ... That's a sur- prise," said Dr. Joel Kaufman, the UW professor of environmental sciences who directed the study. The scientists found that the greater the level of the so-called "fine particulate" pollution, the greater the risk of cardio- vascular disease and death. Even a rela- tively slight increase boosted the risk sig- nificantly_ "There is no reason to think it isn't the same for men," said Kaufman. Kaufman said the research focused on women because there was a readily avail- able group already enrolled in long-term health research coordinated by the Fred Hutchinson Cancer Research Center in Seattle. Data from the project, the 15-year Women's Health Initiative (WHI), have produced other important research on heart disease, breast cancer, colorectal cancer and osteoporosis. Results from the air -pollution study are reported in this week's edition of the New England Journal of Medicine with Kristin Please see > POLLUTION, B5 B2 Local I Oe Seattle Maws THURSDAY, FEBRUARY ]; 2007 State facing lawsuit in sexual -abuse case REDMOND Former foster father accused of abusing 3 girls in his care BY MAUREEN OWAGAN Seattle Times staff reporter A Seattle lawyer filed notice Wednesday that he intends to sue the state for $45 million on behalf of two young wom- en and a teenage girl who al- legedly suffered abuse for years in foster care. The three alleged victims had been in the care of Enrique Fa- bregas of Redmond, a former foster parent who is now in jail awaiting trial on charges of child sexual abuse. David P. Moody filed a tort claim alleging that the state Department of Social and Health Services received "doz- ens of warnings that Fabregas was physically, emotionally and sexually abusing [the vic- tims] on a regular basis." Moo- dy said records show the state received 28 complaints involv- ing Fabregas between 1997 and 2006. Despite the complaints, Moo- dy wrote in the lawsuit notice: "DSHS continued to overlook the mounting evidence of abuse and neglect occurring in Fabre- gas' state -licensed home." The complaints were deemed by state investigators to be unfounded or unsub- stantiated, and authorities continued to renew his foster - care license, leaving three children in his home for years. A DSHS spokeswoman said the agency does not comment on pending litigation. Calling the complaints against Fabregas "graphic and relentless — bruises, sexual molestation, rashes on genita- lia, pornography, drug abuse in the home, supplying drugs and alcohol to minors, isolat- ing the children," Moody said in an interview that casework- ers nonetheless fell for Fabre- gas' "preposterous" explana- tions. Fabregas also had a criminal history — "a string of convic- tions from coast to coast," Moody said — which also should have prevented him from becoming a foster par- ent. The convictions included drug possession and theft. Fabregas finally lost his fos- ter -care license in 2004, after refusing to take a sexual -devi- ancy exam requested by DSHS. That meant he could no longer care for his two foster daughters — Ruth and Estera Tamas, who were then teen- agers. But a younger foster child, whom he had adopted in 1999, stayed in the home until last year, when Redmond po- lice discovered what they de- scribed as pornographic pho- tos involving Fabregas and Estera Tamas. (The Times typically does not name vic- tims of sexual abuse, however Estera Tamas, now 20, con- sented to the use of her name. Ruth Tamas, now 18, does not allege she was sexually abused.) Redmond police sus- pect the adopted girl, now 13, was also abused. Last June, Fabregas was charged with three counts of sexual exploitation of a minor and possession of child por- nography. He is being held in the King County Jail on $1 million bail. Maureen O Hagan. 206-464-2562 Group steps up to help as parks department closes COVINGTON Nonprofit provides activities after tax measure fails BY CARA SOLOMON Seattle Times staff reporter As the city's parks and recrea- tion department slowly dis- maritles, a newly formed non- profit corporation has stepped in to provide youth sports pro- grams in Covington, where residents voted down a pro- posal in November that would have kept the department run- ning. Over the past few months, the city has closed its parks, eliminated its recreational and athletic programs and cut four full-time positions in the parks department. On Tuesday, Da- vid Erickson, ' the city's parks and recreation director, an- nounced his resignation. "It's probably a good time for a change," Erickson said. City officials praised his per- formance but said they don't yet know whether they will re- place Erickson, who earns about $97,000. A new city manager, Derek Matheson, ar- rives in March. The parks com- mission is currently looking at a long-term strategy for fund- ing the department. ing contract with Kent to run athletic programs at its facili- ties. City Councilman Mark said Covington Comp Sports would provide a valuable" service in ; where more than 80 per, households include ch He also praised citizens f viding programs the tits no longer afford. "It is filling a trem void," Lanza said. In November, re voted down the propor of a Metropolitan Park which would have c GGIf you don them so.methinj that's constructi- could be do something dent instead.„ JEFF BENNI President, Cali Community Si separate tax to pay f recreational and at grams, facilities o Covington has suff ing problems for a scaling back parks tion programs since The City Council Sports has planned schedule ' < Pollution FROM Bl UNPLEASANT "SURPRISE" Study: Risks higher than estimated Miller, a UW doctoral student, as the lead author. Other sci- entists from the UW, Hutchin- son center and Harborview Medical Center co-authored the study, which was financed by the Environmental Protec- tion Agency (EPA) and the Na- tional institute of Environ- mental Health Sciences. Monitoring particles The scientists analyzed the medical records of nearly 66,0000 postmenopausal wom- en from 36 cities and followed them for an average of six years. At the start, none had cardiovascular disease. But the researchers took into ac- count nonpollution factors in reporting their results: age; race; smoking; education; in- come; weight; and the pre- sence of diabetes, hyperten- sion and high cholesterol. Pollution exposure was measured using monitors near their homes that looked for airborne particles smaller than 2.5 microns, or 1 millionth of a meter, in diameter. About 30 to 40 of the particles would equal the diameter of a human hair. They are invisible except Air pollution, fine particles * Levels of tiny particles typically found in engine exhaust vary by city. These are annual averages in some cities. 1 meter 1 meter (fee[ 1 meter eusic i3 a et I METER - I ff CITY MICROGRAMS OF PAIMCIES' PER CUBIC METER OF AIR Honolulu 5.0 r-. Portland 9.2 San Francisco 9.5 Jacksonville. Fla. 10.7 Seattle - 11.3 Sacramento _- - 11.5 Minneapolls/St. Paul 12.2 Mw Boston — - - 13.7 Houston --------------- -- 15.9 New York 17.0 Los Angeles/Long Beach 17.8 Pittsburgh 21.4 0 i 10 is 20 25 • Fine Particles are smaller than �_ . Average human hoir is - _ 70 microns in diameter. 2.5 microns in diameter. Source: Environmental Prote[rionAgency MARK NOWLIN / THE SEATTLE TIMES when spewed in large quanti- ties from tailpipes or chim- neys, or when they form haze over a city. During the study, a total 1,816 of the women had heart attacks, strokes or were diag- nosed with diseased arteries of the heart or brain. Of those, 261 died - The risk of dying from a stroke or heart attack in- creased 76 percent for each 10-microgram increase in the particles in a cubic meter of air. The danger of nonfatal strokes and heart attacks from the same rate of pollution in- crease pushed the risk up 24 percent. Overall, the women in the study were exposed to an an- nual average of 13.5 micro- grams of the particles per cu- bic meter of air. In Seattle, the annual average is 11.3 micro- grams per cubic meter. The EPA has set a limit of 15 micro- grams before sanctions can be imposed on cities that don't rein in their pollution. Other pollutants measured in the study did not increase the risk of heart disease or stroke. Previous studies have shown much lower risks of cardiovas- cular disease stemming from pollution. But those studies looked only at death certifi- cates instead of detailed medi- calrecords. Pollution's effects No one knows exactly how the pollution does its dirty work to the cardiovascular sys- tem. Kaufman speculates that the particles cause inflamma- tion in the lungs which spreads to arteries, increasing arterial disease and the likelihood of deadly blockages to form. Kaufman and his colleagues already have another study under way to better under- stand the mechanisms of air pollution's damage in 7,000 men and women of various races around the country. It will study how arteries harden and thicken over time when exposed to air pollution. In a commentary in the New England Journal, Harvard sci- entists Douglas Dockery and Peter Stone said the current findings by Kaufman and his colleagues "strongly support the recommendation for tight- er standards for long-term fine -particulate air pollution." Warren King. 206-464-2247 or wking@seattletirnes.com I ._, st the war trongest fists and nidst of a entary r to find )ught to mies, Her every- ISTS i college s in Oat I . Ad- Zg rstand .e jour- '.sslonal ire of a to truth truth is ructive rovide mpro- kcher or say be - that g their rry A! W"MING SUMMIT... Legislature takes a detour on Seattle's pesky highway Joni Batter Seattle Times editorial columnist Gov. Christine Gre- goire launched 2007 with high hopes of .0 putting the huge �. Democratic major- ity in the Legislature to work on grand goals of boosting public education, im- proving health-care coverage and ex- tending the economic boom to all parts of the state. But in case you haven't noticed, a pesky little stretch of concrete keeps stealing all the headlines, distracting attention from other agenda items. The Alaskan Way Viaduct is the Roadway that Ate the Legislature. Open the window. That yell you hear all the way from Olympia may be Gregoire, pounding her fists on her desk, screaming, "This is not what this legislative session was sup- posed to be about." Gregoire and other Washingto- nians, who want a sensible solution our children won't have to pay for over a bajillion years, are caught be- tween two larger -than -life politi- cians: House Speaker Frank Chopp and Seattle Mayor Greg Nickels. Anyone who thought one -party ould mean number that has been vetted and is a reasonable estimate. Nickels and his lapdog City Council are gaga over a tunnel, any tunnel, including a small- er one than originally envisioned. A four -lane subterranean roadway that supposedly will cost $3.4 billion will appear on the March 13 ballot. But state transportation officials say the true cost ranges between $3.4 billion and $4.6 billion. No one knows for sure because Tunnel Lite was pulled out of the box at the last minute. And so the complicated chess game plays out in front of us, pecu- liar move by peculiar move. After the City Council passed on the first opportunity last fall to seek voter input, Gregoire told the city to create a public vote or she would push the elevated roadway or divert the $2 Million in state funds dedicat- ed to the viaduct to another pressing project, Highway 520. So the council, waxing absurd and incomprehensible about such things as Freudian opposition to the tunnel, created a ballot measure designed to produce a manufactured outcome. Voters are given two options: Oddly, they can say yes or no to either, or both. But they can't simply pick be- tween one or the other. That would be too simple, too straightforward and may produce a result the council and mayor don't want to hear. will proceed with the elevated re- placement. Gregoire just wants to get some- thing done. The lawyer -turned -gov- ernor doesn't want to preside over a state that let the viaduct fall down in an earthquake. She doesn't want to be the leader who allowed Seattle voters to get stuck with a project that began construction with insufficient funds. Seattle hints at lawsuits and de- nial of permits. Chopp can block the governor's legislative agenda. Sure, lawmakers are getting a few things done. They hold hearings and work on other legislation. But alli- ances this year are formed in part based on politicians' positions on the viaduct. The governor may successfully move a conversation to other topics, but there it is, the viaduct again. Al- ways with the viaduct. Over and over again, she is asked what she is going to do about Seattle's strange upcom- ing election and the roadway few can agree on. Remember this is a governor who, as'attorney general, led the way on the tobacco settlement among the states and the companies. But, for whatever reason, she can't find a room large enough for Chopp and Nickels to reach anything ap- proachirig harmonic convergence. a s only one possible Infrastructure Development in the Highlands Sub -Area Sewer Service The Highlands sub -area is currently served by the City of Renton waste water system. In the last year, the City has been working on constructing waste water system improvements to serve the Highlands and areas beyond. Upon completion of these improvements, there will be adequate capacity in the waste water system to serve redevelopment in the Highlands at almost any planned density. Water Service The Highlands is currently served by the City of Renton water system, which is close to maximum capacity. Almost any redevelopment plan will require improvements to the water system serving the Highlands. Until decisions are made regarding land use and density in the Highlands Sub -Area Flan, it is not possible to know exactly what kind of improvements will be required or how much additional capacity is needed. Surface Water Management When the Highlands was first built during World War 11, there was no storm water system built to control surface water runoff. Since that time, drain lines have been constructed along the major streets and arterials in the Highlands. There are still large portions of the Hi hlands sub -area that are not currently served by a storm water system. ntil a decision is made regarding land use and density in the Highlands sub -area, it will not be possible to know exactly what kind of improvements will be required. Who will pay for Infrastructure Improvements? Once the City knows which infrastructural improvements will be required for the Highlands redevelopment it will be in a position to decide how it will pay for them. There may be several options to fund improvements including public -private partnerships or requiring developers to pay a proportional share. Details of how improvements will be funded will be included in the Financial Analysis segment of the Highlands Sub -Area Plan. The City anticipates release of the Sub -Area Plan in mid 2006. Highlands Sub -Area Plan Open House November 15, 2005 NE 11 111 MOM -■■■� IiJJ ai • w -- ' �1Li.1 i L220a1 � :23rd St -P I— NE St St 4e I . _ E■ •. ■ S - a am ■ � �+ try■ ■IiiW�f �� *' ■�1r�itcr��■ r � 7 3 _ �i �i��r■ �ra ■�. � .ti J�ui �� ■ ■ � M � , a -C ■ i ce' 'u IIII � ,� ■ �A 11 -1 11;l1 All ■ ■■ ■ 'v£ 0 1. C. -', 7� L , —iN?7 i c9 t _PP - m� Highlands Subareas Task Force Proposed Rezones Economic Development, ;neighborhoods & Strategic Plannhij� �{ i♦ Alex Pietsch, Administrator N/ C.F.. Feasel TO 16 February 2007 A , A ATTACHMENT to EMAIL: This is the plot map showing my property and the land purchased purchased by RHA for a high density subsidized project with the entrance off Glennwood 11 Parcel Map and Data 11 J,33274WI'Q mcl<mis�mt s-64\ 7�;27W7W' =70wwla I 72.278DI360 22740=70 J& Al 74227W'1787 122780785 O*01-1 bT - S2 0"11-3 722MiOO, 092305 086 12278010SS'�, - . .. I I - F,"l Impa[ts Sp,.Wsha i H-gNands Taskfor Pmposal PROPOSED ZONING Land use a Gross Acrea a Net Acreage Density! FAR Units Retail S , Ft Estimated population factor 1.8) Estimated Middle School Pupils L.276/unit.0791unit i iRequIred Estimated Estimated Acreage of Trip Ends High School Total Neighborhood (per unit or Pupils Estimated Parks (75 sq ft. per 1,000 .0701unit Pupils p person} s uare� T Trip Generation In Vehicle ends_R-14 40.86 32.70 14.0D 457.86 Na 824-14 36.17 32.05 194.59 1.42 10.714rJ03.fi4 71159.25 R-8 22.55 18.04 6.00 108.24 Na 194.83 29.87 6.55 7.58 46.00 0.34 10,71 RMF 18.05 14.441 14.00 202.16 Na 363.89 55.80 15.97 14.15 85.92 0.63 6.63 i340.32 CV- Multifamily 24.92 19.94 64-00 1275.90 Na 2296.63 352.15 100-80 _ 89.31 542.26 3.95 6.63 6459.24 CV- Mixed Use Housing 18.69 14-95 64.00 956.93 Na 1722A7 264.11 75.60 66.98 406.69 2.97 6.63 6344.43 CV- Mixeduse Commerc€ 6.22 4.98 0.30 Na 65026.37 Na• n/a n/a n1a n/a n/a 40.67 2644.62 CV -Mixed Use Retail 33.23 26.58 0.30 rda 347399.71 Na n1a Na Na Na _ n/a 40.67 14128.75 Totals Proposed 164.54 131.63 3001-09 412426.08 5401.96 828.30 237-09 210.08 1275A6 9.30 38980.25 EXISTING ZONING Land use type R-10 Gross Acrea a Nat Acrea a Danslty! FAR Units Retell 5q. Ft Estimated population factor 1.8 831.97 Estimated Elementary Pupils .2.761un1t 127.57 Estimated Middle School Pupils (.0791unit Estimated High School Pupils Q7. 0lunit Total Estimated Pu ils Required Acreage of Neighborhood Parks (75 sq tL r crson Estimated Trip Ends (per unit or per 1,000 square ft Trip Generation In Vehicle Trip ends 72.22 57.78 8.00 462.21 Na 35.51 32.35 196.44 1.43 10.71 4950.25 _ L31 i 6.63 2796,48 _a 3aCV _ 6.63 9277.33 n/a 40.67 t 1620.18 - - - - 7 UB 2$644.24 Requifed Estimated Acreage of Trip Ends (Trip Neighborhood (per unit or Generation Parks (75 sq ft. per 1,000 in Vehicle r arson sguare ft) Trt�ends 0.45 10.71 1545,67 1.57 t 0.7 t 5419.43 RMF Housing 37.66 30.13 14.00 421.79 n1a 759-23 116.41 33-32 6. Na f jNa n/a 41Q9T93 630.19 180-38 Estimated Estimated Middle Estimated Elemontary School population Pupils Pupils factor 1.8 (.2761unit C0791unit 259.78 39.83 11.40 910.83 139.66 39,98 29,53 17926 27.33 13 99�.30 97.95 Na _-159.83 Estimated High School Pupils 0701un1t 10.10 35.42 Na 97p.40 CV Retall/Cammercial Totals Ex€sting _ TASKFORCE ZONING [.and Use T 27.33 _ 154.54 Gross Acre_a a 21.86 _131.63 Net Acreage Q.30 n/a 285718.75 285718.75 2283.30 Units Density) FAR Retail 5 . Ft Total Estimated Pu lis 61.34 215.06 R-10 R-14 22.55 45.18 18.04 36.14 8.00 14.00 144-32 506.02 Na n1a RMF 14.90 11.92 14.00 166.88 Na 300.38 46.06 13.18 11.68 70.921 0.52 6.63 1106.41 CV- Multifamily 24.57 19.66 64.00 1258.14 n1a 2264.65 347.25 99.39 88.07 . 534.711 3.90 6.63 8341.45 CV- Mixed Use Housin 18.43 14.74 - 64.00 943-66 Na 1698,49 260,43 74.54 66.05 401.03 2.92 6.63 6256.09 CV- Mixeduse Commerci 6.14 4.91 0.30 1.47 64223.99 2.65 Na n1a n1a n!a Na 40.67 2611.99 CV -Mixed Use Retail 32.76 26.21 0,30 7.86 342527.96 14.15 rda Na Na Na Na 40.67 13930.611 164.54 131.63 3028.29 406751.95 5450.93 833.23 238.50 211.33 1283.06 9.36 39211.66 e t o l' Iiii-. Units lRetall S . Ft Est Po Est ES Est. MS Est. HS Total list Pu Ills Est. VTEs STATE 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 ring 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 November 13, 2006. The full amount of the fee charged for said foregoing publication is the sum of $237.25. JodyBarton Legal Advertising Representative, King County Journal Subscribed and sworn to me this 13"' day of November, 2606. n r B D Cantelon a Notary Public for the State of Washington, Residing in Kent, Wa$hirigton. PO Number: NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL, REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non -Significance for the folloaring project under the authority of the Renton Municipal Code. Highlands band Ilse and 7A)ning Package LUA06-128, ECF Location: Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE. This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1, Comprehensive Plan Text Aninndmonts that. remove R-10 as an implementing, zone of the (IV land use designation Land replace it with R-14, reniovc : vategy 319.3, a few non -substantive .clean-up" changes. 2. Zoning Code Text Amend- ments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regu- lations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street to the CV land use designation; Move the parcels fronting Harr- ington Ave NE between NE 7th Street and NE 9th Street, and the parcels south of NE 12th Street and east of Monroe Avenue Nip to RMF land use designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street, a collection of parcels in the vicinity of Glenwood Ave NE and west of Harrington Avenue NTT, north of Sunset Blvd in R-14; That places the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street and the parcels west of Kirkland Ave NE between NE 13th Street and NE 16th Street in the RNIF zone; that places the Renton Housing Authority's Houser Terrace and Evergreen 'Terrace properties, the Sir Cedric Condominiums: a row of parcels near Glenwood and NE 9th Street, and row, of parcel; with Irout.a re on Edmonds Ave NP between NE Sunset Blvd and 11E 12th Street, a row of parcels fronting NE 12th Street between Harrington Ave NE and Edmonds Ave NE, the Renton Housing Authority's Sunset Terrace property, and a collection of parcels southeast of the intersection of NE 12th Street and Barrington Ave NF. in the CV zone. Please see attached maps. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 27, 2006. Appeals must he filed in writing together with the required $75,00 application fee with: Hearing Exam- iner, 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 infor- mation regarding the appeal process may be obtained froin the Renton City Clerk'; Office, (425) 430-6510. Published in the King County Journal November 13, 2006. #8621.58 EN - j 11\1:01 mmm�m ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME. Highlands Land Use 8r Zoning Package PROJECT NUMBER: LUA08.128, ECF LOCATION; Highlands Subarea located both north and south of HE Sunset Boulevard between Edmonds Ave HE and Monroe Ave HE DESCRIPTION: This non.prohct action includes fmardifmfftact ms related to the mninq and land use plans for tit Highlands Subarea: 1. Costp ah erehe Plan Toxt Amendmenle n,al remove R40 as on Implementing zone of the CV land use designation sn l replaceitwid, R-1m a, remove strategy 319,3, a low non-aubstant!" "clsannrp" changes. I Zoning Code Text Arhlend nent, inciuding: amending R-14 to be in Implomrding zone of the CV land use dasIgr ttlap wand the hues ailow.d In the cv zone, amending notes for the —Ing rep tot". amending the development regulations, for the R-14 Zone, emending the development S qulntlam fen the CV zone, remodng the Cwhtor Vill"s Bonus District, anacdrhg daaign regulations for 11 Parcels In a Cerd.r village Land We dboigra don, amsral ng the padting nhtlulrwwft Neanding the criteria for R-14 bonus, revising the damha e of the Uro Cndw Design fi nil— Packet and revising dt/Yunlons. 3. Camprehena" Plan Map amendmenra that move lha RIND area north of ME 1Eth Strooft the CV land use designall"; M. to parcels fronting Hardnglm, A" HE bat— NE 7th Street end HE Nh Straat, and the parcew south or ME 12M ttlroet and test of Monroe Ahrrhve NE to RMF land use daslgnabml. Poses sae a0aclwd map., 4. Zon" Mop ahnandmards that piece most of the R-10 pfo{Mrtlt north of NE Uth Btrea% o cobKoun of paws.o in the vicirepr of Olamveed Ave HE and west of Harrington Amnrhs NE, north of Surest glad In R-14; That plans the pareela fronting Hm*fngONh Ave NE between HE Tth Street and HE ft Stroot arrd the parcels watt of Kirkland Ave HE boltveon ME latt Street anti NE IM Stroat In the RMF Zone; that places the Renton Hawing Autherltfs Hcrew Tomas and EwrUn"m Tonade Propertlea, the Sir Cedde Condominiums, a row of paresla raw Gtie wood and ME M Sabot, and tow td parcels with hon0oge on Edmond. Am HE between HE Sunset Blvd and HE 12th Street, a row of paroob }ranting ME 12th Sireat bstweon Hankglahh Ave NO and Edmond, Am NE, that Renton Housing AuOho W& Sunset Tamp piol aRf, and a cWhclfon of pareals aetdheaat of the Intoreaction ur NE 121h Strcet and H wington Ave ME In the CV zone. Places soo otineho6 maps, THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of tit environmental determination must be {Il ad In wrltrtg on or bafore 6:00 Pia on Mevamber 27, 2001. Appeals mist be Bled In writing together with the required ST8.00 application fee with; Hearing Examiner, CRT of Ration, 1058 South Lindy Way, Renton, WA 88055. Appeals to the Evattthtsr are governed by City of Renton IfUnkipal Code Section 44-110.8. Additional Information regarding the appeal process may be obtahted from the Region Clty ClerWo Of fcs, 14251 430-6510. 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 C11N CERTIFICATION I, 4'sted k- hereby certify that copies of the above document were poby me in conspicuous places or nearby a described property on �* Yty,,rti�lIII DATE: DATE: It. . 203 -- SIGNED: �+ 4 ATTEST_ Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in ' day �v�k1 L. I it ��'d f '8{. �' i� , on the y of �— : ' -� NOTARY P LIC SIG rlIII IVA " �� ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Highlands Land Use & Zoning Package PROJECT NUMBER: LUA06428, ECF LOCATION: Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE DESCRIPTION: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3. a few non substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE I Streetto the CV land use designation; Move the parcels fronting Harrington Ave HE between NE 7th Street and NE 9th Street, and the parcels south of NE 12th Street and east of Monroe Avenue NE to RMF land use designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street, a collection of parcels in the vicinity of Glenwood Ave ME and west of Harrington Avenue NE, north of Sunset Blvd In R-14; That places the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street and the parcels west of Kirkland Ave NE between NE 13th Street and NE 16th Street In the RMF zone; that places the Renton Housing Authority's Houser Terrace and Evergreen Terrace properties, the Sir Cedric Condominiums, a row of parcels near Glenwood and NE 9th Street, and raw of parcels with frontage on Edmonds Ave NE between HE Sunset Blvd and NE 12th Street, a row of parcels fronting NE 12th Street between Harrington Ave NE and Edmonds Ave NE, the Renton Housing Authority's Sunset Terrace property, and a collection of parcels southeast of the intersection of NE 12th Street and Harrington Ave NE in the CV zone. Please see attached maps. 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 5,00 PM on November 27, 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 4-6-110.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 WILL BE SET AND ALL PARTIES NOTIFIED. Highlands Subarea OEM — �.v o woo tom Highlands Subarea -�-� ..,.rm.. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION_ Kathy Keolker, Mayor November 9, 2006 City of Renton 1055 S Grady Way Renton, WA 98055 SUBJECT: Highlands Land Use & Zoning Package LUA-06-128, ECF CIT' OF RENTON PlanningfBuilding/PublicWorks Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) and is to inform you that they have completed their review of the environmental impacts of the above -referenced project. The Committee, on November 6, 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 43.21C.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 27, 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. If you have any questions or desire clarification of the above, please call me at (425) 430-6578. For the Environmental Review Committee, Rebecca Lind Principal Planner cc: Subhashn't Kumar, George Rusk, Patrick Powers, Marie Engeland, Elena Koleva, Howard Baldridge, John Visser, Bill Grover, Terry Persson, Brad Nicholson, Pamela Curley, Edwin & Patricia Rasmussen, Glenda Johnson, Inez Somerville Petersen / Parties of Record 1055 South Grady Way - Renton, Washington 98055 SThis paper contains 50 % recydad material, 30%pout consume RENTON AHEAD OF THE CURVE Yy riu Kathy Keolker, Mayor November 9, 2006 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations CIT16 OF RENTON Planning/Building/Pub icWorks Department Gregg Zimmerman P.E., Administrator Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on November 6, 2006: DETERMINATION OF NON -SIGNIFICANCE PROJECT NAME: Highlands Land Use & Zoning Package PROJECT NUMBER: LUA06-128, ECF LOCATION: Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE DESCRIPTION: This .non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non - substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Streetto the CV land use designation; Move the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and the parcels south of NE 12th Street and east of Monroe Avenue NE to RMF land use designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street, a collection of parcels in the vicinity of Glenwood Ave NE and west of Harrington Avenue NE, north of Sunset Blvd in R-14; That places the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street and the parcels west of Kirkland Ave NE between NE 13th Street and NE 16th Street in the RMF zone; that places the . Renton Housing Authority's Houser Terrace a�ee Terrace properties, the Sir Cedric Condominiums7��T 1055 South Grady Way - Renton, Washington 98055 R E 1 V 1 Q 1. V AHEAD OF THE CURVE This paper contains 50% recycled material, 30°kpost consumer Environmental Determinatio LUA06-128, ECF Page 2 of 2 parcels near Glenwood and NE 9th Street, and row of parcels with frontage on Edmonds Ave NE between NE Sunset Blvd and NE 12th Street, a row of parcels fronting NE 12th Street between Harrington Ave NE and Edmonds Ave NE, the Renton Housing Authority's Sunset Terrace property, and a collection of parcels southeast of the intersection of NE. 12th Street and Harrington Ave NE in the CV zone. Please see attached maps. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 27, 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 you have questions, please calf me at (425) 430-6578. . For the Environmental Review Committee, Rebecca Lind Principal Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinhold David F. Dietzman, Department of Natural Resources- WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers, Stephanie Kramer, Office of Archaeology & Historic Preservation Enclosure CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE APPLICATION NUMBER: LUA06-128, ECF APPLICANT: City of Renton PROJECT NAME: Highlands Land Use and Zoning Package DESCRIPTION OF PROPOSAL: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3, Comprehensive Plan Map amendments that move the RMD area north of NE 16`h Streetto the CV land use designation; Move the parcels fronting Harrington Ave NE between NE 71h Street and NE 91h Street, and the parcels south of NE 121h Street and east of Monroe Avenue NE to RMF land use designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12'h Street, a collection of parcels in the vicinity of Glenwood Ave NE and west of Harrington Avenue NE, north of Sunset Blvd in R-14; That places the parcels fronting Harrington Ave NE between NE 7th Street and NE 91h Street and the parcels west of Kirkland Ave NE between NE 13`h Street and NE 161h Street in the RMF zone; that places the Renton Housing Authority's Houser Terrace and Evergreen Terrace properties, the Sir Cedric Condominiums, a row of parcels near Glenwood and NE 91h Street, and row of parcels with frontage on Edmonds Ave NE between NE Sunset Blvd and NE 121h Street, a row of parcels fronting NE 121h Street between Harrington Ave NE and Edmonds Ave NE, the Renton Housing Authority's Sunset Terrace property, and a collection of parcels southeast of the intersection of NE 121h Street and Harrington Ave NE in the CV zone. Please see attached maps. LOCATION OF PROPOSAL: Highlands Sub -area 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 27, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Nearing 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: DATE OF DECISION: November 13, 2006 November 6, 2006 SIGNATURES: 9JAM ;�Igf E&IA id Gregg Zi r n, mi s rator Dad I. David Dani Fire Chief Date Plannin B iidi glPublic Works Fire Depart ent /,P) 4 - 46 44? KV, C1 erry igashlyama, Administra or D e Alex Pietsch, Administrator Community Services EDNSP Date STAFF REPORT City of Renton Department of Economic Development, Neighborhoods and Strategic Planning ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE November 6, 2006 Project Name Highlands Land Use and Zoning Package- with information on the Highlands Taskforce Proposal included Applicant City of Renton File Number LUA06-128, ECF Project Manager Erika Conkling Project Description This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Streetto the CV land use designation; Move the parcels fronting Harrington Ave NE between NE 71h Street and NE 9`h Street, and the parcels south of NE 12 Street and east of Monroe Avenue NE to RMF land use designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street, a collection of parcels in the vicinity of Glenwood Ave NE and west of Harrington Avenue NE, north of Sunset Blvd in R-14; That places the parcels fronting Harrington Ave NE between NE 7th Street and NE 9`h Street and the parcels west of Kirkland Ave NE between NE 13`h Street and NE 16th Street in the RMF zone; that places the Renton Housing Authority's Houser Terrace and Evergreen Terrace properties, the Sir Cedric Condominiums, a row of parcels near Glenwood and NE 9`h Street, and row of parcels with frontage on Edmonds Ave NE between NE Sunset Blvd and NE 12th Street, a row of parcels fronting NE 12th Street between Harrington Ave NE and Edmonds Ave NE, the Renton Housing Authority's Sunset Terrace property, and a collection of parcels southeast of the intersection of NE 12th Street and Harrington Ave NE in the CV zone. Please see attached maps. Project Location Map ERC Report- task force zoning -doe Cfty of Renton EDNSP Department dronmental Review Committee Staff Report Hi hlands R-10 Zoning Tent Amendme — LUA-06-121,ECF REPORT AND DECISION OF OCTOBER 23, 2006 Page 2 of 3 Project Location Highlands Study Area Exist. Bldg. Area gsf NIA Site Area NIA SITE MAP aR^'.' ;'.. !+T�,;: Ik'':: 711 rrS i iv E.rd._• Highlands Subareas 0 low 2000 1 To* Fmce Prcp=W OWVO* cPA L04 UW •�'M'+r-� b cv 1:12000 ,�...�.�...... ar � B. RECOMMENDATION Proposed New Bldg. Area gsf N/A Total Building Area gsf N/A Hl hlands Subareas — ft"*. 0 1000 20M Tit F" Pmpo+.0 Rama .r cv r rn.•��eaW' ko..ftkrr4 M w' 1 :12WO 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. C. MITIGATION MEASURES None required for this non -project action. DETERMINATION OF NON - SIGNIFICANCE - MITIGATED. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. ERC Report- task force zoning.doc City of Renton EDNSP Department vironmental Review Committee Stat]"Report Highlands R-10 Zoning Text Amen dmr- y _ LUA-06-121,ECF REPORTAND DECISION OF OCTOBER 23, 2006 Page 3 of 3 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. 1. TRANSPORTATION Impacts: This propososal results in an increase in density within the affected area. The Impact Analysis spreadsheet shows that the estimated increase in 745 dwelling units and 121,033 square feet of retail space over the capacity allowed by the current zoning. This additional residential and commercial capacity would generate an additional 10,567 vehicle trip ends in this area. A transportation analysis was conducted by Transportation Engineering Northwest, LLC in April, 2006. This report analyzed a much more intensive land use proposal for the same area. This transportation analysis reports that even with an additional 28,772 additional vehicle trip ends in this area, which is almost three times the amount of impact generated by the proposed action, there would be adequate capacity on the existing road system without significant level of service reduction. All intersections would operate at a LOS C or better, with the exception of the intersection of NE 12"' Street and Edmonds Avenue NE, which is currently operating at LOS F. With or without the proposal, new development would be required to pay a Transportation Mitigation Fee as required by the Renton Municipal Code. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicable, these comments have been Incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained In the Official File. Copies of all Review Comments are attached to this report Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, November 13, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERC Report- task force zoning.doc City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: CITY OF RENTON ADDRESS: 1055 S. Grady Way CITY: Renton ZIP: 98055 TELEPHONE NUMBER: 425-43M581 APPLICANT (if other than owner) NAME: Rebecca Lind COMPANY (if applicable): EDNSP Department ADDRESS: 1 055 S. Grady Way CITY: Renton ZIP: 98055 TELEPHONE NUMBER 425-430-6588 CONTACT PERSON NAME: COMPANY (if applicable): EDNSP Department ADDRESS: 1055 S. Grady Way CITY: Renton ZIP: 98058 TELEPHONE NUMBER AND E-MAIL ADDRESS: PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Highlands Land Use and Zoning Package PROJECTIADDRESS(S)iLOCATION AND ZIP CODE: The proposal affects the Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): See Attached List for affected Plas. EXISTING LAND USE(S):Residential, Commercial, Recreational, Community Uses PROPOSED LAND USE(S): Same as existing. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: (RMD) Residential Medium Density, (CV) Center Village in Renton's Comprehensive Plan PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): same a& w p RMD CV Residential Muldfami! RMF EXISTING ZONING: R-10, RMF, CV PROPOSED ZONING (if applicable): gang@as Existing R-14, CV, RMF SITE AREA (in square feet): n1a SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE if applicable): n1a PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): rVa NUMBER OF PROPOSED LOTS (if applicable): n1a NUMBER OF NEW DWELLING UNITS (if applicable): n1a Q:web/pw/devserv/forms/planning/masWmpp.doc 11/03/06 F JECTINFOR NUMBER OF EXISTING DWELLING UNITS (if applicable): rVa SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Na SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n1a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): rVa SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n1a NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): n1a NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): rVe MA TION (cone jeci PROJECT VALUE: n1a IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): n1a ❑ 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. ff. 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. Environmental Checklist 4. Zoning Text Amendment 2. Rezone 5. 3. Co prehensive Plan Amendment Staff will calculate applicable fees and postage., $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Rica Lind , declare that I am (please check one) _ the torrent 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 relief. 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) . i` (Signature of Owner/Representative) Q: web/pw/devserv/fonns/planning/masterapp.doe 11/03/06 DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. HAEDNSMCom Plan%Sub Area PlanslHi hlands%EnvironmentallSEPA Checklist- Taskforce Zonin .doc Area Plan6NH01ends0eyelop entReg n,.. #&r Z.,ning5R-,-4- A. BACKGROUND Name of proposed project, if applicable: Highlands Zoning and Land Use Package (Fall 2006) Highlands Taskforce 2. Name of applicant: City of Renton 3. Address and phone number of applicant and contact person: Economic Development Neighborhoods and Strategic Planning Renton City Hall, 6th Floor 1055 South Grad Way Renton, WA 98055 Contact: Rebecca Lind, Planning Manager Phone: (425) 430-6588 4. Date checklist prepared: September 21, 2006 amended November 3, 2006 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): N/A non -project action 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. N/A non -project action. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Transportation Engineering North West LLC, "City of Renton Highlands Subarea Plan Land Use Concept E1 Transportation Analysis', April 17, 2006. and City Staff, " Final Impacts Spreadsheet Highlands Taskforce Proposal. Both documents are attached. 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. 11:1FDNSPIComp P1a�1Sub Area P1ans11lig_hlands'Tnviroi.inientallSEPA Checklist- Taskforce 2 ZoniAg.docRAED nv�C��n nran,,',,Hi lt1 M 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 and zoning proposal. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 1 Sth Streetr4he p treel and NE go and iwo par-Ge�s Rea Street, ^ ;,-a-r:€to the CV land use designation; meuin the area ip GV designation f S hfff 90? 5nd Er1m...-.dsAve AIL' from RAID Move the parcels fronting Harrington Ave NE between NE 7tt' Street and NE 9' Street, and the parcels south of NE 42"' Street and east of Monroe Avenue NE to RMF land use desr nation. Please see attache —.. � d maps- 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street collection of, pa rcels in the vicinity of Glenwood Ave NE and west of Harrington Avenue NE, north of Sunset Blvd in R-14; -meet-and Edwards A ve NE and in the WGinity of N_�-WId-G4eRnweed Ave NE and Sonsel Lane, and the pameton-#?e sorne._.. Of ing Crest d WE= ath el's-set geulevar4 and Monroe Ave ALG� €-thew .. That Authority's Sunset Terrace property, and a collection of parcels southeast of the intersection of NE 12"Street and Harrington Ave NE in the CV zone. Please see attached maps. 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 1I.TDNSP\Qomp Plan1,Sub Area PlansWi h.lands",.l:invironmental' SEPA Checklist- Taskforce 3 Zonin docTTA v7•Ti+SPP Ca" PlanlSub Area pr-Tiii SiTl�.+e1 ... ,.�„� Deg Df ftEOZo ing Ld_ ilra ft - . -�., aT'P-rzm rT �E� bvnrz �v:avrs"rab-trc-'-'...r'.�is'.r... 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. The project is within the Highlands Subarea. The Highlands Subarea can be loosely defined as the area in the vicinity of NE Sunset Boulevard that is South of NE 213' Street, North of NE a Street, East of NE Camas Ave (if extended) and west of NE Olympia Ave (if extended). Please see attached maps for specific location information, B. ENVIRONMENTAL ELEMENTS 1. !EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other N/A. Non project action. The Highlands is generally flat, with typically gentle changes in elevation. There are some steep slopes in the vicinity of NE Sunset Boulevard and Edmonds Avenue. b. What is the steepest slope on the site (approximate percent slope?) NIA Non project action. The steepest slope is between 25-40% 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. The steep slopes area near Edmonds and Sunset is also listed as a moderate landslide hazard. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. 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)? H:117DNSP1Ca P1anlSub Area Planslf-li hlands'Etivii-onmc;ntallSEPA Checklist- Taskforce 4 Zoning.doe ' NIA non -project action. Adopting these changes will not create impervious surfaces. There is no significant change between the proposed regulations and the existing regulations in regards to the percentage of allowed lot coverage. 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 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. N/A. 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. 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. I1:1T;DNSP1Co= P1aiilSub Area Plans\lIi�),,lilands'...E.ii iron.rrmentallSEPA Checklist- Taskforce Zoning,:. Mfighiand.sQeyelopfnent 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. These regulations would create the potential for additional population in the Highlands Subarea. This population would require domestic water from the City of Renton water system, which relies on wells drawing from a local aquifer. Compared to the potential population under existing conditions, the future potential population that may result from the approval of the proposal would represent an increase of approximately 1292 people. This increase in population is well within the planned growth targets for the City of Renton. 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. In the existing condition, the majority of the Highlands was developed without any formal stormwater system. Future development would have to comply with City of Renton stormwater regulations. 2) Could waste material enter ground or surface waters? If so, generally describe. NIA non -project action. H: ,'EQ SP1Comp .PlanlSub Area Plansli {igli.fends'.1 xi,,,irui.iniontallSEPA Checklist- Taskf'orce 6 Zoning.doc . 4' d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: NIA non -project action. Future development would have to comply with City of Renton stormwater regulations. 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other X shrubs X grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? N/A non -project action. This proposal is intended to result in redevelopment of this neighborhood. With redevelopment of individual parcels, vegetation may be removed and cleared prior to building. Such actions would be subject to City of Renton development regulations at the time of application. C. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: NIA non -project action. The proposal enacts design guidelines for the Highlands which require a higher standard of landscaping than under the existing regulations. This is likely to result in more vegetation in the area. 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: Birdsheron eagle, son they Mammals: eer bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other List any threatened or endangered species known to be on or near the site. None. H'tEDNSP',Comp PlanlSub Area P.lanslHigllands',l:aivironnientallSEPA Checklist- Taskforce 7 ZOnina�dOC f a ,r�tin�. ai ..,. ��+Reg Dfaft.�Zonjf.,�0 14 DFaft C. Is the site part of a migration route? If so, explain No. d. Proposed measures to preserve or enhance wildlife, if any: NIA non -project action 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. NIA non -project action. Future development in this area is the intended result of this proposal. Various types of energy including all of the types listed above, are likely to be used in the heating of future residential, commercial, and recreational development in this area. 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 non -project action. The design regulations implemented by this proposal would require a greater amount of vegetation than is required under the current regulations. The presence of trees and other vegetation to shade buildings naturally cools them and could result in some measure of energy conservation. 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. in the current Genddien rAany of the renirlential hieilrlings in tho Highlands are su6peGteds# n Suir-Ae-Fi.p. -ding Me dweAing&.- 1) Describe special emergency services that might be required. H:IEDNSPIComp PlanlSub Area PlanslHiphlands',1 nvironmentallSEPA Checklist- Taskforce 6 Zoning doCH,:. fire. SP\G@ ffi . PIan\Su n fe n 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. if the proposal is effective in promoting redevelopment there may be an increase in temporary construction noises. There are likely to be construction noises in the neighborhood with, or without the proposal. 3) Proposed measures to reduce or control noise impacts, if any: NIA non project action. Site specific development projects will be subject to City development regulations in effect at the time of application. 8. LAND AND SHORELINE USE What is the current use of the site and adjacent properties? NIA non -project action. The current use of the Highlands is for residential, commercial, community, and recreational uses. b. Has the site been used for agriculture? if so, describe. NIA non -project action. C. Describe any structures on the site. NIA non project action. There are a variety of structures in the Highlands including residential, accessory, commercial, community and civic structures. Some of the structures, primarily residential structures, are in dilapidated condition. Will any structures be demolished? If so, what? 1-1:\EDNSP1Comp Plaii&.tb Area Plansl> lighlan�1s`.linviron.mentaMEPA Checklist- Tasktorce g Zonin .docu. Q)Ncntir,.,.-,,, ot., a.t, n. ., nlW E 1Ii l�,,..,.a..,, a ..r,.p..,e t Re Dfafisgoning. 14 n a ft NIA non project action. Although this is a non -project action, the change in regulations will likely result in the demolition of residential structures in the Highlands her -pi ise it s part of the redevelopment. e. What is the current zoning classification of the site? NIa non project action. The Highlands area is characterized by R-10, RMF, and CV zoning. f. What is the current comprehensive plan designation of the site? Renton Residential Medium Density and Center Village g. If applicable, what is the current shoreline master program designation of the site? NIA non -project action. In. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. NIA. Non -project action. There are limited areas of steep slopes and moderate potential landslide hazard. Approximately how many people would reside or work in the completed project? This is a non -project action. The change in capacity as a result of this proposal could create a population of approximately 5995-5450 people in the Highlands, an increase of approximately 428 1341people over the current potential population. If we assume one employee per 250 square feet of commercial space, the future employee count of the area would be approximately 4548-1627 people, an increase of approximately 54T..484 workers over the current potential conditions. j. Approximately how many people would the completed project displace? NIA non project action. This project would not displace anyone. Current property owners would be able to stay in their existing homes for as long as they wished and improve or remodel their homes as desired. Redevelopment would occur as owners redeveloped their properties or sold them to those who wished to redevelop them. The increased capacity in the proposed zoning regulations will allow approximately an additional 74�745 housing units and 42&,70712A.033 square feet of commercial development. Proposed measures to avoid or reduce displacement impacts, if any: NIA non -project action H.`EDNSPIComp P1anlSub Area Plansllii2hlaiid_s_`�Environn-tentaIISEPA Checklist- Taskforce 10 Zonin-Hild�- 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 and zoning text amendments are intended to make implementation of the Comprehensive Plan easier. 9. HOUSING Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. This is a non -project action. The proposal would likely result in approximately 2413 3028 units, or 7-44-745 more than provided under the current zoning of the area. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. NIA non -project action. This action would likely result in the creation of more units than under the current regulations. However, some of the existing units are likely to be removed and replaced. Although there are provisions and incentives to provide affordable housing, as redevelopment occurs, it is likely that units that are now serving as (unsecured) affordable housing will be replaced with more expensive housing. C. Proposed measures to reduce or control housing impacts, if any: NIA non project action. Incentives for the creation of affordable housing are included in the development regulations to achieve a bonus in the R-14 zone. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. NIA non -project action. What views in the immediate vicinity would be altered or obstructed? NIA non -project action. There is a proposed increase in the standard for building height in the CV zone. The existing standard is to only allow building that are 50 ft. in height. The proposed standard would allow buildings with ground floor commercial development in the CV zone to be as tall as 60 ft. C. Proposed measures to reduce or control aesthetic impacts, if any: NIA non -project action_ The proposed design regulations require stricter regulations regard the aesthetic finished of buildings than under the current regulations. 11 H:IEDNSP1Co Pla \Sub Area PlanslHi lilandslEnuir_gitnientallSEPA Checklist- Taskforce Zoning.doc at l:+g�tila- a ,�n y ,+ Re Drfts»Z n,n. r� 14 ,.wm 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. There will likely be additional dwelling units and commercial development potential created by the proposed regulations. The Traffic Impact Analysis recommends additional street lighting for the area. This may result in more light in the area. b. Could light or glare from the finished project be a safety hazard or interfere with views? NIA non -project action. Individual proposal will be reviewed on a project basis under the development regulations in effect at the time of application. C. What existing off -site sources of light or glare may affect your proposal? NIA non -project action Proposed measures to reduce or control light and glare impacts, if any: NIA non -project action. The design guidelines regulate lighting to reduce negative Impacts. There are no regulations in effect for this area at the present time. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? This is a non project action. The project is in the vicinity of the North Highlands Community Center and the Highlands Community Center. b. Would the proposed project displace any existing recreational uses? If so, describe. 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. There is an incentive for creating community spaces and public open space in order to receive a bonus in the R-14 zone. Future development would be required to pay Renton's Parks Mitigation Fee. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. H:IFDNSP1Comp P1anlSub Area PlanslIii>hlands\EtivinonmentallSEPA Checklist- Task.force 12 ZoningjgcNikEI) i Pn G w _, 07 , ,1c..t nee, nlReg NIA non -project action Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A non project action Proposed measures to reduce or control impacts, if any: N/A non project action 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. This is a non project proposal. The area is served by NE Sunset Boulevard, a major arterial, and Edmonds Ave NE a principal arterial. There is an extensive network of streets, which Includes a network of currently un-utilized alleys. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? N/A Non project action. The Highlands is served by multiple transit lines, including routes 105, 240, 908, and 909. C. How many parking spaces would the completed project have? How many would the project eliminate? N/A non -project action. The future number of parking spaces in this area will be determined on a project specific basis. In some areas, where alleys exist, access will be required to be taken from the alley for new development projects. This could possibly result in additional on -street parking in some areas. If, as suggested in the transportation analysis, bike lanes are added to some roadways, this may limit some on street parking in those areas. Addition of bike lanes to this area is equally likely to be implemented with or without the proposal. Parking regulations determine the number of off street parking spaces required for each project. The regulations will remain the same for most types of development. For attached dwelling units in the CV zone, the proposed regulations impose an maximum limit for parking per unit at 1.75 spaces per unit. This would apply to the development of new projects in the CV zone and would only limit the number of future spaces, not necessarily existing spaces. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? N/A non project action. Future development must comply with Renton's Development Regulations. The traffic impact analysis suggests a number of street improvements be H:1F.DNSPIComp PlanlSub Area PlanslHighiands'',1:nvironmentallSEPA Checklist- Taskforce 13 Zoning? door.r».rcn�r , ., n��..�e„t, nr�� nlatt'tFIi�tla made to the Highlands subarea. The improvements include a westbound right tum lane and southbound left turn lane for the intersection at NE 12th St at Edmonds Avenue, improved sidewalks, promotion of transporfation alternatives through possible implementation of bicycle lane, better definition of on -street parking areas, and additional street lighting. These improvements are suggested for implementation with or without the proposal. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. N/A non -project action. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. N/A Non project action. This project is likely to result in approximately 339.212 trips per day, this represents an increase in approximately 10;33810,56 trips over the amount projected under full implementation of the existing zoning. Peak volumes are likely to occur at the same time as existing peaks- AM and PM "rush hour" In the attached transportation analysis, the author analyzed the impacts of approximately 28, 772 additional daily trips and found that there was adequate capacity on the existing road system without significant level of service reduction. All intersections would operate at LOS C or better except for the intersection at NE 12th Street and Edmonds Ave NE. This intersection is currently operating at LOS F. g. Proposed measures to reduce or control transportation impacts, if any: N/A non project action. Transportation impacts will be addressed through City of Renton development regulations at the time of project specific application. Currently, there are several projects that could improve the street network and transportation system in the Highlands including adding turn lanes to the intersection of NE 12th Street and Edmonds Avenue NE, improving sidewalks, adding bicycle lanes and/or other facilities for non - motorized transportation, better definition of on -street parking areas, and enhanced street lighting. Such improvements are equally likely to occur with or without the proposal. However, some improvements, such as sidewalk and street lighting improvements may be somewhat more likely as redevelopment occurs under the proposal. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. N/A non -project action. The proposal could result in an increased capacity in the area of approximately 74-8-745 units, or approximately 4292 13�eople, over the current zoning and land use designations. This increase is likely to increase the need for additional public services. b. Proposed measures to reduce or control direct impacts on public services, if any. II:IEDNSP1Comp PlanlSub Area Planslllig,1.i.lands,,FiiviroiiinentallSEPA Checklist- Taskforce 14 Zoning ds. D, el Reg Dfa-fts, Ze g. 14 Draft _._._ N/A non -project action 16. UTILITIES Circle utilities available at the site. electricit natural gas ate refuse service elephon anitary sews septic system, othe . N/A non project action 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. This will be reviewed on a project specific basis and City of Renton development regulations will be applied. The City of Renton is in the process of completing water and sewer upgrades in the vicinity of the proposal that will be used to accommodate any future development. C. SIGNATURE 1, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent:'ll Name Printed: Rebecca Lind for City of Renton D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions 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? It is unlikely that the proposal would have any affect on the above environmental issues. There will be a likely increase in population and in the number of dwelling units and amount of commercial floor space in this area. All future development will have to comply with all applicable federal, state, and local regulations. It is hoped that future demolition of structures suspected to have lead based paints, asbestos, and other hazardous materials would ultimately result in less future risk from those toxic substances. I-I:\EDNSP1Comp PlanlSub Area Plansll-lightaruis_.I nvironnientallSEPA Checklist- Tasktorce 15 Zonin Aw ' Proposed measures to avoid or reduce such increases are: New development would be required to comply with the City's development regulations, including the City's Critical Areas Ordinance. