HomeMy WebLinkAboutZoning Code Amends - R-10 & R-14 Density, Lot Size (1/25/1999) ®r
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CITY OF RENTON
CITY CLERK'S DIVISION
MEMORANDUM
DATE: 4/23/99
TO: Recipients of Ordinance #4773 as sent 3/25/99
FROM: Bonnie Walton, Records Specialist
SUBJECT: Correction of Ordinance #4773
Following adoption of Ordinance No. 4773 (amending R-10 & R-14 zones) on March
22, 1999, staff discovered that the language related to R-10 zone exemptions from site
plan review is ambiguous and could be interpreted to exempt "shadow plats". The City
Attorney and City Clerk have agreed that the two affected sections (4-9-200.C.2.h and
4-9-200.C.2.i) could be corrected as a "scrivener's error."
Therefore, attached replacement page #28 of this ordinance is being sent for your
records. If you have any questions, please contact Marilyn J. Petersen, Renton City
Clerk at 425-430-6502.
Thank you.
Enclosures: (1)
J
•�� ORDINANCE NO. 4 7 7 3
d. Opening headers, size and material,
e. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction, including
connection details,
f. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors,
and anchor bolts,
g. Special details as needed, (i.e., stairs, fireplaces, special construction), and
h. Insulation of walls, slab, floors, and roof/ceiling.
SECTION XII. Subsection 4-9-200.B.1.a of Chapter 9, Procedures and Review Criteria, of Title
IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby deleted:
SECTION XIII. Section 4-9-200.0 of Chapter 9, Procedures and Review Criteria, of Title IV
(Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended by adding the following subsections:
C.2.h: In the R-10 Zone, all development categorically exempt from the State Environmental Policy Act (RCW
43.21C and WAC 197-11) and under RMC 4-9-070, Environmental Review Procedures, excluding shadow platting of two
or more units per section 4-2-110.F.
C.2.i: In the R-10 Zone, development of detached or semi-attached dwelling units where part of a subdivision
application.
SECTION XIV. Subsections 4-9-200.D.3.a and 4-9-200.D.4 of Chapter 9, Procedures and Review
Criteria, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" are hereby amended to read as follows:
D.3.a; One hundred (100) semi-attached or attached residential units;
D.4: Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is
adjacent to or abutting the following residential zones: RC, R-1, R-5, R-8 and R-10.
SECTION XV. Section 4-11-040 of Chapter 11, Definitions, of Title IV (Building Regulations), of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended by deleting the definitions of DUPLEX and DWELLING UNIT, ATTACHED, and adding the
following definitions:
28
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Amends ORD Ii's 4466, 4502,
*Now " '° 4631, 4722
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 4773
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING TITLE IV (DEVELOPMENT REGULATIONS), OF
ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL
ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY
AMENDING THE RESIDENTIAL-10 DU/ACRE (R-10) AND THE
RESIDENTIAL-14 DU/ACRE (R-14) ZONES.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I. Section 4-2-020.G of Chapter 2, Land Use Districts, of Title IV (Building
Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended to read as follows:
G. RESIDENTIAL-10 DU/ACRE (R-10):
The Residential-10 Dwelling Units Per Acre Zone (R-10) is established for medium
density residential development that will provide a mix of residential styles including detached
dwellings, semi-attached dwellings, attached townhouse and attached flat dwellings. It is designed
to encourage residential areas with better use of common and private open space, greater privacy
and more energy and resource efficient homes. The R-10 Zone is intended for areas that are
designated as Residential Options (RO) on the Comprehensive Plan Land Use Map.
The intent of this Zone is twofold: (1) to create new residential neighborhoods on larger
parcels of land in a "traditional neighborhood" development style and (2) create high quality infill
development that increases density while maintaining the single family character of the existing
neighborhood.
1
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400 ORDINANCE NO. 4773
SECTION II. Sections 4-2-060, B, RESIDENTIAL, Subheadings Single Family, Multi
Family, and Other Residences and Lodging, and 4-2-060.G, SERVICES, Subheadings Day Care
Services and Health Services of Chapter 2, Land Use Districts, of Title IV (Building
Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of
Renton,Washington" are hereby amended to read as follows:
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`�... ORDINANCE NO. 4773
SECTION III. Sections 4-2-070.A, B, C, D, F, G, H, I, J, K, L, M and 0, USES,
RESIDENTIAL, of Chapter 2, Land Use Districts, of Title IV (Building Regulations), of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington" are hereby amended to read as
follows:
4-2-070.A: Subheading Single Family, is amended to read as follows:
4-2-070.A RESOURCE CONSERVATION (RC)
USES: TYPE:
RESIDENTIAL
Detached/Semi-attached Dwellings
Detached dwelling P#113
4-2-070.B: Subheadings Single Family and Multi Family are hereby amended to read as follows:
4-2-070.B RESIDENTIAL-1 DU/AC (R-1)
USES: TYPE:
RESIDENTIAL
Detached/Semi-attached Dwellings
Detached dwelling P#113
Attached Dwellings
Flats or townhouses, no greater than 2 units total P
per building (existing legal)
4-2-070.C: Subheadings Single Family and Multi Family are hereby amended to read as follows:
4-2-070.0 RESIDENTIAL-5 DU/AC (R-5)
USES: TYPE:
RESIDENTIAL
Detached/Semi-Attached Dwellings
Detached dwelling P #113
Attached Dwellings
Flats or townhouses, no greater than 2 units total per P
building (existing legal)
5
ORDINANCE NO. 47 7 3
4-2-070.D: Subheadings Single Family and Multi Family are hereby amended to read as follows:
4-2-070.D RESIDENTIAL-8 DU/AC (R-8)
USES: TYPE:
RESIDENTIAL
Detached/Semi-Attached Dwellings
Detached dwelling P#113
Attached Dwellings
Flats or townhouses, no greater than 2 units P
total per building (existing legal)
4-2-070.F: Subheadings Single Family and Multi Family are hereby amended to read as follows:
4-2-070.F RESIDENTIAL-10 DU/AC (R-10)
USES: TYPE:
RESIDENTIAL
Detached/Semi-attached Dwellings
Detached dwelling P#113
Semi-attached dwelling P#114
Attached Dwellings
Townhouses, up to 4 consecutively attached P244
Flats no greater than 4 units total per building P244
Flats or townhouses (existing legal) P
4-2-070.G: Subheadings Single Family, Multi Family, Other Residences and Lodging, Day Care
Services, and Health Service are hereby amended to read as follows:
4-2-070.G RESIDENTIAL-14 DU/AC (R-14)
USES: TYPE:
RESIDENTIAL
Detached/Semi-Attached Dwellings
Detached dwelling P#113
Semi-attached dwelling P#114
Attached Dwellings
Townhouses up to 3 consecutively attached P#183
Townhouses over 3 consecutively attached S#184
Flats S#184
Flats with townhouses in 1 structure S#184
6
`�.. ORDINANCE NO. 4 7 73 �..
USES: TYPE:
Other Residences and Lodging
Adult family home P
Bed and breakfast AD#29
Group homes II,for 6 or less P
Group homes II,for 7 or more H
Day Care Services
Family day care AC
Day care centers H #182
Adult day care I, maximum 4 on residential AC
property
Adult day care I, maximum 12 on AC
nonresidential property
Adult day care II, 5+on residential property H
Adult day care II, 13+on nonresidential H #182
property