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? There would be no affect on plants, animals, fish, or marine life as a direct consequence of this non -project, prezoning proposal. There may be some displacement of existing vegetation to clear lots for future development, which is likely to occur under the both the present conditions and the proposal. Proposed measures to protect or conserve plants, animals, fish, or marine life are: None at this non project level. Development of additional dwelling units must comply with City of Renton regulations and with Renton's Critical Areas Ordinance. Development that occurs as a result of the proposal will be reviewed for these impacts on a project specific basis. This will include application of design regulations, which require higher landscaping standards, and may increase the amount of vegetation in the area. How would the proposal be likely to deplete energy or natural resources? The proposed non project action will not deplete energy or natural resources. Future project level development may impact energy or natural resources slightly, based on the likelihood of additional dwelling units and commercial floor area, but will not deplete them. Development is likely to occur with or without the proposal. Proposed measures to protect or conserve energy and natural resources are: None are proposed at this non -project action stage. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? This proposal would likely not use or affect environmentally sensitive areas. At such time that additional dwelling units are developed, they will be subject to City of Renton critical area regulations and development standards that are designed to protect environmentally sensitive areas. Proposed measures to protect such resources or to avoid or reduce impacts are: NIA. H:1T.DNSP1Comp P1an\Sub area PlanstfIightariels',f nviroiimentatlSEPA Checklist- Taskforcc 16 Zariin docr.ti�n�.rcntr of ,tic„i A�v., nlaffi1�}an 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 results in any change of capacity of approximately 748-745 dwelling units and approximately 426, 7?21,D33 square feet of commercial floor area. This would result in an intensification over the current land use. intensification is likely to occur in this area without the proposal, up to the maximum capacity allowed by the current regulations. The proposal is compatible with the existing Comprehensive Plan, which designates the majority of this area as a Center Village. The proposed Comprehensive Plan map amendments result in a more consistent application of land use policy over areas that are similarly situated. The entire project is consistent with the City of Renton Business Plan Goals. Proposed measures to avoid or reduce shoreline and land use impacts are: Under the proposal, regulations would require that new development conform to more stringent site development and aesthetic standards than under the current regulations. How would the proposal be likely to increase demands on transportation or public services and utilities? The proposal increases the number of potential vehicle trip ends by approximately 10, 33810, 567 daily trips over the capacity allowed under the current zoning. Additional population is also likely to make increased demand for public services. Proposed measures to reduce or respond to such demand(s) are: The transportation analysis shows that there would be adequate capacity for even an additional 28,772 daily trips in the Highlands subarea, without significant reductions in Levels of Service. The analysis makes suggestions for improving the transportation network in the Highlands, but these items are needed whether or not the proposal is adopted. 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. Proponent: Name Printed: Rebecca Lind for City of Renton Date: 2GG� 11:\EQNSP'',Com�� p PlanlSub Area PlanslFIinds',,Enviro3i.nientallSEPA Checklist- Taskfiorce 17 Zc)ninbc�pcu.,�n.roatir .. ni ,tic„h nro�nia kHighiand!ar,,...,,lepm.,f+Reg Dr-aftsgenii*n 14 DF01 Fecal Impacts Spreadsheet HigNands Taskfor Proposal PROPOSED ZONING Land use type Gross Acreage Density! Net Acreage FAR Estimated population Units Retail S . Ft factor 1.8 Estimated Elementary Pupils .276lunit Estimated Middle School Pupils .079lunit Estimated High School Pupils .070lunit Total Estimated Pupils Required Estimated Acreage of Trip Ends Neighborhood {per unit or Parks (75 sq ft per 1,000 per person square ft Trip Generation In Vehicle Trip ends R-14 40.88 22.55 32.70 18.04 14.00 6.00 457.86 108-24 n/a n1a 824.14 194.83 126.37 29.87 36.17 32.05' 194.59 1-421 10.71 4903.64 R-8 8.55 7.58 46.00 0.341 10.71 1159.25 RMF 18.05 24.92 14.44 19.94 14.00 64.00 202.16 1276.90 n/a n/a 363.89 2 296 .6 3 55.80 15.97 14.15, 85.92 0-63! 6.63 1340.32 CV- Multifamily 352.15 100.80 89.31 i 542.26 3.95 2.97 6.63 8459.24 CV- Mixed Use Housing 18.69 14.95 64.00 956.93 n/a 1722.47 264.11 75.60 66.98 406.69 6.63 6344.43 CV- Mixeduse Commerci CV -Mixed Use Retail 6.22 4.98 0.30 nla 65026.37 n/a Na n1a I n/a n1a n1a In1a Na 40.67 2644.62 33.23 26.58 0.30 nla 347399.71 n1a n1a n/a n1a 40.67 14128.75 Totals Proposed_ _ 164.54 131.63 3001.09 412426.08 5401.96 828_.30 237.09 210.08 1275.46 9.30 38980.25 EXISTING ZONING !Gross Density! Land use e_ 'Acreage Net Acreage: FAR R-10 72.22 57.78: 8.00 - RMF p g37.66 30.13 14.00 -Housing 27.33 21.86 64.p0 - - - I 27.33 21.861 0.30 Totals Existing 164.54 131.63: 9 TASKFORCE ZONING Gross Densityl Land Use Type Acreage k Net Acreage FAR Units 462.21 421.79 -- - 1399.3Q,nla Na 2283.3Q Retail Sq. Ft � n!a n/a 1 285718.75in/a 285718.75 I Retail S . Ft Estimated Estimated Elementary population Pupils (factor 1.8) (.2761unit) � 831.97 127 57 759.23 116.41 2518.73 38621 - In n!a 4109,93 630.19 Estimated Estimated Elementary population Pupils factor 1.8 .2761unit Estimated Middle School Pupils .(.0791unit) � 36.51 Estimated High School Total Pupils Estimated { 0701unit) -_Pupils 32.35 _ 196.44 29.53 179.26 _ 97.95 594.70 nla n/a 159.83 970.40 Required Acreage of Neighborhood Parks (75 sq ft. per person) - 1.31 1.31 4.341 nla 7.08 Estimated Trip Ends (per unit or per 1,000 square ft) , 16.6 � 6.63� Trip Generation in Vehicle Trip ends 2796.48 2796.48 .CV 9277.33CV-RetaillCommercial 11620.18 28644.24 _ _ 33.32 -/a11Q.54 --- 180.38 6.63 40.67 - Units Estimated Middle School Pupils .0791unft Estimated High School Pupils .070/unit Total Estimated Pupils Required Acreage of Neighborhood Parks (75 sq ft. per person Estimated Trip Ends (per unit or par 1,000 square ft Trip Generation in Vehicle Trip ends R-10 22.55 18.04 8.00 144.32 Na 259.78 39.83 11.40 10.10 61.34 0.45 10.71 1545.67 R-14 RMF 45.18 s 36.14 14.00 506.02 Na 910.83 139.66 39.98 13.18 35.42 11.68 215.06 1.57 10.71 5419.43 14-90' 11.92 14.00 166.88 Na 300.38 46.061 70.92 0.52 6.63 1106.41 CV- Multifamily 24.571 19.66 64.00 1258.14 943.60 Na Na 2264.65 1698.49 347.25 99.39 88.07 534.71 3.90 6.63 8341.45 CV- Mixed Use Housing 18.43'. 14.74 64.00 260.43 74.54 66.05 401,03 2,92 6.63 6256.09 CV- Mixeduse Commerci 6-141 4.91 0.30 1.47 64223.99 2.65 n1a n1a n1a Na n1a 40.67 2611.99 CV -Mixed Use Retail 32.76;1 26.21 0.30 7.86 342527.96 14.15 n1a n/a n1a Na n1a 40.67 13930.61 164.541. 131-631 1 3028.29 406751.95 5450.93 833.23 238.50 211.33 1283.06 9.36 39211.66 Est. MS Est. HS Total Est Pu Its Units Retail Sq. Ft Est Pap. Est. ES - Est VTEs CITY OF RENTON, WASHINGTON ORDINANCE NO. AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER 4-2, ZONING DISTRICTS — USES AND STANDARDS, CHAPTER 4-3, ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS, CHAPTER 4-4, CITY-WIDE PROPERTY DEVELOPMENT STANDARDS, CHAPTER 4-8, PERMITS- GENERAL AND APPEALS, AND CHAPTER 4-11, DEFINITIONS, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO.4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY CHANGING THE ZONING REGULATIONS IMPLEMENTING THE CENTER VILLAGE COMPREHENSIVE PLAN DESIGNATION, INCLUDING THE RESIDENTIAL-14 (R 14) ZONE AND CENTER VILLAGE (CV) ZONE, AND ENACTING DESIGN REGULATIONS. WHEREAS, the Vision for the Center Village calls for the modification of the existing, low -density suburban land use pattern; and WHEREAS, Comprehensive Plan Strategy 319.1 requires the evaluation of commercial and residential development standards in the Center Village Land Use Designation to ensure better implementation of the Center Village policies; and WHEREAS, Strategy 319.1 calls for the replacement of existing zoning that does not implement the Center Village Vision; and WHEREAS, the R-10 zone does not implement the Center Village vision for medium to high density residential development; and and WHEREAS, the Center Village zone includes uses that are incompatible with high density housing; WHEREAS, the Center Village Land Use policies promote high standards of design, pedestrian orientation, development of alleys, and the clustering of commercial and civic uses; and WHEREAS, the Comprehensive Plan Housing Element promotes the provision of affordable housing for all income groups; and; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: Page 1 of 56 SECTION I. Section 4-2-010.D of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `A'. SECTION H. Section 4-2-020.H of Chapter 2, Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: H. RESDIENTIAL-14 DU/ACRE (R-14): The purpose of the Residential-14 Dwelling Units Per Net Acre Zone (R-14) is to encourage development, and redevelopment, of new -residential neighborhoods that provide a mix of detached, semi -attached, and attached dwelling structures organized and designed to combine characteristics of both typical detached single family and small-scale multi -family developments. It is intended to implement the Residential Medium Density or the Center Village Land Use Comprehensive Plan designations. Densities range from eight (9) en 10 to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Interpretation of uses and project review in this zone shall be based on the purpose established in the Residential Medium Density land use designation, Objectives LU-GG through LU-II, Policies LU- 157 through LU-181, or the Center Villa fc land use desigLiation, ObJective LU-CCC Policies LU- 317 throu 7h LU-332 and the Community Design Element of the Comprehensive Plan. Page 2 of 56 SECTION III. Section 4-2-020.I of Chapter 2, Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: I RESIDENTIAL MULTI -FAMILY (RM): 1. Purpose: The Residential Multi -Family Zone (RM) is established to implement the multi- family policies of the Land Use Element of the Comprehensive Plan. The RM Zone provides suitable environments for multi -family dwellings. It is further intended to conditionally allow uses that are compatible with and support a multi -family environment. 2. Classifications: The density allowed under this zone will be identified by the suffix that is applied. This zone will normally be applied with one of three (3) suffixes: a. "F" (Multi -Family): The RM-F suffix allows for the development of both infill parcels in existing multi -family districts with compatible projects and other multi -family development. It is intended to implement the Multi -Family or Center Village Land Use Comprehensive Plan designation. Density ranges from ten (10) to twenty (20) du/acre. Interpretation of uses and project review in this suffix shall be based on the purpose statement objectives and policy direction established in the Residential Multi -Family land use designation, Objectives LU-JJ through LU-LL, Policies LU-182 through LU-192, or the Center Village Land Use designation, Objectives LU-CCC, Policies LU-317 through LU-332. b. "T" (Traditional): The RM-T suffix occurs in areas where compact, traditional residential neighborhood development already exists, or in Comprehensive Plan designations where traditional residential neighborhoods are planned in the future. It is intended to implement the Urban Center — Downtown designation or Center... V"ii,lage Land Use Comprehensive Plan designation in the Land Use Element of the Comprehensive Plan. Density ranges from fourteen (14) to thirty five (35) du/acre. Page 3 of 56 C. "U" (Urban Center): The RM-U suffix provides for high -density, urban -scale, multi -family residential development that supports the downtown and allows for alternative transportation mode choices. Development standards promote a pedestrian -scale environment and amenities. Density ranges from twenty five (25) to seventy five (75) du/acre. This zone, combined with the CD and RM- T Zones, is intended to implement the Urban Center — Downtown Land Use Comprehensive Plan designation or Center Village Land C.Jsc Comprehensive Plan designation. Interpretation of uses and project review in suffix RM-U and RM-T shall be based on the purpose statement objectives and policies of the Urban Center — Downtown land use designation, Objectives LU-00 through LUAX, Policies LU-216 through LU-264, or the Center Village Land Use designation, Objectives LU-CC", Policies_1.0-317 through :1.,U-332 and the Community Design Element of the Comprehensive Plan. (Amd. Ord. 4971, 6-10-2002) SECTION V. Section 4-2-020.K of Chapter 2, Zoning Districts- Uses and Standards, of Title 1V (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: K CENTER VILLAGE ZONE (CV): 1. Purpose: The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed -use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit -oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. Uses and standards allow complementary, high -density residential development, and discourage garden -style, multi -family development. The Center- Village Residential Beaus Dsac{rie Page 4 of 56 2. Scale and Character: The Center Village Zone (CV) is intended to provide suitable environments for district -scaled retail and commercial development serving more than one neighborhood, but not providing City-wide services. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Center Village land use designation, Objective LU-CCC, Policies LU-317 through LU-332, Residential Medium -Density land use designation, Objectives LU-GG through LU-II, Policies LU-157 through LU-181, or the Residential Multi -Family land use designation, Objectives LU-JJ through LU-LL, Policies LU-182 through LU- 192, and the Community Design Element of the Comprehensive Plan. SECTION VI. Section 4-2-060 of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `B'. SECTION VH, Section 4-2-07OG of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `C'. SECTION VIII. Section 4-2-070J of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `D'. SECTION IX. Section 4-2-080A.22 of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 22. Size restrictions apply per use in RMC 4-2-120A. In the CN Zone, fast food establishments are prohibited. In the Center Villa �4 Zone. no office and conference uses are allowed for parcels fronting, or taking primary access from. Edmonds Avenue NE. Page 5 of 56 SECTION X. Section 4-2-080A.33 of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 33. , 1. undr-omit. dayear-e ..ter- of adult . ay are-ll-Nosi-residential uses are permitted only in eaFqtineti with-andif intended to serve residential development in the R-14 Zone. Project size limitations of RMC 4-2- 110F apply. A preschool or day care center, when accessory to public or community facilities listed in RMC 4-2-0603, is considered a permitted use and not a conditional use. Additional Restrictions within the CV Land Use Designation: Retail uses,_ eating/drinking establishments, and on -site service uses are prohibited in MR-14 areas within the Center Village Land Use Designation unless they are accessory to a School. Paris, or Entertainment and Recreational Use as allowed in RMC 4-2-060E F and-J. SECTION XI. Section 4-2-080A.73 of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 73. Within the Center Village Zone, Residential BotiHs PistFie '* ential enly uses" are hni4ed is . Garden style apartments are prohibited. xrFsc-rrvvr t-iimmcrcnruses, have is . withi'athe Centel- Village afe also subjeett-1— ri—is—is and development standaMs itiRMC 4 3 095C and P, Center- Village Residential Bentis Disti-iet. Attached dwelling unit develepmL%ts in the range of te (10) to twenty k2o) dwelling units Pef net aer-L' may on! ie unit t��, Ground floor commercial development at a minimum depth of 30 'feet and a minimum width of 75% of the length of the building is required for all residential protects on parcels ahuttina Sunset Boulevard NE. Parcels west of Harrington Avenue NE and east of Edmonds Ave NE rpj, ti cluster the required commercial development as lop as there is commercial development greater or equal to 75i%, of the sum of the around floor areas of all the buildinas roposed for the site. Page 6 of 56 SECTION XH. Section 4-2-110F of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `E'. SECTION XIII. Section 4-2-11OG of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `F. SECTION XIV. Section 4-2-120A of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `G'. SECTION XV. Section 4-3-095 of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby deleted in its entirety. SECTION XVI. Section 4-3-100 of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: A PURPOSE: The purpose of this Section is to: 1. Establish design review regulations in accordance with policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; C. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and C. Consider the individual merits of proposals. Page 7 of 56 2. Create design standards and guidelines specific to District 'A' (the Downtown Core) that ensure design quality of structures and site development implementing the City of Renton's Comprehensive Plan Vision for its Urban Center - Downtown. This Vision is of a downtown that will continue to develop into an efficient and attractive urban city. The Vision of the Downtown Core is of mixed uses with high -density residential living supported by multi -modal transit opportunities. Redevelopment will be based on the pattern and scale of established streets and buildings. 3. Create design standards and guidelines specific to District 'B' (the South Renton Neighborhood) that ensure design quality of structures and site development implementing the City's South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a residential area located within the Urban Center - Downtown, maintains the existing, traditional grid street plan and respects the scale of the neighborhood, while providing new housing at urban densities. The South Renton Neighborhood Plan supports a residential area that is positioned to capitalize on the employment and retail opportunities increasingly available in the Downtown Core. 4. Create design standards and guidelines specific to the Urban Center - North (District `C') that ensure design quality of structures and site development that implements the City of Renton's Comprehensive Plan Vision for its Urban Center - North. This Vision is of an urban environment that concentrates uses in a "grid pattern" of streets and blocks. The Vision is of a vibrant, economically vital neighborhood that encourages use throughout by pedestrians. 5. Create design standards and guidelines applicable to the use of "big -box retail" as defined in RMC 4- 11-180, Definitions. 6. Create design standards and guidelines st�ecific to the Center Village commercial core {District `D')_ that ensure design quality of structure and site dcyclo ment that implements the Ci of Renton's Comprehensive Plan Vision for the Center Village designation. Uses within this district include business and professional offices, services, retail, restaurants recreational businesses, mixed -use commercial and residential buildings. and multi-familyresidentiaf. -f is portion of the Center Village is intended to provide a vital business district serving the local neiglibot-hood and beyond. 7. Create design standards and guidelines s jc it is to the residential portion of the Center Village (District `E') that ensure design quality_ of strucuUrc and site development that implements the City Renton's Comprehensive Plan Vision for the Center Village designation. A variety of housing options allows economic and lifestyle diversi1y in the Center Villa Ye with desi re ulation to tie the range of styles and Wes together. 8. Establish two categories of regulations: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Development Services Director in determining if the proposed action meets the intent of the design guidelines. In the T T,.ba Center Deli.., Over -lay Hre,Set specific minimum standards and guidelines that may apply to all #lredistricts, or certain districts only (Districts `A', W, or-'C', 'D', or..' , as indicated herein. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) B APPLICABILITY: 1. This Section shall apply to all development in the Urban Center - Downtown and Urban Center - North. For the purposes of the design regulations, the Center Downtown is District "A', South Renton is District'B', and the Urban Center --North is District 'C.' Districts A through C are depicted on the Urban Center Design Overlay District Map, shown in subsection B4 of this Section. Page 8 of 56 2. This Section shall also apply to big -box retail use where allowed in the Commercial Arterial (CA), Light Industrial (IL), Medium Industrial (IM), and Heavy Industrial (IH) zones, except when those zones are located in the Employment Area — Valley south of Interstate 405. Big -box retail uses within these zones, except in the Employment Area — Valley, must comply with design standards and guidelines specific to the Urban Center —North (District `C'). 3. Where conflicts may be construed between the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. 4. Urban Center Design Overlay District Map: 5. This section shall apply to all development in the Center Village Land Use Designation as shown on the Comprehensive Plan Land Use Map. -To rthe uq2oses of the Design Regulations, areas within the Center Village Land tJse Designation zoned Center Village (CV) shall comprise District "D". Areas within the Center Village Land Use Designation zoned. Residential Multi -family RMF and Residential-14 R-14 area shall be in District "E". (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) C EXEMPTIONS: The design regulations shall not apply to: 1. Interior Remodels: Interior remodels of existing buildings or structures provided the alterations do not modify the building facade. 2. Aircraft Manufacturing: Structures related to the existing use of aircraft manufacturing in District `C'. (Ord. 5124, 2-7-2005) D ADMINISTRATION: 1. Review Process: Applications subject to design regulations shall be processed as a component of the governing land use process. 2. Authority: The D reete- of the n,,.,.!ai, +iie i S_,* ,iees r,ivi& nnReviewing-Official shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of the design regulations. In rendering a decision, the Official will consider proposals on the basis of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) E SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high -density urban environment; so that businesses enjoy visibility from public rights -of -way; and to encourage pedestrian activity throughout the district. Page 9 of 56 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. a. Minimum Standard for Districts 'A' and 'B': Maintain existing grid street pattern b. Minimum Standards for Districts ' C' and `D' : i. Provide a network of public and/or private local streets in addition to public arterials. ii. Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks. (d) Internal or local roads (public or private). 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. a. Minimum Standard for Districts 'A' a"s ' B', and -ID: i. Orient buildings to the street with clear connections to the sidewalk. ii. The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian only court b. Minimum Standards for District ' C' : i. Buildings on designated pedestrian -oriented streets shall feature "pedestrian -oriented facades" and clear connections to the sidewalk (see illustration, RMC 4-3-1UDE7a). Such buildings shall be located Page 10 of 56 adjacent to the sidewalk, except where pedestrian -oriented space is located between the building and the sidewalk. Parking between the building and pedestrian -oriented streets is prohibited. ii. Buildings fronting on pedestrian -oriented streets shall contain pedestrian -oriented uses. iii. Nonresidential buildings may be located directly adjacent to any street as long as they feature a pedestrian -oriented facade. iv. Buildings containing street -level residential uses and single -purpose residential buildings shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (see illustration, RMC 4-3-100E7b). V. If buildings do not feature pedestrian -oriented facades they shall have substantial landscaping between the sidewalk and building. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk (see illustration, RMC 4-3-100E7c). C. Guidelines Applicable to District'C': i. Siring of a structure should take into consideration the continued availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas). d. Guideline Avylicable to Districts `C' and 'W: Ti.---Ground floor residential uses located near the street should be raised above street level for residents' privacy. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. a. Minimum Standards for Districts 'A' *nA-,'B', ':D', and 'E': r...+..a e r ,,,..atom i_A primary entrance of each building shall be located on the facade facing a street.-Swu h entr-anees shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. ii. Multiple buildings on the same site shall r wide a continuous network of pedestrian paths and open spaces that incorporate landscaping to rovide a directed view to building entries. iii. Ground floor units shall be directly accessible from the street or an open sace such as a courtyard. or garden that is accessible from the street. iv. Secondary access not fronting on a street) shall have weather protection at least four and one-half feet (4-112`) wide over the entrance or other similar indicator of access. V. Pedestrian access shall be provided to the buildin l .from p[operty propertyedges, adjacent lots abutting- street intersections crosswalks and transit stops. Page 11 of 56 b. Minimum Standards for District 'C': i. On pedestrian -oriented streets, the primary entrance of each building shall be located on the facade facing the street. ii. On non -pedestrian -oriented streets, entrances shall be prominent, visible from surrounding streets, connected by a walkway to the public sidewalk, and include human -scale elements. iii. All building entries adjacent to a street shall be clearly marked with canopies, architectural elements, ornamental lighting, and/or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings with frontage on designated pedestrian -oriented streets (see illustration, RMC 4-3- 1 QOE7d). iv. Weather protection at least four and one-half feet (4-1/2) wide and proportional to the distance above ground level shall be provided over the primary entry of all buildings and over any entry adjacent to a street. V. Pedestrian pathways from public sidewalks to primary entrances or from parking lots to primary entrances shall be clearly delineated. C. Guidelines Applicable toAR Districts 'A', ' B',_and `C': i. Multiple buildings on the same site should provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. ii. Ground floor units should be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iii. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet (4-1/2') wide over the entrance or other similar indicator of access. iv. Pedestrian access should be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. V. Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian - oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. de. Guidelines Applicable to Districts 'A' arul `D': i. For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. ii. Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. Page 12 of 56 0 iii. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District 'A'. ef. Guidelines Applicable to Districts ' ll' and `E': Front yards should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, or similar feature. €g. Guideline Applicable to District'C': For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value ofRenton's long-established, existing neighborhoods are preserved. a. Minimum Standards for Districts 'A' and `D': Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: i. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; ii. Building proportions, including step -backs on upper levels; iii. Building articulation to divide a larger architectural element into smaller increments; or IV. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. b. Minimum Standards for Districts `B' and `E': i. Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: {iii. Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or Page 13 of 56 (b)iii. Building articulation provided to divide a larger architectural element into smaller pieces; or (Oil. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. C. Minimum Standards for District ' C' : i. For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long established, existing neighborhood south of North 6th Street known as the North Renton Neighborhood. ii. For properties located south of North Sth Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high -volume pedestrian areas, and screening them from view in high visibility areas. a. Minimum Standards for All Districts: i. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. iii. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self -closing doors (see illustration, RMC 4-3-100EW). iv. The use of chain link, plastic, or wire fencing is prohibited. V. If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum three feet (T) wide, shall be located on three (3) sides of such facility. b. Guidelines Applicable to All Districts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. Page 14 of 56 a. Minimum Standards for Districts 'C' and `D': i. Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection E7g of this Section). ii. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection E7h of this Section). iii. Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Monuments; (c) Special landscape treatment; (d) Open space/plaza; (e) Identifying building form; (f) Special paving, unique pedestrian scale lighting, or bollards; (g) Prominent architectural features (trellis, arbor, pergola, or gazebo); (h) Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). 7. Illustrations. a. Pedestrian -oriented facades (see subsection E2b(i) of this Section). Page 15 of 56 Pedestrian-orterited facades: / Primary building entry / must be facing the street transparent window area or window display along 75% of the ground floor between the height of 2 to 8 feet above the ground weather protection at least 4'A feet wide along at least 75% of the facade b. Street -level residential (see subsection E2b(iv) of this Section). Raised planters provide privacy for residents while maintaining views of the street from units Trees C. Buildings without pedestrian -oriented uses (see subsection E2b(v) of this Section). Page 16 of 56 lk Combination of evergreen and Building' deciduous shrubs and trees Raised planter d. Building entries (see subsection E3b(iii) of this Section). e. Service elements located to minimize the impact on the pedestrian environment (see subsection E5a(i) of this Section). Page 17 of 56 DUMPS LOCATE REAR O SITE Service enclosure (see subsection E5a(iii) of this Section). k,oncre[e Pau 'ioof enclosure c) keep birds out g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this Section). Page 18 of 56 I I ■■■■�i5 M Turret ra IIIIIIIIIIIIIIII-,,,Illil�: 00000 00000 II��Itlll' �� Il] ID Comer accentuating roof line Elevation Plan Note: Ensure that building does not dock viewing triangle at intersections 70 a Bay window IIIIIIIIIVIIIIIIIIIIIIIiiI��.�: Elevation Plan b. Gateway landscaping, open space, pedestrian amenities and signage that identifies the commercial area (see subsection E6a(ii) of this Section). Page 19 of 56 (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) F PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. a. Minimum Standards for Districts `A' and 7B', and `D'1: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. b. Minimum Standards for District `C': i. On dDesignated Pedestrian -Oriented Streets: (a) Parking shall be at the side and/or rear of a building, with the exception of on -street parallel parking. No more than sixty feet (60) of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. (b) On -street parallel parking spaces located adjacent to the site can be included in calculation of required parking. For parking ratios based on use and zone, see RMC 44-080, Parking, Loading and Driveway Regulations. (c) On -street, parallel parking shall be required on both sides of the street. ii. All parking lots located between a building and street or visible from a street shall feature landscaping between the sidewalk and building; see RMC 4-4-080F, Parking Lot Design Standards. iii. Surface Parking Lots: The applicant must successfully demonstrate that the surface parking lot is designed to facilitate future structured parking and/or other infill development. For example, an appropriate surface parking area would feature a one thousand five hundred foot (1,500') maximum perimeter area and a minimum dimension on one side of two hundred feet (200% unless project proponent can demonstrate future alternative use of the area would be physically possible. Exception: If there are size constraints inherent in the original parcel (see illustration, subsection F5a of this Section). C. Minimum Standards for District'E': i. No surface parking shall be located between a building and the front property line or the building and side p_operty line on the street side of a corner lot. Page 20 of 56 ii. Parking shall be located off an alley if an alley is present. ed._ Guideline Applicable to A41-Districts `A' `W `C' and `D': In areas of mixed use development, shared parking is recommended. De. Guidelines Applicable to District ' C' : i. If a limited number of parking spaces are made available in front of a building for passenger drop-off and pick-up, they shall be parallel to the building facade. ii. When fronting on streets not designated as pedestrian -oriented, parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping and/or gateway features as dictated by location. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. a. Minimum Standards for Districts 'A'-rm#�_'C', and `D': i. Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection F5b of this Section). ii. All surface parking lots shall be landscaped to reduce their visual impact (see RMC 44-08OF7, Landscape Requirements). b. Guidelines Applicable to AWDistricts `A', `C', and ID': i. Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on -site buffering from visual impacts. ii. Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. iii. Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. a. Minimum Standards for District'C' and `D': Page 21 of 56 Parking Structures Fronting Designated Pedestrian -Oriented Streets: (a) Parking structures shall provide space for ground -floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the frontage width (see illustration, subsection 175c of this Section). (b) The entire facade must feature a pedestrian -oriented facade. ii. Parking Structures Fronting Non -Pedestrian -Oriented Streets: (a) Parking structures fronting non -pedestrian -oriented streets and not featuring a pedestrian -oriented facade shall be set back at least six feet (6) from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') adjacent to high visibility streets. (b) The Director may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; (3) Display windows; (4) Brick, tile, or stone; (5) Pre -cast decorative panels; (6) Vine -covered trellis; (7) Raised landscaping beds with decorative materials; or (8) Other treatments that meet the intent of this standard. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection F5d of this Section). b. Minimum Standards for District `I)': i. Parkjng structures shall provide space lbr ggound-floor commercial uses along street fronta es at a minimum of seventy -Five percent [75%) of the tomage width (see illustration, subsection F5c of this Section). ii. _ The entire facade must feature a pedestrian -oriented facade. Page 22 of 56 Iii Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or inixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials [see illustration subsection F5d of this Section . C. Guidelines Applicable to Districts 'A' i'C', and `D': i Plar-king gafage entries sheiild not dooA ate the gIf�F�eetseape-.Rgd6n garage entries should be designed and sited to con lenent not subordinate. the pedestrian ent . Tf possible, locate the parking ent away from the primary street,to either the side or rear of the building. ii. Parking _t Laage entries should not dominate_ the streetscape. iii. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. iii-iv Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. iN ry. Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. vi. Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. d. Guidelines Applicable to Districts'B' artd `l a': i. Attached personal parking garages at -grade should be individualized and not enclose more than two (2) cars per enclosed space. Such garages should be architecturally integrated into the whole development. ii. Multiple -user parking garages at -grade should be enclosed or screened from view through any combination of walls, decorative grilles, or trellis work with landscaping. i-viii. Personal parking garages should be individualized whenever possible with separate entries and architectural detailing in character with the lower density district. iv. Large multi-user parking garages are discouraged in this lower density district and, if provided, should be located below grade whenever possible. Page 23 of 56 0 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian -oriented streets. a. Minimum Standards for Districts 'B' and `F'. Parking lots and garages shall be accessed from alleys when available- b. Minimum Standards for District 'C': i. Parking garages shall be accessed at the rear of buildings or from non -pedestrian -oriented streets when available. ii. Surface parking driveways are prohibited on pedestrian -oriented streets. iii. Parking lot entrances, driveways, and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. C. Guidelines Applicable to Districts 'A' aid `D': i. Parking lots and garages should be accessed from alleys or side streets. ii. Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on -site or to adjoining properties, Where possible, minimize the number of driveways and curb cuts. d. Guidelines Applicable to Area `B' _and `E' : i. Garage entryways and/or driveways accessible only from a street should not impede pedestrian circulation along the sidewalk. ii. Curb cuts should be minimized whenever possible through the use of shared driveways. S. Illustrations. A. Parking and vehicular access in District ' C' (see subsection F1b(lii) of this Section). Page 24 of 56 Parking lots are accessed by a system of local access "streets" Parldng lots are sited towards the Interior of the block to the extent passible --, Parking lots are configured to allow future infill development -- `.Nk'lk No parking lots or driveways adjacent to a pedestrian -oriented street Parallel parking on local access r- "streets" \. Minimize access w` points from '.'•"' High Visibility �v Streets Mid -block connections enhance access and provide a good framework for future infill development Parking garage entrance designed to minimize impact - on pedestrian environment b. Parking lot lighting (see subsection F2a(i) of this Section). Page 25 of 56 DO THIS DON'T DO THIS C. Parking structure fronting on pedestrian -oriented street with pedestrian -oriented uses and facades along the ground floor (see subsection F3a(i)(a) of this Section). Parking garage on second floor Ground floor commercial space with pedestrian -oriented facade d. Parking structure designed to enhance strectscape (see subsection F3a(ii)(c) of this Section). Page 26 of 56 Articulation of facade compo to reduce seal and add visua interest Decorative tre structure for vi Raised plantin bed adjacent t sidewalk (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) G PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village -by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi - modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. a. Minimum Standards for Districts 'C' and `D': i. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. ii. Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty feet (150') apart (see illustration, subsection G4a of this Section). 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. a. Minimum Standards for Districts 'A' a" 'C' and'D': Page 27 of 56 i. Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection G4b of this Section). ii. Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. iii. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection G4c of this Section). iv. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The walkway shall include an eight foot (8') minimum unobstructed walking surface and street trees (see illustration, subsection G4d of this Section). (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A ten to twelve foot (10' — 12) pathway, for example, can accommodate groups of persons walking four (4) abreast, or two (2) couples passing one another. An eight foot (8') pathway will accommodate three (3) individuals walking abreast, whereas a smaller five to six foot (5' — 6') pathway will accommodate two (2) individuals. V. Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. vi. All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. b. Guidelines Applicable to All Districts: i. Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. ii. Mid -block connections are desirable where a strong linkage between uses can be established. iii. Decorative fT-ences, with the exception of chain link fences, may be allowed when appropriate to the situation. C. Guidelines Applicable to District'C' Only: i. Through -block connections should be made between buildings, between streets, and to connect sidewalks with public spaces. Preferred location for through -block connections is mid -block (see illustration, subsection G4e of this Section). Page 28 of 56 ii. Between buildings of up to and including two (2) stories in height, through -block connections should be at least six feet (6') in width. iii. Between buildings three (3) stories in height or greater, through -block connections should be at least twelve feet (12') in width. iv. Transit stops should be located along designated transit routes a maximum of one -quarter (0.25) mile apart. v. As an alternative to some of the required street trees, developments may provide pedestrian -scaled light fixtures at appropriate spacing and no taller than fourteen feet (14') in height. No less than one tree or light fixture per sixty 0) it 30 lineal feet of the required walkway should be provided. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. a. Minimum Standards for District-' C' : i. On designated pedestrian -oriented streets, provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the designated pedestrian -oriented street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8) above ground level. ii. Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. b. Minimum Standards for District `D': i. Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or b_uilding_overhan". These elements shall be a minimum of four and one-half feet 4 %') wide along at least .seventy five percent 75% of the length of the building fa ade a maximum height of fifteen feet 15' above the around elevation., and no lower than eight feet 5' above gound level. ii. Site furniture provided in public spaces shall be Evade of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. C. Minimum Standards for District IF only: Page 29 of 56 i. Site furniture provided in public spaces shall be made of durable vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. ii. Site furniture and amenities shall not L peck or block pedestrian access to_uublic spaces or building entrances. d. Guidelines Applicable to Districts'C', `D'ancl_`El: i. Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. ii. Street amenities such as outdoor group stating, kiosks, fountains, and public art should be provided. iii. Architectural elements that incorporate plants, such as facade -mounted planting boxes or trellises or ground -related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian -oriented streets (see illustration, subsection G4f of this Section). 4. Illustrations. a. Pedestrian walkways within parking lots (see subsection G1a(ii) of this Section). Page 30 of 56 b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection GZa(i) of this Section). Page 31 of 56 ' Sidewalk along Pathways along buildsast wide eQ:', j °�, high visibility street facades at I and includes street trees ,a Parking lot pathway <' Mid -block pathway. ,+ connects uses and �5i activity centers ." r k.� a .a .. fp f : r r.. lei � .;a c �`' a •,� s s Major local access "streets" are designed Pedestrian -oriented street with wide sidewalks, and street with sidewalks — on at least one side Interior pathways that link storefronts, parking areas, and residential uses C. Parking lot pedestrian interior walkway (see subsection G2a(i.ii) of this Section). Page 32 of 56 Mom f d. Sidewalks along retail building facade (see subsection GU(iv)(a) of this Section). Street trees and/or pedestrian street lamps every 33' Weather e. Through -block pedestrian connections (see subsection G2c of this Section). Page 33 of 56 Pedestrian Corridor 4■■■■■■■■■mommo■■ Pedestrian Corridor f. Pedestrian amenities incorporated into development (see subsection G3b(iii) of this Section). Recessed entry Seasonal landscaping Transparent windows Weather protection lesbian dented space Seating areas ies and street eatures used to define iestrian area Varied +cement lesbian xiented ggnage (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) H LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in Page 34 of 56 sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. a. Minimum Standards for All Districts: i. All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. iii. On designated pedestrian -oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection H3a of this Section). iv. The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. V. The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non -vegetative elements, reinforces the architecture or concept of the development. vi. Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscaping Requirements). Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk (see illustration, subsection H3b of this Section). Standards for planting shall be as follows: (a) Trees at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8') or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (b) Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Shrubs shall be at least twelve inches (12") tall at planting and have a mature height between three feet (3') and four feet (4'). (c) Groundcover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. (d) The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three (3) years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. (e) Surface parking with more than fourteen (14) stalls shall be landscaped as follows: (1) Required Amount: Page 35 of 56 Total Number of SpacesMinimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. (2) Provide trees, shrubs, and groundcover in the required interior parking lot landscape areas. (3) Plant at least one tree for every six (6) parking spaces. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8') or two inch (2") caliper (as measured four feet (T) from the top of the root ball) respectively. (4) Plant shrubs at a rate of five (5) per one hundred (100) square feet of landscape area. Shrubs shall be at least sixteen inches (16") tall at planting and have a mature height between three feet (3') and four feet (4'). (5) Up to fifty percent (50%) of shrubs may be deciduous. (6) Select and plant groundcover so as to provide ninety percent (90%) coverage within three (3) years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than fifty feet (50') from a landscape area. vii. Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. viii. Underground, automatic irrigation systems are required in all landscape areas. b. Guidelines Applicable to all Districts: i. Landscaping should be used to soften and integrate the bulk of buildings. ii. Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. iii. Use of low maintenance, drought -resistant landscape material is encouraged. iv. Choice of materials should reflect the level of maintenance that will be available. v. Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Page 36 of 56 vi. Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather -resistant materials that can be reasonably maintained. vii. Landscaping should be used to screen parking lots from adjacent or neighboring properties. C. Guidelines Applicable to Districts 'B' and `E': i. Front yards should be visible from the street and visually contribute to the streetscape. ii. Decorative walls and fencing are encouraged when architecturally integrated into the project. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian -oriented streets particularly at street corners. a. Minimum Standards for Districts 'A', and-'C' and and'D': i. Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. iii. In mixed use residential and attached residential projects, required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. iv. In mixed use residential and attached residential projects required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development (see illustration, subsection H3c of this Section). Page 37 of 56 V. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. vi. In mixed use residential and attached residential projects, other required landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. vii. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space (see illustration, subsection 143d of this Section) according to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian -oriented space viii. To qualify as pedestrian -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; (b) Paved walking surfaces of either concrete or approved unit paving; (c) On -site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three feet (T) of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. ix. The following features are encouraged in pedestrian -oriented space (see illustration, subsection H3e of this Section) and may be required by the Director: (a) Provide pedestrian -oriented uses on the building facade facing the pedestrian -oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (c) Provide pedestrian -oriented facades on some or all buildings facing the space. (d) Provide movable public seating. X. The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or service areas; and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. Page 38 of 56 Xi. The minimum required walkway areas shall not count as pedestrian -oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian - oriented space if the Director determines such space meets the definition of pedestrian -oriented space. b. Minimum Standards for Districts 'B' acid `E': Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty (150) square feet per unit of which one hundred (100) square feet are contiguous. Such space may include porches, balconies, yards, and decks. C. Minimum Standards for District ' C': The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. d. Guidelines Applicable to Districts 'A' land-'C' and `D': i. Common space areas in mixed —use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. ii. Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. iii. In mixed -use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. e. Guidelines Applicable to District 'C': Developments located at street intersection comers on designated pedestrian -oriented streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to emphasize pedestrian activity (see illustration, subsection HYof this Section). 3. Illustrations. a. Street tree installed with tree grate (see subsection H1a(iii) of this Section). Page 39 of 56 b. Parking lot landscaped buffer (see subsection H1a(vi) of this Section). One tree per 30 lineal feet Parking, service, or ` h storage areas iYW i� . R L 10s Landscepi' 9 Buffer C. Visible and accessible common area featuring landscaping and other amenities (see subsection H2a(iv) of this Section). d. Pedestrian -oriented space associated with a large-scale retail building (see subsection 142a(vii) of this Section). Page 40 of 56 Recessed entry areas �.- can qualify as pedestrian oriented space if they meet requirements Centralized and visible ' pedestdan-oriented space ? located at major building. ^ entry and crossroads 1 S • {'. _ r ��' . t•�'��'. / f�, .+5. :c::'Yl,r4e4N. Tif. �''. 'iT3 '1 �� 1i, . � _ f e. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable furniture, special paving, landscaping components and pedestrian -oriented uses (see subsection H2a(ix) of this Section). t 1 f. Building setbacks increased at street corners along pedestrian -oriented streets to encourage provisions for pedestrian -oriented spaces (see subsection Me of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) Page 41 of 56 Comer building t x' ... ....... Comer entry with increased setback Pedestrian -oriented space BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. a. Minimum Standard for Districts `A' and `ID': All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). b. Minimum Standard for Districts 'B' and `E': All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). C. Minimum Standards for District `C': i. All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows (see illustration, subsection 15a of this Section). ii. All buildings shall be articulated with one or more of the following: (a) Defined entry features; (b) Window treatment; (c) Bay windows and/or balconies; Page 42 of 56 (d) Roofline features; or (e) Other features as approved by the Director. iii. Single purpose residential buildings shall feature building modulation as follows (see illustration, subsection I5b of this Section): (a) The maximum width (as measured horizontally along the building's exterior) without building modulation shall be forty feet (40'). (b) The minimum width of modulation shall be fifteen feet (15') (c) The minimum depth of modulation shall be the greater of six feet (6) or not less than two tenths (0.2) multiplied by the height of the structure (finished grade to the top of the wall). d. Guidelines Applicable to Districts'A' ate, `B' 'D' and `E': i. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. iii. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. e. Guidelines Applicable to Districts `A BI and `E'-: Building modulations should be a minimum of two feet (T) in depth and four feet (4') in width. f. Guidelines Applicable to Districts A' and `D"lam: i. Building modulations should be a minimum of two feet (2) deep, sixteen feet (16') in height, and eight feet (8') in width. ii. Alternative methods to shape a building such as angled or curved facade elements, off -set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. g. Guidelines Applicable to District ' C' : i. Although streetfront buildings along designated pedestrian streets should strive to create a uniform street edge, building facades should generally be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Style: Buildings should be urban in character. iii. Buildings greater than one hundred and sixty feet (160') in length should provide a variety of techniques to reduce the apparent bulk and scale of the facade or provide an additional special design feature Page 43 of 56 such as a clock tower, courtyard, fountain, or public gathering place to add visual interest (see illustration, subsection I5c of this Section). 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. a. Minimum Standards for All Districts: i. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet (6) in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. ii. Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection I5d of this Section): (a) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. iii. Treatment of blank walls shall be proportional to the wall. iv. Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. V. Facades on designated pedestrian -oriented streets shall have at least seventy-five percent (75%) of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. vi. Other facade window requirements include the following: Page 44 of 56 (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. (c) Where windows or storefronts occur, they must principally contain clear glazing. (d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. b. Guidelines Applicable to Districts 'A' and , 'C' and `D': i. The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection 15e of this Section): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanking door; (3) Large entry doors; (4) Ornamental lighting; (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; Page 45 of 56 (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). ii. Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground -level detail. iii. Elevated or terraced planting beds between the walkway and long building walls are encouraged. C. Guidelines Applicable to Districts 'B' and `E': Use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. a. Minimum Standards for Districts 'A' aiW--1' C', and `D': Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection ISf of this Section): Extended parapets; ii. Feature elements projecting above parapets; iii. Projected cornices; iv. Pitched or sloped roofs. (a) Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within one hundred fifty feet (150) of the structure when viewed from ground level. (b) Screening features shall blend with the architectural character of the building, consistent with RMC 4-4- 095E, Roof -Top Equipment. (c) Match color of roof -mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. b. Guidelines Applicable to Districts 'B' and `E': i. Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. ii. Roof colors should be dark. Page 46 of 56 C. Guidelines Applicable to District ' C': Building roof lines should be varied to add visual interest to the building. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. a. Minimum Standards for all Districts: i. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. ii. Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. iii. Materials shall be durable, high quality, and reasonably maintained. b. Minimum Standards for Districts 'A' an+,-'C', and ID': Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. C. Guidelines Applicable to all Districts: i. Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, and cast -in -place concrete. ii. Concrete walls should be enhanced by texturing, reveals, snap -tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. iii. Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. iv. Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4') above. d. Guideline Applicable to Districts 'B' and `E': Use of material variations such as colors, brick or metal banding or patterns, or textural changes is encouraged. 5. Illustrations. a. Building modulation and articulation (see subsection I1c(i) of this Section). Page 47 of 56 iINTERVALiINTERVAL; b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest (see subsection 11 c(iii) of this Section). Articulated roofline - in this case a traditional cornice Windows and building surfaces add visual interest and give the building a human scale Building is'modulated' (goes in and out to relieve the monotony of th a wide wall C. Reducing scale of long buildings (see subsection I1g(iii) of this Section). Page 48 of 56 W W to Z W .J W W 0 W rZ_ W J W W L7 16a Maximum facade length allowed More than 160' Facade is too long 160' or less 160' or less Meets guideline Meets guideline d. Acceptable blank wall treatments (see subsection I2a(ii) of this Section). Trellis with vines or other plants Min. 5' bed an cover'. within e. Building facade features (see subsection I2b(i) of this Section). Page 49 of 56 4'-6" rein. E m RECESS OVERHANG CANOPY I Ll El TRELLIS PORTICO PORCH f. Preferred roof forms (see subsection I3a of this Section). (Ord. 5029,11-24-03; Ord. 5124, 2-7- 2005) Extended oaranets cornices S SIGNAGE: Feature elements projecting racnea or slo Page 50 of 56 Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. 1. Minimum Standards for Districts 'C' and `D': a. Signage shall be an integral part of the design approach to the building. b. Corporate logos and signs shall be sized appropriately for their location. C. Prohibited signs include (see illustration, subsection J3a of this Section): Pole signs. ii. Roof signs. iii. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back -lit. d. In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. e. Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet (5) above finished grade, including support structure. All such signs shall include decorative landscaping (groundcover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Entry signs shall be limited to the name of the larger development. 2. Guidelines Applicable to Districts 'C' and `D': a. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. b. Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. C. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian -oriented streets. 3. Illustrations. a. Acceptable and unacceptable signs (see subsection J1c of this Section). Page 51 of 56 Typical "can signs" are not acceptable Plastic �. translucent sheet metal box Internally lit letters or graphics are acceptable �— Only the individual letters are lit (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) K LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. 1. Minimum Standards for Districts ' A' A-' C'3 and 113% a. Lighting shall conform to on -site exterior lighting regulations located in RMC 4-4-075, Lighting, Exterior On -Site. b. Lighting shall be provided on -site to increase security, but shall not be allowed to directly project off -site. C. Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces. 2. Guidelines Applicable to Districts 'C' and `W: a. Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. b. Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down -lighting, decorative street lighting, etc. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) L. MODIFICATION OF MINIMUM STANDARDS: Page 52 of 56 1. The Official BiYisien shall have the authority to modify the minimum standards of the design regulations, subject to the provisions of RMC 4-9-250D, Modification Procedures, and the following requirements: a. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; b. The requested modification meets the intent of the applicable design standard; The modification will not have a detrimental effect on nearby properties and the City as a whole; d. The deviation manifests high quality design; and e. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. 2. Exceptions for Districts A and B: Modifications to the requirements in subsections E2a and E3a of this Section are limited to the following circumstances: a. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or b. When a building includes an architectural feature that connects the building entry to the public sidewalk; or C. In complexes with several buildings, when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s). (Ord. 5124, 2-7-2005) M VARIANCE: (Reserved). (Ord. 5124, 2-7-2005) N APPEALS: For appeals of administrative decisions made pursuant to the design regulations, see RMC 4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) SECTION XVII. Section 4-4-080F.10e of Chapter 4, City-wide Property Development Standards of Title N (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as shown in Attachment `H' . Page 53 of 56 SECTION XVIII. Section 4-7-17OF of Chapter R, City-wide Property Development Standards of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as follows: F. PIPESTEM LOTS ALLOWED: Pipestem lots may be permitted for new plats to achieve the minimum density densities 4te&within the Zoning Code when there is no other feasible alternative to achieving the pefmittedgninimutn density. 1. Minimum Lot Size and Pipestem Width and Length: The pipestem shall not exceed one hundred fifty feet (150') in length and not be less than twenty feet (20') in width. The portion of the lot narrower than eighty percent (80%) of the minimum permitted width shall not be used for lot area calculations nor for measurement of required front yard setbacks. Land area included in private access easements shall not be included in Iot area calculations. (Amd. Ord. 4751, 11-16-1998; Ord. 4999, 1-13-2003) 2. Shared Access Requirements: Abutting pipestem lots shall have a shared private access driveway. A restrictive covenant will be required on both parcels for maintenance of the pipestem driveway. Walkways shall be paved for their entire width and length with a permanent surface and shall be adequately lighted at the developer's cost. (A.md.Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004) SECTION XIX. Section 4-8-120D.21 of Chapter 8, Permits- General and Appeals, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to revise the following definition: Urban Center --Design Over -lay DistritReview Packet: A set of submission materials required for projects in theUr-ban Gentef nesig-, Over a , r,istfie subject to the Urban Design Regulations in RMC 4- 3-100: Page 54 of 56 a. Site plan, land use review; b. Elevations, architectural; c. Floor plans, general; d. Narrative outlining how the applicant's proposal addresses the City's Urban Design ONwlay Regulations. SECTION XX. Section 4-9-065D of Chapter 9, Permits- Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as shown in Attachment `I'. SECTION XXI. The definition of "AFFORDABLE HOUSING" in Section 4- 11-010 of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: AFFORDABLE HOUSING: Housing used as a primary residence for any household whose income is less than eighty percent (80%) of the median annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses. Affordable housing* used to satisf zoning re uirements whether for inclusiona or bonus provisions, must be secured to remain affordable in perpetuity, as determined by the City attorney. SECTION XXII. The definition of "DWELLING, MULTI -FAMILY" in Section 4-11-040 of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: DWELLING, MULTI -FAMILY: Dwelling, Attached: A one -family dwelling attached to one or more one -family dwellings by common roofs, walls, or floors. This definition may also include a dwelling unit or units attached to garages or other nonresidential uses. This definition does not include retirement residences, boarding and lodging houses, accessory dwelling units, adult family homes, group home I or group home II as defined herein. A. Flat: A residential building containing two (2) or more dwelling units which are attached at one or more common roofs, walls, or floors. Typically, the unit's habitable area is provided on a single level. Unit entrances may or may not be provided from a common corridor. Page 55 of 56 B. Townhouse: A one -family, ground -related dwelling attached to one or more such units in which each unit has its own exterior, ground -level access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common walls. Typioal Townhouse the units are multi -story. C. Carriage House: One or more accessory dwelling units attached to a garage. The garage attached to the carriage house typically contains vehicle and/or storage for people living in another building as well as occupants of the carriage house. D. Penthouse: A single dwelling unit located at or near the top of a building containing other, non- residential uses. E. Garden Style Apartment: A dwelling unit that is one of several stacked vertically, fi%e�with exterior stairways and/or exterior corridors and surface parking. Parking is astia4ly at ....a a •• 4hnot structured orand may include -with detached carports or garages. Buildings and building entries are oriented toward internal drive aisles and/or harking lots and not street frontage. alb have eeeess 4eni internal dfjie aisle-, an&er paFki-Tig lots, The building usually tums its baek to th-e f+ent �i t There is typically no formal building entry area connected to a public sidewalk and a public street. Site planning may incorporate structures developed at low landscaped setbacks. SECTION XXIII. This ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this day of , 2006. Bonnie Walton, City Clerk APPROVED BY THE MAYOR this day of , 2006. Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: Kathy Keolker, Mayor Page 56 of 56 ATTACHMENT A D ZONES IMPLEMENTING COMPREHENSIVE PLAN: The Comprehensive Plan Designations are implemented by certain zones: COMPREHENSIVE PLAN IMPLEMENTING ZONES DESIGNATION Residential Low Density (RLD) Resource Conservation (RC)Residential — 1 DU/AC (R- 1 )Residential -- 4 DUTAC (R-4) Residential Single Family (RS) Residential — 8 DU/AC (R- )Residential Manufactured Home Park (RMH) Residential Medium Density Residential — 10 DU/AC (R- (RMD) 10)Residential Manufactured Home Park (RMH)Residential -- 14 DU/AC (R-14) Residential Multi -Family (RM) Residential Multi -Family (RM-V, RM-I, RM-F) Urban Center Downtown (UC- Center Downtown D) (CD)Residential Multi -Family Urban Center (RM- U)Residential Multi -Family Traditional (RM-T) Urban Center North (UC-N) Urban Center -North 1 (UC- 141)Urban Center -North 2 (UC- 142) Commercial/Office/ Residential ommercial/Office/ Residential (COR) (COR) Center Village (CV) eet04-44QUTAC4R- Residential Multi -Family Zones (RM-F, RM-T, RM-U)s enter Village (CV) Residential- 14 DUTAC R-14 Commercial Corridor (CC) Commercial Arterial (CA)Commercial Office (CO)Light Industrial (IL) Employment Area Industrial Light Industrial (IL)Medium (EAI) Industrial (IM)Heavy Industrial (IH) Employment Area Valley (EAV) Commercial Arterial (CA)Commercial Office (CO)Light Industrial (IL)Medium Industrial (IM)Heavy Industrial (IH)Resource Conservation (RC) ommercial Neighborhood (CN) ommercial Neighborhood (CN) IC ATTACHMENT B 4-2-060 ZONING USE TABLE - USES ALLOWED IN ZONING DESIGNATIONS: ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS I INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM R- R- IRM IL IM IH CN CV CA CD CO CO UC- UC-N2 H 10 14 R N1 A. AGRICULTURE AND NATURAL RESOURCES Agriculture P P Natural resource H H H I H H H H I H I H H59 H I H I H I H H I H I H extractionlrecovery B. ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per P51 P61 P51 P51 P51 acre) Animal husbandry (4 or fewer medium animals P51 P51 P51 P51 P51 per acre) Animal husbandry (maximum of 1 large P51 P51 P51 P51 P51 animal per acre) Greater number of animals than allowed above H36 H36 H36 H36 H36 Beekeeping P35 P35 P35 P35 Kennels AD3 P37 P37 P37 Kennels, hobo y AC3 AC3 AC3 AC3 AC37 AC3 AC AC3 AC3 AC3 AC3 AC37 AC37 AC3 AC3 AC37 7 7 7 7 7 37 7 7 7 7 7 7 Pets, common household, up to 3 per dwelling unit AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC or business establishment Stables, commercial AD3 7 AD3 7 C. RESIDENTIAL P19 Detached dwelling P19 P19 P19 P19 P19 Detached dwelling (existing P P P Page 1 of 10 ATTAC 14MF.NT R ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM H R- JR-1 10 14 RM IL IM IH CN CV CA CD CO CO R UC- N1 UC-N2 legal} Semi -attached dwelling P19 P19 Attached dwellings P50 P50 P19 P18 P73 P18 P16 P19 P74 P87 Flats Or townhouses (existing legal) P P P73 Flats or townhouses, no greater than 2 units total per building (existing legal) P P P P P P - C. RESIDENTIAL (Continued) Manufactured Homes Manufactured homes I P19 Manufactured homes, designated P19 P19 P19 P19 P19 P19 Mobile homes P19 (Amd. Ord. 5018, 9-22-2003) D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Accessory dwelling unit AD7 Adult family home P P P P P P P P P P3 Caretaker's residence AC AC AC AC AC AC AC AC Congregate residence AD P P3 Group homes I - H H3 Group homes II for 6 or less P P P P P19 P P P P P3 P Group homes 11 for 7 or more P H H H H H H H P H H3 AD Home occupations AC6 AC6 AC6 AC6 AC6 AC6 sC AC6 AC6 AC6 AC6 AC6 AC6 AC AC Retirement residences H H AD P P P3 P39 P P75 P88 E. SCHOOLS K-12 educational institution H9 H9 H9 H9 H9 H9 H9 I H9 H H I H I H9 H9 H9 H9 H9 H76 H89 Page 2of10 EVOIXTIVIiu 1 Will 0:_' ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM R- R- 11 RM IL IM IH CN CV CA CD CO CO UC UC-N2 H 10 14 R N1 (public or private) K-12 educational institution (public or private), P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 existing Other higher education P38 P38 P38 P P P P21 P H88 institution Schools/studios, arts and P P38 P38 P22 P P P crafts Trade or vocational P P H H H77 school F.PARKS Parks, neighborhood P P P P P P P P P P P P P P P P P P P Parks, regionallcommunity, P P P P P P P P P P P P P P P P P P P existing Parks, regionallcomm unity, AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD JADAD: P P new G. OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H H H H H H H H H H H H W H H H H Religious institutions H H H H H H H H H H H H H H H H H H H90 ervice and social H H H H H H H H H H H H H H H H12 H21 H78 H90 organizations Public Facilities City government offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD90 City government facilities H H H H H H H H H H H H H H H H H H H900 Jails, existing municipal P Secure community H71 H71 transition facilities Other government offices H H H H H H H H H H H H H H H H H H H90 and facilities Page 3 of 10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM H R- 10 R- 14 RM IL IM IH CN CV CA CD CO CO R UC- N1 UC-N2 H. OFFICE AND CONFERENCE Conference centers P38 P38 P38 H P38 P P P21 P P91 Medical and dental offices P42 P38 P38 P38 AD17 P2-2 P P P P P P92 Offices, general P42 P13 P13 P13 AD17 P22 P P P P P P93 eterinary offices/clinics I P I I I I P42 I P38 P38 P38 P22 P P P38 P P78 I. RETAIL Adult retail use P43 P43 P43 P43 P43 P43 P43 Big -box retail P P P P20 P72 P79 Drive-inldrive-through, retail AC AC AC AC AC28 AC As2 A8C7 AC80 Eating and drinking establishments P1 P1 P1 P1 P1 P1 H33 P42 P P P P22 P22 P P P12 P27 P81 P94 Horticultural nurseries, existing H H H H H H H H H H H H H H H H H H Horticultural nurseries, new H Retail sales H33 AD P34 P34 P34 P60 P2-2 P68 P P54 P21 P82 P95 Retail sales, outdoor P30 P30 P30 P15 P15 P15 Taverns AD P20 AD P21 P82 P99 Vehicle sales, large P P P P41 Vehicle sales, small P P P P20 (Amd. Ord. 5001, 2-10-2003) . ENTERTAINMENT AND RECREATION Entertainment dult entertainment P43 P43 P43 P43 P43 P43 Card room P52 P52 P52 P52 Cultural facilities H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD90 Dance clubs P38 P38 P38 AD22 P20 H P38 H Dance halls P38 P38 P38 AD22 P20 H P38 H Page 4 of 10 ATTACHMENT B fZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM R. R. RM IL IM 1 IH CN CV CA CD 1 CO CO 1 UC UC-N2 H 10 14 R N1 Gaming/gambling facilities, not -for -profit Has H29 H38 Hz0 Has Movie theaters P38 P38 P38 RAD P20 P P12 P831 P94 Sports arenas, auditoriums, exhibition P38 P38 P38 P20 P H84 H96 halls, indoor Sports arenas, auditoriums, exhibition P P38 P38 A02 H84 H96 halls, outdoor Recreation Golf courses (existing) P P P P P Golf courses, new H P H H H H Marinas P P21 H97 Recreational facilities, indoor, existing P33 P38 P38 P38 P22 P P P65 P21 P78 P94 Recreational facilities, indoor, new H H33 P — — Recreational facilities, outdoor P33 P32 P32 P32 H2O H38 K. SERVICES Services, General Bed and breakfast house, accessory AD AD AD AD AD AD AD AD P Bed and breakfast house, professional AD AD AD5 AD P Hotel P38 P38 P38 P22 P20 P P3$ I P P P98 Motel P38 P38 P38 P22 P20 Off -site services P42 P38 P38 P38 P38 On -site services H33 P42 P38i P38 P38 P63 P22 P69 P P54 I P21 P7$ I P99 K. SERVICES (Continued) Drive-in/drive-through service AC6 2 AC6 2 AC6 2 AC AC28 - AC ACT 0 AC6 1 AC61 AC7 8 AC80 ehicle rental, Small P P P AD P20 Page5of10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-S RM H R- 10 R- 14 RM IL IM IH CN CV CA CD CO CO R UC- N1 UC-N2 Vehicle and equipment rental, large Pia P29 P29 Day Care Services Adult day care I AC AC AC AC AC AC AC AC P55 P55 P55 P22 PQ P22 P P P P78 P100 Adult day care II H H H H H H H33 H AD AD H P22 P22 P22 P P12 P21 P78 P100 ay care centers H25 H25 H25 H25 H25 H25 H25 H25 P54 P54 P54 P22 P22 P22 P P P21 P78 P100 day care home AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3AC AC AC AC [Family ealthcare Services onvalescent centers H H H H H P22 H P3 P39 AD ADS AD101 Medical institutions H I H H j H H I H I H I I H I H56 H56 H56 H I H I H I H I P44 H I H I H93 L. VEHICLE RELATED ACTIVITIES Body shops P31 P31 P31 H31 Car washes P P P AD2 P-22 P22 Express transportation services AD P AD2 AD2 0 Fuel dealers H59 P Industrial engine or transmission rebuild P31 P31 P31 Parking garage, structured, commercial or public P P P P22 P20 P3 P P P P102 Parking, surface, commercial or public P38 P38 P38 R P20 P3 AD Park and ride, dedicated P105 P105 P105 P106 P105 P107 P105 P107 Park and ride, shared- use P108 P108 P108 P108 P180 P108 P P P P108 P109 P107 P P107 Railroad yards P Taxi stand P AD AD ow truck operationlauto impoundment yard H59 P ransit centers H38 H38 H38 I P I H201 P I H38 I P I P103 L. VEHICLE RELATED ACTIVITIES (Continued) Page 6 of 10 ATTACHMENT B ONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM H R- 10 R- 14 RM IL IM IH CN CV CA CD CO CO R UC N1 UC-N2 Truck terminals P Vehicle fueling stations P P P P P P38 Vehicle fueling stations, existing legal P P P AD11 0 P P P38 Vehicle service and repair, large AD P P Vehicle service and repair, small P P 1 P AD2 SAD 2 P recking yard, auto H59 H 'r Transportation Uses Airplane manufacturing H59 P Airplane manufacturing, accessory functions AC AC Airplane sales and repair P Helipads, accessory to primary use H H38 H38 H2O H H H97 Helipads, commercial H H97 Municipal airports H M. STORAGE Hazardous material storage, on -site or off- site, including treatment H24 H24 H24 I ndoor storage P P P AC11 AC11 A11 A11 A11 AC11 Outdoor storage P57 P57 P57 AD64 P64 Self-service storage P8 P58 P59 P H26 H26 H26 Vehicle storage A83 Warehousing P P P N. INDUSTRIAL Industrial, General Assembly and/or P I P I P I P86 P104 Page 7 of 10 I IOV4TO-piuIOWN0c? ONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM R- R- RM IL IM IH CN CV ICA CD CO CO UC UC-N2 H 1d 14 R N1 packaging operations Commercial laundries, P38 Pig P38 P4 existing Commercial laundries, P38 P38 P38 new Construction/contractor' P14 P P S Office N. INDUSTRIAL (CONTINUED) Laboratories: light P38 P38 P38 AD P20 P3 AD5 P P104 manufacturing Laboratories: research, development and P31 P P H P20 AD3 AD H P P104 testing Manufacturing and H59 P67 P23 fabrication, heavy Manufacturing and P67 P67 P23 fabrication, medium Manufacturing and P P P P fabrication, light Solid Waste/Recycling Recycling collection and P14 P38 P38 P38 processing center Recycling collection P P P P P P P P P station Sewage disposal and H59 H treatment plants Waste recycling and H59 P transfer facilities O. UTILITIES Communication broadcast and relay H H H H H H H H H38 H29 H38 H H H H H H towers Electrical power H H66 H66 H66 H66 H66 H66 H66 H66 H66 generation and Page 8 of 10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM R- R- RM IL IM IH CN CV CA CD CO CO UC- UC-N2 H 10 14 R N1 cogeneration Utilities, small P P P P P P P33 P P P P P P P P P P P P Utilities, medium AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Utilities, large H H H H H H H H H H H H H H H H H H H P. WIRELESS COMMUNICATION FACILITIES Lattice towers support H48 AD4 1 AD4 AD4 H48 H48 AD47 H48 AN H48 structures 7 7 7 7 Macro facility antennas AN AD4 AN AN AD46 AD4 AD P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 H H 6 6 6 6 6 46 Micro facility antennas P P P P P P P P P P P P P P P P P AD AD Mini facility antennas P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P P Minor modifications to existing wireless P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P P communication facilities Monopole I support H45 H45 H45 H45 H45 H45 H45 A6D4 P44 P44 P44 AD46 P44 P44 AN P44 AD46 structures Monopole 11 support I 1 1 H48 AD4 AD4 AD4 1146 H48 AD47 H48 AD4 H48 structuresT1 7 7 7 7 Q. GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined In chapter 4-11 RMC, AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC where not otherwise listed in Use Table R. TEMPORARY USES Model homes in an approved residential development: one P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 model home on an existing lot Sales/marketing trailers, P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P10 P10 on -site emporary or P10 P10 P10 P10 P10 P10 P1Q P10 P10 P1D P10 P10 P10 P10 P10 P10 P10 P10 P10 Page 9 of 10 ATTACHMENT B ONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RM R- R- RM IL IM IH CN CV CA CD CO CO UC UC-N2 H 10 14 R N1 manufactured buildings used for construction emporary uses P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 Blank=Not Allowed Permitted provided condition can be Imet AD -Administrative Conditional Use AC=Accessory Use P=Permitted Use H=Hearing Examiner Conditional Use #=Condition(s) Uses may be further restricted by, RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Automall Improvement District; RMC -3-050C, Aquifer Protection Regulations; RM4 C -3-090, Shoreline Master Program Regulations (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4802. 10-25-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4840, 5- 8-2000, Ord. 4857, 8-21-2000; Ord_ 4915, 8-27-2001; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 4999, 1-13-2003; Ord. 5027, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004) Page 10 of 10 ATTACHMENT C 4-2-07OG RESIDENTIAL-14 DU/AC (R-14) Uses allowed in the R-14 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery JH ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling P #19 Semi -attached dwelling P #19 Attached dwelling P #50 Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 SCHOOLS K-12 educational institution(public orprivate) H #9 K-12 educational institution(public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions JH Service and social organizations JH Public Facilities City government offices City government facilities H Other govenunent offices and facilities H RETAIL Eating and drinking establishments H #33 Horticultural nurseries H Retail sales H 433 ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H ATTACHMENT C Recreation Recreation facilities, indoor existiMl, P 433 Recreation facilities, indoor new H #33 Recreation facilities, outdoor P #33 SERVICES Services, General Bed and breakfast house, accessoryAD On -site services H #33 Day Care Services Adult day care I AC Adult day care II H #33 Day care centers H #33 Family day care AC Healthcare Services Convalescent centers H Medical institutions H VEHICLE RELATED ACTIVITIES Park and ride, shared -use P #108 UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD 446 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P 453 Sales/marketing trailers, on -site P 453 Temporary or manufactured buildings used for construction P #10 Temporary uses P 453 ATTACHMENT D 4-2-070J CENTER VILLAGE (CV) Uses allowed in the CV Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES K8RR@18, hobby A0437 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwelling P73 Flats or townhouses (existing legal) P73 Flats or tewphn, inns no nreaW thank-2 ._'+�-tetaj building (exist4ig4ega4 per OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Congregate residence P Group homes II for 6 or less P Group homes II for 7 or more P Home occupations AC #6 Retirement residences P SCHOOLS K-12 educational institution (public or private) H #s K-12 educational institution (public or private), existing P#s Schools/studios, arts and crafts P #22 PARKS Parks, neighborhood P Parks, regionallcommunity, existing P Parks, regionallcommunity, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Gemekwy H Religious institutions H USES: TYPE: Page 1 of USES: TYPE: Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Medical and dental offices P #22 Offices, general P #22 Veterinary officeslclinics P #22 Conference Center H RETAIL Adult retail use P#43 Drive- inldrive-through, retail AC #28 Eating and drinking establishments P #2-2 Horticultural nurseries H Retail sales P #2-2 Retail sales, outdoor P #15 Taverns AD ENTERTAINMENT AND RECREATION Entertainment PL#43 Cultural facilities AD Dance clubs AD #2-2 Dance halls AD #22. Movie Theatres AD Recreation Recreation facilities, indoor existin P #22 Recreation facilities, indoor new P SERVICES Services, General Hotel P #22 Motel P #22 On -site services P #92 Drive-in/drive-through service AC #28 Day Care Services Adult day care I P #22 Adult day care 11 P #22 Day care centers P #22 ATTACHMENT D USES: TYPE: USES: TYPE: Family day care AC Healthcare Services Convalescent centers P #22 Medical institutions H VEHICLE RELATED ACTIVITIES CaFwashes P #22 AD422 Parking garage, structured, commercial or public P 922 Parking, surface, commercial or public P Park and ride, shared use P #108 Park and rides, dedicated P #106 Vehicle fueling stations P Vehicle service and repair, small PAD #2 Taxi Stand P -Transit Centers P STORAGE Indoor storage AC #11 9utdger. storage A©-#64 #-#26 INDUSTRIAL Industrial, General Laboratories: light manufacturing AD #22 Laboratories: Research, Development H and TegLnq Solid Waste/Recycling Recycling collection station P UTILITIES Communications broadcast and relay towers H USES: TYPE:l. Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures =H #48 Page 2 of 2 USES: TYPE: Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter RMC 4-11, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on -site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 ATTACHMENT E 4-2-11 OF DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures R-10 I R-14 RM DENSITY Net D nsity in Dwelling Units Per Net Acre Minimum Housing For parcels over 112 gross 8 10 units per net acre. 4,13 For any subdivision, and/or Density 4,13 acre: 4 units per net acre for p Minimum density requirements shall not apply to�}the development: 4,13 any subdivision or renovation f an existin structur g ,ems "" 10 U suffix: 25 units per development. 4,13 of 2 legal lot 112 net acre. Minimum density . requirements shall not apply "T" suffix: 10 14 units per to: a) the renovation or net acre. conversion of an existing structure, or b) the subdivision, "F" suffix: 10 units per net and/or development of a legal acre. lot 1/2 gross acre or less in size Minimum density as of March 1, 1995. requirements shall not apply to the renovation or conversion of an existing structure. Maximum Housing For developments or For developments or subdivisions: 14 dwelling units For any subdivision and/or Density subdivisions including per net acre, except that density of up to 18 dwelling development:4 attached or semi -attached units per acre may be permitted subject to conditions in "U" suffix: 75 units per net dwellings: 10 dwelling units RMC 4-9-065, Density Bonus Review. 4 acre. 10, 24 per net acre. 4 Affordable housing bonus: up to 30 dwelling units per '.T" suffix: 35 units per net acre may be permitted on parcels a minimum of two acre. 10 acres in size if 50% or more of the proposed dwelling units are affordable to low income households with "F" suffix: 20 units per net incomes at or below 50% of the Average Median acre. Income. PLATS OR SHADOW PLATS General Uses shall be developed on a "legal All Uses: Uses may be developed on either: a) properties which NA lot." For the purposes of this subsection, "legal lot" are platted through the subdivision process; or b) means: properties which are to remain unplatted. - a lot created through the I For properties which are to remain un latted, the Page 1 of 12 ATTACHMENT E subdivision process, or • created through another mechanism which creates individual title for the residential building and any associated private yards. If title is created through another mechanism other than a subdivision, the development application shall be accompanied by a shadow plat and, if applicable, phasing or land reserve plan.18 development application shall be accompanied by a shadow plat and, if applicable, phasing or land reserve plan. For purposes of this zone, 'lot" shall mean legal platted lot and/or equivalent shadow platted land area./8 Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. DWELLING UNIT MIX General Existing development: None A minimum of 50% to a maximum of 100% of permitted NA required. units shall consist of detached, semi -attached or up to 3 For parcels which are a consecutively attached townhouses. Up to 4 townhouse maximum size of 1/2 acre as units may be consecutively attached if provisions of of the effective date hereof RMC 4-9-065, Density Bonus Review, are met. -A (March 1,1995): None maximum of 50% of the permitted units in a project may required. consist of: Full subdivisions and/or development on parcels greater than 112 acre, excluding short plats: A minimum of 50% to a maximum of 100% of detached or semi - attached dwelling units. A minimum of one detached or semi -attached dwelling unit must be provided for each attached dwelling unit (e.g., townhouse or flat) created • 4 to 6 consecutively attached townhouses; • Flats; • Townhouses/flats in one structure. Provided that buildings shall not exceed 6 dwelling units per structure, except as provided in RMC 4-9-065, Density Bonus Review. Page 2 of 12 ATTACHMENT E within a proposed development. A maximum of 4 units may be consecutively attached.4 NUMBER OF DWELLING UNITS PER LOT General Only 1 residential building (e.g., 1 residential structure and associated accessory NA detached dwelling, semi- buildings for that structure shall be permitted per lot, attached dwelling, townhouse, except for residential buildings legally existing at the flat, etc.) with a maximum of 4 date of adoption of this Section. 4 residential units and associated accessory structures for that building shall be permitted on a legal lot except for residential buildings legally existing at the effective date hereof. For the purposes of this subsection, "legal lot" means a lot created through the subdivision process, or through another mechanism which creates individual title for the residential building and any associated private yards (e.g., condominium). 4 LOT DIMENSIONS Minimum Lot Size Density requirements shall take Density requirements shall take precedence over the None for lots created after precedence over the following following minimum lot size standards. July 11, 1993 minimum lot size standards. Residential Uses: For parcels which exceed 112 acre in size: Detached or semi -attached units: 3 GW 5.000 sq. ft. Detached and semi -attached Up to 3 Townhouse Units Consecutively Attached: dwelling units: 3,000 sq. ft. Attached exterior/end unit: 2,500 sq. ft. per dwelling unit. Attached interior/middle unit: 2,000 sq. ft. Attached townhouse Greater than 3 Townhouse Units Consecutively dwelling units: 2,000 sq. ft. Attached; Flats; Townhouse/Flat Combinations: per dwelling unit. 2 flats: 5,000 sq. ft. per Attached exterior/end townhouse unit: 2,000 sq. ft. Page 3 of 12 ATTACHMENT E Minimum Lot Width for lots created after July 11, 1993 LOT DIMENSIONS Minimum Lot Depth for lots created after July 11, 1993 SETBACKS$ structure. Attached interior/middle townhouse unit or flats: 1,800 3 flats: 7,500 sq. ft. per sq, ft. structure. Commercial or Civic Uses: None. 4 flats: 10,000 sq. ft. per structure. For parcels that are 112 acre or less in size as of March 1, 1995: No minimum lot size requirement when they are subsequently subdivided. Density requirements shall apply. Detached or semi -attached Residential Uses: dwellings; Detached or semi -attached: 30 ft. Inferior lots: 30 ft. Corner lots: 40 ft. Up to 3 Townhouse Units Consecutively Attached: Townhouses: 20 ft.19 Attached exterior/end townhouse unit: 25 ft. Attached interior/middle townhouse unit: 20 ft. Flats: 50 ft. Greater than 3 Townhouse Units Consecutively Attached; Flats; Townhouse/Flat Combinations: Attached exteriorlinterior townhouse unit: 20 ft. Flats: 50 ft. Continued 55 ft 19 Residential Uses; Detached or semi -attached: 50 ft. Up to 3 Townhouse Units Consecutively Attached: Attached exteriorlinterior townhouse unit: 45 ft. Greater than 3 Townhouse Units Consecutively Attached; Flats; Townhouse/Flat Combinations: Attached exteriorlinterior townhouse unit: 40 ft. Flats: 35 ft. Page 4 of 12 "T" suffix: 14 ft. All other suffixes: 50 ft. 65 ft. ATTACHMENT E Minimum Front Along streets existing as of Residential Uses: "U" suffix: 5 ft.1.2 Yard March 1, 1995: 20 ft. 9.20 Detached and semi attached units with parking "T" suffix: 5 ft. Along streets created after access provided from the front: 49-1 Oft. for the March 1, 1995: 10 ft. for the primary structure and 20 ft. for attached or detached "F" suffix: 20 ft, garage unit.20 primary structure and 20 ft. for attached garages which access from the front yard street(s). 20 Detached and semi -attached units with parking access provided from the rear via street or alley: 10 ft., Rlass the lot is adj@Gent4 F to a property zoned RG 20 Attached units, and their accessory structures with parking provided from the front: 24�10 ft. for the primary structure and 20 ft. for attached or detached garage unit.20 Attached units and their accessory structures with parking provided from the rear via street or alley: 10 ft., unless the lot is adja ont144o-,a--pr-Gpe4y-zoPe{t--RC, R 1 C7 A R 8 R 10, then GetbaGk M Est by 15 ft 20 or Commercial or Civic Uses: 10 ft. - except when abutting15 or adjacent14 to residential development then 15 ft.20 Minimum Side 10 ft. for a primary structure, Residential Uses: "U" and "T" suffixes and Yard Along a and 20 ft. for attached garages 10 ft. for a primary structure, and 18 ft. for attached on all previously existing Street which access from the side garages which access from the side yard street.20 platted lots which are 50 ft. yard street.20 or less in width: 10 ft. All other suffixes with lots over 50 ft. in width: 20 ft. SETBACKS$ Continued Minimum Side Detached dwellings: 5 ft.3,20 Residential Uses: "T" suffix - Attached Units: Yard Semi -Attached and Attached Detached and semi attached primary structures: 5 A minimum of 3 ft. for the unattached side(s) of the Units: 5 ft. for the unattached ft 20 structure. 0 ft. for the side(s) of the structure. 0 ft. for Attached townhouses, flats over 3 units and their attached side(s). Page 5 of 12 ATTACHMENT E the attached side(s).20 accessory structures: 5 ft. on both sides. 10 ft. when Standard Minimum the lot is adjacent14 to a lower intensity residentially Setbacks for all other Abutting RC, R-1, R-4 or R- zoned property.20 suffixes: Minimum setbacks 8:15 25 ft. interior side and Y for side yards: 22 setback for all structures Attached accessory structures: None required.20 containing 3 or more attached Lot width: less than or equal dwelling units on a lot.20 Commercial or Civic lases: to 50 ft. - Yard setback: 5 ft. Lot width: 50.1 to 60 ft. - None -except when abutting 15 or adjacent14 to Yard setback: 6 ft. residential development -15 ft.20 Lot width: 60.1 to 70 ft. - Yard setback: 7 ft. Lot width: 70.1 to 80 ft. - Yard setback: 8 ft. Lot width: 80.1 to 90 ft. - Yard setback: 9 ft. Lot width 90.1 to 100 ft. - Yard setback: 10 ft. Lot width 100.1 to 110 ft. - Yard setback: 11 ft. Lot width: 110.1+ ft. - Yard setback: 12 ft. Additional Setbacks for Structures Greater than 2 Stories: The entire structure shall be set back an additional 1 ft. for each story in excess of 2 up to a maximum cumulative setback of 20 ft. Special side yard setback for lots abutting Single Family Residential Zones RC, R-1, R-4, R-8, and R- 10:15 25 ft. along the abutting side(s) of the property. SETBACKS$ Continued Page 6 of 12 ATTACHMENT E Minimum Rear Unit with Attached Street Residential Uses with Street Access Garage: 15 ft.20 ,U,, suffix: 5 ft.,1.2 unless Yard Access Garage: 15 ft. Residential Uses with Attached Alley Access lot abuts an RC, R-1, R-4, R- However, if the lot abuts a lot Garas�e: 3 ft. provided that the garage must be set back g, or R-10 zone, then 25 ft. zoned RC, R-1, R-4, or R-8, a aft. "T" suffix: 5 ft. a sufficient distance to provide a minimum of 24 ft_ of 25 setback shall required back -out room countingalleysurface. If there is of all attached dwelling units. 20 "F" suffix: 15 ft. occupiable space above an attached garage with alley access, the minimum setback for the occupiable space Unit with Attached Alley Access Garage: 3 ft. provided shall be the same as the minimum setback for the unit with attached alley access garage-20 that the garage must be set back a sufficient distance to provide a minimum of 24 ft. of Commercial or Civic Uses: None - except when back -out room, counting alley abuttingl5 or adjacent14 to residential development surface. If there is occupiable then 15 ft.20 space above an attached garage with alley access, the minimum setback for the occupiable space shall be the same as the minimum setback for the unit with attached alley access garage-20 Clear Vision Area In no case shall a structure In no case shall a structure over 42 in. in height intrude In no case shall a structure over 42 in. in height intrude into into the 20 ft. clear vision area defined in RMC 4-11- over 42 in. in height intrude the 20 ft. clear vision area 030. into the 20 ft. clear vision defined in RMC 4-11-030. area defined in RMC 4-11- 030. Minimum Freeway 10 ft. landscaped setback from 10 ft. landscaped setback from the street property line. 10 ft. landscaped setback Frontage Setback the street propeline. from the street property line. BUILDING STANDARDS Maximum Number 2 stories and 30 ft. in height. Residential Uses: "U" suffix: 50 ft./5 stories. of Stories and 2 stories and 30 ft. See RMC 4-9-065, Density Bonus "T" suffix: 35 ft./3 stories. Maximum Building Review. Height, except for "F" suffix: 35 ft.13 Public uses having a Commercial Uses: stories.5,6 "Public Suffix" (P) 1 story and 20 ft. designation.7,21 Civic Uses: 2 stories. Page 7 of 12 ATTACHMENT E Maximum Height See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. for Wireless Communication Facilities Building Location NA Residential Uses: NA Dwellings shall be arranged in a manner which creates a neighborhood environment. Residential units and any associated commercial development within an overall development shall be connected through organization of roads, blocks, yards, central places, pedestrian linkage and amenity features. Front facades of structures shall address the public street, private street or court by providing: - a landscaped pedestrian connection; and - an entry feature facing the front yard. Uses in the Center Village Comprehensive Plan Land Use Designation: See Urban Design Regulations in RMC 4-3-100. BUILDING STANDARDS Continued Building Design NA Residential Uses: "U" suffix: Architectural design shall incorporate: Modulation of vertical and a) Variation in vertical and horizontal modulation of horizontal facades is structural facades and roof lines among individual required at a minimum of 2 attached dwelling units (e.g., angular design, ft. at an interval of a modulation, multiple roof planes), and b) private entry minimum offset of 40 ft, on features which are designed to provide individual each building face. ground -floor connection to the outside for detached, "U" and "T" suffixes: semi-aftached, and townhouse units. See RMC 4-3-100 for Urban Commercial or Civic Uses: Structures shall be: Center Design Overlay a) Designed to serve as a focal point for the residential Regulations. community; and b) compatible with architectural character and site features of surrounding residential development and characteristics; and c) designed to include a common motif or theme; and d) pedestrian oriented through such measures as: pedestrian Page 8 of 12 ATTACHMENT E walkways, pedestrian amenities and improvements which support a variety of modes of transportation (e.g., bicycle racks). Uses in the Center Village Comprehensive Plan Land Use Designation: See Urban Design Regulations in RMC 4-3-100. BUILDING STANDARDS Continued Project Size NA Civic Uses: NA Limitations The maximum lot area dedicated for civic uses shall be limited to 10% of the net developable area of a property. Building size shall be limited to 3,000 sq. ft. of gross floor area, except that by Hearing Examiner conditional use permit civic uses may be allowed to be a maximum of 5,000 sq. ft. for all uses.4 Commercial Uses: The maximum area dedicated for all commercial uses shall be limited to 10% of the net developable portion of a property. Building size shall be limited to 3,000 sq_ ft. of gross floor area.4 Uses in the Center Viliage Comprehensive Plan Land Use Designation: See Urban Design Regulations in RMC 4-3-100. Maximum Building NA Up to 3 Consecutively Attached Townhouses: NA Length Building length shall not exceed 85 ft., unless otherwise granted per RMC 4-9-065, Density Bonus Review. Over 3 Consecutively Attached Townhouses; Flats; Townhouses/Flats in One Structure: Shall not exceed 115 ft. in length, unless otherwise granted per RMC 4-9- 065, Density Bonus Review. Maximum Building Detached or semi -attached 50%. "U" suffix: Coverage units: 70%. "T" suffix: 75%. Flats or townhouses: 50%. "F"suffix: 35%. A maximum coverage of 45% may be obtained through the Hearin Page 9 of 12 ATTACHMENT E Examiner site development plan review process. BUILDING STANDARDS Continued Maximum Detached or semi -attached NA "U" and "T" suffixes: 85%. Impervious units: 75%. All other suffixes: 75%. Surface Area Flats or townhouses: 60%. LANDSCAPING General Setback areas shall be Residential Uses: Setback areas shall be landscaped, excluding The entire front setback, excluding driveways and an landscaped, unless driveways and walkways entry walkway, shall be landscaped. otherwise determined except for detached, semi- Commercial or Civic Uses: through the site development plan review attached, or 2 attached residential units. Lots abutting public streets shall be improved with a process.23 minimum 10 ft. wide landscaping strip. 16 For RM-U, the landscape Lots abutting15 residential property(ies) zoned RC, R-1 requirement does not apply R-4, R-8, R-10 or R-14 shall be improved along the in the Downtown Core (see common boundary with a minimum 15 ft. wide RMC 4-2-080C), or if landscaped setback and a sight -obscuring solid barrier setbacks are reduced.1 wall.17 If abutting15 a lot zoned RC, Uses in the Center Village Comprehensive Plan Land R-1, R4, R-8, or R-10, then a 15 ft. landscape strip shall Use Designation: See Urban Design Regulations in RMC 4-3-100. be required along the abutting portions of the lot.17 SCREENING Surface Mounted See RMC 4-4-095. See RMC 44-095. See RMC 44-095. or Roof Top Equipment, or Outdoor Storage Recyclables and See RMC 44-090. See RMC 4-4-090. See RMC 44-090. Refuse DUMPSTERIRECYCLING COLLECTION AREA Minimum Size and See RMC 44-090. See RMC 4-4-090. See RMC 44-090. Location Page 10 of 12 ATTACHMENT E Requirements PARKING AND LOADING General See RMC 4-4-080. See RMC 4-4-080. All suffixes: See RMC 4-4- Commercial/Civic: Parking areas abutting residential 080. development shall be screened with a solid barrier fence and/or landscaping. Required Location For any unit, required parking For any unit, required parking shall be provided in the "U" and "T" suffixes: rear yard area when alley access is available. When for Parking shall be provided in the rear For lots abutting an alley: alley access is not available, parking shall be located in yard area when alley access all parking shall be provided the rear yard, side yard or underground, unless it is is available. For flats, when in the rear portion of the determined through the modification process for site alley access is not available, yard, and access shall be parking should be located in development plan exempt proposals or the site taken from the alley. development plan review process for non-exempt the rear yard, side yard or For lots not abutting an proposals, that front access under building parking underground, unless it is alley: no portion of covered determined through the (ground level of a residential structure) should be or uncovered parking shall modification process for site permitted. be located between the development plan exempt primary structure and the proposals or the site development plan review Uses in the Center Villa a Comprehensive Plan Land front property line. Parking Use Designation: See Urban Design Regulations in process for non-exempt structures shall be recessed proposals, that parking may RMC 4-3-100.NA from the front facade of the be allowed in the front yard or primary structure a minimum that under building parking of 2 ft. (ground level of a residential " F" suffixes: Surface structure) should be permitted. parking is permitted in the side and rear yard areas only. SIGNS General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. CRITICAL AREAS General See RMC 4-3-050 and 4-3- See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3- 090. 090. SPECIAL DESIGN STANDARDS General Street Patterns: Uses in the Center Village Comprehensive Plan Land Properties abutting 15 a less Use Designation: See Urban Design Regulations in Nonmeandering street intense residential zone may attems and the provision of RMC 4-3-100.NA be required to incorporate Page 11 of 12 ATTACHMENT E EXCEPTIONS Pre -Existing Legal Lots alleys (confined to side yard or rear yard frontages) shall be the predominant street pattern in any subdivision permitted within this zone; provided, that this does not cause the need for lots with front and rear street frontages or dead-end streets. Cul-de-sacs shall be allowed when required to provide public access to lots where a through street cannot be provided or where topography or sensitive areas necessitate them. Nothing herein shall be determined to prohibit the construction of a single family dwelling and its accessory buildings or the existence of a single family dwelling or two attached dwellings, existing as of March 1, 1995, on a pre- existing legal lot provided that all setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other provisions of the Renton Municioal Code can be met. Nothing herein shall be determined to prohibit the construction of a single family dwelling and its accessory buildings on a pre-existing legal lot provided that all density. setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other provisions of the Renton Municipal Code can be met. special design standards (e.g., additional landscaping, larger setbacks, facade articulation, solar access, fencing) through the site development plan review process. Properties abutting 15 a designated "focal center," as defined in the City's Comprehensive Plan, may be required to provide special design features similar to those listed above through the site development plan review process. Nothing herein shall be determined to prohibit the construction of attached dwellings having no more than two units in the structure, and its accessory buildings on a pre-existing legal lot; provided, that all setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other provisions of the Renton Municipal Code can be met. (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4788, 7-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4985, 10-14- 2002; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004) Page 12 of 12 ATTACHMENT F 4-2-11 OG DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detachedl2 Accessory Structures) R-10 R-14 RM MAXIMUM NUMBER AND SIZE General 2 structures, up to a maximum of 720 sq. ft. for each 1 per residential unit. The lot coverage of the building, or 1 structure up to a maximum of 1,000 sq. Maximum of400 sq. ft. primary residential ft. and less than the floor structure along with all The total floor area of all accessory buildings shall area of the principal unit. accessory buildings not be greater than the floor area of the residential shall not exceed the uses. The lot coverage of the maximum lot coverage primary residential of this Zoning District. The lot coverage of the primary residential structure structure along with all Accessory structures along with all accessory buildings shall not exceed accessory buildings shall only be d the maximum lot coverage of this Zoning District. shall not exceed the on lots in conjunction Accessory structures shall only be allowed on lots in maximum lot coverage with a primary use. conjunction with a primary residential use. of this Zoning District. LOCATION General HEIGHT NA Maximum Number of Stories 1 story and 15 ft. Page 1 of 3 Accessory structures shall only be allowed on lots in conjunction with a primary use. Garages and carports shall only have access from the alley when -lots abut an alley. When lots do not abut an alley, garages and carports shall be located in the rear yard or side yard and set back from the front of the primary structure by a minimum_ of ten (10) feet- NA 15 ft. "U" suffixes: Garages and carports shall only have access from the alley when lots abut an alley. When lots do not abut an alley, garages and carports shall be located in the rear yard or side yard. 25 ft. except in the RM- ATTACHMENT F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS ina+n.-hari12 Am-r-accr%Rr C+ri11 411rac1 I and Maximum Building U District where the Height21 maximum height shall be determined through the site plan review rocess. SETBACKS$ Minimum Front Yard Not allowed within the required front yards or side Not allowed within the Not allowed within the yards along streets. required front yards or required front yards or side yards along streets. side yards along streets. Minimum Side Yard 3 ft. unless located between the rear of the house Side Yard: None 3 ft. unless located and the rear property line, then 0 ft. side yard is required. between the rear of the allowed. Garages, carports and parking areas must house and the rear be set back from the rear property line a sufficient property line, then 0 ft. distance to provide a minimum of 24 ft, of back -out side yard is allowed. room, either on -site or counting improved alley Garages, carports and surface or other improved right-of-way surface. 1 parking areas must be set back from the rear property line a sufficient distance to provide a minimum of 24 ft. of back -out room, either on -site or counting improved alley surface or other improved right-of-way surface.11 Minimum Rear Yard 3 ft. unless located between the rear of the house 3 ft. unless located 3 ft. unless located and the rear property line, then 0 ft. rear yard is between the rear of the between the rear of the allowed. Garages, carports and parking areas must house and the rear house and the rear be set back from the rear property line a sufficient property line, then 0 ft. property line, then 0 ft. distance to provide a minimum of 24 ft. of back -out rear yard is allowed. rear yard is allowed. room, either on -site or counting improved alley Garages and carports Garages, carports and surface or other improved right-of-way surface.11 must provide a minimum parking areas must be of 24 ft. of back -out set back from the rear room, either on -site or property lines a Page 2 of 3 ATTACHMENT F I DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached12 Accessory Structures) counting improved alley sufficient distance to surface or other provide a minimum of improved right-of-way 24 ft. of back -out room, surface. either on -site or counting improved alley surface or other improved right-of-way surface.22 Special Setbacks for Animal See RMC 4-4-010. NA NA Husbandry Related Structures Clear Vision Area In no case shall a structure over 42 in. in height In no case shall a In no case shall a intrude into the 20 ft. clear vision area defined in structure over 42 in. in structure over 42 in. in RMC 4-11-030. height intrude into the height intrude into the 20 ft. clear vision area 20 ft. clear vision area defined in RMC 4-11- defined in RMC 4-11- 030. 030, CRITICAL AREAS General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and See RMC 4-3-050 and 4-3-090. 4-3-090. (Ord. 4736, 8-24-1998; Ord. 4788, 7-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4999, 1-13-2003) Page 3 of 3 I ATTACHMENT G 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA LOT DIMENSIONS Minimum Lot Size for 5,000 sq. ft. 25,000 sq. ft. None, except: 1,200 sq. ft. in lots created after Nov. the Sunset, NE Fourth, and 10, 2004 Puget Business Districts. See ma s in RMC 4-3-040. Minimum Lot None None None Width/Depth for lots created after Nov.10, 2004 LOT COVERAGE Maximum Lot Coverage 65% of total lot area 65% of total lot area or 65% of total lot area or 75% if for Buildings or 75% if parking is 75% if parking is parking is provided within the provided within the provided wit#fn building or within an on -site building or within an theunder round or parking garage - on -site parking under building or within garage. an on -site parking garage. DENSITY Net Densi in Dwelling Units per Net Acre Minimum Net Residential None 14-20 dwelling units None, except in the Sunset, Density9 per net acre. NE Fourth, and Puget Business Districts (see maps in RMC 4-3-040): 10 dwelling units per net acre. Maximum Net 4 dwelling units per 80 dwelling units per 20 dwelling units per net Residential Density9 structure. net acre. acre, except within the Sunset, NE Fourth, and Puget Business Districts, it 20 dwelling units pe shall be 60 dwelling units per acre for development with mixed commercial and BWRr.t residential use in the same Page 1 of 9 ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN I CV CA building. See maps in RMC SETBACKS Minimum Front Yard" 10 ft. The minimum 10 ft. The minimum 10 ft. The minimum setback setback may be setback may be may be reduced to 0 ft. reduced to 0 ft. reduced to 0 ft. through through the site plan through the site plan the site plan development review process development review development review provided blank walls are not process provided process provided blank located within the reduced blank walls are not walls are not located setback. located within the within the reduced reduced setback. setback. Maximum Front Yard" 15 ft. 15 15 ft. 15 None, except 15 ft. in the Rainier Avenue, Sunset, NE Fourth and Puget Business Districts. See maps and standards in RMC 4-3-040. IMinimurn Side Yard I10 ft. The minimum 110 ft. The minimum 110 ft. The minimum setback J Page 2 of 9 ! ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS Along a Street18 setback may be reduced to 0 ft. through the site plan development review process provided blank walls are not located within the reduced setback. back may be luced to 0 ft. through site {clan relopment review cess provided blank Its are not located hin the reduced may be reduced to 0 ft. through the site plan development review process provided blank walls are not located within the reduced setback. Minimum Freeway 10 ft. landscaped 10 ft. landscaped 10 ft. landscaped setback Frontage Setback setback from the setback from the from the property line. property line. property line. Minimum Rear Yard18 None, except 15 ft. if None, except 15 ft. if None, except 15 ft. if lot lot abuts or is adjacent lot abuts or is adjacent abuts or is adjacent to a to a residential zone, to a residential zone, residential zone, RC, R-1, R- RC, R-1, R-4, R-8, R- RC, R-1, R-4, R-8, R- 4, R-8, R-10, R-14, or RM-F. 10. R-14. or RM-F. 10. R-14. or RM-F. Minimum Side Yard" Clear Vision Area None, except 15 ft. if lot abuts or is adjacent to a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM-F. In no case shall a structure over 42 in. in height intrude into the 20 ft, clear vision area defined in RMC 4-11- I BUILDING LIMITATIONS None, except 15 ft. if lot abuts or is adjacent to a residential zone, RC, R-1, R-4, R-8, R-10, R- 14, or RM-F. In no case shall a structure over 42 in. it height intrude into the 20 ft. clear vision area defined in RMC 4-11- None, except 15 ft. if lot abuts or is adjacent to a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM- F. In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11- 030. Maximum Gross Floor 5,000 gross sq. ft. The None None, except: Area of Any Single maximum size shall a. In the NE Fourth Commercial Use on a not be exceeded Business District: 65,000 Site except by conditional Page 3 of 9 ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA use permit.2,9 These gross sq. ft. restrictions do not b, In the Puget and apply to residential Sunset Business Districts: uses subject to net 35,000 sq. ft. density limitations. Restrictions do not apply to uses subject to net density limitations and grocery stores (see maps in RMC 4-3-040). Maximum Gross Floor 3,000 gross sq. ft. 21 None None, except: Area of Any Single Office The maximum size a. In the NE Fourth Use on a Site2, 9 shall not be exceeded Business District: 65,000 except by conditional gross sq. ft. use permit.2,9 These b. In the Puget and restrictions do not Sunset Business Districts: apply to residential 35,000 sq. ft. uses, which are subject to net density The total gross square limitations. footage of these uses shall not exceed 50% of the gross square footage of the site.2,9 These restrictions do not apply to residential uses, which are subject to net density limitations. (See maps in RMC 4-3-040.) Building Orientation and All commercial uses NASee Urban Design NA except in the Puget, Location shall have their Regulations in RMC 4- Sunset and NE Fourth 3-100. primary entrance and Business Districts. See RMC shop display window Commercial and Civic 4-3-040 for standards. oriented toward the Uses shall provide street frontage. entry features on all Page 4 of 9 E ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA side of a building facing a_public right of way or parking lot. Residential only uses shall be oriented to a public or private street developed to the required standards in RMC 4-6-060. LANDSCAPING Minimum On -site 10 ft., except where 10 ft_, except where 10 ft., except where reduced Landscape Width reduced through the reduced through the through the site plan Required Along the site plan development site plan development development review process. Street Frontage review process. review process. There are additional landscaping standards for pedestrian connections in the Puget, Sunset, and NE Fourth Business Districts. See maps and standards at RMC 4-3-040, Minimum On -site 15 ft. wide sight- 15 ft. wide landscape 15 ft. wide sight -obscuring Landscape Width Along obscuring landscape buffer is required3 landscape strip.3,5 the Street Frontage strip.3,5 unless otherwise If the street is a designated Required When a If the street is a determined by the principal arterial,1 non -sight - Commercial Lot is 1 Property designated principal arterial, non -sight- Reviewing Official through the site plan obscuring landscaping shall Zoned Residential, RC, obscuring landscaping development review process. be provided unless otherwise determined by the Reviewing R-1, R-4, R-8, R-10, R-14, shall be provided Official through the site plan or RM unless otherwise development review process. determined by the There are additional Reviewing Official landscaping standards for throe h the site plan Page 5 of 9 ! ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN Gv CA development review pedestrian connections in the process. Puget, Sunset, and NE Fourth Business Districts. See reaps and standards at RMC 4-3-040. Minimum Landscape 15 ft. wide landscaped 15 ft. wide landscaped 15 ft. wide landscaped visual Width Required When a visual barrier visual harrier barrier consistent with the Commercial Lot is consistent with the consistent with the definitions in RMC 4-11-120. Ahuff hg7 to Property Zoned Residential, RC, R-11, R-4, R-8, R-10, R-14, or RM definition in RMC 4- 11-120, A 10 ft. sight- obscuring landscape strip may be allowed through the site plan definition in RMC 4-11- 120. A 10 ft. sight- obscuring landscape strip may be allowed through the site plan A IOft, sight -obscuring landscape strip may be allowed through the site plan development review process. There are additional development review development review landscaping standards for process.3,4 process.3,4 pedestrian connections in the Puget, Sunset, and NE Fourth Business Districts. See maps and standards at RMC 4-3-040.3,4 HEIGHT Maximum Building 35 kin no case shall 50 ft. except wiaep 50 ft., except 35 ft. for Height,11 4,116 except for height exceed the residential use only buildings Public uses with a "Public Suffix" (P) limits specified in RMC 4-3-020. 10, R 14, in the Sunset and NE Fourth Business Districts. See maps ,R oF , 6-0-ft. designation20 if a_minimum _ of 50%Q of th_e_ground_ floor of the in RMC 4-3-040.Heights may exceed the maximum freight building is s commercial with a Conditional Use use. Permit.16 In no case shall height exceed the limits specified in RMC 4-3-020. Maximum Height for See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. Page 6 of 9 ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA Wireless Communication Facilities SCREENING Outdoor, Loading, See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. Repair, Maintenance, Work, or Storage Areas; Surface -Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment) Refuse or Rec ciables See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. PARKING General See RMC 10-10-13 See RMC 10-10-13 See RMC 10-10-13 and RMC and RMC 4-4-080. and RMC 4-4-080. 4-4-080. For the NE Fourth, Sunset, Puget, and Rainier Avenue Business Districts, see RMC 4-3-040. Required Location for NA Residential Uses: NA Parking Required parking shall be located underground or under building ion the first floor of the residential structure], or in_an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured Page 7 of 9 ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA parking garage_ Commercial Uses: Parking may not be located between the building and the public street unless located within a structured parking garage. Mixed Use: Shared parking is required in compliance with RMC 4-4-080E L3). PEDESTRIAN ACCESS General A pedestrian See Urban Design A pedestrian connection shall connection shall be Re ulations in RMC 4- be provided from a public 3-100. provided from a public entrance to the street, in entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. A pedestrian connection shall be provided from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. There are additional standards for the Rainier Avenue, NE Fourth, Sunset, and Puget Business Districts. See RMC 4-3-040 for maps and standards. retail properties. SIGNS General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. There are Page 8of9 ATTACHMENT G DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA additional standards for the Rainier Avenue Business District at RMC 4-3-040. LOADING DOCKS Location within Site See RMC 4-4- See RMC 4-4- See RMC 4-4-080.Shall not 080.Shall not be 080.Shall not be be permitted on the side of permitted on the side permitted on the side of the lot adjacent to or abutting of the lot adjacent to the lot adjacent to or a residential zone, RC, R-1, or abutting a abutting a residential R-4, R-8, R-10, R-14, or RM. residential zone, RC, zone, RC, R-1, R-4, R- 3 R-1, R-4, R-8, R-10, 8, R-10, R-14, or RM. 3 R-14, or RM. 3 DUMPSTERIRECYCLING COLLECTION AREA Size and Location of See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. Refuse or Recycling Areas CRITICAL AREAS General See RMC 4-3-050. ISee RMC 4-3-050. ISee RMC 4-3-050. DESIGN GUIDELINES General NA See Urban Design NA Regulations in RMC 4- 3-100. (Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4803, 10-25-1999; Ord. 4851, 8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13- 2002; Ord. 5018, 9-22-2003; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005; Ord. 5191, 12-12-2005) Page 9 of 9 ATTACHMENT H e. Parking Spaces Required Based on Land Use: Modification of these minimum or maximum standards requires written approval from the Planning/Building/Public Works Department (see RMC 4-9-250). (Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13- 1999; Ord. 4963, 5-13-2002; Ord, 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004) USE NUMBER OF REQUIRED SPACES R v Mixed occupancies: The total requirements for off-street (2 or 3 different uses in the same building parking facilities shall be the sum of the or sharing a lot. For 4 or more uses, see requirements for the several uses computed "shopping center" requirements) separately, unless the building is classified as a "shopping center" as defined in RMC 4-11-190. Uses not specifically identified in this Planning/Building/Public Works Section: Department staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. SIDEl'I'IA,r I)b OF DOW .j ., `. oR, Detached and semi -attached dwellings: A minimum of 2 per dwelling unit. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Bed and breakfast houses: 1 per guest room. The parking space must not be located in any required setback. Manufactured homes within a A minimum of 2 per manufactured home manufactured home park: site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1 screened space per 10 units. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Congregate residence: 1 per sleeping room and 1 for the proprietor, plus 1 additional space for each 4 persons em to ed on the premises. ATTACHMENT H Attached dwellings in CD, RM-U, RM- 1.8 per 3 bedroom or larger dwelling T, UC-N1, UC-N2 and Zones and CV unit; 1.6 per 2 bedroom dwelling unit; 1.2 Zones per 1 bedroom or studio dwelling unit. RM-T Zone Exemption: An exemption to the standard parking ratio formula may be granted by the Development Services Director allowing 1 parking space per dwelling unit for developments of less than 5 dwelling units with 2 bedrooms or less per unit provided adequate on -street parking is available in the vicinity of the development. (Amd. Ord. 5018, 9-22-2003; Ord. 5087, b-28-2004) Attached dwellings within the RM-F 2 per dwelling unit where tandem spaces Zone: are not provided; and/or2.5 per dwelling unit where tandem parking is provided, subject to the criteria found in subsection F8d of this Section. (Amd. Ord. 5100, 11-1-2004) Attached dwellin s within the CV Zone: 1 per dwelling unit is required. A maximum of 1.75 er dwelling unit is allowed. Attached dwellings within all other 1.75 per dwelling unit where tandem zones: spaces are not provided; and/or 2.25 per dwelling unit where tandem parking is provided, subject to the criteria found in subsection F8d of this Section. Attached dwelling for low income 1 for each 4 dwelling units. elderly: RE SNTOWN Attached dwellings: 1 per unit. Attached dwellings for low income 1 for every 3 dwelling units. elderly: ( $ OUTSID ... „ Me RS: Drive -through retail or drive -through Stacking spaces: The drive -through service: facility shall be so located that sufficient on -site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per window are required unless otherwise determined b ATTACHMENT H the Development Services Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. Banks: A minimum of 0.4 per 100 square feet of net floor area and a maximum of 0.5 per 100 square feet of net floor area except when part of a shopping center. Convalescent centers: 1 for every 2 employees plus 1 for every 3 beds. Day care centers, adult day care (I and 1 for each employee and 2 loading spaces II): within 100 feet of the main entrance for every 25 clients of the program. Hotels and motels: 1 per guest room plus 2 for every 3 employees. Mortuaries or funeral homes: 1 per 100 square feet of floor area of assembly rooms. Vehicle sales (large and small vehicles) 1 per 5,000 square feet. The sales area is with outdoor retail sales areas: not a parking lot and does not have to comply with dimensional requirements, landscaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as:• A minimum 5 feet perimeter landscaping area is provided;• They are not displayed in required landscape areas; and- Adequate fire access is provided per Fire Department approval. Vehicle service and repair (large and 0.25 per 100 square feet of net floor area. small vehicles Offices, medical and dental: 0.5 per 100 square feet of net floor area. Offices, general: A minimum of 3 per 1,000 feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Eating and drinking establishments and 1 per 100 square feet of net floor area. taverns Eating and drinking establishment 1 per 75 square feet of net floor area. combination sit-down/drive-through restaurant: Retail sales and big -box retail sales: A maximum of 0.4 per 100 square feet of net floor area, except big -box retail sales, which is allowed a maximum of 0.5 per ATTACHMENT H 100 square feet of net floor area if shared and/or structured parking is provided. Services, on -site (except as specified A maximum of 0.4 per 100 square feet of below): net floor area. Clothing or shoe repair shops, furniture, 0.2 per 100 square feet of net floor area. appliance, hardware stores, household equipment: Uncovered commercial area, outdoor 0.05 per 100 square feet of retail sales area nurseries: in addition to any parking requirements for buildings. Recreational and entertainment uses: Outdoor and indoor sports arenas, 1 for every 4 fixed seats or 1 per 100 auditoriums, stadiums, movie theaters, square feet of floor area of main auditorium and entertainment clubs: or of principal place of assembly not containing fixed seats, whichever is eater. Bowling alleys: 5 per alley. Dance halls, dance clubs, and skating 1 per 40 square feet of net floor area. rinks: Golf driving ranges: 1 per driving station Marinas: 2 per 3 slips. For private marina associated with a residential complex, then i per 3 slips. Also 1 loading area per 25 slips. Miniature golf courses: 1 per hole. Other recreational: 1 per occupant based upon 50% of the maximurn occupant load as established by the adopted Building and Fire Codes of the City of Renton. Travel trailers: 1 Rer trailer site. WITHIN IMB SHOPGCEN All uses allowed in the CD Zone except 1 space per 1,000 square feet of net floor for the following uses: area. Excepted uses follow the standards Excepted Uses: Convalescent center, applied outside the Downtown Core. drive -through retail, drive -through service, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters, entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses. SH�pP �l Shopping centers (includes any type of A minimum of 0.4 per 100 square feet of ATTACHMENT H business occupying a shopping center): net floor area and a maximum of 0.5 per 100 square feet of net floor area. In the UC- N1 and UC-N2 Zones, a maximum of 0.4 per 100 square feet of net floor area is permitted unless structured parking is provided, in which case 0.5 per 100 square feet of net floor area is permitted. Drive - through retail or drive -through service uses must comply with the stacking space provisions listed above. `IVITIES: Airplane hangars, tie -down areas: Parking is not required. Hangar space or tie -down areas are to be utilized for necessary parking. Parking for offices associated with hangars is 1 per 200 square feet. Manufacturing and fabrication, A minimum of 0.1 per 100 square feet of laboratories, and assembly and/or net floor area and a maximum of 0.15 packaging operations: spaces per 100 square feet of net floor area (including warehousespace). Self service storage: 1 per 3,500 square feet of net floor area. Maximum of three moving van/truck spaces in addition to required parking for self service storage uses in the RM-F Zone. Outdoor storage area: 0.05 per 100 square feet of area. Warehouses and indoor storage 1 per 1,500 square feet of net floor area. buildings: ftf]31B 1I 1 LI04 A+L`"TIVITIES: Religious institutions: 1 for every 5 seats in the main auditorium, however, in no case shall there be less than 10 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions making structural alterations or additions that do not increase the seating capacity of the auditorium, see "outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs." Medical institutions: 1 for every 3 beds, plus 1 per staff doctor, plus 1 for evea 3 ern to ees. Cultural facilities: 4 per 100 square feet. ATTACHMENT H Public post office: 0.3 for every 100 square feet. Secure community transition facilities: 1 per 3 beds, plus 1 per staff member, plus 1 per employee. Schools: Elementary and junior high: 1 per employee. In addition, if buses for the transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Senior high schools: public, parochial 1 per employee plus I space for every 10 and private: students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universities, arts and crafts I per employee plus 1 for every 3 students schools/studios, and trade or vocational residing on campus, plus 1 space for every schools: 5 day students not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. (Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004) ATTACHMENT I to be decided Management Act at the time of and fitting a site plan circulation pattern review. within the site, (ii) Provision of an additional 25' setback from the shoreline beyond that required by the Shoreline Management Act, (iii) Establishment of view corridors from upland boundaries of the site to the shoreline, (iv) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area rations may be established for the property to be determined at the time of site plan review as approved by Council, (v) Daylighting of piped streams. Page 2of6 ATTACHMENT I Maximum Dwelling units permitted per structure may NA NA NA Allowable be increased as follows: ]Bonus (i) Dwellings Limited to 3 Dwelling Unit Attached: A maximum of 4 Mix/ units per structure, with a Arrangement: maximum structure length of 100 feet. (ii) Dwellings Limited to 6 Attached: A maximum of 8 units per structure with a maximum structural height of 35 feet, or 3 stories and a maximum structural length of 115 feet. Bonus Bonuses may be achieved independently or Development NA NA Criteria: in combination. To qualify for one or both projects within the bonuses the applicant shall provide either: applicable area that (i) Alley and/or rear access and meet both the parking for 50% of detached, "minimum semi attached, or townhouse requirements" and units (parcels abutting an at leas one existing alley are required to "guideline" in each take alley access and shall not of the following qualify _for the bonus based four categories" upon this provision, or • Building (ii) Civic uses such as a community Siting and meeting hall, senior center, Design, recreation center, or other . parking, similar uses as determined by Access, and the Zoning Administrator, or Circulation; (iii) A minimum of 5% of the net . Landscapin developable area of the project g/Recreatio in aggregated common open n/Common Page 3 of 6 F-I"M XOMY0 4l 181 space. Common open space Space; and areas may be used for any of the • Building following purposes Architectura (playgrounds, picnic 1 Design shelters/facilities and Applying to Area equipment, village "A" of the Urban greens/squares, trails, corridors Center Design or natural). Structures such as Overlay District kiosks, benches, fountains and located in RMC 4- maintenance equipment storage 3-100 shall be facilities are permitted; permitted a provided, that they serve and/or maximum density promote the use of the open of 100 dwelling space. To qualify as common units per net acre. open space, an area must meet each of the following conditions: • Function as a focal point for the development, • Have a maximum slope of 10% • Have a minimum width of 25', except for trails or corridors, • Be located outside the right- of-way, • Be improved with landscaping in public areas, and • Be maintained by the homeowners association if the property is subdivided, or by the management Page 4of6 ATTACHMENT I organization as applied to the property if the property is not subdivided. (iv) Provision of a minimum of 2 units of affordable housing per net developable acre fractional results shall be rounded up to the next whole number). In addition, in order to qualify for a bonus, developments shall also incorporate a minimum of 3 features described below: (i) Architectural design which incorporates enhanced building entry features (e.g., varied design materials, arbors and/or trellises, cocheres, gabled roofs). (ii) Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool, spa/Jacuzzi. (iii) Enhanced ground plane textures or colors (e.g., stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks). (iv) Building or structures incorporating bonus units shall have no more than 75% of the garages on a single fagade. (v) Surface parking lots containing nor more than 6 parking stalls Page 5 of 6 ATTACHMENT I separated from other parking areas by landscaping with a minimum width of 15 feet. (vi) Site design incorporating a package of at least 3 amenitites which enhance neighborhood character, such as coordinated lighting (street or building), mailbox details, address and signage details, and street trees as approved by the Reviewing Official. General NA NA Where Where included, affordable Provisions: included, units must beet the provisions affordable of the Housing Element of the units must Comprehensive Plan. For meet the COR 2, if a significant public provisions of benefit above City Code the Housing requirements can be provided Element of the for a portion of the property Comprehensiv which may be contaminated, a e Plan. transfer of density may be allowed for other portions of the site. Page 6 of 6 ATTACHMENT I D. BONUS ALLOWANCES AND REVIEW CRTIERIA: The following table lists the conditions under which additional densitv or alternative bulk standards may be achieved: R-14 Zone RM-U Zone COR 1 COR 2 Density and The bonus provisions are intended to allow The bonus NA NA Unit Size greater flexibility in the implementation of provisions are Bonus- the purpose of the R-14 designation. intended to allow Purpose: Bonus criteria encourage provision of greater densities aggregated open space and rear access within the portion parking in an effort to simulate provision of of the RM-U zone higher amenity neighborhoods and project located within the designs which address methods of reducing Urban Center the size and bulk of structures. Applicants Design Overlay and wishing such bonuses must demonstrate north of South 2"' that the same or better results will occur as Street for those a result of creative design solutions that development would occur with uses developed under proposals that standard criteria. provide high quality design and amenities. Maximum 1 to 4 additional dwelling units per net Up to 25 dwelling Up to 5 Up to 2 dwelling units per Additional acre. Densities of greater than 18 units per units per net acre. additional acre for compliance with each Units Per net acre are prohibited. Densities of greater dwelling units provision listed below may be Acre: than 100 dwelling per acre may allowed; provided there is a units per net acre be allowed; balance of height, bulk and are prohibited. provided there density established addressing is a balance of the following public benefits: height, bulk (i) Provision of and density continuous established pedestrian access through a floor to the shoreline area ration consistent with system and/or requirements of the a master plan Shoreline Page 1 of 6 M 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 (314 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 -to and 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 pedestrian --oriented 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. 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. 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. 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 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 dDesignation 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 44)-14 (R4 14)), Center Village (CV), and the Residential Multi -family zones (RMF. RM-U. RM-T). 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 Redevelopm Subarea Plan is expected to occur ever -within a 2 — 5- year period from the 2004 GMA update. Policy LU-320. Allow residential density ranging from a minimum of 10 to a maximum of 80 dwelling units per acre in the Center Village 11 esi . Policy LU-321. Encourage mixed -use structures and projects. Policy LU-322. Orient site and building design primarily toward pedestrians and people 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 due to site conti{ oration, parking should be located in the back or the side of the primary structure. Diseeuir-age marking lots between structures and street rights -of- way shall not he permitted. Policy LU-324. Use alley access where alleys currently exist. Encourage designation of new alleys in redevelopment projects. 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, ate -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. Ch Renton Department of Planning/ Building / is Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:*19f—ICOMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-128, R, ECF DATE CIRCULATED: OCTOB , 06 APPLICANT: City of Renton - EDNSP PROJECT MANAGE Erika Conklin PROJECT TITLE: Highlands Lands Use & Zoning Package PLAN REVIEW: Ka ren i n ° SITE AREA: NIA BUILDING AREA (gross): N/A LOCATION: Highlands Sub -area WORK ORDER NO: 77662 SUMMARY OF PROPOSAL: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up' changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE 9th Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12th and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the comer of NE 9th Street and Glennwood Ave NE from RMF to CV; changes the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF. 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 LandlShoreline 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 Trans Lion Public Services Histork Cultural Preservation Airport Environment 10,000 Feat 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 thrs proposal. Signature of Director or lb-i` Aa Date r 2811 Dayton Avenue N.E. Renton, Washington 98056 brad827@—hotmail.com (425) 445-0658 CITY OF P1WC" 10 OCT 16 MW October a4, 2006 RECEIVED City of Renton Highlands Task Force Chairman Kirk Moore aI`I"YCLEWS OFFICE City of Renton Mayor i4owJ t)el ` tIered)' Renton City Council i)y Ieer� NYSSG%l'' Renton Planning Conmiission I City of Renton ERC 1055 South Grady Way Renton, Washington 98055 RE: 2006 Amendments to the RE: Highlands redevelopment RE: Public Hearing comments RE: LUA-06-121, LUA-06-128, Comprehensive Plan and "Task Force" LUA-05-159, LUA--06-123 To the above identified persons, Not having really known all of the details of the City Administration's or Staff's land use strategy, confronted with a constantly changing zoning proposal, and not having been presented with necessary informative data and stable or lawful zoning proposals, most of the residents and citizens that are potential participants under the GMA in Renton are unaware of the proceedings and were therefore unable to participate. They were unaware of unlawful procedures being used, they didn't hear what were the true issues needing to be deliberated were, and were unaware of what was unlawfully happening around the City of Renton's planning. For purpose of the acts (GMA & SEPA) they were unable to participate in a meaningful way at a meaningful time. I recommend that there be a change of course in the management philosophy that the City uses to take and gather public input, and a change in how that our leaders act upon recommendations based upon that input. It is in the best interest of the City and our Citizens. I urge the City to make this change of course, because without that change, further deterioration of areas and processes probably will result. For the most part, doing otherwise would be just like failure to give notice. It continues actions for longer than necessary. There has been failure to give notice of proceedings. It is failure to comply with Laws, only the first of many grounds that may vitiate legislation emerging from these processes. Many appeals and legal actions caused by such lack of respect for laws damage the City. brad nicholson Page 1 1011512006 It Neither was I officially notified of the present proceedings whilst I should have been. I am a party of record. Evidently One Council member, Terri Briere decided not to answer my email around a week ago requesting information as to how I could participate in or join the "Task Force". The Citizens that searched the City's website or word of mouth e-mail, having found the hearing dates and times for scheduled meetings, but the issues were not clear and changed significantly, and participation is limited to only nine people, are all very disappointed. All of them will now be "observers" only supposedly because the "Task Force" will review and rule only on the record that has been previously created. That record has deficiencies like I previously articulated. Most if none of the potential participants wanted to pay the rather large and unlawful City fee to suggest a comprehensive plan or development regulation amendment for the processes, neither were they given a real opportunity to comment. Even though I am a party of record for the above actions I never received notice of the proceedings and least officially, I still haven't. A few private citizens informed me of the "Task Force" meeting. I met the so called chairman at the task force meeting, but he informed me that I couldn't comment in public. Those amendments to our comprehensive plan must have been recommended for approval by someone unqualified to make that decision. I really don't know how to figure that out because nobody informed me of what was decided or recommended by the Planning Commission or the City Council. Some Citizens attended meetings that were public, testified, and wanted to improve the City and be heard, and others were accorded nothing more than exclusion from the processes via certain unlawful administrative decisions and acts, declarations, and tactics. Not the least of which is the newly formed "Task Force" that will supposedly be providing the sole community input from now on. Nine people cannot be considered the "public" according to my interpretation of the code. Notwithstanding the fact that there was no public response, findings or recommendation made by the Planning Commission that I am aware of, instead the City "switched" reviewing bodies after public comment was taken on the issues. It is now evidently believed that quasi-judicial review of the proceedings rests with the "Task Force" I received a notice communication.._.. an email communication stating that the "Task Force" would be meeting at the Highlands Starbucks. There was a person there to meet, one Kirk Moore, who claimed to be the chairman of the "Task Force" and would allow me to give my comments to him for presentation during what is to be the "review" Here they are. He assured me such "review" would result in findings of fact and conclusions of law prior to a council hearing on these issues. . I request that commitment be honored in the future. I request that he and the "Task Force" be asked to review these comments, find facts, and conclusions of Law, and inform me of their legal decisions with regard to them. brad nicholson Page 2 1011512006 r Disappointment is evident in "Huffy City Council meetings" probably for one reason because the Planning Commission recommendation that was supposedly made as a result of the prior hearings can not be found in public. That has happened on numerous occasions in the past. Perhaps I am wrong and the "Task Force" will be different. If the "Task Force" can respond to my issues, then there will be a great improvement. I have been informed that the newly formed "Task Force" will exact the "Role of Review" from the Planning Commission. One Terri Briere as chairman of the City's Planning and Development Committee as well as the task force chairman have told me so. I can provide proof in the form of evidentiary exhibits for that if it is requested. Otherwise, it is incontrovertible. If I had known that the role of review would rest with the newly formed "Task Force" I would have been able to save the efforts I made for the City's benefit by saving my comments for the task force. The new forum however will not be taking any comments or allowing public participation but will be reviewing the record because the community continues to have concerns with the administrative proposals. I am presuming the record of proceedings will be forwarded to the "Task Force" (exhibit) Findings of Fact and Conclusions of Law are required of quasi-judicial reviewing bodies. I am looking forward to reviewing the decision by Mr. Moore's group as a result of the task force as it becomes a part of the public record, however I will be doing so under protest because of the numerous deliberative and substantive participatory deficiencies I have placed into the record that are subject to review. It seemed quite clear to me Mr. Moore has no experience in law or land use action whatsoever. To be honest, I have no confidence in his ability to work on land use whatsoever. I hope I am wrong, but I think he is now in somewhat of a "pickle". I think he is still working on eminent domain in the highlands even though I understand that the issue is tabled through an ordinance. I would like to say that I am offended not only by the moratoriums and wasted time and money, but by the lack of apparent competency and transparency. Many people genuinely concerned with the City's future are now thoroughly disgusted. Some citizens are frustrated because it is known that pending appeals will require a programmatic EIS document to place new rezoning in the so-called Highlands area Center Village designation, but the proposal has been withdrawn at the last minute and now an EIS should be required because of different arguments. It is still needed to be capable to implement the "vision" of the highlands. It is still being avoided with what appears to be just like an end run, and is unavailable because it was removed from consideration by the City's ERC. They have a new DNS. They should not have done that, because there are accumulations of adverse effects from acting the wrong way, which includes doing nothing, like I have previously contended. brad nkholson Page 3 1011512006 Even though I was a party of record, they did not notify me of that until after the hearing and after I raised the issues. I just found out that the previous DNS was withdrawn. There has been no discussion as to what adverse effects the "Highlands Vision" will have upon transportation issues. or how not implementing the vision through zoning measures would affect people. It seems clear that if the Staff is intent with little or no development regulation, then maybe the vision should be withdrawn as well. That has not happened, but instead the footprint of the vision is proposed to be expanded. It seems clear that the zoning that is currently proposed will not implement the present vision. I would call the consistency of the City's actions into question under the GMA. It is not known how the Landing issues will interact with the Hilands, both of which are major actions significantly affecting the duality of the environment. I am wondering why there has not been an inclusion of discussion regarding the need for possible changes to the zoning and plans if the "Landing" is required to implement the comprehensive plan through required changes. How the highlands vision will be implemented depending on how the Landing materializes. No information has been disclosed to me other than the fact that there is proposed to be a Target store. Because of the appeals that are before the council, there are many unknowns, thus the Citizens have never been able to comment anyway. I€ I was a gambler, I would wager that each and member of the "Task Force" is lacking that information as well. According to the Mayor's State of the City Address, the transportation system around Sunset (between cedar river and I-90) will need around 1 to 1.3 billion dollars in improvements for all of the projects. That is significant. In order to implement the vision, an EIS should and must be performed and with analysis as to impact accumulations, something that has never been done. The new 11th hour zoning proposal is now before the "Task Force" after Public Hearings have already been held, accompanied by a new EDNSM; I don't get it. The new proposal does not appear to implement the Comprehensive Plan "Highlands vision", or discuss probable significant adverse impacts. I would find that action inconsistent with the GMA as well as the CPP and City Comprehensive Plan on numerous fronts, and I think reviewing jurisdictions would as well. I wish I could understand the proposals, its probable significant impacts, and be able to comment but I have not been able to obtain full information. All of the above should and must be done bearing in mind the deliberative and substantive and participatory processes of GMA and SEPA. There seems to be no other explanation for the change in the zoning proposal for the Highlands vision than to subvert disclosure of impacts for the Landing, a project which does not implement the comprehensive plan. brad nicholson Page 4 10/1512006 Similarly, the financial information and description of the tenants regarding the "Landing" (Renton Mayor called it, "One of the Largest Big Box destination retail shopping centers in the Puget sound region", "seemingly overnight") was either non-existent or is being unlawfully withheld by the City because it is being called "proprietary" information. There is no way to comment about the Highlands vision possibly containing some revitalized shopping, because it has not been disclosed as to information regarding the "Landing" My comments of one would change depending on implementation of the other creating various consistency issues along with my comments. That is not my idea of a Hearing, and I don't think it is what the GMA intends either. We shall see. A big concern of mine is the money, under just about any standards, was taken from the "cookie jar" because any experienced person would have known the landing improvements should have been imposed upon the developer through nexus and proportionality requirements so basic to any kind of action with regard to the use of land by the United States Constitution. There has never been a legal explanation as to the legal justification for the Police powers being waived in the first place. Perhaps "Public Participation" will be possible when those facts are known to the participants. That money belongs to the people, and not to Harvest Partners; I did not give it to them and neither did a legitimate governmental process. Thus in order to comply with laws, the procedure I identified should be used. The Planning Commission held their hearing while appearing to do nothing more than flout specific directives of the Renton Municipal Code. A number of very powerful appeals that are consistent with the Renton code, GMA, SEPA, CPP, and other "General Laws" cast a pall and aura of uncertainty over most of the City's proceedings and is good reason to rethink and evaluate alternative and options available. Certain Administrators must have been directed to ignore them and "fast track" the planning process but the "fast track" process excluded notice and participation of citizens as well the fact that it violated quite a few general laws applicable to the City in the exercise of the Police Power under article 11, section 11, of the State Constitution. Unfortunately, that will not be so fast a process now because it is a ground for invalidation of amendments according to "Washington Laws" that have been already been identified in Planning Commission and Council proceedings. In my opinion, the way to cure the "pickle", is address this letter, the appeals, become transparent, and give real consideration, thought, and legal determinations to them. It means disclosure of probable significant adverse impacts and mitigation measures necessary for the Highlands and the Landing, and then having a strategy to deal with it. The issues are not going to go away. Appeals are presently pending for actions. I am one of those Citizens trying to participate in these actions. In one instance of the above processes, the Chairman of the Planning Commission (conducting the public hearing on the issues) got up and walked out of the public hearing at the moment I began to comment. brad nkholson Page 5 1011512006 My concerns were never addressed. I have no public answer or public findings as to what happened in my possession. I was already having difficulty to comment because I was without the material and factual information required by the laws. In these other new instances, the public and I were excluded from participating in what was left of the CMA processes altogether. In proceedings before the City's Hearing Examiner I was called a "straw man" and denied standing to appeal and participate because I have been associated with others that share my views. I have been referred to as a "jackboot" "red herring" "cloaked in sheep's wool" and "spurious" by the Mayor and various media. City Attorney says I am "disgruntled". I accept that because I have in my possession a "confidential letter" stating that he would see to it that actions would be performed that never were. I am "disgruntled" because the City Attorney is being much less than truthful leaving out some rather important details. (exhibit) So you see that I am quite comfortable with being "disgruntled" as I believe I well should be. Recent appeals I have made have never even been considered even though I base my issues on the Laws and codes as I see them. I feel quite angry and offended by the disrespect and ignorance, lying, and refusal to observe requirements of the Laws. I have been nothing but sincere, open, and genuine in my comments from my heart and from the start. The other public participants that also made an attempt to participate were also very frustrated by the lack of honest disclosure, lack of proper procedures, and unlawful decision making in the processes. The City "Task Force" was proposed at the last minute, and was quickly and illegally put together by the City Planning/Development Committee to exact away the role of review from the Planning Commission and excluded all citizens except for nine people chosen by that City Council Committee. They were not a part of the Planning Commission. (The City's development committee stating that it was because of identified time constraints and other reasons including agreement with the purpose of "containment" of opposition ideas identified by the administrator of Economic Development and Strategic Planning as those of adverse to the proposal) It seems clear to me that none of the members of the "Task Force" have any experience whatsoever in quasi- judicial administrative proceedings. That is in all likelihood a "Task Farce" brad n0whon Page 6 1011512006 Taken together, these substantial errors and illegal actions deprived me and other Citizens to their GMA participatory rights, in addition to violating certain other substantive and procedural mandates of the GMA, SSPA, General and Constitutional laws, and is good reason for invalidation and remand as I have outlined in this letter. The act of "Suspending the Laws", that is assuming and dispensing with the power to enforce the Laws without permission from the State, or an attempt to divest the City of the right to make reasonable Laws, are all actions that shall need to be corrected because they shall also be capable of being reversed in superior jurisdictions. I recommend that being a reason to carefully consider the next move and "findings of fact and conclusions of Law" in your dirty game, because some more incorrect moves will put the City into a "Checkmate". It appears to me like it should be axiomatic that it is time for the City to make some changes, for benefit of present and future generations of Renton. I look forward to a reply indicating your concurrence. Most Sincerely, Brad Nicholson, a citizen of Renton brad nicholson Page 7 1011512006 1) Has the City engaged in activities that are prohibited by specific sections of the GMA and Washington Laws? 2) Did the City fail to give proper notice of proceedings as required by 36.70A RCW? 3) What are the specific causes of problematic areas of the City that are experiencing insufficient growth that would implement the comprehensive plan? 4) Which impacts have not been disclosed that should be? 5) Is the City violating Washington Laws that require a broad program of early and continuous public participation? 6) Did the City violate provisions of the GMA that require that the comprehensive plan and development regulations be subject to consistency, continuing review, and evaluation? 7) Is it appropriate to issue a proposed DNS when there are so many probable adverse consequences of doing so according to the Mayor's "State of the City" and it is inconsistent with the vision for the Highlands? 8) Is it not true that there exist numerous unanalyzed environment concerns and that the City is hiding information that is needed to determine whether and which areas there are significant impacts that should be mitigated? 9) How can so many planning issues be proposed when nobody really knows what will result from the outcomes of other major actions because they are pending? What was the cause of that? is that appropriate? 10) How will the city fullfill the objectives of the GMA when there has been no findings indicating the proposals indicating are intended to effectuate those goals? 11) Is it not true that the City should lawfully complete the planning for proposed projects and construction before attempting to plan for new ones without public participation without posing a threat to the quality of the environment? 12) Have the above proceedings taken place for the benefit of Citizens? From:"Terri8tiere"<ttlrieregci.renton.wa.us> To: <brad827CQ@hotmall. tomes CC: "Alexander Pietsch" <Apietsch9c .renton. wa.us> Subject: Re: Council Date: Fri, 06 Oct 200610:28:14 -0700 >Mr. Nicholson, >Thank you for correspondence regarding the role of the Planning Commission and the Highlands Task Force. You are correct that the Planning Commission is the body that takes public input and makes recommendations to the council on planning and zoning issues. The Planning Commission has previously heard public testimony and made a reccommendation to the Council on the Highlands Zoning and Comp Plan Changes. It be came apparent to council that the community continued to have concerns with the Planning Commission and Administration recommendation. A result of citizen concerns is the Highlands Task Force. Because of the compressed time schedule to make changes to the Comp Plan Council agreed to allow the Task Force to take the role of review rather than the Planning Commission. The Task Force will not take any new testimony, they will be working with the existing record. >Again, thank you for contacting me. >Terri Briere > >>> "'Brad Nicholson"' < brad827@hotmail.com > 10/06/06 8:42 AM >>> >I was wondering the reason why the Planning Commission is not the primary or exclusive way of taking public input and making recommendations to the Council for the "Hilands Vision" but rather it appears that a "task force" will be used for that above purpose? Could you answer that? Or am I wrong is it the Planning Commission that will be given substantial weight? Could you answer that too? the question is .........which citizen body will be accorded substantial weight? I am going to want to participate. Your response is appreciated. 7 >This email request originated from the following link.- http://rentonwa.gov/government/default.aspx?id= I080 1 2 3 4 5: 6 7 8 9 10 12 13i 14j 15 16 17 18 19 20 21 22 23 24 25 BEFORE THE RENTON CITY COUNCIL In the Matter of the Appeal of ) y Alliance for South End (ASE) re: } } The Director's Administrative Decision } Designating The Landing Master Plan ) Application a Planned Action; And The ) Director's Master Site Plan Approval ) LUA-05-136. SA -A. SM NOTICE OF APPEAL OF HEARING EXAMINER DECISION I. INTRODUCTION The Alliance for South End (ASE) hereby files this Notice of Appeal of the Hearing Examiner's decision dated September 5, 2006, which dismissed ASE's above -captioned appeals for lack of standing ("Examiner's Decision," Exhibit A). The grounds for appeal are that the Hearing Examiner's decision is contrary to Washington law, without support in state or federal law, and in violation of the constitutional rights of ASE's members. II. TIMELINESS This appeal is filed pursuant to RMC 4-8-110.E(8) and RMC 4-8-1 10.17(1), which specify a 14-day appeal period for Hearing Examiner decisions. NOTICE OF APPEAL OF Buck+ Gordon L,p HEARING EXAMINER DECISION - I ''` `'r�`` 3`r1`. G�'`.P s°° C:\DOC'UMENTS AND SETTINGS\BEN65341LOCAL SETTINGSITE MPORARY INTERNbT FI L_CSICONTEN"I".I L 510DQRS LQF\NOTICEOFAPPEALTOCOUNC I I.090606[ I ].DOC 1 2 3 4 5 6 7 8 9 a 12 13 14 15 16 17 18 19 20 21 22 23 24 25 III. FACTS The facts are set forth in the record below. ASE's pleadings are incorporated herein by I reference. IV. STANDARD OF REVIEW The Council reviews Hearing Examiner decisions to determine whether "substantial error of fact or law exists in the record." RMC 4-8-110(F)(7). If the Council finds such an error, "it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly." Id. V. GROUNDS FOR APPEAL The Hearing Examiner's decision reflects several errors of fact or law. His decision to dismiss ASE's appeals for lack of standing was entirely dependent upon the proposition I that, in order for an organization to have standing, it must not only have a member or members with standing, but it also must have members with certain "indicia of membership," such as particular voting rights. This proposition is directly contrary to the well established law in Washington, and does not appear to have support in any state or federal law. The Hearing Examiner's decision also violated the rights of ASE's members to freedom of association. The Hearing Examiner's decision should therefore be reversed. A. In Washington, An Association Has Standing When One Member Has Standing. Washington courts have consistently held that a citizens' group or other organization has standing to challenge land use decisions "as long as one member has standing to do so." East Gig Harbor Imp. Assn v. Pierce County, 106 Wn.2d 707. 701, 724 P.2d 10091 NOTICE OF APPEAL OF Buck,3- Gordon LLP HEARING EXAMINER DECISION - 2 2025 F==5r Avf:nvit— SuA[a 50C C:IDOCUMENT5 AND SETTENCSI13EN6534IL0CA1- SETTINGMTEMPORARY INTERNET FI LESIC:ONTENT.l E5\01)QRSLQFINOTICEO FA PPE A LTOCOIINC IL090606{ I ). DOC 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 (1986) (emphasis added), citing Save a Valuable Environment (,S4fZ i,. Bothell, 89 Wn.2d 862, 867, 576 P.2d 401 (1978); see also Suquamish Indian Tribe, 92 Wn.App. at 830 (citing East Gig Harbor Imp_ Assn and SAVE for proposition that "an organization has standing only when at least one of its members has standing as an individual"). None of these cases hold or even suggest that a member must have particular rights in the organization, or that any other inquiry should be made once it has been established that at least one member of the organization has standing. Nor do any of these cases hold or suggest that the organization's funding sources are relevant to standing. B. There is No Precedent for the Hearing Examiner's Denial of Standing in this Case. To our knowledge, no state or federal court has ever held that members of an organization must possess "indicia of membership" in order for the organization to have standing. The cases cited by the Applicant in briefing before the Hearing Examiner do not support this proposition. The question presented and answered in the three cases cited by the Applicant was not whether members of an organization must have voting rights in order to assert associational standing, but whether "an organization that has no members in the traditional sense may nonetheless assert associational standing." See Fund i Democracy, LLC v. S.E.C., 278 F.3d 21, 25 (D.C. Cir. 2002). Those cases hold that, if an association does not have any members, but asserts that its has standing to sue on behalf of non-member "supporters," then a court may inquire into whether its supporters possess I "indicia of membership." Id. at 26. The Applicant's argument that "a non -voting member. I NOTICE OF APPEAL OF Buck,:,,, Gordon L F HEARING EXAMINER DECISION - 3 1025 First Avow,, Suitt, 500 COMMENTS AND SETTINGS%EN65341LOCAL SET-FINGWEMPORARY Sexct La, ' 9�3121 INTERNET i=ter, 'Su -vqn FI LESICONTENT.IESIODQRS LQF\NOTICEOFAPPE• ALTOCOUNCIL090606[ 1 ].DOC 2 n 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 2I 22 23 24 25 . . cannot establish standing for the association" (Applicant's Reply to ASE Lack of Standing, p. 7) is simply false. In fact, one of the cases cited by the Applicant directly contradicts the Applicant's position. In Friends of Tilden Park, Inc. v. District of Columbia, 806 A.2d 1201, (D.C. 2002), the court explicitly stated that the nonprofit would have standing if it had any members: Friends initially asserted in Superior Court that it had standing to sue on behalf of its members, whom it described as persons residing in the vicinity of 3883 Connecticut Avenue who recreate in and enjoy the benefits of nearby Rock Creek Park. We do not doubt that if Friends had such members, it would have standing as their representative to maintain an action challenging the District's failure to require Clark to prepare an EIS .. . The persons whom Friends claims to represent are not its members however_ By the terms of its articles of incorporation, Friends has no members. Confronted with this inconvenient fact, Friends argues in this court that it nonetheless has standing to sue as the representative of its "supporters" among the neighborhood residents whose environmental interests are at stake. These supporters, Friends suggests, are its de facto if not its de jure members. The record, though, does not bear out this claim. Friends, 806 A.2d at 1208 (emphasis added). See also Hunt v. Washington Slate Apple Advertising Com'n, 432 U.S. 333, 97 S.Ct. 2434 (1977) (holding that the Commission had associational standing even though "the apple growers and dealers are not 'members' of the Commission in the traditional trade association sense"), Fund Democracy, 278 F.3d at 25 (stating that, "[fln determining whether an organization that has no members in the traditional sense may nonetheless assert associational standing, the question is whether the'i NOTICE OF APPEAL OF Buck Gordon LLP HEARING EXAMINER DECISION - 4 ~: ; -.nst Av(--nur-, Suite 5e0 WA C:IDOCIJMENTS AND sE7T1JGSIBEN65341L0CAL SETTINGWEMPORARY "'' ` INTERNET F1LESICONTENT.IE510DQRs1 RNOTICEOFAPI'EAL7-OCOUNCIL490606[I].DOC 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 J organization is the functional equivalent of a traditional membership organization") (emphasis added). Unlike the "supporters" of the organizations in Friends 9f Tilden Park, Hurst, and Fund Democracy, Brad Nicholson is a member of ASE "in the traditional sense." Moreover, even if these cases could be interpreted to require "indicia of membership" in cases where an organization actually has members, those cases are not relevant in this proceeding because Washington courts have not adopted or even discussed such a requirement. I C. The Hearing Examiner's Decision Violated the Constitutional Rights of ASE's Members. The Hearing Examiner's dismissal of ASE's appeals violated the First Amendment rights of Renton citizens to freely associate as members of ASE in order to protect their rights. Ironically, the Hearing Examiner previously found that Brad Nicholson, a member of ASE, had standing to sue on his own behalf in a similar matter, but then deprived Mr. Nicholson standing in this matter simply because he chose to associate with other Renton citizens who share his concerns about The Landing.2 I The Applicant did not cite any Washington cases to support its arguments about associational standing. The Applicant's reliance on SAVE for the proposition that "Washington courts have adopted the federal approach to standing requirements in environmental and land use cases" is misplaced. &,e Applicant's Reply to ASE Lack of Standing, p. 8, n. 16, citing S4 VE, 89 Wn.2d 862, The SAVE court's approval of "the federal approach" refers to the holdings, discussed earlier in the SA VE opinion, which state that "a non- profit corporation or association which shows that one or more of its members are specifically injured by a government action may represent those members in proceedings for judicial review." Id. at 867. When read in context, the SAVE court's discussion of association standing actually flies in the face of the Applicant's -suggestions that ASE lacks standing as an association. Unfortunately, the Renton Municipal Code allows the Hearing Examiner to rule on the constitutional rights of developers who apply for pennits, but the Examiner may not consider the constitutional rights of Renton citizens appealing a City decision. See RMC 4-8-1 10.E(7)(b). NOTICE OF APPEAL OF Buck °', Gordon ..P HEARING EXAMINER DECISION - 5 32� r' nst Avenue, :�u..t., 500 CA30CUMENT5AND 5E7'ITNGS%BEN65341LOCALSETTINGSUEMPORARY 120(1l`' �'"''s121 INTERNET �oE� sz-?54p FI LESICONTE NT.I E51ODQRSLQFINOTICEOFAPPEALTOCOUNCI LN06061 I ],DOC 1 2 i 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The U.S. Supreme Court has recognized "a right to associate for the purpose of engaging in those activities protected by the First Amendment — speech, assembly, petition for the redress of grievances, and the exercise of religion.." Roberts v. U.S. Jaycees, 468 U.S. 609, 618, 104 S.C1. 3244 (1984). By dismissing ASE's appeals based I on the form of the association, the Hearing Examiner violated the rights of ASE members to associate for the purpose of petitioning the government. "The Constitution guarantees freedom of association of this kind as an indispensable means of preserving other I individual liberties." Id. IV. CONCLUSION For the reasons stated above, ASE respectfully requests that the Council reverse the Hearing Examiner's decision to dismiss ASE's appeals for lack of standing. Dated this _ day of September, 2006. BUCK & GORDON LLP By: eter L. Buck, WSBA #05060 Attorneys for Alliance for the South End NOTICE OF APPEAL OF Buck," Gordon -.LP HEARING EXAMINER DECISION-6 � z:> r• �sr. '3B-21„ Suitesao C:IDOCUMENTS AND SETI'INGSIBEN65341LOCAL SETTINGSITEMPORARY INTERNET 1'1 LEWON TENT. I E5\0DQRSLQ RNOTIC C0F A P P E A I .TOCOU NC I1.09060611 ].DOC "Influencing the community and the city" �r�}lrlc►,rcl.5f f�rrz�rlrrrzrf�, � �.�� ,_ �cr��c�r� P.O. Box 2041 Renton. NVA �)8050 October 13, 2006 Dear EDNSP Department: Please enter the following citizen comments under: LAND USE NUMBER: LUA06-121, E=CF APPLICATION NAME: Highlands R-10 Zoning Text Amendments LAND USE NUMBER: LUA06-128, ECF APPLICATION NAME: Highlands Land Use & Zoning Package 1 CPA 2006-M-W and CPA 2006-T2 CITY OF AENI ON OCT 16 20M WD �1TY ORI. WS OFFICE Hatil � j'L1ere� by Telry Per5soll Why is the City of Renton forging ahead with Comp Plan Amendments relating to Highlands zoning and text amendments when the Highlands Task Force is in the process of deciding what the VISION should be for the neighborhood? Is it not clear yet that the People of the Highlands Subarea will not accept the "mayor's vision of an urban village"? We want to have a say in how our community grows. I do not believe these LUA's reflect the actions of a City Administration which is chartered to follow the wants and needs of the residential property owners in the Highlands. Instead, these LUA's indicate an Administration which behaves as if this Committee didn't exist ... and as if this Committee will have no effect on the final zoning and text amendments .. . and as if these Comp Plan Amendments MUST be adopted year's end. Sincerely, Terry Persson, HCA President PO Box 2041, Renton, WA 98056 206-339-8210 DEVELOPMENT PLANNING C11Y OF RENTON Edwin and Patricia Rasmussen OCT 16 2006 1300 Monroe Ave NE Renton, WA 98056 RECEIVED Rebecca Lind, Planning Manager Economic Development Neighborhoods and Strategic Planning Division 1055 South Grady Way Renton, WA 98055 October 15, 2006 Re: LUA06-128, R, ECF / Highlands Land Use and Zoning Package, CPA 2006-M-6 Dear Ms. Lind, As you can see from my return address, we live in the zoning package. Having been an owner and resident of this property for over 45 years, we are glad to see that the zoning will be returned to what the property covenant originally intended. It will also acknowledge a ruling that the covenant was in deed valid as was found in King County court. Thanks for your time and effort in this matter. Sincerely, .' eq. �°' " Citizen Comments - LUA06-121 AND LUA06-128 from Inez Somerville Petersen Page 1 of 2 CITIZEN COMMENT regarding TWO NOTICES OF APPLICATION AND PROPOSED DETERMINATION OF NON - SIGNIFICANCE (DNS) I11..111 1 LAND USE NUMBER: APPLICATION NAME: LAND USE NUMBER: APPLICATION NAME: Friday, October 13, 2006 LUA06-121, ECF Highlands R-10 Zoning Text Amendments LUA06-128, ECF Highlands Land Use & Zoning Package 1 CPA 2006-M-06 and CPA 2006-T2 RED_ O C T 1'3 2006 t J I wish to submit the following comments which apply to the two named Land Use Actions. Comments are due by 5 p.m., on Monday, Oct 16, 2006. Rules of Evidence Rules of Evidence, as adopted by Washington Courts, apply to Hearing Examiner proceedings; and I believe they also apply to preceding and succeeding legal processes in support of Land Use Actions. EDNSP employees do not understand Rules of Evidence. The Planning Commissioners do not understand the Washington Courts' Rules of Evidence, except for possibly Attorney/Commissioner Jerrilynn Hadley. Koelker's "direct reports" who comprise the Environmental Review Committee do not understand the Washington Courts' Rules of Evidence. The City Council members, who are part of the Appeal process, do not understand the Washington Courts' Rules of Evidence, except for possibly Attorney/Councilmember Dan Clawson. The whole process is flawed on that basis alone. How can these city officials pass judgment on any Land Use Action when they can't even determine what is admissible evidence upon which to base a judgment? Growth Management and Environmental Protection State Laws applicable to growth management and environmental protection apply to Land Use Actions. i do not see objective, solid evidence to properly justify a "Notice of Application and Proposed Determination of Non -Significance (DNS)" in either Land Use Action file. Citizen Comments - LUA06-121 AND LUA06-128 from Inez Somerville Petersen Page 2 of 2 Traffic Proposals State and Federal Laws applicable to traffic proposals apply to Land Use Actions, and this is mandatory in the case of state highways within city limits, reference SR900. do not see any objective, solid evidence to properly justify a "Notice of Application and Proposed Determination of Non -Significance (DNS)" in either Land Use Action file. Public Hearing Process The Planning Commission public hearing on these two Land Use Actions failed to provide citizens a proper opportunity to comment. There were so many people in the Council Chambers that it was standing room only, and citizens overflowed into the hallway where they could not hear or see the proceedings. 1 saw many citizens leave, assuming they would have no opportunity to speak. And those who stayed were allowed only three (3) minutes total for comments on all items on the agenda that night. This was not a public hearing --it was a farce. What did the EDNSP Department expect when it stacked so many Comp Plan Amendments together into one public hearing? Obviously, many people wanted to comment and comment on multiple items. Three minutes total per person can not be deemed an adequate amount of time for public comment at a public hearing where the Agenda was overly full. The City cannot proceed to the any "Notice of Application and Proposed Determination of Non -Significance (DNS)" on these two Land Use Actions, because the Planning Commission failed to properly hold a public hearing. This is part of the City's process prior to beginning the "Notice of Application and Proposed Determination of Non - Significance (DNS)." have a video to document how that public hearing was conducted, if it is necessary. EDNSP staff members were present and can confirm my comments about the Planning Commission public hearing covering these two Land Use Actions, and the many other Comp Plan Amendments presented for comment that night. GMA 13 goals There exists no proof in the two Land Use Action files to prove that the City of Renton met the thirteen (13) goals of Growth Management in any of its proceedings or documentation regarding LUA06-121 or LUA06-128. It appears to me that the routine issuance of ❑NS's shows an irresponsible regard for the citizens and the environment. Submitted by: Inez Somerville Petersen Date: Friday, Oct 13, 2006 3306 Lake Wash Blvd North Apt 3 Renton, WA 98056-1978 City o. rtenfon Department of Planning / Building / Pu_.... Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-128, R, ECF DATE CIRCULATED: OCTOBER 2, 2006 APPLICANT: City of Renton - EDNSP PROJECT MANAGER: Erika Conkling CE 3 V E PROJECT TITLE: Highlands Lands Use & Zoning Package PLAN REVIEW: Ka ren Kittrick SITE AREA: NIA BUILDING AREA (gross): N/A LOCATION: Highlands Sub -area WORK ORDER NO: 77662 tsifILUIN p1VISl SUMMARY OF PROPOSAL: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE 9th Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12th and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the corner of NE 9th Street and Glennwood Ave NE from RMF to CV; changes the parcels surrounding the Public Library, and the parcels fronting (Harrington Ave NE between NE 7th Street and NE gth Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF. 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 Energyl Natural Resources B. POLICY -RELATED COMMENTS N4 C. CODE -RELATED COMMENTS N Plement of the Environment Probable Minor impacts Probable Major Impacts More information Necessary Housing Aesthetics LightlGlare Recreation Utilities Transportation Public Services HistoriclCultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impactor areas where additional information is needed to property assess this proposal. Datlt)W-w City or .,enton Department of Planning / Building / Pu_ _ -Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 4' M COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO. LUA06-128, R, ECF DATE CIRCULATED-_0 13ER-7-,_ 6 APPLICANT: City of Renton - EDNSP PROJECT MANAGER: E ' PROJECT TITLE: Highlands Lands Use & Zoning Package PLAN REVIEW: Ka ren Krick SITE AREA: NIA BUILDING AREA rloss'IAUCI — LOCATION: Highlands Sub -area k WORK ORDER NO17766L —a SUMMARY OF PROPOSAL: This non -project action includes four different actions rel 'ted to the'zohidg and land'use lawns for the Highlands Subarea: ___ 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE 9th Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12th and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the comer of NE 9th Street and Glennwood Ave NE from RMF to CV; changes the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF. 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/Shorellne Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS k,) C. CODE -RELATED COMMENTS i0L Element of the Environment Probable Minor impacts Probable Major impacts More Information Necessary Housing Aesthetics L" hUGlare Recreation Utilities Transportation Public Services Histork.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 additi nat ', , atio needed to properly assess this proposal. JAW hi/dA Signature of Di r9kor or Authorized Re sentative Date City or rxenton Department of Planning / Building / Pu_. Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-128, R, ECF DATE CIRCULATED. OCTOBER 2, 2006 APPLICANT: City of Renton - EDNSP PROJECT MANAGER: Erika Conklin PROJECT TITLE: Highlands Lands Use & Zoning Package PLAN REVIEW: Ka ren Kittrick SITE AREA: NiA BUILDING AREA ross . NIA LOCATION: Highlands Sub -area WORK ORDER NO: 77662 SUMMARY OF PROPOSAL: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removin.9 the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE 9th Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12th and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the comer of NE 9th Street and Glennwood Ave NE from RMF to CV; changes the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF. 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 Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historlc/culturai Preservation AirpoR Environment 10, 000 Feet 14, 000 Feet ,)k�o,t,t /, eq& B. POLICY -RELATED COMMENTS a-e,,tC C?4� /,&D C. CODE -RELATED COMMENTS A 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 3!59dt;o properly assess this proposal. Signature of Director or Authorized Representative Date City _ _ _enton Department of Planning / Building / P . Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-128, R, ECF DATE CIRCULATED: OCTOBER 2, 2006 APPLICANT: City of Renton - EDNSP PROJECT MANAGER: Erika Conkling GEIVED PROJECT TITLE: Highlands Lands Use & Zoning Package 1A PLAN REVIEW., Ka ren Kittrick SITE AREA: N/A BUILDING AREA (gross): NIA �QO LOCATION: Highlands Sub -area _ I WORK ORDER NO: 77662 BIJ1LDiNG DIVLSinni SUMMARY OF PROPOSAL: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2_ Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE 9th Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12th and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the comer of NE 9th Street and Glennwood Ave NE from RMF to CV; Changes the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF. A. ENVIRONMENTAL IMPACT (e.g. Non -Coate) COMMENTS Element of the Environment Probable Minor imparts Probable Major Impacts More Information Necessary Perth Air water Plants Lan&Shorefine Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS ,A j0 j,ta C. CODE -RELATED COMMENTS A/C) /Vc Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary HouM Aesthetics Li WG are Recreation Utilities Transportation Public Services HistorWCulturaf Preservation Airport Environment 10,000 Feat 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 w additional information is needeq to properly assess this proposal. f 7 ` Ztl Rl, Skliature of Director r Authorized Representative Date City _ ..enton Department of Planning / Building / Pu... Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:Jraa-COMMENTS DUE: OCTOBER 16, 2006 APPLICATION NO: LUA06-128, R, ECF DATE CIRCULATED: OCTOBER 2, APPLICANT: City of Renton - EDNSP PROJECT MANAGER: Erika Conklin PROJECT TITLE: Highlands Lands Use & Zoning Package PLAN REVIEW: Ka ren Kittrick ULI SITE AREA: NIA BUILDING AREA (gross): NIA BUILDING DIVISION LOCATION: Highlands Sub -area WORK ORDER NO: 77662 SUMMARY OF PROPOSAL: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3. a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE 9th Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12th and Edmonds Ave NE from RMD to RSF designation. Please see attached maps_ 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the comer of NE 9th Street and Glennwood Ave NE from RMF to CV; changes the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF. 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 QO-V'k B. POLICY -RELATED COMMENTS mov'L C. CODE-RELA TED COMMENTS Ne'VIL Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Housing Aesthetics L' ht/Glare Recreation Utilities Transportation Public Services Mstoria/cuitwal 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 nronedv assess this nronosal. of Director or )C) 1,_� /I ?" Dale NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE (DNS) DATE: October 2, 2006 LAND USE NUMBER: LUAgS-12g, R. ECF APPLICATION NAME: Highlands Land Use & Zoning Package I CPA 2000-11li & CPA 2005-T2 PROJECT DESCRIPTION: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea' 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace h with R-14, remove strategy 319.3, a few non -substantive "cleanuup" changes. 2. Zoning Cade Text Amendments including: amending R-14 to be an implementing zone of the CV land use designal emend the uses allowed in the CV zone. amending notes for the zoning use tableamending the develDpment regulations for the R-14 zone, amending the development regulations for the CV zone. removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising She name of the Urban Center Design Review Packet. and revving definitions. 3, Comprehensive Plan Map amendments that move the RMD also north of NE le Street, the parcels fronting Harrington Ave NE between NE 7°i Street and NE 9' Street and two parcels near the vtarety of NE Sunset Boulevard and Monroe Ave NE to the CV land use designa4on; moving the area in CV designation south of Sunset and In the vlomity of NE 9s Street to Fl designation; placing the areas inthe vicinityof Monroe Ave NE and NE 12' and Edmonds Ave NE from RMD to RSF designation. Please see ettached maps. 4. Zoning Map amendments mat mace most o1 the R-10 property north of NE 12" Street in R-14. that rezones ;he R-10 property in the vicinity of NE 12 Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-@ changes the props in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the boner of NE � Street and Gienravood Ave NE from RMF to CV; ohanges the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7" Street and NE 9s Street, and the Iwu parcels in the vicinity of NE Sunset Soulevard and Monroe Ave NE, from R-10 to CV; and a Portion of the parcel near Houser Terrace from R-10 to RMF. PROJECT LOCATION; Highlands Subarea located bath north and south of NE Sunset Boulevard between Edell Ave NE and Monroe Ave HE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE (DNS): As the Load Agency, the City of Remen has determined that signiricant envi br methel impacts are unlikely to result from the proposed zoning. Therefore. as permitted under the RCW 43.21C, 110, the Ciy of Renton is using the Optional DNS proce99 to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS am integrated Into a single comment period. There will be na comment period 1dlowing the issuance of the Threshold Oaterenination of Nan-Signiflurm (DNS). A 14-day appeal period will follow the issuance of Ina DN3- PERMrr APPLICATION DATE: September 28, 2006 ParmitalRavlaw Requested: Environmental (SEPAL Review, Comprehensive Plan Amendment Rezone, and Zoning Text Amendments Other Permits which may he required: NIA Requested Studies: NIA Localil where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Land Use: Noll ae 128 Enviraw"niab Doci resents drill Evaluate the Proposed "Oct; Environmental Checklist prepared September 26, 2005, Transportation Analysis dated April 17, 2005. Development Regulations Used for Project Mttlgatiew This non -project action will be subject to the Ciy's $EPA Ordinance and Development Regulaaans and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The analysis of the proposal does not reveal any adverse environmental impacts requiring mi0gabon above and beyond existing code provisions. However, mitigalion may be necessary and may be imposed at the time of a site specific development proposal on the subject she, Comments on the above application must be submitted in writing to Rebecca Lind, Planning Manager, Economic Development Neighborhoods and Strategic Planning Division, 1055 South Oredy Way, Renton, WA 98055, by 5:00 PM an October 1B, 2006, 11 you have questions about this proposal, or wish to he made a pally of record and receive additional notificar on by mail, cordact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project CONTACT PERSON: REBECCA LIND {425) 430-6588 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I i v J e (` k � 1 I I N ,i Hignd hlas Subarea 'l -a .�.ey l Highlands Subarea If you would like to receive further information an the environmental review of this proposed project, complete PlsnnirrglBuildinglPuhlic Works Division, Development 5ervlces this form and return to: City of Renton, Development Planning, 1055 South Grady Way. Renton, WA 98055. Oeportment,1055 South Grady Way, Renton, WA 98055 You must return Nils form to receive future Information regarding the environmaMel determination for A public haartng an Mts issue was held on the Comprehensive Pian Amendments this pr*cL before the Planning Commission on September 20, 200$ A public hearing on File No.rNsme: LUA06.120, R, ECF f HIGHLANDS LAND USE AND ZONING PACKAGE, CPA 2006-M-6 the proposed zoning text amendments and rezones will be held before the City and 2006•T-2 Council prior to adoption. NAME: The subject site is located within the Residential Medium Densily IRMDI, ADDRESS: Rosidenttal Multi -Family (RMFj and Center Village (CV) Comprehensive Plan Land Use Map designations. The proposal ls consistent with these land use 2004 TELEPHONE INC.: designation, as well as relevant land use policies adopted in Novemher NOAao-121 CERTIFICATION I, J14cki7ViJlk41,9 , hereby certify that 3 copies of the above document were posted by mein conspicuous places or nearby the described property on wh1%N1111 I DATE: SIGNED: • V� SL `i' �Y.N;t,t,,,�;�fi SIGNED: ,ff ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington resi+g'O PN% i s on the— dayof CrL\0.l — �� =O NQ ARY PU LIC '�i 11f ill 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 Representing, Agencies See Attached Surrounding Property Owners See Attached (Signature of Sen STATE OF WASHINGTON ) SS COUNTY OF KING 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 foL purposes mentioned in the instrument. „y Dated: t o - k -,�, — Q Lp Notary (Print): My appointment expires: ,-,), �q- 1 L) Project Name: Highlands Land Use & Zoning Package Project Number: LUA06-128, R, ECF zrWsningten A Dr---- fi�an�w C] 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 160" Ave SE 39015 —172°d Avenue SE Olympia, WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers + KC Wastewater Treatment Division * Office of Archaeology &Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor' Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv_ City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"d 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-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template - affidavit of service by mailing HARRINGTON SQUARE ASSOCIATE HERITAGE GROVE ASSOC LTD BRICKSHIRE MANOR ARTS C/O REIS GROUP C/O HERITAGE CORPORATION C/O JOHNSON SCOTT L 1020 108TH AVE NE #215 12011 NE 1ST ST #201 5164 150TH PL SE BELLEVUE WA 98004 BELLEVUE WA 98005 BELLEVUE WA 98006 GREATER HILANDS LTD PTNRSHP ELDER EDITH C FACILITIES & OPERATIONS CTR C/O MORRIS PIHA MGMT GROUP C/O PORTMANN KAREN OFFICE OF THE EXECUTIVE DIR PO BOX 53290 21322 96TH AVE S 300 SW 7TH ST BELLEVUE WA 98015 KENT WA 98031 RENTON WA 98055 DeMastus Sandel Hawton Brett& Jennifer McOmber Howard 1137 Harrington Ave NE 1308 Harrington Ave NE 475 Olympia Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Petersen Inez STERLINGTON K W Kappenman Brett 3306 Lake Washington Bled N #3 PATTON G 1004 SW 4th PI Renton, WA 98056 PO BOX 2186 Renton, WA 98057 RENTON WA 98056 RUFFALO SAM & HAZEL Gaunt -Smith Shirley KING COUNTY THOMAS JAMES W & SHIRLEY 4102 NE 6th 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TUSTIN CA 92780 SAFEWAY INC STORE 0366 C/O COMPREHENSIVE PROP TAX 1371 OAKLAND BLVD STE 200 WALNUT CREEK CA 94596 Redfern Richard 2000 NE 20th St Renton, WA 98056 Halinen David 2115 N 30th St #203 Tacoma, WA 98403 WONG KIN YIP+KUEN-WONG JEANNE U S BANK CORPORATE PROPS CHIU ET AL 2800 E LAKE ST 2600 W BIG BEAVER RD LAKE0012 TROY MI 48084 MINNEAPOLIS MN 55406 WALGREEN CO FIRST HORIZON HOME LOANS MS #3301 4000 HORIZON WAY 300 WILMOT RD IRVING TX 75063 DEERFIELD IL 60015 KACHEL RICHARD STEWART MARY C 7940 BEN HOGAN DR PO BOX 1552 LA VEGAS NV 89149 WINTERHAVEN CA 92283 KAYO OIL DUNN CONSTANCE F ATTN MARKETING 514 LOBOS AVE PO BOX 1539 PACIFIC GROVE CA 93950 PASO ROBLES CA 93447 AGABIAN NINA Cave Robert 1417 HEARST AVE 1813 NE 24th St BERKELEY CA 94702 Renton, WA 98056 Zorbin Armando Poon Frank 2400 NE 10th PI 5360 Col de Vars PI NW Renton, WA 98056 Issaquah, WA 98027 Grover Bill P.O. Box 2701 Renton, WA 98056 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE (DNS) DATE: LAND USE NUMBER: APPLICATION NAME: October 2, 2006 LUA06-128, R, ECF Highlands Land Use & Zoning Package I CPA 2006-M-06 & CPA 2006-T2 PROJECT DESCRIPTION: This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea; 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3, Comprehensive Plan Map amendments that move the RMD area north of NE le Street, the parcels fronting Harrington Ave NE between NE 7t' Street and NE a Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE a Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12"' and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12"` Street in R-14; that rezones the R-10 property in the vicinity of NE 1e Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the props in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the comer of NE 9� Street and Glennwood Ave NE from RMF to CV; changes the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7'" Street and NE 0 Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF. PROJECT LOCATION: Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE. OPTIONAL DETERMINATION OF NON -SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed zoning. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significanoe (DNS). A 14-day appeal period will follow the Issuance of the DNS. PERMIT APPLICATION DATE: September 28, 2006 Permits/Review Requested: Environmental (SEPA) Review, Comprehensive Plan Amendment, Rezone, and Zoning Text Amendments Other Permits which may be required: N/A Requested Studies: N/A Location where application may be reviewed: Plan ninglBuildinglPublic Works Division, Development Services Department, 1055 South Grady Way, Renton, WA 98056 PUBLIC HEARING: A public hearing on this issue was held on the Comprehensive Plan Amendments before the Planning Commission on September 20, 2006. A public hearing on the proposed zoning tent amendments and rezones will be held before the City Council prior to adoption. CONSISTENCY OVERVIEW: Land Use: The subject site is located within the Residential Medium Density (RMD), Residential Multi -Family (RMF) and Center Village (CV) Comprehensive Plan Land Use Map designations. The proposal is consistent with these land use designation, as well as relevant land use policies adopted in November 2004, NOA DS-128 Environmental Documents th.. Evaluate the Proposed Project: Environmental Checldist-prepared September 26, 2006, Transportation Analysis dated April 17, 2006. Development Regulations Used Por Project Mitigation: This non -project action will be subject to the City's SEPA Ordinance and Development Regulations and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The analysis of the proposal does not reveal any adverse environmental impacts requiring mitigation above and beyond existing code provisions. However, mitigation may be necessary and may be imposed at the time of a site specific development propasai on the subject site. Comments on the above application must be submitted in writing to Rebecca land, Planning Manager. Economic Development Neighborhoods and Strategic Planning Division, 1055 South Grady Way, Renton, WA 9W65, by 5:00 PM on October 16, 2006. If you have questions about this proposal, or wish to be made a party of nerd and receive additional noVw.' Yon by mail, contact the Project Manager. Anyone who submits written comments will autornatioally became a party of record and will be notified of any decision on this project CONTACT PERSON: REBECCA LIND (+425) 430-OSM INCLU#!>: THIS iR it Its Pi�OPER FILE 4ON jr Highlands Subarea Highlands Subarea, 0woww4m RM A„�,p,nn4 wanra 0 8►xyN.. iM+9 wwarn ai+. IOBa 70@pAUh w kwr.sa,wa 1 •, 12fi00 � }� If you would Eke to receive further information on the environmental review of this proposed project, complete this farm and return to: City of Renton, Development Plannk*g, 1056 South Grady Way, Renton, WA 98055. You must return this form to receive future inthrmartion mgaraft the environmental determination for this project. Pile No./Name: LUA06-120, R, ECF i HIGHLANDS LAND USE AND ZONING PACKAGE, CPA 2006-M-6 and 2006-T-2 NAME: ADDRESS: TELEPHONE NO.: NOA 06-128 I Policy LU-320. Allow residential density ranging from a minimum of 10 to a maximum of 80 dwelling units per acre in the Center Village Desigmfiendesiggation. Policy LU-321. Encourage mixed -use structures and projects. Policy LU-322. Orient site and building design primarily toward pedestrians and people to maximize pedestrian activity and minimize automobile use for circulation within the Center Village. 'llage. Policy LU-323. Accommodate parking within a parking structure. Where structured parking is infeasible due to site configuration, parking should be located in the back or the side of the primary structure. D+seei—age-Pparking lots between structures and street rights -of- way shall not be permitted. Policy LU-324. Use alley access where alleys currently exist. Encourage designation of new alleys in redevelopment projects. 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, and-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. Policy LU-249. Locate parking for residential uses in the nixed -use developments to minimize disruption of pedestrian or auto access to the retail component of the project. Policy LU-214. Connect residential uses to other uses in the Center through design features such as pedestrian access, shared parking areas, and common open spaces. 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 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 d.Designation 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 4-0-14 (R-BL4)), 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 Re e Subarea Plan is expected to occur evwithin a 2 -- 5- year period_ from the 2004 GMA. pdate. resin#ink '6. 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 nixed -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. Policy LU-208. Consolidate access to existing streets and provide internal vehicular circulation that supports shared access. �LOPEW rrY O P4ANN1,y, , wdN SEp 2 8 2006 IX. CENTERS rs,. 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 -to and 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 pedestrian_ oriented 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. �i)� .-6-(-M- City of Renton °ev "im LAND USE PERMIT SEo1,`", z�' MASTER APPLICATIOW6cElft PROPERTY OWNER(S) NAME: CITY OF RENTON ADDRESS: 1055 S. Grady Way CITY: Renton ZIP: 98055 TELEPHONE NUMBER: 425-430-6581 APPLICANT (if other than owner) NAME: Rebecca Lind COMPANY (if applicable): EDNSP Department ADDRESS: 1055 S. Grady Way CITY: Renton ZIP: 98055 TELEPHONE NUMBER 425-430-6588 CONTACT PERSON NAME:[�--i t 1' COMPANY (if applicable): EDNSP D rtment ADDRESS: 1055 S. Grady Way CITY: Renton ZIP: 98058 TELEPHONE NUMBER AND E-MAIL ADDRESS: PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Highlands Land Use and Zoning Package PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: The proposal affects the Highlands Subarea located both north and south of NE Sunset Boulevard between Edmonds Ave NE and Monroe Ave NE. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): See Attached List for affected PIDs. EXISTING LAND USE(S):Residential, Commercial, Recreational, Community Uses PROPOSED LAND USE(S): Same as existing. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: (RMD) Residential Medium Density, (CV) Center Village in Renton's Comprehensive Plan PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): same as existing EXISTING ZONING: R-10, RMF, CV PROPOSED ZONING (if applicable): Same as Existing SITE AREA (in square feet): n/a SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE if applicable): nIa PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): n/a NUMBER OF PROPOSED LOTS (if applicable): n/a NUMBER OF NEW DWELLING UNITS (if applicable): n/a Q:web/pwidevserv/fomxs/planning/mastempp.doe 09/27/06 )JECT INFORMATION col Lie NUMBER OF EXISTING DWELLING UNITS (if applicable): n1a PROJECT VALUE: n1a SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): n1a SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n1a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): rVa SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n1a NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): n1a NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): rVa IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): n1a ❑ 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 sa. 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. Environmental Checklist 4. 2. Rezone 5. 3. Comprehensive Plan Amendment Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I. (Print Namels) 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/hedtheir free and voluntary act for the uses and purposes mentioned in the instrument. Rebecca Lind (Signature of Owner/Representative) (Signature of Owner/Representative) Q:web/pw/devservlformslplanning/masterapp.doc 09/27/06 PIDs for Highlands Lan se and Zoning Package (Fall 06) PIDs for RMD to RSF, R-10 to R-8 773610000301,773610001606,082305913301,082305913400,082305904201,227000003003, 042305911101,334390032103,773610000509,092305916204,092305917004,227000006006, 042305918601,227000015007,230920018002,042305904205,773610002000,773610002505, 042305912604,092305919406,227000014000,227000011006,230920004002,227000005008, 082305914507,227000001007,230920011007,773610004600,092305918309,092305913508, 092305912401,227000013002,230920013003,230920010009,230920003004,082305909408, 773610003503,773610001002,230920015008,230920016006,773610005003,227000009000, 092305917301,773610001507,230920007005,230920017004,227000016005,230920008003, 230920006007,082305919506,773610004105,773610004006,773610004501,773610005508, 227000007004,227000002005,773610003602,773610003008,230920001008,227000010008, 227000012004,230920002006,230920014001,227000008002,082305910406,230920009001, 082305914705,227000004001,230920005009,230920012005,334390032509 PIDs for RMD to CV and associated rezone 722780192505,722780201504,722780012000,245720019604,722780005004,722780195508, 722780000500,722780001003,245720019703,722780014501,722780002506,722780016506, 722780090501,722780013503,722780002001,722780001508,722780192000,722780005509, 722780197504,722780194006,722780197009,722780007505,722780011507,722780193008, 245720019802,722780003009,722780201009,722780196001,722780018007,722780193503, 722780199104,722780000203,722780195003,722780007000,245720019901,722780199500, 245720019307,722780200506,722780004502,722780000104,722780202007,722780006507, 722780202502,722780194501,722780199005,722780012505,245720019109,245720019208, 722780093000,722780200001,722780000401,722780008008,722780014006,722780015508, 245720019000,722780008503,722780009006,722780010004,722780009501,722780013008, 722780199203,722780199302,722780003504,245720019505,722780196506,722780006002, 722780203005,722780010202,722780198502,722780191507,722780198007,722780004007, 722780010509,722780011002,042305915607 PIDs for CV to RMF Properties (remain RMF zoning) 092305910900,092305911304,722750053000,092305905702,092305908607,722750054008, 722750060005,092305915800,722750059007,092305913102,722750058504,092305905900, 092305921006,722750058009,092305918606,092305920701,092305911908,722750057001 PIDs for CV properties R-10 to R-14 722780174008,722780023502,722780159504,722780156005,722780148507,722780022504, 722780182001,722780181508,722780171509,722780150503,722780160502,722780161005, 722780161500,722780162003,722780180500,722780184007,722780185004,722780183504, 722780184502,722780173000,722780024005,722780179502,722780173505,722780163506, 722780021041,722780182506,722780155502,722780170501,722780153002,722780024500, 722780150008,722780026000,722780183108,722780019500,722780164009,722780171004, 722780158605,722780158506,722780159009,722780174503,722780177001,722780021506, 722780175005,722780163001,722780152509,722780180005,722780154505,722780175500, 722780156500,722780154000,722780176508,722780185509,722780153507,722780160007, 722780176003,722780172002,722780152004,722780148002,722780179007,722780170006, PIDs for Highlands Lai se and Zoning Package (Fall 06) 722780019005,722780018502,722780020003,722780165105,722780151006,722780162508, 722780157508,722780151501,722780152608,722780169503,722780181003,722780148101, 722780183009,722780155007,722780023007,722780025002,722780025507,722780020508, 722780172507,722780158001,722780157003,722780147509,722780164504,722780022009, 722780149000,722780149505 PIDs for CV properties R-10 to RMF 042305926901 PIDs for CV properties RMF to CV 722780126503,722780133004,722780139506,722780167002,722780135504,722780131008, 722780136502,722780168000,092305906205,092305910207,722780178108,722780130505, 722780129507,722780166509,722780138003,722780129002,722780131503,722780167507, 092305916105,722780139001,722780134507,722780134002,092305905801,722780132501, 722780128509,722780133509,722780137005,722780132006,042305926901,092305908003, 722780108501,722780137500,722780140009,722780127501,722780130000,722780128004, 092305906106,722780105507,722780136007,722780138508,722780166004 PIDs for CV properties R-10 to CV 722780204003,722780165501,722780165584,722780168505,722780169008 Project Narrative- Highlands Land Use and Zoning Package (Fall 2006) This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non - substantive "clean-up" changes. 2. Zoning Code Text Amendments including. amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 16th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE a Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 12th and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE 12th Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the corner of NE 91h Street and Glennwood Ave NE from RMF to CV; changes the parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7th Street and NE 9th Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF.. Please see attached maps. Lkc c�LoPAIC OF REPLANIv+I SEP Z 8 2006 CITY OF RENTON MEMORANDUM Date: October 2, 2006 To: File From: Development Services Subject: Highlands Land Use & Zoning Package LUA06-128, R, 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 46-12B t DEVEf� ME CITY OF RENTON, WASHINGTON �� °P nOel PlNe ORDINANCE NO. SEP 2606 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, REC&VEO AMENDING CHAPTER 4-2, ZONING DISTRICTS — USES AND STANDARDS, CHAPTER 4-3, ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS, CHAPTER 4-4, CITY-WIDE PROPERTY DEVELOPMENT STANDARDS, CHAPTER 4-8, PERMITS- GENERAL AND APPEALS, AND CHAPTER 4-11, DEFINITIONS, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO.4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY CHANGING THE ZONING REGULATIONS IMPLEMENTING THE CENTER VILLAGE COMPREHENSIVE PLAN DESIGNATION, INCLUDING THE RESIDENTIAL-14 (R-14) ZONE AND CENTER VILLAGE (CV) ZONE, AND ENACTING DESIGN REGULATIONS. WHEREAS, the Vision for the Center Village calls for the modification of the existing, low -density suburban land use pattern; and WHEREAS, Comprehensive Plan Strategy 319.1 requires the evaluation of commercial and residential development standards in the Center Village Land Use Designation to ensure better implementation of the Center Village policies; and WHEREAS, Strategy 319.1 calls for the replacement of existing zoning that does not implement the Center Village Vision; and WHEREAS, the R-10 zone does not implement the Center Village vision for medium to high density residential development; and and WHEREAS, the Center Village zone includes uses that are incompatible with high density housing; WHEREAS, the Center Village Land Use policies promote high standards of design, pedestrian orientation, development of alleys, and the clustering of commercial and civic uses; and WHEREAS, the Comprehensive Plan Housing Element promotes the provision of affordable housing for all income groups; and; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: Page 1 of 53 SECTION I. Section 4-2-010.1) of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `A'. SECTION H. Section 4-2-020.H of Chapter 2, Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: H. RESDIENTIAI -14 WACRE (R 14): The purpose of the Residential-14 Dwelling Units Per Net Acre Zone (R-14) is to encourage development and_ redevelopment of new neighborhoods that provide a mix of detached, semi -attached, and attached dwelling structures organized and designed to combine characteristics of both typical detached single family and small-scale multi -family developments. It is intended to implement the Residential Medium Density or the Center Villa a Land Use Comprehensive Plan designations. Densities range from eigh4 (8}ten 101 to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Interpretation of uses and project review in this zone shall be based on the purpose established in the Residential Medium Density land use designation, Objectives LU-GG through LU-II, Policies Lit 157 through LU-181, or the Center Village land use designation, Ob'ective LU-CCC Policies LU- 317 through LU-332, and the Community Design Element of the Comprehensive Plan. Page 2 of 53 SECTION III. Section 4-2-060 of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `B'. SECTION IV. Section 4-2-070J of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `C'. SECTION V. Section 4-2-080A.33 of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 33. , Non-residential uses are permitted en is ee�ian vi4than if intended to serve residential development in the R-14 Zone. Project size limitations of RMC 4-2- 11OF apply. A preschool or day care center, when accessory to public or community facilities listed in RMC 4-2-060J, is considered a permitted use and not a conditional use. SECTION VI. Section 4-2-080A.73 of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 73. Within the Center Village Zone, Residential Bonus Distrie4, " " are limited te t-ev,,nheuse devejapment in the range of seven (7) to vwenty (20) dwelling units per. net arden style apartments are prohibited. first fleef eemmereial uses, ha-ve a marciffmm density of-ei'.1-1 '--' d"ling tinits-peT- net "re. Fr-eieetr, and D, CeFA@F Village Residential Bonus Dist:Fiet. Attached dweiling uf*4 developments in the r-enge of ten - Ground floor commercial development is re aired for all residential proects on parcels abutting Sunset Boulevard NE. Page 3 of 53 SECTION VH. Section 4-2-11OF of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `D'. SECTION VM. Section 4-2-110G of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `E'. SECTION IX. Section 4-2-120A of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `F'. SECTION X. Section 4-3-095 of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby deleted in its entirety. SECTION XI. Section 4-3-100 of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: A PURPOSE: The purpose of this Section is to: i . Establish design review regulations in accordance with policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan in order to: a. b. G. d. e. Maintain and protect property values; Enhance the general appearance of the City; Encourage creativity in building and site design; Achieve predictability, balanced with flexibility; and Consider the individual merits of proposals. Page 4 of 53 2. Create design standards and guidelines specific to District `A' (the Downtown Core) that ensure design quality of structures and site development implementing the City of Renton's Comprehensive Plan Vision for its Urban Center — Downtown. This Vision is of a downtown that will continue to develop into an efficient and attractive urban city. The Vision of the Downtown Core is of mixed uses with high -density residential living supported by multi -modal transit opportunities. Redevelopment will be based on the pattern and scale of established streets and buildings. 3. Create design standards and guidelines specific to District 'B' (the South Renton Neighborhood) that ensure design quality of structures and site development implementing the City's South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a residential area located within the Urban Center — Downtown, maintains the existing, traditional grid street plan and respects the scale of the neighborhood, while providing new housing at urban densities. The South Renton Neighborhood Plan supports a residential area that is positioned to capitalize on the employment and retail opportunities increasingly available in the Downtown Core. 4. Create design standards and guidelines specific to the Urban Center — North (District 'C') that ensure design quality of structures and site development that implements the City of Renton's Comprehensive Plan Vision for its Urban Center — North. This Vision is of an urban environment that concentrates uses in a "grid pattern" of streets and blocks. The Vision is of a vibrant, economically vital neighborhood that encourages use throughout by pedestrians. 5. Create design standards and guidelines applicable to the use of "big box retail" as defined in RMC 4- 11480, Definitions. 6. Create desigq standards and guidelines specific to the Center Village commercial core District `D' that ensure design quality of structure and site development that implements the_City of Renton's Comprehensive Plan Vision for the Center Village designation. Uses within this district include business and professional offices, services, retail, restaurants, recreational businesses, mixed -use commercial and residential buildings, and multi -family residential. This portion of the Center Village is intended to rovide a vital business district serving the local neighborhood and beyond. 7. Create design standards and jzuidelines specific to the residential Wrtion of the Center Villa e District `E' that ensure desigg qualityof structure and site development that implements the Cit of Renton's Comprehensive Plan Vision for the Center Village designation. A varie1y of housing o tions allows economic and lifer le diversity in the Center Village, with design regulation to tie the range of styles and types together. 8. Establish two categories of regulations: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Development Services Director in determining if the proposed action meets the intent of the design guidelines. in the Urban Center- Design Over ay are ,Set specific minimum standards and guidelines that may apply to all #lweeZstricts, or certain districts only (Districts 'A', '13% or-'C', `D', or `F), as indicated herein. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) B APPLICABILITY: l . This Section shall apply to all development in the Urban Center — Downtown and Urban Center — North. For the purposes of the design regulations, the Center Downtown is District 'A', South Renton is District 'B', and the Urban Center — North is District 'C.' Districts A through C are depicted on the Urban Center Design Overlay District Map, shown in subsection B4 of this Section. Page 5 of 53 2. This Section shall also apply to big -box retail use where allowed in the Commercial Arterial (CA), Light Industrial (IL), Medium Industrial (IM), and Heavy Industrial (IH) zones, except when those zones are located in the Employment Area — Valley south of Interstate 405. Big -box retail uses within these zones, except in the Employment Area -- Valley, must comply with design standards and guidelines specific to the Urban Center —North (District'C'). 3. Where conflicts may be construed between the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. 4. Urban Center Design Overlay District Map: 5. This section shall apply to all development in the Center Village Land Use Designation as shown on the _Com=hensiye_Plan Land Use Map. For the purposes of the Design Regulations, areas within the Center Villa e Land Use Designation zoned Center Village CV shall comprise District "D". Areas within the Center Village Land Use Designation zoned Residential Multi -family (RMF) and Residential-14 (R-14), area shall be in District "E". (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) C EXEMPTIONS: The design regulations shall not apply to: 1. Interior Remodels: Interior remodels of existing buildings or structures provided the alterations do not modify the building facade. 2. Aircraft Manufacturing: Structures related to the existing use of aircraft manufacturing in District 'C'. (Ord. 5124, 2-7-2005) D ADMINISTRATION: 1. Review Process: Applications subject to design regulations shall be processed as a component of the governing land use process. 2. Authority: The Difeetaf of ta z,s-,e',,..-, ent e=nees Divi k Reviewing Official shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of the design regulations. In rendering a decision, the Direetef Official will consider proposals on the basis of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) E SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high -density urban environment; so that businesses enjoy visibility from public rights -of -way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Page 6 of 53 Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. a. Minimum Standard for Districts 'A' and 'B': Maintain existing grid street pattern b. Minimum Standards for District ' C' : i. Provide a network of public and/or private local streets in addition to public arterials. ii. Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks. (d) Internal or local roads (public or private). (e) Drive aisles. 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and defmition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. f a. Minimum Standard for Districts 'A' mW, 'B', and ID': Orient buildings to the street with clear connections to the sidewalk. b. Minimum Standards for District 'C': i. Buildings on designated pedestrian -oriented streets shall feature "pedestrian -oriented facades" and clear connections to the sidewalk (see illustration, RMC 4-3-1000a). Such buildings shall be located adjacent to the sidewalk, except where pedestrian -oriented space is located between the building and the sidewalk. Parking between the building and pedestrian -oriented streets is prohibited. ii. Buildings fronting on pedestrian -oriented streets shall contain pedestrian -oriented uses. Page 7 of 53 iii. Nonresidential buildings may be located directly adjacent to any street as long as they feature a pedestrian -oriented facade. iv. Buildings containing street -level residential uses and single -purpose residential buildings shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (see illustration, RMC 4-3-100E7b). V. If buildings do not feature pedestrian -oriented facades they shall have substantial landscaping between the sidewalk and building. Such landscaping shall be at least ten feet (10) in width as measured from the sidewalk (see illustration, RMC 4-3-1000c). C. Guidelines Applicable to District 'Cl: i. Siting of a structure should take into consideration the continued availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parldng areas). d. Guideline Applicable to Districts `C' and `D": *- round floor residential uses located near the street should be raised above street level for residents' privacy. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. a. Minimum Standards for Districts 'A' ZB% °D', and IV: FwAmaee ii.A primary entrance of each building shall be located on the facade facing a street. -Suety epees -shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. ii. Multiple buildings on the same site shall provide a continuous network of Pedestrian paths and open spaces that incpaglate landscapinglandscgping to provide a directed view to building entries. iii. Ground floor units shall be directly accessible from the street or an o ens ce such as a couLtyard or garden that is accessible from the street. iv. Secondary access (not fronting on a street) shall have weather protection at least four and one-half feet (4-1/2D wide over the entrance or other similar indicator of access. V. Pedestrian access shall be provided to the building from property edges, adjacent lots. ala_ u_tting street intersections, crosswalks, and transit stops. b. Minimum Standards for District'C': i. On pedestrian -oriented streets, the primary entrance of each building shall be located on the facade facing the street. Page 8 of 53 ii. On non -pedestrian -oriented streets, entrances shall be prominent, visible from surrounding streets, connected by a walkway to the public sidewalk, and include human -scale elements. iii. All building entries adjacent to a street shall be clearly marked with canopies, architectural elements, ornamental lighting, and/or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings with frontage on designated pedestrian -oriented streets (see illustration, RMC 4-3- 100E7d). iv. Weather protection at least four and one-half feet (4-1/2) wide and proportional to the distance above ground level shall be provided over the primary entry of all buildings and over any entry adjacent to a street. V. Pedestrian pathways from public sidewalks to primary entrances or from parking lots to primary entrances shall be clearly delineated. C. Guidelines Applicable tGAH Districts `A', B % and `C': i. Multiple buildings on the same site should provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. ii. Ground floor units should be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iii. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet (4-1/2') wide over the entrance or other similar indicator of access. iv. Pedestrian access should be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. V. Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian - oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. de. Guidelines Applicable to Districts `A' and `D': i. For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. ii. Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. iii. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District `A'. Page 9 of 53 ef. Guidelines Applicable to Districts 'B' and `E': Front yards should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, or similar feature. €g. Guideline Applicable to District 'Cl: For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. f a. Minimum Standards for Districts 'A' and 'D': Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: i. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; ii. Building proportions, including step -backs on upper levels; iii. Building articulation to divide a larger architectural element into smaller increments; or iv. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. b. Minimum Standards for Districts W and IE': i. Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: {a}ii. Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or (b)iii. Building articulation provided to divide a larger architectural element into smaller pieces; or (.e)iv. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Page 10 of 53 ii. In afeas Aith older- style, steeply pitched, sing! e family homes, similar- Foof styles are egneour-age C. Minimum Standards for District ' C': i. For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long established, existing neighborhood south of North 6th Street known as the North Renton Neighborhood. ii. For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high -volume pedestrian areas, and screening them from view in high visibility areas. a. Minimum Standards for All Districts: i. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. iii. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self -closing doors (see illustration, RMC 4-3-1MEW). iv. The use of chain link, plastic, or wire fencing is prohibited. V. If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum three feet (3) wide, shall be located on three (3) sides of such facility. b. Guidelines Applicable to All Districts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. a. Minimum Standards for Districts 'C' and `D": i. Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection E7g of this Section). Page 11 of 53 ii. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection E7h of this Section). iii. Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Monuments; (c) Special landscape treatment; (d) Open space/plaza; (e) Identifying building form; (1) Special paving, unique pedestrian scale lighting, or bollards; (g) Prominent architectural features (trellis, arbor, pergola, or gazebo); (h) Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). 7. Illustrations. a. Pedestrian -oriented facades (see subsection E2b(1) of this Section). Pedestrian -oriented facade Property line Pedestrian-0rlented facades: / N— x Primary building entry must be facing the shoo f transparent window area or window display along 75% of the ground floor \ r between the height of 2 to 8 feet above the ground j4* ti. weather wAeobon at feast d'A feet wide along at bast 75% of the facade b. Street -level residential (see subsection E2b(iv) of this Section). Page 12 of 53 Raised planters provide privacy for residents while maintaining views of the street from units Trees C. Buildings without pedestrian -oriented uses (see subsection E2b(v) of this Section). l Combination of evergreen and Building deciduous shrubs and trees M6" `�— Raised planter d. Building entries (see subsection E3b(iii) of this Section). Page 13 of 53 e. Service elements located to minimize the impact on the pedestrian environment (see subsection E5a(i) of this Section). DUMPS LOCATE REAR O SITE Service enclosure (see subsection E5a(iii) of this Section). Page 14 of 53 ^oof enclosure 7 keep birds out g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this Section). -n 'n ■■■■rin _ ■au ■... Jam■ Name ■ole •ii• ■ III Ililll:III IIIIIIIII'II '""M rr Il rl rr 11 11 a rr 11 1 1 1 1 1 I I I • 1 1 II111[1111 Turret m m Comer accentuating roof line Elevation Plan N de: Ensu re that building doss not block viewing triangle at intrmwUons ❑ Elevation Bey window Plan Page 15 of 53 h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the commercial area (see subsection E6a(ii) of this Section). (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) F PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center, and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. a. Minimum Standards for Districts 'A' *WB' and °D'1: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. b. Minimum Standards for District 'Cl: 1 i. On dDesignated Pedestrian -Oriented Streets: Page 16 of 53 (a) Parking shall be at the side and/or rear of a building, with the exception of on -street parallel parking. No more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. (b) On -street parallel parking spaces located adjacent to the site can be included in calculation of required parking. For parking ratios based on use and zone, see RMC 4-4-080, Parking, Loading and Driveway Regulations. (c) On -street, parallel parking shall be required on both sides of the street. ii. All parking lots located between a building and street or visible from a street shall feature landscaping between the sidewalk and building; see RMC 4-4-080F, Parking Lot Design Standards. iii. Surface Parking Lots: The applicant must successfully demonstrate that the surface parking lot is designed to facilitate future structured parking and/or other infill development. For example, an appropriate surface parking area would feature a one thousand five hundred foot (1,500) maximum perimeter area and a minimum dimension on one side of two hundred feet (200'), unless project proponent can demonstrate future alternative use of the area would be physically possible. Exception: If there are size constraints inherent in the original parcel (see illustration, subsection F5a of this Section). C. Minimum Standards for District `E': i. No surface parking shall be located between a building and the frontproe line or the building and side property line on the street side of a corner lot. ii. Parldng shall be located off an g1ley. if an alle is present. ed.- Guideline Applicable to All -Districts 'A', `lf3', "C'. and `D': in areas of mixed use development, shared parking is recommended. Re. Guidelines Applicable to District `C': i. If a limited number of parking spaces are made available in front of a building for passenger drop-off and pick-up, they shall be parallel to the building facade. ii. When fronting on streets not designated as pedestrian -oriented, parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping and/or gateway features as dictated by location. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. a. Minimum Standards for Districts 'A' -and, `C' and' ,D': Page 17 of 53 i. Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection F5b of this Section). ii. All surface parking lots shall be landscaped to reduce their visual impact (see RMC 44-080F7, Landscape Requirements). b. Guidelines Applicable to A&Districts `A'. `C'. and `D': i. Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on -site buffering from visual impacts. ii. Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. iii. Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. a. Minimum Standards for District'C' and °D': i. Parking Structures Fronting Designated Pedestrian -Oriented Streets: (a) Parking structures shall provide space for ground -floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the frontage width (see illustration, subsection F5c of this Section). (b) The entire facade must feature a pedestrian -oriented facade. ii. Parking Structures Fronting Nan -Pedestrian -Oriented Streets: (a) Parking structures fronting non -pedestrian -oriented streets and not featuring a pedestrian -oriented facade shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') adjacent to high visibility streets. (b) The Director may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; Page 18 of 53 (3) Display windows; (4) Brick, tile, or stone; (5) Pre -cast decorative panels; (6) Vine -covered trellis; (7) Raised landscaping beds with decorative materials; or (8) Other treatments that meet the intent of this standard. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection F5d of this Section). b. Minimum Standards for District `D': i. Parking structures shall provide space for ground -floor commercial uses along street frontages at a minimum of seven -five percent 75% of the frontage width see illustration subsection F5c of this Section). ii. The entire facade must feature a pedestrian -oriented facade. Iii Facades shall be articulated architectural) r so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels masonry trim, or other architectural elements and/or materials (see illustration, subsection F5d of this Section). Guidelines Applieable to Ail DistFietsi Par -king gar -age enUies should be designed and sited to oemplem eiflief the side Ew rear- of the building. C. Guidelines Applicable to Districts 'A' "fl-i C'. and `D': i. PaFkiing gamge entFies should net domiiiate the streetseape.Parking ;garage entries should be designed and sited to complement, not subordinate. the pedestrian entry. If possible, locate the parking entry away from the priggiy,street, to either the side or rear of the building. ii. Parking garage entries should not dominate the streetscape. iii. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. iii7iv Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Page 19 of 53 j�v_v. Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. vi. Parking service and storage functions should be Iocated away from the street edge and generally not be visible from the street or sidewalks. d. Guidelines Applicable to Districts `B' and `E': i. Attached personal parking garages at -grade should be individualized and not enclose more than two (2) cars per enclosed space. Such garages should be architecturally integrated into the whole development. ii. Multiple -user parking garages at -grade should be enclosed or screened from view through any combination of walls, decorative grilles, or trellis work with landscaping. iviii. Personal parking garages should be individualized whenever possible with separate entries and architectural detailing in character with the lower density district. iv. Large multi-user parking garages are discouraged in this lower density district and, if provided, should be located below grade whenever possible. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian -oriented streets. a. Minimum Standards for Districts `B' and 'E': Parking lots and garages shall be accessed from alleys when available: b. Minimum Standards for District "C': i. Parking garages shall be accessed at the rear of buildings or from non -pedestrian -oriented streets when available. ii. Surface parking driveways are prohibited on pedestrian -oriented streets. iii. Parking lot entrances, driveways, and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. C. Guidelines Applicable to Districts 'A' and ID': i. Parking lots and garages should be accessed from alleys or side streets. Page 20 of 53 ii. Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on -site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. d. Guidelines Applicable to Area'B' and `E': i. Garage entryways and/or driveways accessible only from a street should not impede pedestrian circulation along the sidewalk. ii. Curb cuts should be minimized whenever possible through the use of shared driveways. 5. Mustratlons. a. Parldng and vehicular access in District `C' (see subsection F1b(M) of this Section). Page 21 of 53 b. Parking lots are accessed by a system of local access "streets" Parking lots are sited towards the interior of the block to the extent possible --� Parking lots are configured to allow future infill development -- No parking lots or driveways adjacent to a pedestrian -oriented street Parallel parking on local access ,,— "streets" Minimize access points from High Visibility �— Streets Mid -block connections enhance access and provide a good framework for future infill development Parking garage entrance designed to minimize Impact - on pedestrian environment Parking lot lighting (see subsection FZa(i) of this Section). Page 22 of 53 DO THIS DON'T DO THIS C. Parking structure fronting on pedestrian -oriented street with pedestrian -oriented uses and facades aIong the ground floor (see subsection F3a(i)(a) of this Section). 21 Parking garage on second floor Ground floor commercial space with pedestrian -oriented facade d. Parking structure designed to enhance streetscape (see subsection F3a('u)(c) of this Section). Page 23 of 53 Articulation of facade compo to reduce scal and add visua interest Decorative trel structure for vi Raised piantinj bed adjacent t sidewalk (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) G PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village -by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi - modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. a. Minimum Standards for Districts `C' and °D': i. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. ii. Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty feet (150') apart (see illustration, subsection Goa of this Section). 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Ia. Minimum Standards for Districts 'A' "dl C' and ID': Page 24 of 53 i. Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection G4b of this Section). ii. Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. iii. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection G4c of this Section). iv. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The walkway shall include an eight foot (8) minimum unobstructed walking surface and street trees (see illustration, subsection G4d of this Section). (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A ten to twelve foot (10' — 12') pathway, for example, can accommodate groups of persons walking four (4) abreast, or two (2) couples passing one another. An eight foot (8) pathway will accommodate three (3) individuals walking abreast, whereas a smaller five to six foot (5' — 6) pathway will accommodate two (2) individuals. V. Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. vi. All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. b. Guidelines Applicable to All Districts: i. Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. ii. Mid -block connections are desirable where a strong linkage between uses can be established. iii. Decorative fliences, with the exception of chain link fences, may be allowed when appropriate to the situation. C. Guidelines Applicable to District ' C' Only: i. Through -block connections should be made between buildings, between streets, and to connect sidewalks with public spaces. Preferred location for through -block connections is mid -block (see illustration, subsection G4e of this Section). Page 25 of 53 ii. Between buildings of up to and including two (2) stories in height, through -block connections should be at least six feet (6) in width. iii. Between buildings three (3) stories in height or greater, through -block connections should be at least twelve feet (12') in width. iv. Transit stops should be located along designated transit routes a maximum of one -quarter (0.25) mile apart. V. As an alternative to some of the required street trees, developments may provide pedestrian -scaled light fixtures at appropriate spacing and no taller than fourteen feet (14') in height. No less than one tree or light fixture per sixty 60)thir 30 lineal feet of the required walkway should be provided. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. a. Minimum Standards for District'C': i. On designated pedestrian -oriented streets, provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of four and one-half feet (4-1/2) wide along at least seventy five percent (75%) of the length of the building facade facing the designated pedestrian -oriented street, a maximum height of fifteen feet (15) above the ground elevation, and no lower than eight feet (8) above ground level. ii. Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. b. Minimum Standards for District `D': i. Provide pedestrian overhead weather protection in the form of awnings, Marguees, canopies, or buildin�overhan�s. These elements shall be a minimum of four and one-half feet R %') wide aloe at t least seyo1y five percent 75% of the len h of the building fa ade a maximum height of fifteen feet 15' above the ground elevation, and no lower than eight feet (8) above ground level. ii. Site furniture provided in public spaces shall be made of durable vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block Rgdestrian access to public Vaces or buildin entrances. C. Minimum Standards for District `E' only: Page 26 of 53 i. Site furniture pgLvided in public spaces shall be made of durable vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. ii. Site furniture and amenities shall not impede oi• block pedestrian access to public s aces or building entrances. d. Guidelines Applicable to Districts 'C'. `Wand `EI: i. Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. ii. Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. iii. Architectural elements that incorporate plants, such as facade -mounted planting boxes or trellises or ground -related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian -oriented streets (see illustration, subsection G4f of this Section). 4. Illustrations. a. Pedestrian walkways within parking lots (see subsection G1a(ii) of this Section). Page 27 of 53 b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection G2a(i) of this Section). Page 28 of 53 �. Sidewalk along Pathways along building �L. : �. °� , high visibility street facades are at least 12' wide, ' r` and Includes street trees: Parking lot pathway. ` Mid -block pathway W connects uses and activity centers I . ;i�•, Major local access "streets" are designed with sidewalks Pedestrian -oriented ' `°;; on at least one side street with wide sidewalks, and street trees lniledar pathways that link E storefronts, paridng areas, and residential uses C. Parking lot pedestrian interior walkway (see subsection G2a(iii) of this Section). Page 29 of 53 d. Sidewalks along retail building facade (see subsection G2a(iv)(a) of this Section). Street trees and/or pedestrian street lamps every 30' Weather e. Through -block pedestrian connections (see subsection G2c of this Section). Page 30 of 53 Pedestrian Corridor 4 ■■■.........a... Pedestrian Corridor f. Pedestrian amenities incorporated into development (see subsection G3b(iii) of this Section). Recessed entry Seasonal landscaping Transparent %indows Weather protection lesbian xiented space Seating areas :es and street eatures used to define lesbian area Varied vement testrian xiented signage (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) H LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in Page 31 of 53 sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define Iogical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. a. Minimum Standards for All Districts: i. All pervious areas shall be landscaped (see RMC 44-070, Landscaping). ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. iii. On designated pedestrian -oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection H3a of this Section). iv. The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. V. The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non -vegetative elements, reinforces the architecture or concept of the development. vi. Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscaping Requirements). Such landscaping shall be at least ten feet (10) in width as measured from the sidewalk (see illustration, subsection 113b of this Section). Standards for planting shall be as follows: (a) Trees at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least thirty five feet (35). Minimum height or caliper at planting shall be eight feet (8) or two inch (2') caliper (as measured four feet (4') from the top of the root ball) respectively. (b) Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Shrubs shall be at least twelve inches (121) tall at planting and have a mature height between three feet (3') and four feet (4'). (c) Groundcover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. (d) The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three (3) years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. (e) Surface parking with more than fourteen (14) stalls shall be landscaped as follows: (1) Required Amount: Page 32 of 53 Total Number of SpacesMinimum Required Landscape Area* 15 to 50 15 square feedparking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. (2) Provide trees, shrubs, and groundcover in the required interior parking lot landscape areas. (3) Plant at least one tree for every six (6) parking spaces. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8) or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (4) Plant shrubs at a rate of five (5) per one hundred (100) square feet of landscape area. Shrubs shall be at least sixteen inches (16") tall at planting and have a mature height between three feet (3) and four feet (4). (5) Up to fifty percent (501/o) of shrubs may be deciduous. (6) Select and plant groundcover so as to provide ninety percent (90%) coverage within three (3) years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than fifty feet (50') from a landscape area. vii. Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. viii. Underground, automatic irrigation systems are required in all landscape areas. b. Guidelines Applicable to all Districts: i. Landscaping should be used to soften and integrate the bulk of buildings. ii. Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. iii. Use of low maintenance, drought -resistant landscape material is encouraged. iv. Choice of materials should reflect the level of maintenance that will be available. V. Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Page 33 of 53 vi. Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather -resistant materials that can be reasonably maintained. vii. Landscaping should be used to screen parking lots from adjacent or neighboring properties. c. Guidelines Applicable to Districts 'B' and `E': i. Front yards should be visible from the street and visually contribute to the streetscape. ii. Decorative walls and fencing are encouraged when architecturally integrated into the project. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient Iocations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian -oriented streets particularly at street corners. a. Minimum Standards for Districts 'A', a"-"C' and and `D': i. Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) ChildrerA play spaces. iii. in nixed use residential and attached residential projects, required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. iv. In mixed use residential and attached residential projects required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development (see illustration, subsection H3c of this Section). Page 34 of 53 V. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. vi. In mixed use residential and attached residential projects, other required landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. vii. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space (see illustration, subsection H3d of this Section) according to the following formula: 1 % of the lot area + 1% of the building area = Minimum amount of pedestrian -oriented space viii. To qualify as pedestrian -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; (b) Paved walking surfaces of either concrete or approved unit paving; (c) On -site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three feet (Y) of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. ix. The following features are encouraged in pedestrian -oriented space (see illustration, subsection We of this Section) and may be required by the Director: (a) Provide pedestrian -oriented uses on the building facade facing the pedestrian -oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (c) Provide pedestrian -oriented facades on some or all buildings facing the space. (d) Provide movable public seating. X. The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or service areas; and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. Page 35 of 53 xi. The minimum required walkway areas shall not count as pedestrian -oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian - oriented space if the Director determines such space meets the definition of pedestrian -oriented space. ' b. Minimum Standards for Districts ' B' and IV: Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty (150) square feet per unit of which one hundred (100) square feet are contiguous. Such space may include porches, balconies, yards, and decks. C. Minimum Standards for District 'Cl: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. d. Guidelines Applicable to Districts 'A' =aWC' and `D': i. Common space areas in mixed -use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. ii. Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. iii. In mixed_ use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. e. Guidelines Applicable to District'C': Developments located at street intersection corners on designated pedestrian -oriented streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to emphasize pedestrian activity (see illustration, subsection H3f of this Section). 3. Illustrations. a. Street tree installed with tree grate (see subsection HIa(iii) of this Section). Page 36 of 53 b. Parking lot landscaped buffer (see subsection Hla(vi) of this Section). One tree per 30 lineal feet r � irri+� 7 of Landscaping Bdfar C. Visible and accessible common area featuring landscaping and other amenities (see subsection H2a(iv) of this Section). d. Pedestrian -oriented space associated with a large-scale retail building (see subsection H2a(vii) of this Section). Page 37 of 53 e. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable furniture, special paving, landscaping components and pedestrian -oriented uses (see subsection H2a(ix) of this Section). f. Building setbacks increased at street corners along pedestrian -oriented streets to encourage provisions for pedestrian -oriented spaces (see subsection We of this Section). (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) Page 38 of 53 �p a� + �. . � a i.ding. z S Comer entry with increased ------ setback Pedestrian -oriented spaoe I BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. a. Minimum Standard for Districts `A' and `D': All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). b. Minimum Standard for Districts 'B' and `E': All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). C. Minimum Standards for District `C': i. AlI building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows (see illustration, subsection I5a of this Section). ii. All buildings shall be articulated with one or more of the following: (a) Defined entry features; (b) Window treatment; (c) Bay windows and/or balconies; Page 39 of 53 (d) Roofline features; or (e) Other features as approved by the Director. iii. Single purpose residential buildings shall feature building modulation as follows (see illustration, subsection 15b of this Section): (a) The maximum width (as measured horizontally along the building's exterior) without building modulation shall be forty feet (40). (b) The minimum width of modulation shall be fifteen feet (15'). (c) The minimum depth of modulation shall be the greater of six feet (6) or not less than two tenths (0.2) multiplied by the height of the structure (finished grade to the top of the wall). d. Guidelines Applicable to Districts `A' i B% ID', and IE': i. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. iii. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. e. Guidelines Applicable to Districts 'A B' and `E": Building modulations should be a minimum of two feet (25 in depth and four feet (4) in width. f. Guidelines Applicable to Districts A' and `D"W: i. Building modulations should be a minimum of two feet (T) deep, sixteen feet (16) in height, and eight feet ($') in width. ii. Alternative methods to shape a building such as angled or curved facade elements, off -set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. g. Guidelines Applicable to District 'CI: i. Although streetfront buildings along designated pedestrian streets should strive to create a uniform street edge, building facades should generally be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Style: Buildings should be urban in character. iii. Buildings greater than one hundred and sixty feet (160) in length should provide a variety of techniques to reduce the apparent bulk and scale of the facade or provide an additional special design feature Page 40 of 53 such as a clock tower, courtyard, fountain, or public gathering place to add visual interest (see illustration, subsection I5c of this Section). 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. a. Minimum Standards for All Districts: i. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet (6) in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of four hundred (440) square feet or greater and does not include a window, door, building modulation or other architectural detailing. ii. Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection I5d of this Section): (a) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. iii. Treatment of blank walls shall be proportional to the wall. iv. Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. V. Facades on designated pedestrian -oriented streets shall have at least seventy-five percent (75%) of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. vi. Other facade window requirements include the following: Page 41 of 53 (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. (c) Where windows or storefronts occur, they must principally contain clear glazing. (d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. b. Guidelines Applicable to Districts 'A' ate-, C' and ID': i. The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection I5e of this Section): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanking door; (3) Large entry doors; (4) Ornamental lighting; (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; Page 42 of 53 (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). ii. Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground -level detail. iii. Elevated or terraced planting beds between the walkway and long building walls are encouraged. C. Guidelines Applicable to Districts `B' and `F.': Use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. a. Minimum Standards for Districts 'A' -z`C'. and ID': Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection I5f of this Section): i. Extended parapets; ii. Feature elements projecting above parapets; iii. Projected cornices; iv. Pitched or sloped roofs. (a) Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within one hundred fifty feet (150') of the structure when viewed from ground level. (b) Screening features shall blend with the architectural character of the building, consistent with RMC 4-4- 095E, Roof -Top Equipment. (c) Match color of roof -mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. b. Guidelines Applicable to Districts 'B' and `E': i. Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. ii. Roof colors should be dark. Page 43 of 53 C. Guidelines Applicable to District ' C': Building roof lines should be varied to add visual interest to the building. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. a. Minimum Standards for all Districts: i. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. ii. Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. iii. Materials shall be durable, high quality, and reasonably maintained. b. Minimum Standards for Districts 'A' aad-i C'. and `D': Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. C. Guidelines Applicable to all Districts: I Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, and cast -in -place concrete. ii. Concrete wails should be enhanced by texturing, reveals, snap -tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. iii. Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. iv. Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4') above. d. Guideline Applicable to Districts 'B' and T1: Use of material variations such as colors, brick or metal banding or patterns, or textural changes is encouraged. 5. Illustrations. a. Building modulation and articulation (see subsection 11c(i) of this Section). Page 44 of 53 IE.._. _�...�..,....^,--� j INTERVAL E INTERVAL i b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest (see subsection Ile(iii) of this Section). Articulated rootlone - in this case a Iradstional comloe Windows and building surfaces add visual interest and give the building a human scale Building Is'modulatee (goes in and out to relieve the monotony or the vAde wall C. Reducing scale of long buildings (see subsection I1g(W) of this Section). Page 45 of 53 Cri wz LU J WW H W� WW �z o =' zUJ W� 0 c to W rn _z W J WW d. Maximum facade length allowed Acceptable blank wall treatments (see subsection 12a(ii) of this Section). Trellis with vines or other plants Artwork Min. 5' wide p bed and mate cover 50% of within 3 years e. Building facade features (see subsection I2b(i) of this Section). Page 46 of 53 2005) Extended Darapets Cornices J SIGNAGE: Feature elements projecting above parapets Pitched or sloped roofs Page 47 of 53 Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Villa e; and create color and interest. 1. Minimum Standards for Districts 'C' and 'D': a. Signage shall be an integral part of the design approach to the building. b. Corporate logos and signs shall be sized appropriately for their location. C. Prohibited signs include (see illustration, subsection J3a of this Section): i. Pole signs. ii. Roof signs. iii. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back -lit. d. In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. e. Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. All such signs shall include decorative landscaping (groundcover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. f. Entry signs shall be limited to the naive of the larger development. 2. Guidelines Applicable to Districts = C' and ID': a. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. b. Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. C. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian -oriented streets. 3. Illustrations. a. Acceptable and unacceptable signs (see subsection .31 c of this Section). Page 48 of 53 Typical "can signs" Internally lit letters are not acceptable or graphics are acceptable Plastic c _ translucent sheet metal box r— Only the individual letters are lit (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) K LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. 1. Minimum Standards for Districts 'A' *n4-, 'C',and W.- a. Lighting shall conform to on -site exterior lighting regulations located in RMC 44-075, Lighting, Exterior On -Site. b. Lighting shall be provided on -site to increase security, but shall not be allowed to directly project off -site. C. Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces. 2. Guidelines Applicable to Districts'C' and `D': a. Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. b. Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down-Iighting, decorative street lighting, etc. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) L. MODIFICATION OF MINIMUM STANDARDS: Page 49 of 53 1. The Direeter of the Development ServieesReviewing Official Division -shall have the authority to modify the minimum standards of the design regulations, subject to the provisions of RMC 4-9-250D, Modification Procedures, and the following requirements: a. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; b. The requested modification meets the intent of the applicable design standard; C. The modification will not have a detrimental effect on nearby properties and the City as a whole; d. The deviation manifests high quality design; and e. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. 2. Exceptions for Districts A and B: Modifications to the requirements in subsections E2a and E3a of this Section are limited to the following circumstances: a. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or b. When a building includes an architectural feature that connects the building entry to the public sidewalk; or C. In complexes with several buildings, when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s). (Ord. 5124, 2-7-2005) M VARIANCE: (Reserved). (Ord. 5124, 2-7-2005) N APPEALS: For appeals of administrative decisions made pursuant to the design regulations, see RMC 4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) SECTION XII. Section 44-080F.10e of Chapter 4, City-wide Property Development Standards of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as shown in Attachment `G'. SECTION XIII. Section 4-8-120D.21 of Chapter 8, Permits- General and Appeals, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Page 50 of 53 Ordinances of the City of Renton, Washington" is hereby amended to revise the following definition: Urban Center -Design Over -lay DistrietRegulattons Review Packet: A set of submission materials required for projects in ub ect to the Urban Desi Re ulations in RMC 4- 3-100: a. Site plan, land use review; b. Elevations, architectural; c. Floor plans, general; d. Narrative outlining how the applicant's proposal addresses the City's Urban Genter--Design 9ver4ay Regulations. SECTION XIV. Section 4-9-065D of Chapter 9, Permits- Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as shown in Attachment `H'. SECTION XV. The definition of "AFFORDABLE HOUSING" in Section 4- 11-010 of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: AFFORDABLE HOUSING: Housing used as a primary residence for any household whose income is less than eighty percent (80%) of the median annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses. Affordable housin used to satisfy zoning re uirements whether for inclusionary or bonus provisions, must be secured to remain affordable in perpetuity, as determined by the City attorney. SECTION XVI. The definition of "DWELLING, MULTI -FAMILY" in Section 4-11-040 of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: DWELLING, MULTI -FAMILY: Page 51 of 53 Dwelling, Attached: A one -family dwelling attached to one or more one -family dwellings by common roofs, walls, or floors. This definition may also include a dwelling unit or units attached to garages or other nonresidential uses. This definition does not include retirement residences, boarding and lodging houses, accessory dwelling units, adult family homes, group home I or group home 11 as defined herein. A. Flat: A residential building containing two (2) or more dwelling units which are attached at one or more common roofs, walls, or floors. Typically, the unit's habitable area is provided on a single level. Unit entrances may or may not be provided from a common corridor. B. Townhouse: A one -family, ground -related dwelling attached to one or more such units in which each unit has its own exterior, ground -level access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common walls. Typieally Townhouse the units are multi -story. C. Carriage House: One or more accessory dwelling units attached to a garage. The garage attached to the carriage house typically contains vehicle and/or storage for people living in another building as well as occupants of the carriage house. D. Penthouse: A single dwelling unit located at or near the top of a building containing other, non- residential uses. E. Garden Style Apartment: A dwelling unit that is one of several stacked vertically, frequently with exterior stairways and/or exterior corridors and surface parking. Parking is usually at grade with no structure or with detached carports or garages. Buildings typically have access from internal drive aisles and/or parking lots. The building usually turns its back to the front yard. There is typically no formal building entry area connected to a public sidewalk and a public street. Site planning may incorporate structures developed at low landscaped setbacks. SECTION XVII. This ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this day of , 2006. APPROVED BY THE MAYOR this Approved as to form: Bonnie Walton, City Clerk day of Kathy Keolker, Mayor Page 52 of 53 2006. Lawrence J. Warren, City Attomey Date of Publication: •:D Page 53 of 53 ATTACHMENT A D ZONES IMPLEMENTING COMPREHENSIVE PLAN: The Comprehensive Plan Desi nations are Implemented by certain zones: OMPREHENSIVE PLAN MPLEMENTING ZONES ESIGNATION esidential Low Density (RLD) Resource Conservation RC)Residential —1 DU/AC (R- 1)Residential — 4 DUTAC (R-4) Residential Single Family (RS) Residential — 8 DUTAC (R- )Residential Manufactured Home Park (RMH) esidential Medium Density esidential —10 DU/AC (R- RMD) 10)Residential Manufactured Home Park (RMH)Residential — 14 DU/AC (R-14) Residential Multi -Family (RM) Residential Multi -Family (RM-V, RM-I, RM-F) Urban Center Downtown (UC- >nter Downtown CD)Residential Multi -Family rban Center (RM- )Residential Multi -Family raditional (RM-T) Urban Center North (UC-N) Urban Center -North 1 (UC- 1)Urban Center -North 2 (UC- 2) ommercial/Offfcet Residential ommercial/Office/ Residential GOR) COR) enter Village (CV) DWAAG (R- Residential Multi -Family RM-F)Center Village (CV) Residential- 14 DUTAC R-14 Commercial Corridor (CC) ommercial Arterial A)Commercial Office RCO)LightIndustrial (IL) Employment Area Industrial Ight Industrial (IL)Medium Fr41) Industrial (IM)Heavy Industrial IH) Employment Area Valley (EAV) Commercial Arterial CA)Commercial Office CO)Light Industrial (IL)Medium Industrial (IM)Heavy Industrial IH)Resource Conservation (RC) ommercial Neighborhood (CN) Commercial Neighborhood (CN) ATTACHMENT B 4-2-060 ZONING USE TABLE - USES ALLOWED IN ZONING DESIGNATIONs- ONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC M 1H CNECVR-1 R-4 R-8 RMH R-R- RM IL ICA CD I CO JCORNNC; UC-N2 10 14 AGRICULTURE AND NATURAL RESOURCES _J Agriculture P P Natural resource extraction/recovery H H H H H H H H H H59 H H I H I H H H H B. ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per P51 P51 P51 P51 P51 acre) Animal husbandry (4 or fewer medium animals P51 P51 P51 P51 P51 per acre) Animal husbandry (maximum of 1 large P51 P51 P51 P51 P51 animal per acre) Greater number of animals than allowed above H36 H36 H36 H36 H36 Beekeeping P35 P35 P35 P35 Kennels AD3 P37 P37 P37 Kennels, hobby A7C3 AC3 A73 AC37 AC37 AC37 37 AC37 AC37 AC37 AC37 AC37 A037 AC37 AC37 AC37 Pets, common household, up to 3 per dwelling unit or business AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC establishment Stables, commercial AD3 7 AD3 7 . RESIDENTIAL P19 Detached dwelling P19 P19 P19 P19 P19 Detached dwelling P P P Page 1 of 10 ATTACHMENT B ONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS JINDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R- R- RM 10 14 I IL IM IH CN CV CA CD CO COR N1- UG-N2 (existing legal) Semi -attached dwelling Pis Pig Attached dwellings P50 P50 P19 P18 P73 P18 Pie P19 P74 P87 Flats or townhouses (existing legal) P P P73 Flats or townhouses, no greater than 2 units total per building (existing P P P P P P legal) C. RESIDENTIAL (Continued) Manufactured Homes Manufactured homes Pig Manufactured homes, designated P19 P19 P19 Pig P19 P19 Mobile homes Pis (Amd. Ord. 5018, 9-22-2003) D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Accessory dwelling unit Aa7 Adult family home P P P P P P P P P P3 Caretaker's residence AC AC AC AC - AC AC AC AC Congregate residence AD P P3 Group homes I - H H3 Group homes 11 for 6 or less P P P P P19 P P P P P3 P Group homes 11 for 7 or more P H H H H H H H P H H3 AD Home occupations AC6 AC6 A06 AC6 AC6 AC6 A6 AC6 AC6 AC6 AC6tP3 C6 AC6 AC AC Retirement residences H H AD P P P39 P P75 P88 E. SCHOOLS K-12 educational institution H9 H9 H9 Hs H9 H9 Hg H9 H H H H9 H9 H9 H9 H9 H76 H89 Page 2of10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL- COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R R- RM 10 14 IL IM IH CN CV CA CD CO COR C UC-N2 (public or private) K-12 educational institution (public or private), P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 existing Other higher education institution p38 P38 P38 P P P P21 P H88 Schools/studios, arts and crafts P P38 P38 P22 P P P Trade or vocational school P P H H H77 F. PARKS Parks, neighborhood P P P P P P P P P P P P P P P P P P P Parks, regional/community, P P P P P P P P P P P P P P P P P P P existing Parks, regional/community, AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD ADLD P P new G. OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H H H H H H H H H H H 14 H H H H Religious institutions H H H H H H H fH H H H H H H H H H H H90ervice and social organizations H H H H H H H H H H H H H H H12 H21 H7$ H90 Public Facilities City government offices AD AD AD AD AD AD I AD AD AD AD AD AD AD AD P AD AD AD90 City government facilities H H H H H H H H H H H H H H H H H H H90 ails, existing municipal - P ecure community H71 H71 - transition facilities ther government H H H H H I H H H H H H H I H I H H I H H H H90 Page 3 of 10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS I INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R- R- RM 10 14 IL IM IH CN CV CA CD CO COR N1 UC-N2 offices and facilities H. OFFICE AND CONFERENCE Conference centers P38 P38 P38 hi P38 P P P21 P P91 Medical and dental offices P42 P38 P38 P38 AD17 P22 P P P P P P92 Offices, general P42 P13 P13 P13 AD17 P22 P P P P P P93 Veterinary offices/clinics. P P42 P38 P38 P38 P22 P P P38 p P78 I. RETAIL ult retail use P43 P43 P43 P43 P43 P43 P43 Big -box retail P P P - P20 P72 P79 Drive-inldriYe-through, retail AC AC AC AC AC288 AC IAC28 AC78 AC80 Eating and drinking establishments P1 P7 Pi P1 Pi P1 H33 P42 P P P P22 P-12 P I P P12 P27 P81 P94 Horticultural nurseries, existing H H H H H H H H H H H H k# H W H H H Horticultural nurseries, new H Retail sales H33 AD P34 P34 P34 P60 P24 P68 P P54 P21 P82 P95 Retail sales, outdoor P30 P30 P30 P15 P15 P15 Taverns AD P20 AD P21 P82 P99 Vehicle sales, large P P P P41 Vehicle sales, small P p p P2o (Amd. Ord. 5001, 2-10-2003) J. ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P43 P43 P43 P43 P43 P43 Card room P52 P52 P52 P52 Cultural facilities H H H H H H H H AD AD AD AD AD I AD AD AD AD AD AD90 Dance clubs P38 P38 P38 I H P38 H Page 4 of 10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R- 10 R- 14 RM IL IM IH CN CV CA CD CO COR c UC-N2 Dance halls P38 P38 P38 AD22 P20 H P38 H Gaming/gambling facilities, not -for -profit H38 H29 H38 - H2O H38 Movie theaters P38 P38 Pas PAD P20 I P P12 P83 P94 Sports arenas, auditoriums, P38 P38 P38 P20 P H84 H96 exhibition halls, indoor Sports arenas, auditoriums, exhibition halls, P P38 Pas AD20 H84 H96 outdoor Recreation Golf courses (existing) P P P P P Golf courses, new H P H H H H Marinas P P21 H97 Recreational facilities, indoor, existing P33 P38 P38 P38 P22 P P P65 P21 P78 P94 Recreational facilities, Indoor, new H P — Recreational facilities, outdoor P33 P32 P32 P32 H2O H38 K. SERVICES Services, General Bed and breakfast house, accessory AD AD AD AD AD AD AD AD P Bed and breakfast house, professional AD AD AD5 AD P Hotel P38 P38 P38 P22 P20 P P38 P P P98 Motel P38 P38 P38 P22 P20 Off -site services P42 P38 P38 P38 P38 On -site services H33 P42 P38 P38 P38 P63 P22 P69 P P54 P21 P78 P99 K. SERVICES (Continued) Drive-inldrive-through AC62 AC62 AC62 AC ACC AC AC70 AC81 I AC61 AC78 AC80 Page 5 of 10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS IND STRIALI COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R- 1Q R' RM 14 IL IM IH CN CV CA CD CO COR ��' UC-N2 service Vehicle rental, small P P P AD P20 Vehicle and equipment rental, large Pia P2s P29 Day Care Services Adult day care I AC AC AC AC AC AC AC AC P55 P55 P55 P22 I P22 P22 P P P P781 P1Q0 Adult day care II H H H H H H H33 H AD AD H P22 P22 P22 P P12 P21 P78 P100 Day care centers H25 H25 H25 H25 H25 H25 H25 H25 P54 P54 P54 P22 P-'4 P22 P P P21 P78 P100 Family day care home AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC Healthcare Services Convalescent centers H H H H H P� H P3 P39 AD AD85 AD101 Medical institutions H I H H H H H H H H56 H56 H56 I H I H I H f H_I_P401 H H H93 L. VEHICLE RELATED ACTIVITIES Body shops P31 P31 P31 H31 Car washes P P P AD2 P22 P22 Express transportation services AD P AB2-2 AD20 Fuel dealers H59 P ndustrial engine or transmission rebuild Pia P31 P31 Parking garage, structured, P P P P22 P20 P3 P P P P102 commercial or public Parking, surface, commercial or public P38 P38 P39 P P20 P3 AD Park and ride, dedicated P105 P105 P105 P106 P105 P107 P1051 P107 Park and ride, shared- P108 P108 P108 P108 P10 P108 P P P P106 P109 P107 P P107 use 8 Railroad yards P Tax! stand P AD AD Tow truck operationlauto Impoundment yard H59 P Page 6 of 10 ATTACHMENT B ZONING USE TABLE USES: RESIDENTIAL ZONING DESIGNATIONS RC R-1 R-4 R-8 IRMHI R-[ii��M 10 INDUSTRIAL IL IM IH COMMERCIAL ZONING DESIGNATIONS CN CV CA CD CO COR N9rUC-N2 Transit centers H38 H38 H38 P H2O P H38 P P103 L. VEHICLE RELATED ACTIVITIES (Continued) Truck terminals P Vehicle fueling stations P P P P P P38 Vehicle fueling stations, existing legal P P P AD110 P P P38 Vehicle service and repair, large AD P P - Vehicle service and repair, small P P I P AD2 PAQ2 P Wrecking yard, auto 59 H Air Transportation Uses irplane manufacturing H59 P Airplane manufacturing, accessory functions AC AC Airplane sales and repair P Helipads, accessory to primary use H H38 H38 H2O H N H97 Helipads, commercial H H97 Municipal airports H M. STORAGE Hazardous material storage, on -site or off - site, including treatment H24 H24 H24 Indoor storage P P P AC71 AC11 AC11 AC11 AC11 AC11 Outdoor storage Outdoor P57 P57 P57 AD64 P64 elf -service storage P8 P58 P59 P H26 H-16 H26 storage AD38 Warehousing P P P N. INDUSTRIAL industrial, General Page 7 of 10 ATTACHMENT B ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 IRMH 10 1A� R' RM IL IM IH CN CV CA CD CO COR ��` UC-N2 Assembly and/or packaging operations P P P P86 P104 Commercial laundries, existing P38 P38 P38 P4 Commercial laundries, new P38 Pie Pie Construction/contractor' S office P14 P P N. INDUSTRIAL (CONTINUED) Laboratories: light manufacturing P38 P38 P38 AD — P20 P3 AD54 P P104 aboratories: research, development and P31 P P H P20 AD3 AD H P P104 testing Manufacturing and fabrication, heavy pg7 P23 Manufacturing and fabrication, medium P67 P67 P23 Manufacturing and fabrication, light P P P p olid Waste/Recycling Recycling collection and processing center P14 P38 P38 P38 ecycling collection station P P P P P P P P P Sewage disposal and treatment plants H59 H Waste recycling and transfer facilities HS P O. UTILITIES ommunication broadcast and relay H H H H H H H H H38 H29 H38 H H H H H H towers Electrical power H H66 H66 H66 H66 H66 H66 Mr, H66 H66 Page 8of10 ATTACHMENT S ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 IRMH R- R. 10 14 RM IL I IM IH CN CV CA CD CO COR N1 UC-N2 generation and cogeneration Utilities, small P P P P P I P P33 I P P I P I P P P P P I P P I P P Utilities, medium AD AD AD AD AD AD AD AD AD AD AD AD AD All AD fADJ AD AD AD Utilities, large H H H H H H H H H H H H fi I H H H H I H H P. WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H48 AD47 AD47 AD47 H48 H48 AD47 H48 AD47 H48 Macro facility antennas AN A6D4 AN AD46 AD46 AD46 A� P44 P44 P44 P44 i P44 P44 P44 P44 P44 P44 H H Micro facility antennas P P P P I P P P P P P P P P P P P P AD AD Mini facility antennas P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P441 P44 P44 P44 P44 P44 P44 P P Minor modifications to existing wireless communication P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P P facilities Monopole i support structures H45 H45 N45 H45 H45 H45 H45 AD46 P44 P44 P44 AD46 P44 P44 AD46 P44 AD46 Monopole II support structures Hog AD47 AD47 AD47 H48 H48 AD47 H48 AD47 H48 Q. GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC where not otherwise listed in Use Table R. TEMPORARY USES Model homes in an approved residential development: one P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 model home on an existing lot Sales/marketing trailers, on -site P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P10 P10 Page 9 of 10 ATTACHMENT B ONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 1 R-4 R-8 RMHJ R- RM IL IM IH CN CV CA CD CO JCOR N1- UC-N2 10 emporary or manufactured buildings used for P10 P10 P10 I P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 construction emporary uses P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 Blank -Not Allowed P#-Perrmttted provided condition can be met ADmAdministrative Conditional Use AC -Accessory Use PnPermitted Use H-Hearing Examiner Conditional Use #=Condition(s) Uses may be further restricted by: RMC 4-az=, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Automall Improvement District; RMC 50C, Aquifer Protection Regulations; RMC 43 Q90, Shoreline Master Program Regulations (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4840, 5- 8-2000; Ord. 4857, 8-21-2000; Ord. 4915, 8-27-2001; Ord. 4917, 9-17-2001, Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 4999, 1-13-2003; Ord. 5027, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004) Page 10 of 10 ATTACHMENT C 4-2-070J CENTER VILLAGE (CV) Uses allowed in the CV Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES KeAR046, Waby AC #37 Pets, common household up to 3 per AC dwelling unit or business establishment RESIDENTIAL Attached dwelling P73 Flats or townhouses (existing legal) P73 P OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Congregate residence P Group homes II for 6 or less P Group homes li for 7 or more P Home occupations AC #6 Retirement residences P SCHOOLS K-12 educational institution (public or private) H #9 K-12 educational institution (public or private), existing P#s Schools/studios, arts and crafts P #2.2 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Gaffle't H Religious institutions H USES: TYPE: Page 1 of 2 USES: TYPE: Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Medical and dental offices P #22 Offices, general P #22 Veterinary officesiclinics P #22 Conference Center -H RETAIL Adult retail use P #43 Drive-in/drive-through, retail AC #28 Eating and drinking establishments P#22 Horticultural nurseries H Retail sales P #22 Retail sales, outdoor P #15 Taverns AD ENTERTAINMENT AND RECREATION Entertainment Adult eAteirtain.m.ent 1244.3 Cultural facilities AD Dance clubs AD #2-2 Dance halls AD #22 Movie Theatres AD Recreation Recreation facilities, indoor existin P #2.2 Recreation facilities, indoor new -P SERVICES Services, General Hotel P #22 Motel P On -site services P #222 Drive-in/drive-through service AC #28 Day Care Services Adult day care I P #22 Adult day care II P Day care centers 1P#K ATTACHMENT C USES: TYPE: USES: TYPE: Family day care AC Heakheare Services Convalescent centers P #22 Medical institutions H VEHICLE RELATED ACTIVITIES GaFwashes P #22 An #22 Parking garage, structured, commercial or public P #22 Parking, surface, commercial or public R Park and ride, shared use P #108 Park and rides, dedicated P #106 Vehicle fueling stations P Vehicle service and repair, small PAP #2 Taxi Stand P -Transit Centers -P STORAGE Indoor storage AC #11 Q, Moor-6t8 Ag- 4 INDUSTRIAL Industrial, General Laboratories: light manufacturing AD #2-2 Laboratories: Research Develo ment and Testing H Solid WasteJRecycling Recycling collection station P UTILITIES Communications broadcast and relay towers H USES: TYPE: Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 Page 2 of 2 USES: TYPE: Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter RMC 4-11, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on -site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 ATTACHMENT D 11 4-2-11 OF STANDARDS FOR R 'rimary and Attached ZONING DESIGNATIONS R-10 I R-14 RM DENSITY (Net Density in Dwellina Units Per Net Acre) Minimum Housing Density 4,13 For parcels over 112 gross acre: 4 units per net acre for any subdivision or development. 4,13 Minimum density requirements shall not apply to: a) the renovation or conversion of an existing structure, or b) the subdivision, and/or development of a legal lot 1 /2 gross acre or less in size as of March 1, 1995. 9-10 units per net acre. 4,13 Minimum density requirements shall not apply tol-a}the renovation f an existing structure) Conversion, re -development, or subdivision of legal lots in existence as of Janua 1 2007 re uire the removal of all existing residential structures. For any subdivision, and/o development: 4,13 "U" suffix:10 25 units per net acre. "T" suffix: 10 14 units per net acre. "F" suffix: 10 units per net acre. Minimum density requirements shall not apply to the renovation or conversion of an existing structure. Maximum Housing For developments or For developments or subdivisions: 14 dwelling units For any subdivision and/or Density subdivisions including per net acre, except that density of up to 18 dwelling development:4 attached or semi -attached units per acre may be permitted subject to conditions in „U" suffix: 75 units per net dwellings: 10 dwelling units RMC 4-9-065, Density Bonus Review. 4 acre. 10, 24 per net acre. 4 Conversion re -development, or subdivision of legal lots "T" suffix: 35 units per net in existence as of January 1, 2007 require the removal acre 10 of all existingresidential structures. "F" suffix: 20 units per net acre. PLATS OR SHADOW PLATS IGeneral Uses shall be developed on a All Uses: Uses may be developed on either: a) properties which NA "legal lot." For the purposes of "legal are platted through the subdivision process; orb) this subsection, lot" properties which are to remain unplatted. means: • a lot created through the For properties which are to remain un latted, the Page 1 of 12 ATTACHMENT D subdivision process, or • created through another mechanism which creates individual title for the residential building and any associated private yards. If title is created through another mechanism other than a subdivision, the development application shall be accompanied by a shadow plat and, if applicable, phasing or land reserve plan.18 development application shall be accompanied by a shadow plat and, if applicable, phasing or land reserve plan. For purposes of this zone, "lot" shall mean legal platted lot and/or equivalent shadow platted land area.18 Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. DWELLING UNIT MIX General Existing development: None A minimum of 50% to.a maximum of 100% of permitted NA required. units shall consist of detached, semi -attached or up to 3 For parcels which are a consecutively attached townhouses. Up to 4 townhouse maximum size of 1/2 acre as units may be consecutively attached if provisions of of the effective date hereof RMC 4-9-065, Density Bonus Review, are met. A (March 1,1995): None maximum of 50% of the permitted units in a project may required. consist of: Fall subdivisions and/or development on parcels greater than 112 acre, excluding short plats: A minimum of 50% to a maximum of 100% of detached or semi - attached dwelling units. A minimum of one detached or semi -attached dwelling unit must be provided for each attached dwelling unit (e.g., townhouse or flat) created • 4 to 6 consecutively attached townhouses; • Flats; • Townhouses/flats in one structure. Provided that buildings shall not exceed 6 dwelling units per structure, except as provided in RMC 4-9-065, Density Bonus Review. Page 2 of 12 ATTACHMENT D within a proposed development. A maximum of 4 units may be consecutively attached.4 NUMBER OF DWELLING UNITS PER LOT General Only 1 residential building (e.g., detached dwelling, semi - attached dwelling, townhouse, flat, etc.) with a maximum of 4 residential units and associated accessory structures for that building shall be permitted on a legal lot except for residential buildings legally existing at the effective date hereof. For the purposes of this subsection, "legal lot" means a lot created through the subdivision process, or through another mechanism which creates individual title for the residential building and any associated private yards (e.g., condominium). 4 LOT DIMENSIONS Minimum Lot Size Density requirements shall take for lots created after precedence over the following July 11, 1993 minimum lot size standards. For parcels which exceed 112 acre In size: Detached and semi -attached dwelling units: 3,000 sq. ft. per dwelling unit. Attached townhouse dwelling units: 2,000 sq. ft. per dwelling unit. 2 flats: 5.000 so. ft. per 1 residential structure and associated accessory buildings for that structure shall be permitted per lot, except for residential buildings legally existing at the date of adoption of this Section. 4 Density requirements shall take precedence over the following minimum lot size standards. Residential Uses: Detached or semi -attached units: 3,QW 5,000 sq. ft. Up to 3 Townhouse Units Consecutively Attached: Attached exterior/end unit: 2,500 sq. ft. Attached interiorlmiddle unit: 2,000 sq. ft. Greater than 3 Townhouse Units Consecutively Attached; Flats; Townhouse/Flat Combinations: Attached exterior/end townhouse unit: 2,000 sq. ft. Page 3 of 12 NA None ATTACHMENT D structure. Attached interior/middle townhouse unit or flats: 1,800 3 flats: 7,500 sq. ft. per sq. ft. structure. 4 flats: 10,000 sq. ft. per Commercial or Civic Uses: None. structure. For parcels that are 112 acre or less in size as of March 1, 1995: No minimum lot size requirement when they are subsequently subdivided. Density requirements shall apply. IMinimum Lot Detached or semi -attached Residential Uses: 'T" suffix: 14 ft. Width for lots created after July dwellings: Interior lots: 30 ft. Detached or semi -attached: 30 ft. All other suffixes: 50 ft. 11, 1993 Comer lots: 40 ft. Up to 3 Townhouse Units Consecutively Attached: Townhouses: 20 ft.19 Attached exterior/end townhouse unit: 25 ft. Flats: 50 ft. Attached interior/middle townhouse unit: 20 ft. Greater than 3 Townhouse Units Consecutively Attached; Flats; Townhouse/Flat Combinations: Attached exterior/interior townhouse unit: 20 ft. Flats: 50 ft. LOT DIMENSIONS Continued Minimum Lot 55 ft.19 Residential Uses: 65 ft. Depth for lots Detached or semi -attached: 50 ft. created? after July 93 Up to 3 Townhouse Units Consecutively Attached: Attached exteriorlinterior townhouse unit: 45 ft. Greater than 3 Townhouse Units Consecutively Attached; Flats; Townhouse/Flat Combinations: Attached exterior/interior townhouse unit: 40 ft. Flats: 35 ft. SETBACI(S8 Page 4 of 12 ATTACHMENT D Minimum Front Along streets existing as of Residential Uses: "U" suffix: 5 ft.1.2 Yard March 1,1995: 20 ft. 9,20 Detached and semi -attached units with parking " Along streets created after access provided from the front: 4-8-1 Oft. for the T suffix: 5 ft. March 1, 1995: 10 ft. for the rims structure and 20 ft, for attached or detached "F" suffix: 20 ft. garage unit.20 primary structure and 20 ft. for attached garages which access from the front yard street(s). 20 Detached and semi -attached units with parking access provided from the rear via street or alley: 10 ft.- 20 Attached units, and their accessory structures with parking provided from the front: 20-10 ft. for the primary structure and 20 ft. for attached or detached garage unit.20 Attached units and their accessory structures with parking provided from the rear via street or alley: 10 ft. r�+ess the-tvt is adjaseRt , theR be 15 ft.20 rt �i-, r setbaGk must Commercial or Civic Uses: 10 ft. - except when abuttingl5 or adjacent14 to residential development then 15 ft.20 Minimum Side 10 ft. for a primary structure, Residential Uses: "U" and "T" suffixes and Yard Wong a and 20 ft. for attached garages 10 ft. for a primary structure, and 18 ft. for attached on all previously existing Street which access from the side garages which access from the side yard street.20 platted lots which are 50 ft. yard street.20 or less in width: 10 ft. All other suffixes with lots over 50 ft. in width: 20 ft. SETBACKS$ Continued Minimum Side Detached dwellings: 5 ft.3,20 Residential Uses: 17" suffix - Attached Units: Yard Semi -Attached and Attached Detached and semi -attached primary structures: 5 A minimum of 3 ft. for the Units: 5 ft. for the unattached ft,20 unattached side(s) of the side(s) of the structure. 0 ft. for structure. 0 ft. for the Attached townhouses, flats over 3 units and their attached side(s). Page 5 of 12 ATTACHMENT Q the attached side(s).20 accessory structures: 5 ft. on both sides. 10 ft. when Standard Minimum Abutting RC, R-1, R-4 or R. the lot is adjacent14 to a lower intensity residentially Setbacks for all other 8:15 25 ft. interior side yard zoned rope p rty.20 suffixes: Minimum setbacks setback for all structures Attached accessory structures: None required.20 for side yards:22 containing 3 or more attached Lot width: less than or equal dwelling units on a Iot.20 Commercial or Civic Uses: to 50 ft. - Yard setback: 5 ft. None - except when abutting 15 or adjacentl4 to Lot width: 50.1 to 60 ft. - Yard setback: 6 ft. residential development -15 ft 20 Lot width: 60.1 to 70 ft. - Yard setback: 7 ft. Lot width: 70.1 to 80 ft. - Yard setback: 8 ft. Lot width: 80.1 to 90 ft. - Yard setback: 9 ft. Lot width 90.1 to 100 ft. - Yard setback: 10 ft. Lot width 100.1 to 110 ft. - Yard setback: 11 ft. Lot width: 110.1 + ft. - Yard setback: 12 ft. Additional Setbacks for Structures Greater than 2 Stories: The entire structure shall be set back an additional 1 ft. for each story in excess of 2 up to a maximum cumulative setback of 20 ft. Special side yard setback for lots abutting Single Family Residential Zones RC, R-1, R-4, R-8, and R- 10:15 25 ft. along the abutting side(s) of the property. SETBACKS8 (Continued) Page 6 of 12 ATTACHMENT D Minimum Rear Unit with Attached Street Residential Uses with Street Access Garage: 15 ft.20 "U" suffix: 5 ft.,1,2 unless Yard Access Garage: 15 ft. However, if the lot abuts a lot Residential Uses with Attached AlleyAccess lot abuts an RC, R-1, R-4, R- zoned RC, R-1, R-4, or R-8, a Garage: 3 ft. provided that the paraae must be set back 8, or R-10 zone, then 25 ft. a sufficient distance to provide a minimum of 24 ft. of 25 ft. setback shall be required "T" suffix: 5 ft. back -out room counting alley surface. If there is occupiable space above an attached garage with alley of all attached dwelling units.20 "F" suffix: 15 ft. UnIt with Attached Alley access, the minimum setback for the occupiable space Access Garage: 3 ft. provided shall be the same as the minimum setback for the unit that the garage must be set with attached alleyaccess arage.20 back a sufficient distance tog provide a minimum of 24 ft. of Commercial or Civic Uses: None - except when back -out room, counting alley abutting 15 or adjacent14 to residential development surface. If there is occupiable then 15 ft.20 space above an attached garage with alley access, the minimum setback for the occupiable space small be the same as the minimum setback for the unit with attached alley access garage.20 Clear Vision Area In no case shall a structure In no case shall a structure over 42 in. in height intrude In no case shall a structure over 42 in. in height intrude into into the 20 ft, clear vision area defined in RMC 4-11- over 42 in. in height intrude the 20 ft. clear vision area 030. into the 20 ft. clear vision defined in RMC 4-11-030. area defined in RMC 4-11- 030. IMinimum Freeway 10 ft. landscaped setback from 10 ft. landscaped setback from the street property line. 10 ft. landscaped setback Frontage Setback the street property line. from the street proeerty line. I BUILDING STANDARDS Maximum Number 2 stories and 30 ft. in height. Residential Uses: "U" suffix: 50 ft.15 stories. of Stories and 2 stories and 30 ft. See RMC 4-9-065, Density Bonus "T" suffix: 35 ft.13 stories. Maximum Building Review. Height, except for "F" suffix: 35 ft.13 Public uses having a Commercial Uses: stories.5,6 "Public Suffix" (P) 1 story and 20 ft. designation.7,21 Civic Uses: 2 stories. Page 7 of 12 ATTACHMENT D Maximum Height See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. for Wireless Communication Facilities Building Location NA Residential Uses: NA Dwellings shall be arranged in a manner which creates a neighborhood environment. Residential units and any associated commercial development within an overall development shall be connected through organization of roads, blocks, yards, central places, pedestrian linkage and amenity features. Front facades of structures shall address the public street, private street or court by providing: - a landscaped pedestrian connection; and - an entry feature facing the front yard. Uses in the Center Village Comprehensive Plan Land Use Designation: See Urban Design Regulations in RMC 4-3-100, BUILDING STANDARDS Continued Building Design NA Residential Uses: "U" suffix: Architectural design shall incorporate: Modulation of vertical and a} Variation in vertical and horizontal modulation of horizontal facades is structural facades and roof lines among individual required at a minimum of 2 attached dwelling units (e.g., angular design, interval of a modulation, multiple roof planes), and b) private entry minimum offset of ft. on m u features which are designed to provide individual . each building face. ground -floor connection to the outside for detached, "U" and "T" suffixes: semi -attached, and townhouse units. See RMC 4-3-100 for Urban Commercial or Civic Uses; Structures shall be: Center Design Overlay a) Designed to serve as a focal point for the residential Regulations. community; and b) compatible with architectural character and site features of surrounding residential development and characteristics; and c) designed to include a common motif or theme; and d) pedestrian oriented through such measures as: pedestrian Page 8 of 12 ATTACHMENT D walkways, pedestrian amenities and improvements which support a variety of modes of transportation (e.g., bicycle racks). Uses in the Center Villa. a Comprehensive Plan Land Use Desi nation: See Urban Design Re ulations in RMC 4-3-100. BUILDING STANDARDS Continued Project Size NA Civic Uses: NA Limitations The maximum lot area dedicated for civic uses shall be limited to 10% of the net developable area of a property. Building size shall be limited to 3,000 sq. ft. of gross floor area, except that by Hearing Examiner conditional use permit civic uses may be allowed to be a maximum of 5,000 sq. ft. for all uses.4 Commercial Uses: The maximum area dedicated for all commercial uses shall be limited to 10% of the net developable portion of a property. Building size shall be limited to 3,000 sq, ft. of gross floor area-4 Uses in the Center Villaae Comprehensive Plan Land Use Desionation: See Urban Design Regulations in RMC 4-3-100. Maximum Building NA Up to 3 Consecutively Attached Townhouses: NA Length Building length shall not exceed 85 ft., unless otherwise granted per RMC 4-9-065, Density Bonus Review. Over 3 Consecutively Attached Townhouses; Flats; Townhouses/Flats In One Structure: Shall not exceed 115 ft. in length, unless otherwise granted per RMC 4-9- 065, Density Bonus Review. Maximum Building Detached or semi -attached 50%• "U" suffix: 75%. Coverage units: 70%. "T" suffix: 75%. Flats or townhouses: 50%. "F" suffix: 35%. A maximum coverage of 45% may be obtained through the Hearina Page 9 of 12 ATTACHMENT D BUILDING STANDARDS Continued Maximum Detached or semi -attached Impervious units: 75%. Surface Area Flats or townhouses: 60%. LANDSCAPING General Setback areas shall be landscaped, excluding driveways and walkways except for detached, semi - attached, or 2 attached residential units. SCREENING NA Residential Uses: The entire front setback, excluding driveways and an entry walkway, shall be landscaped. Commercial or Civic Uses: Lots abutting public streets shall be improved with a minimum 10 ft. wide landscaping strip. 16 Lots abutting 15 residential property(ies) zoned RC, R-1, R-4, R-8, R-10 or R-14 shall be improved along the common boundary with a minimum 15 ft. wide landscaped setback and a sight -obscuring solid barrier wall.17 Uses in the Center Village Comprehensive Plan Land Use Desi nation: See Urban Design Regulations in RMC 4-3-100. Examiner site develc plan review process. "U" and 77 suffixes: 85%. All other suffixes: 75%. Setback areas shall be landscaped, unless otherwise determined through the site development plan review process.23 For RM-U, the landscape requirement does not apply in the Downtown Core (see RMC 4-2-080C), or if setbacks are reduced.1 If abutting 15 a lot zoned RC, R-1, R-4, R-8, or R-10, then a 15 ft. landscape strip shall be required along the abutting portions of the lot.17 Surface Mounted See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. or Roof Top Equipment, or Outdoor Storage Recyclables and See RMC 4-4-090. See RMC 4-4-090. Refuse DUMPSTERIRECYCLING COLLECTION AREA Minimum Size and See RMC 4-4-090. See RMC 4-4-090. Location See RMC 4-4-090. See RMC 4-4-090. Page 10 of 12 ATTACHMENT D Requirements PARKING AND LOADING General See RMC 4-4-080. See RMC 4-4-080, Commercial/Civic: Parking areas abutting residential All suffixes: See RMC 4-4- 080. development shall be screened with a solid barrier fence and/or landscaping. Required Location for Parking For any unit, required parking shall be provided in the rear yard area when alley access is available. For flats, when alley access is not available, parking should be located in the rear yard, side yard or underground, unless it is determined through the modification process for site development plan exempt proposals ro osals or the site development plan review process for non-exempt proposals, that parking may be allowed in the front yard or that under building parking For any unit required parking shall be pLovided in the "U" and "T" suffixes: For lots abutting an alley: all parking shall be provided in the rear portion of the yard, and access shall be taken from the alley. For lots not abutting an alley; no portion of covered aor l uncovered parking shall be located between the primary rims structure and the front property line. Parking structures shall be recessed from the front facade of the primary structure a minimum of 2 tt• rear vard area when alley access is available. When iiiev access is not available, parking shall be located in the rear yard, side yard or underground, unless it is determined through the modification process for site development plan exempt proposals or the site development plan review process for non-exem t proposals, that front access under building parkino round level of a residential structure should be permitted, Uses in the Center Villane-Comprehensive Plan ,Land Use Designation: See Urban Design Regulations in RMC 4-3-100,14A (ground level of a residential T" suffixes: Surface structure) should be permitted. parking is permitted in the side and rear yard areas only. SIGNS General See RMC 44-100. See RMC 44-100. See RMC 4-4-100. CRITICAL AREAS General See RMC 4-3-050 and 4-3- See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3- 090. 090. SPECIAL DESIGN STANDARDS General Street Patterns: Uses in the Center Villane Comprehensive Plan Land Properties abutting 15 a less Use Designation: See Urban Design Regulations in Nonmeandering street intense residential zone may patterns and the provision of RMC 4-3-100.NA be reauired to incorporate Page 11 of 12 ATTACHMENT D EXCEPTIONS Pre -Existing Legal Lots alleys (confined to side yard or rear yard frontages) shall be the predominant street pattern in any subdivision permitted within this zone; provided, that this does not cause the need for lots with front and rear street frontages or dead-end streets. Cul-de-sacs shall be allowed when required to provide public access to lots where a through street cannot be provided or where topography or sensitive areas necessitate them. Nothing herein shall be determined to prohibit the construction of a single family dwelling and its accessory buildings or the existence of a single family dwelling or two attached dwellings, existing as of March 1, 1995, on a pre- existing legal lot provided that all setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other provisions of the Renton Municipal Code can be met. Nothing herein shall be determined to prohibit the construction of a single family dwelling and its accessory buildings on a pre-existing legal lot provided that all de_ nsity setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other provisions of the Renton Municipal Code can be met. special design standards (e.g., additional landscaping, larger setbacks, facade articulation, solar access, fencing) through the site development plan review process. Properties abutting 15 a designated "focal center," as defined in the City's Comprehensive Plan, may be required to provide special design features similar to those listed above through the site development plan review process. Nothing herein shall be determined to prohibit the construction of attached dwellings having no more than two units in the structure, and its accessory buildings on a pre-existing legal lot; provided, that all setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other provisions of the Renton Municipal Code can be met. (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4788, 7-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4985, 10-14- 2002; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004) Page 12of12 ATTACHMENT E 14-2-11OG DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached12 Accessory Structures) R-10 R-14 RM MAXIMUM NUMBER AND SIZE General 2 structures, up to a maximum of 720 sq. ft. for each building, or 1 structure up to a maximum of 1,000 sq ft. The total floor area of all accessory buildings shall not be greater than the floor area of the residential uses. LOCATION General HEIGHT The lot coverage of the primary residential structure along with all accessory buildings shall not exceed the maximum lot coverage of this Zoning District. Accessory structures shall only be allowed on lots in conjunction with a primary residential use. NA Maximum Number of Stories 1 story and 15 ft. Page 1 of 3 1 per residential Maximum of 400 sq. ft. and less than the floor area of the principal unit. The lot coverage of the primary residential structure along with all accessory buildings shall not exceed the maximum lot coverage of this Zoning District. Accessory structures shall only be allowed on lots in conjunction with a primary use. Garages and carports shall only have access from the alley when lots abut an alley. When lots do not abut an alle garages and carports shall be located in the rear }hard or side yard and set back from the front of the Primary structure by a minimum 15 ft. The lot coverage of the primary residential structure along with all accessory buildings shall not exceed the maximum lot coverage of this Zoning District. Accessory structures shall only be allowed on lots in conjunction with a primary use. "U" suffixes: Garages and carports shall only have access from the alley when lots abut an alley. When lots do not abut an alley, garages and carports shall be located in the rear yard or side yard. 25 ft, except in the RM- ATTACHMENT E DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached12 Accessory Structures) and Maximum Building U District where the Height2l maximum height shall be determined through the site plan review process. SETBACKS$ Minimum Front Yard Not allowed within the required front yards or side Not allowed within the Not allowed within the yards along streets. required front yards or required front yards or side yards along streets. side yards along streets. Minimum Side Yard 3 ft. unless located between the rear of the house Side Yard: None 3 ft. unless located and the rear property line, then 0 ft. side yard is required. between the rear of the allowed. Garages, carports and parking areas must house and the rear be set back from the rear property line a sufficient property line, then 0 ft. distance to provide a minimum of 24 ft. of back -out side yard is allowed. room, either on -site or counting improved alley Garages, carports and surface or other improved right-of-way surface.11 parking areas must be set back from the rear property line a sufficient distance to provide a minimum of 24 ft. of back -out room, either on -site or counting improved alley surface or other improved right-of-way surface.t 1 Minimum Rear Yard 3 ft. unless located between the rear of the house 3 ft. unless located 3 ft. unless located and the rear property line, then 0 ft, rear yard is between the rear of the between the rear of the allowed. Garages, carports and parking areas must house and the rear house and the rear be set back from the rear property line a sufficient property line, then 0 ft. property line, then 0 ft. distance to provide a minimum of 24 ft. of back -out rear yard is allowed. rear yard is allowed. room, either on -site or counting improved alley Garages and carports Garages, carports and surface or other improved right-of-way surface.1 t must provide a minimum parking areas must be of 24 ft. of back -out set back from the rear room, either on -site or property lines a Page 2 of 3 ATTACHMENT E DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached12 Accessory Structures) Special Setbacks for Animal Husbandry Related Structures See RMC 4-4-010. counting improved aNe surface or other improved right-of-way surface. NA sufficient distance to provide a minimum of 24 ft. of back -out room, either on -site or counting improved alley surface or other improved right-of-way surface.22 NA Clear Vision Area In no case shall a structure over 42 in. in height In no case shall a In no case shall a intrude into the 20 ft. clear vision area defined in structure over 42 in. in structure over 42 in. in RMC 4-11-030. height intrude into the height intrude into the 20 ft, clear vision area 20 ft. clear vision area defined in RMC 4-11- defined in RMC 4-11- 030. 030, CRITICAL AREAS I_ General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and See RMC 4-3-050 and 4-3-090. 4-3-090. (Ord. 4736, 8-24-1998; Ord. 4788, 7-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4999, 1-13-2003) Page 3 of 3 ATTACHMENT F 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA LOT DIMENSIONS Minimum Lot Size for 5,000 sq. ft. 25,000 sq. ft. None, except: 1,200 sq. ft. in lots created after Nov, the Sunset, NE Fourth, and 10, 2004 Puget Business Districts. See maps in RMC 4-3-040. Minimum Lot None None None Width/Depth for lots created after Nov.10, 2004 LOT COVERAGE Maximum Lot Coverage 65% of total lot area 65% of total lot area or 65% of total lot area or 75% if for Buildings or 75% if parking is 75% if parking is parking is provided within the provided within the provided within building or within an on -site building or within an U;eunderaround or parking garage. on -site parking under building or within garage. an on -site parking garage. DENSITY Net Densibr in Dwelling Units per Net Acre Minimum Net Residential None 4-0-20 dwelling units None, except in the Sunset. Density9 per net acre. NE Fourth, and Puget Business Districts (see maps in RMC 4-3-040): 10 dwelling units per net acre. Maximum Net 4 dwelling units per 80 dwelling units p2r 20 dwelling units per net Residential Densi structure. net acre. acre, except within the Sunset, NE Fourth, and Puget Business Districts, it 20 dwelling uAits per shall be 60 dwelling units per acre for development with Residential Senus mixed commercial and Bistriet 1 residential use in the same Page 1 of 9 ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN Cv CA building. See maps in RMC units per not anre be-g�e� previsiefl-s� a. 4-3-040. ft. of wmmerr.6al use eRdAr,ed-m it#in th- iret #leer e€e SETBACKS Minimum Front Yard1$ 10 ft. The minimum 10 ft. The minimum 10 ft. The minimum setback setback may be setback may be may be reduced to 0 ft. reduced to 0 ft. reduced to 0 ft. through through the site plan through the site plan the site plan development review process development review development review provided blank walls are not process provided process provided blank located within the reduced blank walls are not walls are not located setback. located within the within the reduced reduced setback. setback. Maximum Front Yard1$ 15 ft. 15 15 ft. 15 None, except 15 ft. in the Rainier Avenue, Sunset, NE Fourth and Puget Business Districts. See maps and standards in RMC 4-3-040. Minimum Side Yard 1-10—ft. The minimum 10 ft. The minimum 10 ft. The minimum setback Page 2 of 9 ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA Along a Street18 setback may be setback may be may be reduced to 0 ft. reduced to 0 ft. reduced to 0 ft. through through the site plan through the site plan the site plan development review process development review development review provided blank wails are not process provided process provided blank located within the reduced blank walls are not walls are not located setback. located within the within the reduced reduced setback. setback. Minimum Freeway 10 ft. landscaped 10 ft. landscaped 10 ft. landscaped setback Frontage Setback setback from the setback from the from the property line. property line. property line. Minimum Rear Yard18 None, except 15 ft. if None, except 15 ft. if None, except 15 ft. if lot lot abuts or is adjacent lot abuts or Is adjacent abuts or is adjacent to a to a residential zone, to a residential zone, residential zone, RC, R-1, R- RC, R-1, R-4, R-8, R- RC, R-1, R-4, R-8, R- 4, R-8, R- 10, R-14, or RM-F. 10, R-14, or RM-F. 10, R-14, or RM-F. Minimum Side Yard18 None, except 15 ft. If None, except 15 ft. if None, except 15 ft. if lot lot abuts or is lot abuts or is abuts or is adjacent to a adjacent to a adjacent to a residential zone, RC, R-1, residential zone, RC, residential zone, RC, R-4, R-8, R-10, R-14, or RM- R-1, R4, R-8, R-10, R-1, R-4, R-8, R-10, R. F. R-14, or RM-F. 14, or RM-F. Clear Vision Area In no case shall a In no case shall a In no case shall a structure structure over 42 in. in structure over 42 in. in over 42 in. in height intrude height intrude into the height intrude into the into the 20 ft. clear vision 20 ft. clear vision area 20 ft. clear vision area area defined in RMC 4-11- defined in RMC 4-11- defined in RMC 4-11- 030. 030. 1030. BUILDING LIMITATIONS Maximum Gross Floor 5,000 gross sq. ft. The None None, except: Area of Any Single maximum size shall a. In the NE Fourth Commercial Use on a not be exceeded Business District: 65,000 Site except by conditional Page 3 of 9 ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN Cv CA use permit.2,9 These gross sq. ft. restrictions do not b. In the Puget and apply to residential Sunset Business Districts: uses subject to net 35,000 sq, ft. density limitations. Restrictions do not apply to uses subject to net density limitations and grocery stores (see maps in RMC 4-3-040). Maximum Gross Floor 3,000 gross sq. ft. 21 None None, except: Area of Any Single Office The maximum size a. In the NE Fourth Use on a Site2, 9 shall not be exceeded Business District: 65,000 except by conditional gross sq. ft. use permit.2,9 These b. In the Puget and restrictions do not Sunset Business Districts: apply to residential 35,000 sq. ft. uses, which are subject to net density The total gross square limitations. footage of these uses shall not exceed 50% of the grass square footage of the site.2.9 These restrictions do not apply to residential uses, which are subject to net density limitations. (See maps in RMC 4-3-040.) Building Orientation and All commercial uses AIASee Urban Design NA except in the Puget, Location shall have their Regulations in RMC 4- Sunset and NE Fourth 3-100. primary entrance and Business Districts. See RMC shop display window Commercial and Civic 4-3-040 for standards. oriented toward the Uses shall provide street frontage. — '-"— ent features on all Page 4 of 9 I ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN Cv CA side of a building facing a_public right of way or arkin lot, LANDSCAPING Minimum On -site 10 ft., except where 10 ft., except where 10 ft., except where reduced Landscape Width reduced through the reduced through the through the site plan Required Along the site plan development site plan development development review process. Street Frontage review process. review process. There are additional landscaping standards for pedestrian connections in the Puget, Sunset, and NE Fourth Business Districts. See maps and standards at RMC 4-3-040. Minimum On -site 15 ft. wide sight- 15 ft. wide landscape 15 ft. wide sight -obscuring Landscape Width Along obscuring landscape buffer is required3 landscape strip 3,5 the Street Frontage strip.3,5 unless otherwise If the street is a designated Requires[ When a Commercial Lot is If the street is a determined by the Reviewing Official principal arterial, non -sight - designated principal g through the site plan obscuring landscaping shall be provided unless otherwise Zoned Residential, RC, obscuring landscaping development review process determined by the Reviewing R-1, R-4, R-8, R-10, R-14, shall be provided Official through the site plan or RM unless otherwise development review process. determined by the There are additional Reviewing Official landscaping standards for through the site plan pedestrian connections in the development review Puget, Sunset, and NE process. Fourth Business Districts. See maps and standards at RMC 4-3-040. Minimum Landscape 15 ft. wide landscaped 15 ft. wide landscaped 15 ft. wide landscaped visual Width Required When a visual barrier visual barrier lbarrier consistent with the Page 5 of 9 ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN Cv CA Commercial Lot is consistent with the consistent with the definitions in RMC 4-11-120. Abutdng7 to Property definition in RMC 4- definition in RMC 4-11- A 10 ft. sight -obscuring Zoned Residential, RC, R-1, R-4, R-8, R-10, R-14, or RM 11-120, A 10 ft. sight- obscuring landscape strip may be allowed through the site plan 120. A 10 ft. sight- obscuring landscape iallowed strip may be allowed through the site plan landscape strip may be through the site plan development review process. There are additional development review development review landscaping standards for process.3,4 process.3,4 pedestrian connections in the Puget, Sunset, and NE Fourth Business Districts. See maps and standards at RMC 4-3-040.3.4 HEIGHT Maximum Building 35 ft.In no case shall 50 ft. except when 50 ft., except 35 ft. for Height,14,16 except for height exceed the abutting 19tS ZOR6d R- residential use only buildings RM F, then 4 0 ft. if a minimum of 50% of the ground floor of the Public uses with a "Public Suffix" (P) designation20 limits specified in RMC 4-3-020. in the Sunset and NE Fourth Business Districts. See maps in RMC 4-3-040.Heights may exceed the maximum height building_is commercial with a Conditional Use use. Permit.16 In no case shall height exceed the limits specified in RMC 4-3-020. Maximum Height for See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. Wireless Communication Facilities SCREENING Outdoor, Loading, See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. Repair, Maintenance, Work, or Storage Areas; Surface -Mounted Utility Page 6 of 9 ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment) Refuse or Rec clables See RMC 4-4-090. jSee RMC 4-4-090. jSee RMC 4-4-090. PARKING General See RMC 10-10-13 See RMC 10-10-13 See RMC 10-10-13 and RMC and RMC 4-4-080. and RMC 4-4-080. 4-4-080. For the NE Fourth, Sunset, Puget, and Rainier Avenue Business Districts, see RMC 4-3-040. Required Location for NA Residential Uses: NA v Parkins Required parking shall be located underground or under building (on the first floor of the residential structure). or in an attached or detached structure. Anv additional narking may not be located between the building andpub5c street unless located within a structured parking garage, Commercial Uses: Parking may not be located between the Wilding and the public street unless located Page 7 of 9 ! ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN Cv CA within a structured parking garage. Mixed Use: Shared parking is required in compliance with RMC 4-4-080E 3. - PEDESTRIAN ACCESS General A pedestrian See Urban„ Design A pedestrian connection shall connection shall be Regulations in RMC 4- be provided from a public 3-100. provided from a public entrance to the street, in entrance to the street, A pedestrian order to provide direct, clear in order to provide connection shall be and separate pedestrian direct, clear and provided from a public walks from sidewalks to separate pedestrian entrance to the street, building entries and internally walks from sidewalks in order to provide from buildings to abutting to building entries and direct, clear and retail properties. There are internally from separate pedestrian additional standards for the buildings to abutting Walks from sidewalks Rainier Avenue, NE Fourth, retail properties. to building entries and Sunset, and Puget Business internally from Districts. See RMC 4-3-040 buildings to abutting for maps and standards. retail properties. SIGNS General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. There are additional standards for the Rainier Avenue Business District at RMC 4-3-040. LOADING DOCKS Location within Site See RMC 4-4- See RMC 4-4- See RMC 4-4-080.Shall not 080.Shall not be 080.Shail not be be permitted on the side of permitted on the side permitted on the side of the lot adjacent to or abutting Page 8 of 9 ATTACHMENT F DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA of the lot adjacent to the lot adjacent to or a residential zone, RC, R-1, or abutting a abutting a residential R-4, R-8, R-10, R-14, or RM. residential zone, RC, zone, RC, R-1, R-4, R- 3 R-1, R-4, R-8, R-10, 8, R-10, R-14, or RM. 3 R-14, or RM. 3 DUMPSTERIRECYCLING COLLECTION AREA Size and Location of See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. Refuse or Recycling Areas CRITICAL AREAS General See RMC 4-3-050. See RMC 4-3-050. See RMC 4-3-050. DESIGN GUIDELINES General NA See_ Urban Desiun NA Re ulations in RMC 4- 3-100. (Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4803, 10-25-1999; Ord. 4851. 8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13- 2002; Ord. 5018, 9-22-2003; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005; Ord. 5191, 12-12-2005) Page 9 of 9 ATTACHMENT e. Parking Spaces Required Based on Land Use: Modification of these minimum or maximum standards requires written approval from the Planning/Building/Public Works Department (see RMC 4-9-250). (Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13- 1999; Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004) USE NUMBER OF REQUIRED SPACES Mixed occupancies: The total requirements for off-street (2 or 3 different uses in the same building parking facilities shall be the sum of the or sharing a lot. For 4 or more uses, see requirements for the several uses computed "shopping center" requirements) separately, unless the building is classified as a "shopping center" as defined in RMC 4-11-190. Uses not specifically identified in this Planning/Building/Public Works Section: Department staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. Detached and semi -attached dwellings: A minimum of 2 per dwelling unit. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Bed and breakfast houses: 1 per guest room. The parking space must not be located in any required setback. Manufactured homes within a A minimum of 2 per manufactured home manufactured home park: site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1 screened space per 10 units. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Congregate residence: 1 per sleeping room and 1 for the proprietor, plus 1 additional space for each 4 persons em to ed on the premises. ATTACHMENT G Attached dwellings in CD, RM-U, RM- 1.8 per 3 bedroom or larger dwelling T, UC-NI, UC-N2 and Zones ands unit;1.6 per 2 bedroom dwelling unit;1.2 Zones- per 1 bedroom or studio dwelling unit. RM-T Zone Exemption: An exemption to the standard parking ratio formula may be granted by the Development Services Director allowing 1 parking space per dwelling unit for developments of less than 5 dwelling units with 2 bedrooms or less per unit provided adequate on -street parking is available in the vicinity of the development. (Amd. Ord. 5018, 9-22-2003; Ord. 5087, 6-28-2004) Attached dwellings within the RM-F 2 per dwelling unit where tandem spaces Zone: are not provided; and/or2.5 per dwelling unit where tandem parking is provided, subject to the criteria found in subsection F8d of this Section. (Amd. Ord. 5100, 11-1-2004) Attached dwellings,with,in the CV Zone: 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Attached dwellings within all other 1.75 per dwelling unit where tandem zones: spaces are not provided; and/or 2.25 per dwelling unit where tandem parking is provided, subject to the criteria found in subsection 178d of this Section. Attached dwelling for low income 1 for each 4 dwelling units. elderly: Attached dwellings: 1per unit. Attached dwellings for low income 1 for every 3 dwelling units. fteldel Drive -through retail or drive -through Stacking spaces: The drive -through service: facility shall be so located that sufficient on -site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per window are required unless otherwise determined b ATTACHMENT the Development Services Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. Banks: A minimum of 0.4 per 100 square feet of net floor area and a maximum of 0.5 per 100 square feet of net floor area except when part of a shopping center. Convalescent centers: i for every 2 employees plus 1 for every 3 beds. Day care centers, adult day care (I and 1 for each employee and 2 loading spaces II): within 100 feet of the main entrance for evn 25 clients of the program. Hotels and motels: 1 per guest room plus 2 for every 3 employees. Mortuaries or funeral homes: 1 per 100 square feet of floor area of assembly rooms. Vehicle sales (large and small vehicles) 1 per 5,000 square feet. The sales area is with outdoor retail sales areas: not a parking lot and does not have to comply with dimensional requirements, landscaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as:- A minimum 5 feet perimeter landscaping area is provided;• They are not displayed in required landscape areas; and- Adequate fire access is provided per Fire Department approval. Vehicle service and repair (large and 0.25 per 100 square feet of net floor area. small vehicles): Offices, medical and dental: 0.5 per 100 square feet of net floor area. Offices, general: A minimum of 3 per 1,000 feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Eating and drinking establishments and 1 per 100 square feet of net floor area. taverns: Eating and drinking establishment 1 per 75 square feet of net floor area. combination sit-down/drive-through restaurant: Retail sales and big -box retail sales: A maximum of 0.4 per 100 square feet of net floor area, except big -box retail sales, which is allowed a maximum of 0.5 per ATTACHMENT G 100 square feet of net floor area if shared and/or structured parking is provided. Services, on -site (except as specified A maximum of 0.4 per 100 square feet of below): net floor area. Clothing or shoe repair shops, furniture, 0.2 per 100 square feet of net floor area. appliance, hardware stores, household equipment: Uncovered commercial area, outdoor 0.05 per 100 square feet of retail sales area nurseries: in addition to any parking requirements for buildings. Recreational and entertainment uses: Outdoor and indoor sports arenas, 1 for every 4 fixed seats or 1 per 100 auditoriums, stadiums, movie theaters, square feet of floor area of main auditorium and entertainment clubs: or of principal place of assembly not containing fixed seats, whichever is eater. Bowling alleys: 5 per alle . Dance halls, dance clubs, and skating 1 per 40 square feet of net floor area. rinks: Golf driving ranges: 1 per driving station Marinas: 2 per 3 slips. For private marina associated with a residential complex, then 1 per 3 slips. Also 1 loading area per 25 slips. Miniature golf courses: i per hole. Other recreational: 1 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. Travel trailers: 1 per trailer site. All uses allowed in the CD Zone except 1 space per 1,000 square feet of net floor for the following uses: area. Excepted uses follow the standards Excepted Uses: Convalescent center, applied outside the Downtown Core. drive -through retail, drive -through service, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters, entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses. Shopping centers includes any type of A minimum of 0.4 per 100 square feet of ATTACHMENT business occupying a shopping center): net floor area and a maximum of 0.5 per 100 square feet of net floor area. In the UC- N1 and UC-N2 Zones, a maximum of 0.4 per 100 square feet of net floor area is permitted unless structured parking is provided, in which case 0.5 per 100 square feet of net floor area is permitted. Drive - through retail or drive -through service uses must comply with the stacking space provisions listed above. t Airplane hangars, tie -down areas: Parking is not required. Hangar space or tie -down areas are to be utilized for necessary parking. Parking for offices associated with hangars is 1 per 200 square feet. Manufacturing and fabrication, A minimum of 0.1 per 100 square feet of laboratories, and assembly and/or net floor area and a maximum of 0.15 packaging operations: spaces per 100 square feet of net floor area (including warehousespace). Self service storage: 1 per 3,500 square feet of net floor area. Maximum of three moving van/track spaces in addition to required parking for self service storage uses in the RM-F Zone. Outdoor storage area: 0.05 per 100 square feet of area. Warehouses and indoor storage 1 per 1,500 square feet of net floor area. buildin s: Religious institutions: 1 for every 5 seats in the main auditorium, however, in no case shall there be less than 10 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions making structural alterations or additions that do not increase the seating capacity of the auditorium, see 'outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs." Medical institutions: 1 for every 3 beds, plus 1 per staff doctor, plus 1 for every 3 employees. Cultural facilities: 4 per 100 square feet. ATTACHMENT G Public post office: 0.3 for every 100 square feet. Secure community transition facilities: 1 per 3 beds, plus 1 per staff member, plus 1 per employee. Schools: Elementary and junior high: 1 per employee. In addition, if buses for the transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Senior high schools: public, parochial 1 per employee plus 1 space for every 10 and private: students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universities, arts and crafts 1 per employee plus 1 for every 3 students schools/studios, and trade or vocational residing on campus, plus 1 space for every schools: 5 day students not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. (Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004) ATTACHMENT H D. BONUS ALLOWANCES AND REVIEW CRTIERIA: The following table lists the conditions under which additional densitv or alternative bulk standards may be achieved: R 14 Zone RM-U Zone COR 1 COR 2 Density and The bonus provisions are intended to allow The bonus NA NA Unit Size greater flexibility in the implementation of provisions are Bonus- the purpose of the R-14 designation. intended to allow Purpose: Bonus criteria encourage provision of greater densities aggregated open space and rear access within the portion parking in an effort to simulate provision of of the RM-U zone higher amenity neighborhoods and project located within the designs which address methods of reducing Urban Center the size and bulk of structures. Applicants Design Overlay and wishing such bonuses must demonstrate north of South 2"a that the same or better results will occur as Street for those a result of creative design solutions that development would occur with uses developed under proposals that standard criteria. provide high quality design and amenities. Maximum 1 to 4 additional dwelling units per net Up to 25 dwelling Up to 5 Up to 2 dwelling units per Additional acre. Densities of greater than 18 units per units per net acre. additional acre for compliance with each Units Per net acre are prohibited. Densities of greater dwelling units provision listed below may be Acre: than 100 dwelling per acre may allowed; provided there is a units per net acre be allowed; balance of height, bulk and are prohibited. provided there density established addressing is a balance of the following public benefits: height, bulk (i) Provision of and density continuous established pedestrian access through a floor to the shoreline area ration consistent with system and/or requirements of the a master plan Shoreline Page 1 of 6 ATTACHMENT H to be decided Management Act at the time of and fitting a site plan circulation pattern review. within the site, (ii) Provision of an additional 25' setback from the shoreline beyond that required by the Shoreline Management Act, (iii) Establishment of view corridors from upland boundaries of the site to the shoreline, (iv) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area rations may be established for the property to be determined at the time of site plan review as approved by Council, (v) Daylighting of piped streams. Page 2 of 6 ATTACHMENT H Maximum Dwelling units permitted per structure may NA NA NA Allowable be increased as follows: Bonus (i) Dwellings Limited to 3 Dwelling Unit Attached: A maximum of 4 Misr/ units per structure, with a Arrangement: maximum structure length of 100 feet. (ii) Dwellings Limited to 6 Attached: A maximum of S units per structure with a maximum structural height of 35 feet, or 3 stories and a maximum structural length of 115 feet. Bonus Bonuses may be achieved independently or Development NA NA Criteria: in combination. To qualify for one or both projects within the bonuses the applicant shall provide either: applicable area that (i) Alley and/or rear access and meet both the parking for 50% of detached, "minimum semi attached, or townhouse requirements" and units(parcels abutting an at leas one existing_alley are required to "guideline" in each take alley access and shall not of the following qualify for the bonus based four categories" upon thisprovision),or • Building (ii) Civic uses such as a community Siting and meeting hall, senior center, Design; recreation center, or other • Parking, similar uses as determined by Access, and the Zoning Administrator, or Circulation; (iii) A minimum of 5% of the net . Landscapin developable area of the project g/Recreatio in aggregated common open n/Common Page 3 of 6 ATTACHMENT H space. Common open space Space; and areas may be used for any of the • Building following purposes Architectura (playgrounds, picnic 1 Design shelters/facilities and Applying to Area equipment, village "A" of the Urban greens/squares, trails, corridors Center Design or natural). Structures such as Overlay District kiosks, benches, fountains and located in RMC 4- maintenance equipment storage 3-100 shall be facilities are permitted; pitted a provided, that they serve and/or maximum density promote the use of the open of 100 dwelling space. To qualify as common units per net acre. open space, an area must meet each of the following conditions: • Function as a focal point for the development, • Have a maximum slope of 10% • Have a minimum width of 25', except for trails or corridors, • Be located outside the right- of-way, • Be improved with landscaping in public areas, and • Be maintained by the homeowners association if the property is subdivided, or by the management Page 4 of 6 ATTACHMENT H organization as applied to the property if the property is not subdivided. iv Provision of a minimum of 2 units of affordable housing per net developable acre (fractional results shall be rounded uti to the next whole number). In addition, in order to qualify for a bonus, developments shall also incorporate a minimum of 3 features described below. (i) Architectural design which incorporates enhanced building entry features (e.g., varied design materials, arbors and/or trellises, cocheres, gabled roofs). (ii) Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool, spa/Jacuzzi. (iii) Enhanced ground plane textures or colors (e.g., stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks). (iv) Building or structures incorporating bonus units shall have no more than 75% of the garages on a single fagade. (v) Surface parking lots containing nor more than b parking stalls Page 5 of 6 ATTACHMENT H separated from other parking areas by landscaping with a minimum width of 15 feet. (vi) Site design incorporating a package of at least 3 amenitites which enhance neighborhood character, such as coordinated lighting (street or building), mailbox details, address and signage details, and street trees as approved by the Reviewing Official. General NA NA Where Where included, affordable Provisions: included, units must beet the provisions affordable of the Housing Element of the units must Comprehensive Plan. For meet the COR 2, if a significant public provisions of benefit above City Code the Housing requirements can be provided Element of the for a portion of the property Comprehensiv which may be contaminated, a e Plan. transfer of density may be allowed for other portions of the site. Page 6 of 6 DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division Clj�,r tlwr 1055 South Grady Way, Renton, WA98055 C��ynp;�jf,G Phone: 425-430-7200 Fax: 425-430-7231 Sip 2 PURPOSE OF CHECKLIST: �Q6 The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agenc 40 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:IEDNSPIComp Plan\Sub Area Plans\Highlands0evelopment Reg DraftsVoninglR-14 Draft Docs1SEPA Checklist.doc A. BACKGROUND I . Name of proposed project, if applicable: Highlands Zoning and Land Use Package (Fall 2006) 2. Name of applicant: City of Renton Address and phone number of applicant and contact person: Economic Development Neighborhoods and Strategic Planning Renton City Hall, iP Floor 1055 South Grad Way Renton, WA 98055 Contact: Rebecca Lind, Planning Manager Phone: (425) 430-6588 4. Date checklist prepared: September 21, 2006 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): NIA non -project action 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. Transportation Engineering NorthWest LLC, "City of Renton Highlands Subarea Plan Land Use Concept E1 Transportation Analysis", April 17, 2006. and City Staff, "Highlands Zoning and Land Use Package (Fall 06) Impact Analysis" September, 2006. Both documents are attached. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. H:IEDNSP1Comp PlanlSab Area Plans\HighlandslDevelopment Reg DraftslZoninglR-14 Draft Docs1SEPA 2 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 and zoning proposal. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. This non -project action includes four different actions related to the zoning and land use plans for the Highlands Subarea: 1. Comprehensive Plan Text Amendments that remove R-10 as an implementing zone of the CV land use designation and replace it with R-14, remove strategy 319.3, a few non -substantive "clean-up" changes. 2. Zoning Code Text Amendments including: amending R-14 to be an implementing zone of the CV land use designation, amend the uses allowed in the CV zone, amending notes for the zoning use table, amending the development regulations for the R-14 zone, amending the development regulations for the CV zone, removing the Center Village Bonus District, enacting design regulations for all parcels in a Center Village Land Use designation, amending the parking requirements, amending the criteria for R-14 bonus, revising the name of the Urban Center Design Review Packet, and revising definitions. 3. Comprehensive Plan Map amendments that move the RMD area north of NE 1 b'th Street, the parcels fronting Harrington Ave NE between NE 7th Street and NE 9«' Street, and two parcels near the vicinity of NE Sunset Boulevard and Monroe Ave NE to the CV land use designation; moving the area in CV designation south of Sunset and in the vicinity of NE 9ft' Street to RMF designation; placing the areas in the vicinity of Monroe Ave NE and NE 124h and Edmonds Ave NE from RMD to RSF designation. Please see attached maps. 4. Zoning Map amendments that place most of the R-10 property north of NE le Street in R-14; that rezones the R-10 property in the vicinity of NE 12th Street and Edwards Ave NE and in the vicinity of Monroe Ave NE from R-10 to R-8; changes the property in the vicinity of Harrington Ave NE and Glennwood Ave NE and Sunset Lane, and the parcel on the corner of NE a Street and Glennwood Ave NE from RMF to CV; changes the Parcels surrounding the Public Library, and the parcels fronting Harrington Ave NE between NE 7' Street and NE a Street, and the two parcels in the vicinity of NE Sunset Boulevard and Monroe Ave NE, from R-10 to CV; and a portion of the parcel near Houser Terrace from R-10 to RMF.. Please see attached maps. 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. The project is within the Highlands Subarea. The Highlands Subarea can be loosely defined as the area in the vicinity of NE Sunset Boulevard that is South of NE 21-0 Street, North of NE a Street East of NE Camas Ave (if extended) and west of NE Olympia Ave (if extended). Please see attached maps for specific location information. B. ENVIRONMENTAL ELEMENTS EARTH H:IEDNSPICornp P1anlSub Area PlanslHighlands\Development Rag DraftslZoninglR-14 Draft Docs1SEPA Checklist.doc a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other N/A. Non project action. The Highlands is generally flat, with typically gentle changes in elevation. There are some steep slopes in the vicinity of NE Sunset Boulevard and Edmonds Avenue. b. What is the steepest slope on the site (approximate percent slope?) NIA Non project action. The steepest slope is between 25-40% 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. The steep slopes area near Edmonds and Sunset is also listed as a moderate landslide hazard. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. 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. Adopting these changes will not create impervious surfaces. There is no significant change between the proposed regulations and the existing regulations in regards to the percentage of allowed lot coverage. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: NIA non project action. H:IEDNSP1Comp P1anlSub Area P1anMighlandslDevelopment Reg DraftsZoninga-14 Draft Docs1SEPA 4 Checklist.doc 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. 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 5) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. H:IEDNSP1Comp P1an\Sub Area Ptans\Highiands\Development Reg Drafts\Zoning\R-14 Draft Docs1SEPA 5 Checklist.doc N/A non -project action b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. N/A non project action. These regulations would create the potential for additional population in the Highlands Subarea. This population would require domestic water from the City of Renton water system, which relies on wells drawing from a local aquifer. Compared to the potential population under existing conditions, the future potential population that may result from the approval of the proposal would represent an increase of approximately 1292 people. This increase in population is well within the planned growth targets for the City of Renton. 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. WA 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. WA non -project action. In the existing condition, the majority of the Highlands was developed without any formal stormwater system. Future development would have to comply with City of Renton stormwater regulations. 2) Could waste material enter ground or surface waters? If so, generally describe. N/A non -project action. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: N/A non -project action. Future development would have to comply with City of Renton stormwater regulations. 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other X shrubs X grass H:IEDNSP1Comp PlanlSub Area PlanMighlands0evelopment Reg DraftslZoninglR-14 Drab Docs1SEPA 6 Checklist.doc 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? N/A non project action. This proposal is intended to result in redevelopment of this neighborhood. With redevelopment of individual parcels, vegetation may be removed and cleared prior to building. Such actions would be subject to City of Renton development regulations at the time of application- C . List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: NIA non -project action. The proposal enacts design guidelines for the Highlands which require a higher standard of landscaping than under the existing regulations. This is likely to result in more vegetation in the area. 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: Birdsheron ea le son ' ther Mammals: eer bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None. C. Is the site part of a migration route? If so, explain No. d. Proposed measures to preserve or enhance wildlife, if any: NIA non project action 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing, etc. H:IEDNSP1Comp P1anlSub Area PlanslHighlandslDevelopment Reg DraftslZoninglR-14 Draft Docs1SEPA 7 Checklist.doc N/A non -project action. Future development in this area is the intended result of this proposal. Various types of energy including all of the types listed above, are likely to be used in the heating of future residential, commercial, and recreational development in this area. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. N/A non -project action C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: NIA non -project action. The design regulations implemented by this proposal would require a greater amount of vegetation than is required under the current regulations. The presence of trees and other vegetation to shade buildings naturally cools them and could result in some measure of energy conservation. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. N/A non project action. In the current condition, many of the residential buildings in the Highlands are suspected to be constructed with toxic materials such as lead based paints and asbestos. The regulations in the proposal would require these units to be removed upon redevelopment of the property on which they sit. Removal would be subject to all state, local, and federal laws for the containment of hazardous materials. Removal of these materials would eliminate the toxic hazards that these units currently present to the surrounding environment and the people that live in the dwellings. 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)? N/A non -project action. H.\EDNSPIComp P1an\Sub Area P1anslHighlandsTevelopment Reg DraftslZoninglR-14 Draft Docs1SEPA 8 Checklist.doc 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. N/A non -project action. If the proposal is effective in promoting redevelopment there may be an increase in temporary construction noises. There are likely to be construction noises in the neighborhood with, or without the proposal. 3) Proposed measures to reduce or control noise impacts, if any: NIA non project action. Site specific development projects will be subject to City development regulations in effect at the time of application. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? N/A non project action. The current use of the Highlands is for residential, commercial, community, and recreational uses. b. Has the site been used for agriculture? If so, describe. AVA non -project action. C. Describe any structures on the site. N/A non project action. There are a variety of structures in the Highlands including residential, accessory, commercial, community and civic structures. Some of the structures, primarily residential structures, are in dilapidated condition. d. Will any structures be demolished? If so, what? N/A non project action. Although this is a non -project action, the change in regulations will likely result in the demolition of residential structures in the Highlands because it requires those who redevelop parcels to remove existing structures as part of the redevelopment. e. What is the current zoning classification of the site? AIM non project action. The Highlands area is characterized by R-10, RMF, and CV zoning. f. What is the current comprehensive plan designation of the site? Renton Residential Medium Density and Center Village g. If applicable, what is the current shoreline master program designation of the site? H:IEDNSP1Comp P1anlSub Area P1ansUghlandslDevelopment Reg DraftslZoninglR-14 Draft Docs\SEPA 9 Checklist.doc NIA non -project action. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. NIA. Non project action. There are limited areas of steep slopes and moderate potential landslide hazard. Approximately how many people would reside or work in the completed project? This is a non project action. The change in capacity as a result of this proposal could create a population of approximately 5095 people in the Highlands, an increase of approximately 1292 people over the current potential population. If we assume one employee per 250 square feet of commercial space, the future employee count of the area would be approximately 1648 people, an increase of approximately 507 workers over the current potential conditions. Approximately how many people would the completed project displace? NIA non -project action. This project would not displace anyone. Current property owners would be able to stay in their existing homes for as long as they wished and improve or remodel their homes as desired. Redevelopment would occur as owners redeveloped their properties or sold them to those who wished to redevelop them. The increased capacity in the proposed zoning regulations will allow approximately an additional 718 housing units and 126,707 square feet of commercial development. k. Proposed measures to avoid or reduce displacement impacts, if any: NIA non -project action 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 and zoning text amendments are intended to make implementation of the Comprehensive Plan easier. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. This is a non -project action. The proposal would likely result in approximately 2113 units, or 718 more than provided under the current zoning of the area. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. H:TDNSP1Cornp P1anlSub Area Plans\ ighlandslDevelopment Reg DraftslZoninglR-14 Draft Docs1SEPA 10 Checklist. doe N/A non -project action. This action would likely result in the creation of more units than under the current regulations. However, some of the existing units are likely to be removed and replaced. Although there are provisions and incentives to provide affordable housing, as redevelopment occurs, it is likely that units that are now serving as (unsecured) affordable housing will be replaced with more expensive housing. C. Proposed measures to reduce or control housing impacts, if any: N/A non project action. incentives for the creation of affordable housing are included in the development regulations to achieve a bonus in the R-14 zone. 10. AESTHETICS a. What is the tallest height of any proposed structures), not including antennas; what is the principal exterior building material(s) proposed. WA non -project action. b. What views in the immediate vicinity would be altered or obstructed? N/A non -project action. There is a proposed increase in the standard for building height in the CV zone. The existing standard is to only allow building that are 50 f. in height. The proposed standard would allow buildings with ground floor commercial development in the CV zone to be as tall as 60 ft. C. Proposed measures to reduce or control aesthetic impacts, if any: N/A non -project action. The proposed design regulations require stricter regulations regard the aesthetic finished of buildings than under the current regulations. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A non -project action. There will likely be additional dwelling units and commercial development potential created by the proposed regulations. The Traffic Impact Analysis recommends additional street lighting for the area. This may result in more light in the area. Could light or glare from the finished project be a safety hazard or interfere with views? N/A non -project action. individual proposal will be reviewed on a project basis under the development regulations in effect of the time of application. C. What existing off -site sources of light or glare may affect your proposal? N/A non project action H:IEDNSP1Comp PlanlSub Area PtanslHighlandslDevelopment Reg DraftslZoning\R 14 Draft Docs1SEPA 1 Checklist. doc d. Proposed measures to reduce or control light and glare impacts, if any: NIA non -project action. The design guidelines regulate lighting to reduce negative impacts. There are no regulations in effect for this area at the present time. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? This is a non -project action. The project is in the vicinity of the North Highlands Community Center and the Highlands Community Center. b. Would the proposed project displace any existing recreational uses? If so, describe. 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. There is an incentive for creating community spaces and public open space in order to receive a bonus in the R-14 zone. Future development would be required to pay Renton's Parks Mitigation Fee. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. 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. The area is served by NE Sunset Boulevard, a major arterial, and Edmonds Ave NE a principal arterial. There is an extensive network of streets, which includes a network of currently un-utilized alleys. H:IEDNSPIComp PlanlSub Area P1anslHighlandslDevelopment Reg DrattslZoninglR-14 Draft Docs1SEPA 12 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. The Highlands is served by multiple transit lines, including routes 105, 240, 908, and 909. C. How many parking spaces would the completed project have? How many would the project eliminate? N!A non project action. The future number of parking spaces in this area will be determined on a project specific basis. In some areas, where alleys exist, access will be required to be taken from the alley for new development projects. This could possibly result in additional on -street parking in some areas. if, as suggested in the transportation analysis, bike lanes are added to some roadways, this may limit some on street parking in those areas. Addition of bike lanes to this area is equally likely to be implemented with or without the proposal. Parking regulations determine the number of off street parking spaces required for each project. The regulations will remain the same for most types of development. For attached dwelling units in the CV zone, the proposed regulations impose an maximum limit for parking per unit at 1.75 spaces per unit. This would apply to the development of new projects in the CV zone and would only limit the number of future spaces, not necessarily existing spaces. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? N/A non project action. Future development must comply with Renton's Development Regulations. The traffic impact analysis suggests a number of street improvements be made to the Highlands subarea. The improvements include a westbound right turn lane and southbound left turn lane for the intersection at NE 121h St at Edmonds Avenue, improved sidewalks, promotion of transportation alternatives through possible implementation of bicycle lane, better definition of on -street parking areas, and additional street lighting. These improvements are suggested for implementation with or without the proposal. 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. 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. This project is likely to result in approximately 37,851 trips per day, this represents an increase in approximately 10,336 trips over the amount projected under full implementation of the existing zoning. Peak volumes are likely to occur at the same time as existing peaks- AM and PM "rush hour". in the attached transportation analysis, the author analyzed the impacts of approximately 28, 772 additional daily trips and found that there was adequate capacity on the existing road system without significant ievel of service reduction. All intersections would operate at LOS C or better H:IEDNSP1Comp PlanlSub Area P1ans\HighlandslDevelopment Reg DraftslZoninglR-14 Draft Docs1SEPA 13 Chccklist. doc except for the intersection at NE 12'y' Street and Edmonds Ave NE. This intersection is currently operating at LOS F. g. Proposed measures to reduce or control transportation impacts, if any: NIA non project action. Transportation impacts will be addressed through City of Renton development regulations at the time of project specific application. Currently, there are several projects that could improve the street network and transportation system in the Highlands including adding tum lanes to the intersection of NE 12"' Street and Edmonds Avenue NE, improving sidewalks, adding bicycle lanes and/or other facilities for non - motorized transportation, better definition of on -street parking areas, and enhanced street lighting. Such improvements are equally likely to occur with or without the proposal. However, some improvements, such as sidewalk and street lighting improvements may be somewhat more likely as redevelopment occurs under the proposal. 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. The proposal could result in an increased capacity in the area of approximately 718 units, or approximately 1292 people, over the current zoning and land use designations. This increase is likely to increase the need for additional public services. b. Proposed measures to reduce or control direct impacts on public services, if any. NIA non project action 16. UTILITIES Circle utilities available at the site electrici naturak gas ate re=service elephon anitary sewe septic system, othe . NIA non -project action 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. NIA non project action. This will be reviewed on a project specific basis and City of Renton development regulations will be applied. The City of Renton is in the process of completing wafer and sewer upgrades in the vicinity of the proposal that will be used to accommodate any future development. 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 H:IEDNSP1Comp P1anlSub Area PlanslHighlandslDevelopment Reg Drafts\ZoninglR-14 Draft Docs1SEPA 14 Checklist. doc 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: 6& 1 -d n Name Printed: Rebecca Lind for City of Renton D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions 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. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? It is unlikely that the proposal would have any affect on the above environmental issues. There will be a likely increase in population and in the number of dwelling units and amount of commercial floor space in this area. All future development will have to comply with all applicable federal, state, and local regulations. It is hoped that future demolition of structures suspected to have lead based paints, asbestos, and other hazardous materials would ultimately result in less future risk from those toxic substances_ Proposed measures to avoid or reduce such increases are: New development would be required to comply with the City's development regulations, including the City's Critical Areas Ordinance. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? There would be no affect on plants, animals, fish, or marine life as a direct consequence of this non project, prezoning proposal. There may be some displacement of existing vegetation to clear lots for future development, which is likely to occur under the both the present conditions and the proposal. Proposed measures to protect or conserve plants, animals, fish, or marine life are: None at this non -project level. Development of additional dwelling units must comply with City of Renton regulations and with Renton's Critical Areas Ordinance. Development that occurs as a result of the proposal will be reviewed for these impacts on a project specific basis. This will include application of design regulations, which require higher landscaping standards, and may increase the amount of vegetation in the area. 3. How would the proposal be likely to deplete energy or natural resources? H:IEDNSMomp P1anlSub Area PIanslHighlandslDevelopment Reg DraftslZoni.nglR-14 Draft Docs1SEPA 15 Checklist.doc The proposed non -project action will not deplete energy or natural resources. Future project level development may impact energy or natural resources slightly, based on the likelihood of additional dwelling units and commercial floor area, but will not deplete them. Development is likely to occur with or without the proposal. Proposed measures to protect or conserve energy and natural resources are: None are proposed at this non project action stage. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? This proposal would likely not use or affect environmentally sensitive areas. At such time that additional dwelling units are developed, they will be subject to City of Renton critical area regulations and development standards that are designed to protect environmentally sensitive areas. Proposed measures to protect such resources or to avoid or reduce impacts are: 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 results in any change of capacity of approximately 718 dwelling units and approximately 126,707 square feet of commercial floor area. This would result in an intensification over the current land use. Intensification is likely to occur in this area without the proposal, up to the maximum capacity allowed by the current regulations. The proposal is compatible with the existing Comprehensive Plan, which designates the majority of this area as a Center Village. The proposed Comprehensive Plan map amendments result in a more consistent application of land use policy over areas that are similarly situated. The entire project is consistent with the City of Renton Business Plan Goals. Proposed measures to avoid or reduce shoreline and land use impacts are: Under the proposal, regulations would require that new development conform to more stringent site development and aesthetic standards than under the current regulations. How would the proposal be likely to increase demands on transportation or public services and utilities? The proposal increases the number of potential vehicle trip ends by approximately 10,336 daily trips over the capacity allowed under the current zoning. Additional population is also likely to make increased demand for public services. H:IEDNSP1Comp P1anlSub Area Plans\ ighlandslDevelopment Reg DraftslZoninga-14 Draft Docs1SEPA 16 Checklist.doc Proposed measures to reduce or respond to such demand(s) are: The transportation analysis shows that there would be adequate capacity for even an additional 28,772 daily trips in the Highlands subarea, without significant reductions in Levels of Service. The analysis makes suggestions for improving the transportation network in the Highlands, but these items are needed whether or not the proposal is adopted. 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. Proponent:LL�'�1�f Name Printed: Rebecca Lind for City of Renton Date: H:IEDNSPIComp P1anlSub Area PlanslHighlandslDevelopment Reg DraftslZoninglR-14 Draft Docs1SEPA 17 Checklist.doc Highlands Zoning and Lad Use Package (Fall 06) Impacts Analysis PROPOSED ZONING Land use type _ _ Gross Acreage Net Acreage Density/FA R Units Retail Sq. Ft Estimated population factor 1.8 Estimated Elementary Pupils .276lunit Estimated Middle School Pupils .0791unii) Estimated High School Pupils (.0701unit Total Estimated Pupils Required Acreage of Neighborho ad Parks (75 sq ft. er arson Estimated Trip Ends ITrip (per unit or I Generation per 1,000 in Vehicle square ft !Trip ends R-14 40.88 32.70 14.D6 457.86 n/a 824.14 126,37 36.17 32,05 194.59 1.42 10.71, 4903.64 R-8 22.55 18.64 6.00T31.92 n/a 194.83 29.87 8.55 7.58 46.00I 0.34 10.71 1159.25 RMF 2.85 2.28 14.00 n/a 57.46 8.81 2.52 2.23 89.31 1357 542-26,' 0.10 3.95 _ _ 6.63 6.638459.24CV- 211.63 CV- Multifamil 24.92 19.94 64.00 n/a 2296.63 352.15 100.80 Mixed Use Housin 18.69 14.95 64.00 0.3065026.37 n/a 1722.47 264.11 75.60 66.98 406-69 2.97 6.63 6344.43 CV- Mixeduse Commerc 6.22 4.98 n/a n/a n1a rVa nla We 40.67 2644.62 CV -Mixed Use Retail 33.23 26-58 0.30347399.71 n!a n/a n1a We n/a n1a 40-67 14128.75 Totals Proposed 149.34 119-47 2830.85 412426.08 5095.53 781.31 223.64 _ 198.16 1203.11 8.77 37851-56 Estimated (Estimated Elementary population Pupils 118) (.2761unit) 831.97' 127.57 Units I Retail Sq. Ft[(factor .462.211 n1a _ 251.55 nla !Estimated jTrip Ends ;(per unit or per 1,000 square ft) 10.71 6.63 j Trip Generation in Vehicle Trip ends EXISTING ZONING Gross Density/FA Ra�0d_use type Acreage 22 Not AcreageeR 8.00 RMF 22.46 17.97 14.00 Estimated Middle School Pupils (.0791unit) 36.51 19,87 110.54 i iEstimated High School Pupils (.0701unit) 32.351 17.61 97.95 Total Estimated !Pupils 196196 44 106.91 Required Acreage of Neighborho ad Parks I(75 sq ft. per person) 1,43 4950.25 1667.79 452.79 2518.73 69.43 386-21 0.78 CV -Housing 27-33 21.86 64.00 1399.30 n/a 594.70 4-34 6.63 9277.33 CV-RetaillCommercial 27.33 21.86 0.30 n/a 285718.75 n/a 3803.50 n/a n/a rua Na n/a 40,67 11620-18 Totals EAsting 149.34 119.47 2113,06 285718.75 583.201 166.93 147.911 898.05 6.55 27515.55 Est VTEs Total Est Est HS Pupils - !Units - Retail Sq. Ft Est Pop. _. fro Est. ES Est MS V C City of Renton Highlands Subarea Plan Land Use Concept El Transportation Analysis April 17, 2006 Prepared for: City of Renton Economic Development, Neighborhoods, and Strategic Planning 1055 South Grady Way Renton, WA 98055 Prepared by: 19 Transportation Engineering NorthWest, LLC Transportation Eff9ineerIng/Operations • Impact Studies ♦ Design Services ♦ Transportation Planning/Forecasting Seattle Office: PO Box 65254 ♦ Seattle, WA 98155 ♦ Office/Fax (206) 361-7333 • Toll Free (888) 220-7333 Emide Office: 816 - 6th Avenue S ♦ Kirkland, WA 98033 ♦ Office (425) 531-0567 ♦ Fax (425) 889-8369 City of Renton Land Use Concept E1 Highlands Subarea Plan Transportation Analysis Table of Contents INTRODUCTION...............................................................................................................................1 ProjectDescription......................................................................................................................1 ProjectApproach.........................................................................................................................4 EXISTING CONDITIONS..................................................................................................................5 Existing Roadway Conditions......................................................................................................5 KeyIntersections.........................................................................................................................7 TrafficVolumes..........................................................................................................................10 Intersection Level of Service.....................................................................................................10 Existing NE Park Drive/NE Sunset Boulevard Capacity............................................................12 Public Transportation Services and Facilities............................................................................14 Nonmotorized Transportation Facilities.....................................................................................16 Parking and Street Illumination Characteristics.........................................................................16 Planned Transportation Improvements......................................................................................16 TRANSPORTATION NEEDS ANALYSIS......................................................................................21 2030 Future Travel Demand Forecasts.....................................................................................21 Intersection Level of Service Impacts........................................................................................23 NE Park Ddve/NE Sunset Boulevard Capacity Impacts............................................................29 PublicTransportation Impacts...................................................................................................29 NonmotorizedImpacts...............................................................................................................30 ParkingImpacts.........................................................................................................................30 Street Illumination Impacts........................................................................................................30 RECOMMENDATIONS...................................................................................................................31 Appendix A — Intersection LOS Analysis Results Appendix B — 2030 Future Year Traffic Volume Estimates "Fratar Forecasts" Transportation Engineering AlorthWest, LLC Page i April 17, 2006 t City of Renton Land Use Concept El Highlands Subarea Plan Transportation Analysis List of Figures and Tables Figure 1: Highlands Subarea Boundary and Vicinity.....................................................................................2 Figure 2: Land Use Concept E1 Site Plan....................................................................................................3 Figure3: Roadway Characteristics...............................................................................................................6 Figure 4: Study Intersection Locations..........................................................................................................8 Figure 5: Existing Channelization and Traffic Control...................................................................................9 Figure 6: 2006 Existing P.M. Peak Hour Traffic Volumes...........................................................................11 Figure 7: 2006 Existing Intersection Level of Service.................................................................................13 Figure 8: Existing Public Transportation Stop Locations.............................................................................15 Figure 9: Nonmotorized Transportation Facilities........................................................................................17 Figure 10: Existing On -Street Parking........................................................................................................18 Figure 11: Existing Street Light Locations...................................................................................................19 Figure 12: 2030 Baseline P.M. Peak Hour Traffic Volumes........................................................................24 Figure 13: 2030 With Concept E9 P.M. Peak Hour Traffic Volumes...........................................................25 Figure 14: 2030 Baseline Intersection Level of Service..............................................................................27 Figure 15: 2030 With Concept E1 Intersection Level of Service.................................................................28 Table 1: Land Use Concept E1— 2030 Conditions.......................................................................................1 Table 2: LOS Criteria for Signalized and Unsignalized Intersections..........................................................10 Table 3: 2006 Existing P.M. Peak Hour Intersection Level of Service........................................................12 Table 4: Existing NE Park Drive/NE Sunset Boulevard Capacity................................................................14 Table 5: Existing Public Transportation Services........................................................................................14 Table 6: 2030 P.M. Peak Hour Intersection Level of Service Impacts........................................................26 Table 7: 2030 Baseline NE Park Drive/NE Sunset Boulevard Capacity.....................................................29 Table 8: 2030 With Concept E1 NE Park Drive/NE Sunset Boulevard Capacity........................................29 P Page ii Transportation Engineering NortnWest, LLC Aril 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 INTRODUCTION The City of Renton Highlands Subarea Plan will address a Vision and comprehensive planning policies for an area with commercial, multi -family, and single-family residential redevelopment in northeast Renton. This transportation analysis was conducted to evaluate transportation needs of potential redevelopment of the Highlands Subarea Plan and recommend suitable mitigation for environmental impacts of the proposed Land Use Concept El. Project Description The Highlands Subarea is located on both sides of NE Sunset Boulevard between NE 231,d Street to the north and NE 51h Street to the south, and from Camas Avenue NE to the west and Olympia Avenue NE to the east. The study area boundary is shown in Figure I This report analyzes future transportation conditions under Land Use Concept E1 (shown in Figure 2). Land Use Concept El is proposed under the City of Renton Highlands Subarea Plan for zoning/density that would be allowed within the current comprehensive plan land use designations (no changes to the comprehensive plan map), but with different zoning. Table 1 summarizes available land use capacity at densities allowed by the current comprehensive plan designation, but with different allowed zoning, as well as resultant land use increases and resulting daily vehicle trip generation. As shown, the net increase in future land uses is estimated at approximately 1,623 residential units and 58,000 square -feet of commercial retail over current land use assumptions by the City in the Highlands Subarea. Table 1: Land Use Conce t E1 — 2030 Conditions Land Use Type Gross Acreage Net Acreage Density/ FAR Residential Units Retail (Sq Ft) Estimated Population Trip Generation in Vehicle Trip Ends CVR-Gotta a 9.25 8,33 12 100 n/a 140 586 CVR-Townhouse 21.59 19.43 21 404 n/a 727 4,328 CVR-Multi-Family0.00 0.00 64 0 n/a 1 0 0 CVC-Multi-Farnily 14.45 13.00 64 832 n/a 1,498 5,518 RMD 18.70 16.83 14 242 n/a 436 2,596 CVC-Mixeduse Housing 10.84 10.18 64 651 n/a 1,172 4,318 CVC-Mixeduse Commercial 3.61 3.39 0.30 n/a 44,329 n/a 1,803 CVC-Retail 19.26 18.11 0.30 n/a 236,637 n/a 9,624 School 7.18 0.00 n/a n/a n/a n/a - Parks/Public Open Space 5.98 5.98 n/a n/a n/a n/a n/a Future Total 110.86 95.25 - 2,230 280,967 3,974 28,772 Existing Park 3.32 - - - Existing Retail - - 223,019 - Existing Residential - 607 - 1,335 Net Change 2.66 - - 1,623 57,948 2,638 - Source: City of Renton Economic Development, Neighborhuods, and Strategic Planning Department, March 2006. (y Page 1 Transportation Engineering Northwest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Transportation Engiring NorthWest, LLC Page 2 VVV neeApril 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 I � .. (Not to Scale) Highlands Subarea Transportation Figure 2 Plan Engineering sand use Concept E 1 Site Plan Renton, WA Northwest, LLC p Land Llse Concept E 1 Transporratlon Ana"s Page 3 Transportation Engineering Northwest, LLC April 17. 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Project Approach The transportation analysis addresses the following elements associated with the Highlands Subarea Plan under Land Use Concept El: ➢ Inventoried existing roadway/intersection conditions and reviewed existing planning documents; ➢ Described and assessed existing transportation conditions in the area; ➢ Discussed planned transportation improvements; ➢ Documented future without -project "baseline" and with Land Use Concept El traffic forecasts and assumptions; ➢ Evaluated intersection level of service needs at 13 study intersections; ➢ Analyzed roadway level of service on NE Park Drive and NE Sunset Boulevard; ➢ Assessed impacts to public transportation, nonmotorized transportation facilities and services, parking, and street lights; and ➢ Recommended transportation improvements measures to facilitate redevelopment of Land Use Concept E1 for the Highlands Subarea Plan. Page 4 Transportation engineering North{iUest, LLC April 17, 2006 City of Renton Highlands Subarea Plan _ Transportation Analysis - Land Use Concept E1 EXISTING CONDITIONS This section includes an inventory of existing roadway conditions, intersection channelization and traffic control, traffic volumes, intersection levels of service, public transportation services and facilities, nonmotorized transportation facilities, and planned roadway improvements. Existing Roadway Conditions The following paragraphs describe general existing roadway conditions affecting site access. Roadway characteristics are also shown in Figure 3. Aberdeen Avenue NE is a two-lane north -south roadway. South of NE 27th Street, the roadway consists of 10-foot travel lanes with a 1- to 2-foot fog line shoulder width and 4- to 5-foot paved shoulders signed as a "walkway." The posted speed limit is 25 mph. Edmonds Avenue NE is a two-lane north -south roadway. Raised sidewalks approximately 5 to G feet wide and/or 4-foot concrete pathways are located on one or both sides of the street. Parking is located along various parts of the roadway. The pavement width varies from 44 feet between NE 16,h Street and NE Sunset Boulevard to 33 feet just north of NE 71h Street. The posted speed limit is 30 mph north of and 25 mph south of NE Sunset Boulevard. Harrington Avenue NE is a two-lane north -south roadway. Raised sidewalks approximately 5 to 8 feet wide and/or 4-foot concrete pathways are located on one or both sides of the street. Parking is located along various parts of the roadway. The pavement width varies from approximately 27 feet at its northern section to 44 feet in the vicinity of NE Sunset Boulevard. The speed limit is posted at 25 mph. Jefferson Avenue NE is a two-lane unchannelized north -south roadway. Between NE 161h Street and NE 12th Street, the roadway consists of 4- to 5-foot concrete pathways and parking on both sides of the street. The total pavement width is 32 feet. In the vicinity of NE 9th Street, the roadway provides parking on both sides of the street with a 4-foot concrete pathway on the east side of the street. The total pavement width varies from 23 to 31 feet. The speed limit is posted at 25 mph. Kirkland Avenue NE is a two-lane north -south roadway. Raised sidewalks approximately 4 to 10 feet wide, 4-foot concrete pathways and/or 13-foot gravel shoulders are located on one or both sides of the street. Parking is located along various parts of the roadway. The pavement width varies from approximately 30 feet in the vicinity of NE 161h Street to 40 feet near NE 101h Street. The posted speed limit is 25 mph. Monroe Avenue NE is a two-lane north -south roadway. South of NE 12th Street, the roadway consists of 5- to 6-foot raised sidewalks and parking on both sides of the street. Travel lanes are approximately 11 to 12 feet. The speed limit is posted at 30 mph. North of NE 121h Street, the roadway provides parking on both sides of the street with 4- to 8-foot gravel shoulders. The total pavement width along this section is 28 feet. The speed limit is posted at 25 mph. Olympia Avenue NE is a two-lane unchannelized north -south roadway. Parking is located on both sides of the roadway. Travel lanes are 11 to 12 feet. The speed limit is posted at 25 mph. Page 5 Transportation Engineering Northwest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 NE 24th NE 2 lanes 30•foot paved sU 2 lanes 25 mph Z 29-foot paved 25 mph lanes t 2lanes 4:4fe:e urb to curb 32 Feet curb to curb mph 25 mph NE 19th St y m � E 2 lanes 34 feet curb to curb i �tSt 2 lanes 32�o5ot paved 25 mph .'`` ` 4 Manes +Center left 60 feet curb to curb 2 lanes Z NE�Sunset Blvd 35 mph 40 feet curb to curb a ,u 25 mph 4 900 w _ 2 lanes 4 lanes + Turn Lane Z 32-foot paved 59 feet curb to curb ' d� 25 mph 35 mph NE 12th St NE Paris Dr E 2 lanes 3G feet curb to curb s . 30 mph 2 lanes NE 44 feet cut*to curb 2 lanes 30 mph 27-foot paved NE 10rh St Z P 31 2lanes -pat ved } NE 9th St P ro Z �+ 2lanes fi 33-foot paved as 2 lanes 25 mph = 33-foot paved 405 N 7th t 2 lanes 2 lae 34-foat npasved LU 32-foot paved 25 mph Z 25 mph 2 lanes � 2 lanes 33-foot paved 31 •foot paved NE 5th t„CY _ 25 mph 900 25 mph 2lanes 32-Foot paved L 2lanes 32-foot 25 mph paved 25 mph (Not to Scale) Highlands Subarea Transportation Figure 3 Plan Engineering NarthWest, LLC Roadway Characteristics Renton, WA Land Use Goncept E1 TrargmFution Analysts 19 Transportation Engineering NorthWest, LLC Page 6 April 17, 2006 City or Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Union Avenue NE is a two-lane north -south roadway. Raised sidewalks approximately 5 to 6 feet wide are provided on both sides of the street in the vicinity of NE Sunset Boulevard. The curb -to - curb pavement width is approximately 43 to 44 feet. The posted speed limit is 30 mph. NE 271h Street is a two-lane east -west roadway. Raised sidewalks about 5 to 6 feet in width and parking are provided on both sides of the street. Travel lanes are generally 11 to 12 feet. The speed limit is posted at 30 mph. NE 12th Street is a two-lane east -west roadway. Raised sidewalks approximately 5 to 7 feet wide are provided on one or both sides of the street. The pavement width varies from 23 feet in the vicinity of Dayton Avenue to 40 feet in the vicinity of Edmonds Avenue NE. In the vicinity of Monroe Avenue NE, the roadway consists of 3- to 5-foot paved shoulders. The south side of the street east of Monroe Avenue NE is signed as a "walkway." The speed limit is posted at 25 mph. SR 900 (NE Park Drive and NE Sunset Boulevard) is an east -west roadway. The roadway consists of 4 to 5 travel lanes. A two-way, center left -turn lane is provided along various sections of this roadway. Travel lanes are 12 feet with 5- to 6-foot wide raised sidewalks on both sides of the street. The posted speed limit is 35 mph. NE 101h Street is a two-lane east -west roadway. Raised sidewalks approximately 4 to 10 feet wide are provided on both sides of the street. The curb -to -curb pavement width varies from approximately 30 feet in the vicinity of Sunset Lane to 40 feet near Index Avenue. The speed limit is posted at 25 mph. NE 7h Street is a two-lane east -west roadway. Raised sidewalks approximately 4 to 7 feet wide and/or 4-foot concrete pathways are provided on one or both sides of the street. The pavement width is generally 32 to 33 feet and provides for parking along various parts of the roadway. The posted speed limit is 25 mph. NE 51h Street is a two-lane east -west roadway with 4- to 5-foot concrete pathways on both sides of the street. The posted speed limit is 25 mph. Key Intersections The following 13 study intersections were chosen to analyze existing levels of service (locations are shown in Figure 4 with existing channelization and traffic control summarized in Figure 5): 1. NE 271h Street / Aberdeen Avenue NE 2. NE 12,h Street / Edmonds Avenue NE 3. NE Park Drive / I-405 SB Ramps 4. NE Park Drive / I-405 NB Ramps 5. NE Park Drive and NE Sunset Boulevard / Sunset Boulevard NE 6. NE Sunset Boulevard f Edmonds Avenue NE 7. NE Sunset Boulevard / Harrington Avenue NE 8. NE Sunset Boulevard / NE 101h Street 9. NE Sunset Boulevard / NE 12th Street 10. NE Sunset Boulevard / Union Avenue NE 11, NE 101h Street / Monroe Avenue NE 12. NE 71h Street / Monroe Avenue NE 13, NE Th Street / Sunset Boulevard NE Page 7 19 Transportation Engineering Northwest, LLC April 17. 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use -Comept El _ SE Bth St N 3btri"SCF -E 31st St - - SF Ma Valle Rd - Project w' Boundaries -- z NE 24thi t � NE 24th S �3 Lu -� -- �- -- .. iNE 20th;St -I'� a ---- i - NE 19t-h Like 0 Z bth St i Washington - -'— LAIb: r, NE S net I'd vi i4'J s y IIN� 1 itli $ N E Pa - �'' { N! -7 -- �`� EOff ' N 8th St 3. ; st I N LAJ j N C' EAhSc- a 0 3i ` I ,, I o{QJ y CO N bth S[ ;, i� '`' E o T ' Z z / I CU -� 7 N 4th St `_` -- Q NE 4th St IS c E 3rd 5 a•{ i =; 1 NE 2ndt _SE 13 nd St I 900 �' `-1 I ` E 13Sth 900 ` 7 169 r- - (Not to Scale) Transportation Highlands Subarea i~igure 4 Plan Engineering NorthWest, LLC Study Intersection Locations Renton, WA Land Use Concept El Transportation Analysis Page S Transportation Engineering NortttWest, LI.0 April 17, 2006 r City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 WE 27th St/Aberdeen Ave Imo n nset Blvd NE CrE sunset Bfid HE Pane or r 7 NE Sunset Blvd/NE t 2th St NE i2nh St Ott WE 7th St/Sunset Blvd WE w x �Trh Sf Transportation Engineering NorthWest, LLC NE 12th St/Edmonds A NE 12t WE Sunset Blvd/Edmonds w nE su'r��jrlar�e � f • HE Sunset Blvd/Union Ave 44 NE Sunse�BlNi �t NE Park Dr/1-405 SB Ramps F `ENE PM Dr WE Sunset Blvd/Harrington i NEESSrmsel BW WE IOdt St/MomDe Ave 4$g€ S NE 10 St Figure 5 Existing Channelization and Traffic Control %9 Transportation Engineering NorthWest, LLC Park Dr/1-405 NB Ramps F F Pal* Dr �y NE Sunset BlvdME IOth St 7 NE iph 5t WE 7th St/Monroe Ave WE t NE 7M St F Legend Traffic Signa .a. Stop Sign ® All -Way Stop](No1 to scare) Highlands Subarea Plan Renton, WA Land Use Concept E1 Tramportation Analysis Page 9 April 17. 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept El Traffic Volumes Figure 6 highlights existing 2006 p.m. peak period turning movements at the 13 study intersections. P.M. peak hour traffic volumes typically represent the highest hourly volume of vehicles passing through an intersection during the 4-6 p.rn. peak period. Since the p.m. peak period volumes usually represent the highest volumes of the average day, existing volumes were collected in the study area for use in evaluating traffic impacts. The City of Renton provided traffic counts at all study intersections. Based on historical traffic volumes indicating an average growth rate of 5 percent per year between 2004 and 2005 in the study area, all traffic counts not counted in the year 2006 were factored by 5 percent per year to estimate year 2006 existing conditions. Intersection Level of Service Level of service (LOS) serves as an indicator of the quality of traffic flow at an intersection or road segment. The LOS grading ranges from A to F, such that LOS A is assigned when no delays are present and low volumes are experienced. LOS F indicates long delays and/or forced flow. Table 2 summarizes the delay range for each level of service at signalized and unsignalized intersections. Table 2: LOS Criteria for Si nalized and Unsi nalized Intersections Level of Service Signalized Intersection Delay Range (sec) Unsignalized Intersection Delay Ran a sec A 510 5 10 B > 10to<_20 > 10to515 C > 20to535 > 15to525 D > 35 to 5 55 > 25 to <_ 35 E > 55to<_80 > 35to:�50 F ?80 �-50 Source: 'Tlighway Capacity Manuar', Special Report 209, Transportation Research Board, 2000, Update. The methods used to calculate the levels of service are described in the updated 2000 Highway Capado Manua! (Special Report 209, Transportation Research Board). Level of service for signalized intersections is defined in terms of control delay, which is a measure of driver discomfort, frustration, and increased travel time. The delay experienced by a motorist is made of up a number of factors that relate to traffic control, geometries, traffic demand, and incidents. Total control delay is the difference between the travel time actually experienced and the reference travel time that would result during base conditions (i.e., the absence of traffic control, geometric delay, any incidents, or as a result other vehicles)_ LOS F at signalized intersections is often considered unacceptable to most drivers, but does not automatically imply that the intersection is over capacity. Jammed conditions could occur on one or all approaches, with periods of long delays and drivers waiting for multiple signal cycles to progress through the intersection. Page 10 Transportation Engineering Northweat, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Page 11 Transportation Engineering NorthWest, LLC Aprll 17, 2006 City of Renton Highlands Subarea Plan_ Transportation Analysis - Land Use Concept Et For unsigrmhzed intersections, a level of service and estimate of average control delay is determined for each minor or controlled movement based upon a sequential analysis of gaps in the major traffic streams and conflicting traffic movements. In addition, given that unsignalized intersections create different driver expectations and congestion levels than signalized intersections, their delay criteria are lower. Control delay at unsignahzed intersections include deceleration delay, queue move -up time, stopped delay in waiting for an adequate gap in flows through the intersection, and final acceleration delay. Intersection LOS were calculated using the methodology and procedures outlined in the 2000 Highway Capacity Manual, Special Report 209, Transportation Research Board using the software program of S nchra 6 for signalized intersections and Hi4hz,y Cabaciiy for unsignalized intersections. Existing p.m. peak hour levels of service at study intersections are summarized in Table 3 and further illustrated in Figure 7. As shown, all signalized intersections and controlled movements at unsignalized intersections operate at LOS B or better under existing conditions. Detailed level of service summary worksheets are provided in Appendix A. Table 3.- 2006 Existina P.M. Peak Hour Intersertion level of Service 1D # Signalized Intersections Traffic Control LOS' Delay' WC' 3 NE Park Or / 1-405 SB Rams Signal B 14 0.71 4 NE Park Dr / 1-405 NB Rams Signal B 17 0.48 5 NE Park Dr / NE Sunset Blvd / Sunset Blvd NE Signal B 11 0.68 6 NE Sunset Blvd / Edmonds Ave NE Signal A 9 0.55 7 NE Sunset Blvd / Harrington Ave NE Signal A 5 0.47 8 NE Sunset Blvd / NE 10th St Signal B 13 0.55 9 NE Sunset Blvd / NE 12th St Signal B 15 0.60 10 NE Sunset Blvd / Union Ave NE Signal B 19 0.64 13 NE 7th St / Sunset Blvd NE Signal A 5 0.40 ID # Unsi nalized Intersections$ Traffic Control LOS' Delay2 V/C3 1 NE 27th Street / Aberdeen Ave NE All -Way Stop 8 11 0.07 2 NE 12th Street / Edmonds Ave NE All -Way Stop 8 15 0.45 11 NE 10th Street / Monroe Ave NE All -Way Stop A 9 0.39 12 NE 7th Street / Monroe Ave NE Eastbound B 11 0.16 Westbound B 12 0.07 Northbound Left A 8 0.04 Southbound Left A 8 0.01 t. Lva analyses are based on mett"Citogies estabt,seed in the Ivvv xgrauy UpLarynaQn&W, 2. belay - Average control delay per vehicle in seconds. 3. V/C — Volume to capacity ratio. Existing NE Park Drive/NE Sunset Boulevard Capacity Existing critical traffic volumes on NE Park Drive/NE Sunset Boulevard were compared to directional capacity thresholds used by King County during the p.m. peak hour under 2006 existing conditions. Peak hour directional capacity assumptions from the King County Recommended Arterial Link Type Capacity Va&es (King County Department of Transportation, Transportation System Planning Section) were used as thresholds. Transportation Northwest, LLC page 12 p engineering April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 19 Page 13 Transportation Engineering Northwest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept Et Table 4 summarizes travel demand on NE Park Drive/NE Sunset Boulevard from west of 1-405 to west of Union Avenue NE. As shown, NE Sunset Boulevard currently operates under capacity. Table 4: Existina NF Park DrivPIKIF SIIngpt RniilPvarri (..anarity Location Geometric Assumptions Two -Way Peak Volumes' One -Way Peak Volumes' Capacity Threshold' Difference West of 1-405 5 2,254 1,236 2,160 924 East of 1-405 4 2,083 1,157 1,930 773 East of Sunset Blvd NE & NE Park Dr 4 2,267 1,185 1,930 745 West of Edmonds Ave NE 4 2,623 1,487 1,930 443 East of Edmonds Ave NE 4 2,267 1,322 1,930 608 East of Harrington Ave NE 5 2,082 1,097 2,160 1,063 North of NE 10th St 5 2,057 1,111 2,160 1,049 South of NE 12th St 5 1,862 947 2,160 1,213 North of NE 12th St 5 1 2,072 1 1,085 2,160 1,075 West of Union Ave NE 5 1 2,232 1 1,131 2,160 1,029 .� . ......,, ..�.�..u..��. a, •.,,,n IYIx A r.ULy y a,ues. Public Transportation Services and Facilities King County -Metro provides public transportation services in the project study area. King County - Metro transit stops are located on NE 161h Street, NE 12th Street, NE Sunset Boulevard, NE 10,h Street, NE 71h Street, Edmonds Avenue NE, Harrington Avenue NE, and Kirkland Avenue NE. King County Metro Routes 105, 111, 240, 908, and 909 serve the project site vicinity. Table 5 summarizes the existing public transportation service routes that are provided within the study area. Transit stop locations along with those that provide shelters are shown in Figure 8. Table 5: Existina Public Transnortatinn SPrvirPc Metro Transit Service Weekday Service Route # Service Locations Days Service Times' Frequency` 105 Downtown Renton and Neighborhoods Daily 4:30 AM- 30-60 12:15 AM 111 Renton, Newcastle, Bellevue, Downtown Seattle Weekdays 5:30 AM- 15.30 9:00 AM 3:30 PM- 7:15 PM 240 Renton, Newcastle, Bellevue Daily 5:15 AM- 30-60 12:30 AM 908 Downtown Renton and Neighborhoods Weekdays, 7:15 AM- 60 Saturdays 7:00 PM 909 Downtown Renton and Neighborhoods Weekdays, 5:45 AM- 60 Saturdays 7:45 PM 2. Service Times appromtmte every 15 minutes and are during weekdays only. 3. Service Frequency shown in minutes and during weekdays only. Page 14 Transportation engineering Northwest, LLC April 17. 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 NE 24th St III � z W < NE 20th St 9, 1..._........_...._..._.... a: 7; i Q Q� r I CI I } d 900 NE 24th NE 19th St i 1VE 16th ;z ?i NE Sunset Blvd a' o 900 6u 9 . W z: _ E I NE 12th St E i li i _ ; -NE 10th St LWC y m aIPA— I a aj o c .�I o C NE 7th St y� z �1 a, �— j a i a n .St -1 cr Legend 'f E General Transit Stop (8) Transit Stop with Shelter (Not to Scale) Transportation Figure 8 Highlands Subarea Plan Engineering Existing Public Transportation Renton, WA Northwest, LLC Stop Locations Land Use Concept El Transportatlon Analysis a N 19th St yA �� I Page 15 Transportation Engineering Northwest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Nonmotorized Transportation Facilities Nonmotorized transportation facilities are abundant within the study area and consist of raised sidewalks, paved walkways, paved or gravel shoulders, and concrete pathways. Nonmotorized facility dimensions are summarized in the Roadway Conditions section of this report. Mid -block crosswalks are located in the vicinity of schools within the study area, most notably on Edmonds Avenue NE south of NE 16th Street, and on Harrington Avenue NE south of Index Avenue and between NE 81h Street and NE 9,h Street. Existing nonmotorized facility types are illustrated in Figure 4. Parking and Street Illumination Characteristics On -street parking and street luminaries are abundant within the study area and are illustrated in Figures 10 and 11. Planned Transportation Improvements A review of the following planning documents was conducted to determine planned transportation improvements in the study area: The City of Renton's Six -Year Transportation Improvement Program's (ITP), 2006-2011, King County's Six -Year Capital IVmvement Program's (CIP), 2006-2011, Sound Transit Projects and Plans, WSDOT Project List, and King County Metro's Six -Year Plan 2002- 2007. King County's 6-year CIP identified no transportation improvements in the project site vicinity. Vehicular Transportation Improvements There are 3 planned transportation -related improvement projects identified in the project vicinity for the six -year period between 2006 and 2011 based on the information provided in the City of Renton's 6gear T7P: ➢ #14: I-405 Improvements in Renton. Discussed below under VSDOT's Project List. ➢ #23: Sound Transit HOV Direct Access. Discussed below under Sound Transit Improvements. ➢ #43: Park -Sunset Corridor. This planning project would develop a long-range transportation plan for this corridor. The results of this Highlands Subarea Plan will likely feed into this proposed corridor study. Sound Transit identified the following transportation improvement: ➢ 1-405/N 8a' Street HOV Direct Access. Construct direct access ramps on I-405 for HOV and transit at N 8th Street to improve transit speed, reliability and access to the North Renton area. The Sound Transit budget for this project is $86,960,000. 19 Page 16 Transportation Engineering NorthWeSt, LLC April 17. 2006 a City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 (Not to Scale) Transportation Figure 4 Highlands Subarea G] Engineering Existing Nonmotorized PlanRenton WA V NortnWest, Lrc Transportation Facilities Land Use ConceptEI Trans mudon Analysis %9 Transportation Engineering NorthWest, LLC Page 17 April 17, 2006 t City of Renton Highlands Subarea Plan Transportation Analysis • Land Use Concept E1 LN --- E 24th St i I _-- NE 24th St i 1 La 1 crl_— zI i z 4- NE 20th St c ` w + NE 19th St l Q Q LU i [.1 �; [ w=AE I th St i f W II ; 1 NE Sunset Blvd i f ■� ' 900 NE 12th St NE Park Qr [ 9;6 i NE loth NE I Oth St ` * , u,, tr NE 9th St ' ' z a a A r„ z ' .ram— ii .- a 405 — 1;ryNE 7th St Lza , � • C i \ NE St 900 Legend / - - General Parking Time -Restricted Parking {Mot to Scale) Highlands Subarea Transportation Figure 10 plan Engineering NorthWest, LLC Existing On -Street Parking Renton, WA Land Use Concept EI Transportation Analysis Transportation Engineering NorthWest, LLC Page 18 April 17, 2006 City of Renton Highlands Subarea Plan _ _ Transportation Analysis - Land Use Concept E1 W W z z--— - - - z o E �, }I a a i u.l 16th St ? z Q. NF { e NE Park Dr cJ NE I. NE Toth St-._� E.9th'� z.,. a Blvd NE 24th 19th Sop NE 12th St NE loth St Z , wi } a z 4 u, NE 9th St < } z a O h lJ ai. c 5 - O 40 NE 7th St z �._ - - � f Q xl � 900 / \ } (Not to scale) I Transportation Highlands Subarea Engineering Fjgu�-e ] ] Plan NarthWest, f.i.0 Existing Street Light Locations i Benton, WA Land Use Concept Et Transportation Analysis Transportation Engineering NorthWest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 The following transportation improvement project was identified on WSDOT's Project List: ➢ I-405; Renton to Bellevue Project SR 169 to I-90. Construct 2 additional general- purpose lanes in each direction. Install ramp meters at 1121h Avenue SE northbound on - ramp to 1-405. Make necessary interchange modifications to accommodate mainline widening. Provide general-purpose direct ramp connections between SR 169 and I-405 to/from the north, and improve interchanges at NE 44th Street, NE 30th Street, NE Park Drive, and SR 169 as part of the widening. Direct ramp junctions currently provided at Sunset Boulevard to/from North I-405 would be replaced at the redeveloped SR 169 split diamond interchange with NE 3rd Street. It should be noted that at the NE Park Drive intersection, a new north leg for northbound on -ramp volumes is assumed instead of the northboand on -ramp volumes entering at the south leg of the intersection. Total funding from all sources is currently at $170,000,000. Public Transportation Service Improvements Sound Transit identified the following public transportation -related improvement: ➢ Express Bus: Parldng Garage and Extension of N 811, Street. Construct a park -and -ride with up to 700 parking stalls for transit riders and construct a segment of new roadway from the proposed park -and -ride (Logan Avenue) to the proposed N $th street direct access ramps at Garden Avenue. This project would provide access to transit service operating along the 1-405 corridor and in Renton. The Sound Transit budget for this project is estimated to be between $60,200,000 and $65,000,000. King County Metro's Six -Year Plan 2002-2007 proposes the following service improvements: ➢ Renton to Bellevue. The target service frequency in 2007 is 15 minutes during the weekday a.m. and p.m. peak hour and 30 minutes during weekday midday hours, weekend hours, and evening hours. ➢ Renton to Seattle CBD. The 2007 target service frequency is 5 to 10 minutes during the weekday a.m. and p.m. peak hour, 15 minutes during weekday midday hours and weekend hours, and 30 minutes during evening hours. For traffic analysis purposes in 2030, all transportation improvements identified above were assumed to be complete under future baseline conditions. Transportation Engineering NorthWest, LLC Page 20 raps station ineerin April 7 7, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 TRANSPORTATION NEEDS ANALYSIS This section documents transportation needs of the proposed Highlands Subarea Plan under Land Use Concept E1 on the surrounding arterial network and study intersections that serve the study area. The discussion includes a summary of the future travel demand forecasts, peak hour traffic volume impacts, impacts on intersection and roadway levels of service at study intersections, public transportation services, nonmotorized facilities, parking, and street illumination. 2030 Future Travel Demand Forecasts Travel demand forecasts were prepared in 2030 under Baseline `without the project" and Land Use Concept E1 conditions using a combination of regional land use forecasting information from the Puget Sound Regional Council refined by the City of Renton. City of Renton 2030 Model The City of Renton's 2030 EMME/2 travel model was used to estimate fixture 2030 forecasts with and without the Highlands Subarea Plan. In 1999, Rao Associates and RST International were retained by the City of Renton to further develop and update the model that had originally been established in 1990. The 1999 model update was comprehensive in nature. The baseyear land use data and network were updated to 1998 conditions, consistent with regional PSRC land use assumptions and model components, while the forecast year was established as 2030. Local 2030 land use forecasts were refined in 1998 and input into the model to determine trip generation, Network revisions were then implemented to complete the 2030 model consistent with regional forecasts. Within the city limits, all principal arterials, minor arterials, and collector arterials are included within the City's 1998 model. A few local streets are included in cases where they provide important network connectivity. Street configurations within the city (direction, lanes, speed limit) were verified by field observation. The baseyear network includes all facilities existing by 1998, while the forecast network includes additional facilities as outlined in Renton's Comprehensive Plan, 1998. Because Renton's Comprehensive Plan places significant emphasis on multimodal transportation options, HOV facilities proximate to the City were modeled with addition detail compared to the PSRC's modeling convention. The PSRC models freeway HOV lanes by adding a single, two-way link parallel to the general-purpose links and ramps are treated as single intersection nodes. In the Renton model however, freeway HOV facilities were modeled as unique, one-way links parallel to the general-purpose freeway links. On 1-405 for instance, a southbound link and a northbound link were added to the network, replacing the two-way HOV link included in the PSRC model. Additionally, HOV direct access ramps were created in detail with unique links for each ramp, rather than just as intersection nodes. Finally, "dummy links" were added prior to and after each ramp location to allow for access and egress between the HOV and general-purpose system. Page 21 Transportation Engineering NarthWest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Intersection -Level Forecasts At the intersection level, a Fratar growth factoring process using successive approximations was used to forecast future interchange intersection turning movements'. First published in the 1954 Highway Research Board Proceedangs, by Thomas J. Fratar, this forecasting distribution method has been applied successfully on many transportation planning and engineering projects. Originally developed to distribute interzonal vehicular trips at a regional or subarea level, the process was later adapted for use in forecasting intersection turning movements. The objective of the successive approximation method is to determine the most logical distribution of vehicle trips expected through an intersection given future conditions of regional development or redistribution of traffic related to infrastructure investment (e.g., widening the I-405 freeway). The procedure is not concerned with the specific techniques and processes used in regional land use and travel demand estimation, which must be prepared regardless of the method used for estimating future trip distributions through an intersection. The procedure does require that arterial -level regional or local forecasts be available to factor the relative changes in traffic entering and leaving a particular intersection or interchange system in a future forecast year. Steps in the estimating the distribution of forecast trips include: 1. Identify relative growth factors between existing and future year conditions for all entering and exiting approaches of an intersection. 2. Distribute the total trips from each entering/exiting approach among the various movements in proportion to the attractiveness of each movement as indicated by variations in growth factors of each intersection leg. 3. The first distribution step produces two tentative results for each intersection turning movement. These tentative pairs are then averaged to obtain the first approximation of the movement. 4. For each intersection approach, the sum of the first approximation volume is divided into the total volume of each intersection leg to obtain a first approximation growth factor, which will be used in the computation of a second approximation process. 5. The original movements for each intersection leg are then distributed into turning movements again in proportion to the turning movements and growth factors obtained in the first approximation process. These volumes are then averaged again, and the process is repeated until conformity or an intersection balance is reached, often around 3 or 4 successive distribution estimations are completed. However, to ensure uniformity, the spreadsheet model developed to forecast turning movements uses 10 successive distribution runs prior to generation of a final turning movement estimate. 1 Forecasting Dish7bu&on of Interzonal Vehimlur Trips by Suscesave Approximations, Highway Research Board Proceedings, lbornas J, Fratar, 1954, pages 376-384. Page 22 Transportation Engineering 111orthllllest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Under the 2030 Baseline and Land Use Concept E1 conditions, existing turning movement counts at all 13 study intersections during the p.m. peak hours were used as "existing 2006 conditions". Comparing the 1998 and 2030 assignments from the City's EMME/2 model, Fratar approximation factors were developed, applied, and calibrated into a Fratar spreadsheet model. An interpolation adjustment was applied to each Fratar approximation factor in order to "backout" traffic from a 2030 estimated to 2006. Estimates of 2030 p.m. peak hour traffic forecasts are provided in Attachment A under Baseline and Land Use Concept El conditions. WSDOT 1-405/NE Park Drive Interchange Forecasts & Geometric Assumptions The Washington State Department of Transportation (WSDOT) provided 2030 p.m. peak hour traffic volumes and roadway geometric assumptions at the I-405/NE Park Drive interchange. Intersection #3 — NE Park Drive at I-405 SB Ramps and Intersection #4 - NE Park Drive at I-405 NB Ramps were the only two intersections that did not use the Fratar growth factoring process to estimate future 2030 p.m. peak hour traffic volumes with and without Land Use Concept El. Baseline 2030 forecasts at these ramp junctions were obtained from WSDOT to ensure consistency with the regional planning and design of I-405 interchange systems. However, forecasts from the City of Renton's 2030 Emme/2 model were used to calculate the growth rate at the two intersections between the Baseline and Land Use Concept E1 in 2030, which was estimated at 1 percent or less. Therefore, at the I-405/NE Park Drive interchange, 2030 p.m. peak hour traffic volumes under Baseline conditions were factored by 1 percent to estimate volumes under Land Use Concept El. The following geometric assumptions at the 1-405/NE Park Drive interchange were provided by WSDOT: ➢ Intersection #3 -- NE Park Drive at I-405 SB Ramps: This intersection would include four through lanes and one right -turn only lane for eastbound movements, double left -turn lanes and two through lanes in the westbound direction, and one left -turn only lane, one shared left -through lane, and one right -turn only lane in the southbound direction. ➢ Intersection #4 - NE Park Drive at I-405 NB Ramps: This intersection would provide double left -turn lanes and two through lanes for eastbound movements, four through lanes and one right -turn only lane in the westbound direction, and one left -turn only lane, one shared left -through lane, and one right -turn only lane in the northbound direction. Intersection Level of Service Impacts Future traffic volumes under Baseline and Land Use Concept El conditions were estimated for p.m. peak hour conditions in the year 2030. The weekday p.m. peak hour "baseline" traffic volumes for year 2030 without Concept E1 are shown on Figure 12. Future traffic volumes with Concept El traffic volumes are illustrated in Figure 13. Future year 2030 traffic volume estimates are provided in Appendix B. Page 23 19 Transportation Engineering NormWest, LLG April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept El Page 24 Transportation Engineering NathWest, LLC April 17, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 27th St/Aberdeen Ave 4 � 5 7NE 0 1J �-285 J5 i 4 5NE271h$I 345 "4• 50 0 5 80 i WE Park Dr/Sunset Blvd NE 7 -4- 1,420 Ar-- 125 NE SI/YSBf SW NE parka R y/ � i 1 i,615- 90 t80 100 • NE Sunset Blvd/NE 12th St � 40 260 9�7f-5 40 E- 205 1 i I�as NEf2NSt 370 t 335 -0- 40 1,030 S0 35 --x WE 7th SStt/$urtset Blvd WE 310 10 15 NE 7rh & 4f 135 Transportation Engineering Northwest, LLC WE 12th St/Ednlonds Ave R- 280 25 115 38S E 220 60 NE 12ih S1 175 50 105 75 45 WE Park Dr/1-405 SB Ram 790 625 t— 645 325 NEPaFk Dr 1,465 3 190 NE Sunset Blvd/Edmonds NE Sunset Blvd/Harrington 1 � 10 ; � 25 130 80 10 F 1,195 15 2S 20 F 1,075 N95 � I15 ENE E Sunset RVO sulmaw 1,630-*- 170 65 45 1,065 --1" TO 20 100 300-4k 30 --Ik • NE sunset Blvd/Union Ave NE I OM SUMwroe Ave 90 30 195 155 75 F 1,160 5 130 35 -9-- 210 155 I[I ,-NE 90 Sunset RVO r NE IM Sf 1,080-41" 60 115 195 315 --)P- 25 12 75 60 55 --* Figure 13 2030 With Concept El P.M. Peak Hour Traffic Volumes • NE Park [)r/1 405 NB RXM 285 F 880 NE Pao Dr 820 - 4t 2/ 1,275 i 90 375 It z /NE I OM St 60 7.NE -60 ' 5 fQ1i. 20 - t 85 -> 45 1,250 145 35 --4k NE 7th St/Monroe Ave WE 4 �5 20 175 255 f- 30 i j i X-25NE 7M$I 50 -40, 85 195 25 Ba � 9 (Not to Scale) Highlands Subarea Plan Renton, WA Land Use Concept El Tramportatlan Analysis Page Transportation Engineering Northwest, LLC April 17, 2Q0606 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 The intersection LOS analysis results for the weekday p.m. peak hour under 2030 conditions with and without the proposed Concept E1 are summarized in Table 6 at all study intersections (LOS also shown in Figures 14 and 15). Table 6: 2030 P.M. Peak Hour Intersection Level of Service Impacts 1D # Signalized Intersections Traffic Control 2030 Without Conce t E1 2030 With Con ce t E1 LOS' Dela z V/C' LOS' Dela x V/C3 3 NE Park Dr / 1-405 SB Ramps Signal B 12 0.65 B 12 0.66 4 NE Park Dr / 1-405 NB Ramps Signal C 23 0.74 C 23 0.75 5 NE Park Dr / NE Sunset Blvd / Sunset Blvd NE Signal B 11 0.76 B 11 0.76 6 NE Sunset Blvd / Edmonds Ave NE Signal C 27 0.93 C 27 0.94 7 NE Sunset Blvd / Harrington Ave NE Signal A 7 0.47 A 7 0.47 8 NE Sunset Blvd / NE 1 Oth St Signal B 15 0.77 B 15 0.77 9 NE Sunset Blvd / NE 12th St Signal C 32 0.88 C 31 0.87 10 NE Sunset Blvd / Union Ave NE Signal C 26 0.79 C 26 0.78 13 NE 7th St / Sunset Blvd NE Signal A 7 0.52 A 5 0.44 ID # Unsi nalized Intersections' Traffic Control 2030 Without Conce t E1 2030 With Con ce t E1 LOS' Delay' V/C' LOS' Dela z V/C3 1 NE 27th Street / Aberdeen Ave NE All -Way Stop B 13 0.48 B 14 0.49 2 NE 12th Street / Edmonds Ave NE All -Way Stop �� 14 0.52 i 1 NE 1 Oth Street / Monroe Ave NE All -Way Stop B C 20 0.61 12 NE 7th Street / Monroe Ave NE EB C 20 0.42 C 18 0.41 WB C 20 0.19 C 19 0.21 NB Left A 8 0.07 A 8 0.07 SB Left A 8 0.02 A 8 0.02 1. LOS analyses are based on methodologies established in the 2000 H�hrgy Coado Mamval. 2. Delay - Average control delay per vehicle in seconds. 3. V/C - Volume to capacity ratio. As shown above, all signalized intersections and stop controlled movements at unsignalized intersections would operate at LOS C or better except for the NE 12th Street at Edmonds Avenue NE intersection, which would operate at LOS F under 2030 conditions with and without Land Use Concept El. For this intersection to operate at an acceptable LOS, a westbound right -turn lane and southbound left -turn lane would need to be provided for the intersection to operate at LOS C under both with and without Concept El conditions. Detailed LOS analysis worksheets at all study intersections are provided in Appendix A- ' NorthWest, LLC Page 26 Transportation Engineering April 17, 2006 City of Renton Hi hlands Subarea Plan Transportation Analysis - Land Use Concept E1 Page 27 Transportation Engineering Northwest, LLC April 77, 2006 City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Transportation Engineering NorthWest, LLC Page 26 April 17, 2006 t 41 - City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 NE Park Drive/NE Sunset Boulevard Capacity Impacts Tables 7 and S summarize travel demand on NE Park Drive/NE Sunset Boulevard from west of I- 405 to west of Union Avenue NE in 2030 without "baseline" and with the proposed Concept E1 of the Highlands Subarea Plan. As shown below, under future 2030 conditions with and without Concept El, all roadway sections analyzed along NE Park Drive/NE Sunset Boulevard would operate below capacity. The section located west of Edmonds Avenue NE would operate at capacity, but all other roadway sections would operate well within their relative capacity levels in 2030 with and without Concept El. Table 7- 2030 Baseline NF Park nrivp./NF Si insat Rni dpvard Canarity Location Geometric Assumptions Two -Way Peak Volumes' One -Way Peak Volumes' Capacity Threshold' Difference West of 1-405 6/turn channel 3,060 1,640 3,060 1,420 East of 1-405 6 2,780 1,630 2,850 1,220 East of Sunset Blvd NE & NE Park Dr 4/turn channel 3,320 1,780 2,160 380 West of Edmonds Ave NE 4/turn channel 3,610 2,120 2,160 40 East of Edmonds Ave NE 4/turn channel 2,995 1,685 2,160 475 East of Harrington Ave NE 4/turn channel 2,415 1,220 2,160 940 North of NE 10th St 4/turn channel 2,470 1,340 2,160 820 South of NE 12th St 4/turn channel 2,235 1,130 2,160 1,030 North of NE 12th St 4/turn channel 2,720 1,440 2,160 720 West of Union Ave NE 4/turn channel 2,825 1,425 2,160 735 t. aource: evng t-ounty Recommended unk Type Capaary values. Table 8: 2030 With Concent F1 NF Park Drive/NF Sunset Roulevard Canaritv Location Geometric Assumptions Two -Way Peak Volumes' One -Way Peak Volumes' Capacity Threshold' Difference West of 1-405 6/turn channel 3,090 1,655 3,060 1,405 East of 1-405 6 2,815 1,650 2,850 1,200 East of Sunset Blvd NE & NE Park Dr 4/turn channel 3,340 1,795 2,160 365 West of Edmonds Ave NE 4/turd channel 3,625 2,130 2,160 30 East of Edmonds Ave NE 4/turn channel 2,985 1,685 2,160 475 fast of Harrington Ave NE 4/turn channel 2,400 1,215 2,160 945 North of NE 10th St 4/turn channel 2,455 1,330 2,160 830 South of NE 12th St 4/turn channel 2,215 1,120 2,160 1,040 North of NE 12th St 4/turn channel 2,715 1,440 2,160 720 West of Union Ave NE 4/turn channel 2,800 1,415 2,160 745 J. Jourcc: rung Lounry Recommended Link Type Capacity Values. Public Transportation Impacts Given the numerous existing transit stops, routes/services, and shelters located throughout the Highlands Subarea, no additional public transit services or facilities are necessary to support Land Use Concept El. Tra on En ineefi NorthWest, LLC Page 29 VVV fit' 9 ^� April 17, 2006 ` I S City of Renton Highlands Subarea Plan Transportation Analysis - Land Use Concept E1 Nonmotorized Impacts Raised sidewalks, paved walkways, concrete pathways, and/or paved/gravel shoulders are provided throughout the Highlands Subarea. The concrete pathways are however, in poor condition along some roadway sections (most notably on Edmonds Avenue NE south of NE 9th Place and Kirkland Avenue near its most northern section within the study site). The reconstruction of these to improve them as concrete pathways or change to raised sidewalks should be considered. No bicycle lanes are known to be located within the Highlands Subarea. To promote a variety of transportation alternatives, consideration for bicycle lanes, facilities, or routes is recommended on appropriate routes within the Highlands Subarea, including but not limited to Edmonds Avenue NE, Harrington Avenue NE, Kirkland Avenue NE, NE 16th Street, NE 12th Street, NE 91h Street, and NE 7th Street. These bicycle facilities should be coordinated with other existing and future trails or bikeway systems in the vicinity of the Highlands Subarea. No additional nonmotorized measures are anticipated as part of Land Use Concept El. Parking Impacts Given the abundance of on -street parking within the Highlands Subarea, no additional on -street parking stalls are expected to be required as part of Land Use Concept El. However, if bicycle lanes are to be provided within the study area as previously identified, on -street parking may be impacted by installation of on -street bicycle facilities. Additionally, although there is an abundance of on -street parking, parking stalls and sections are not always distinguishable from travel lanes (i.e., parking at times becomes a "free for all") or it is simply not clear if on -street parking is acceptable or allowed. Therefore, as part of redevelopment and future transportation improvements, on -street parking allowances throughout the Highlands Subarea should be better defined whether by the use of street signs, painted areas, or fog lines. Street Illumination Impacts Given the abundance of street luminaries located within the Highlands Subarea, no additional street illumination are anticipated to be required as part of Land Use Concept El. As redevelopment is allowed, consideration for street illumination per City design standards should be continued. Page 30 Transportation Engineering Northwest, LLC April 17. 2006 City of Renton Highlands subarea Plan Transportation.Analysis - Land Use Concept E1 RECOMMENDATIONS For the proposed Highlands Subarea Plan, an inventory and summary of existing transportation conditions was performed. Additionally, future 2030 transportation needs under Land Use Concept E1 were analyzed for peak hour traffic volume impacts, impacts on levels of service at study intersections, arterial roadway thresholds serving the site area, public transportation services, nonmotorized facilities, parking, and street illumination. As a result of the transportation analysis, the following recommendations are proposed as part of implementation of Land Use Concept E1: ➢ The NE 12,h Street at Edmonds Avenue NE intersection would require a westbound right - turn lane and southbound left -turn lane for the intersection to operate at an acceptable LOS with and without Land Use Concept E1 in 2030. ➢ There are certain existing concrete pathway sections that are currently in poor condition and should be considered for reconstruction or be improved to raised sidewalks. ➢ To promote a variety of transportation alternatives, consideration for bicycle lanes, facilities, or routes is recommended on appropriate routes within the Highlands Subarea. ➢ If bicycle lanes are to be provided within the study area as discussed above, on -street parking may impacted. As such, before ors -street bicycle facilities are considered, evaluation of on - street parking impacts should be conducted. ➢ Existing on -street parking sections along roadways within the Highlands Subarea Plan should be better defined and distinguishable from travel lanes, whether by the use of street signs, painted areas, or fog lines. ➢ As redevelopment is approved, consideration for street illumination per City design standards should be continued. Page 33 19 Transportation Engineering NormWest., i_LC April 17, 2006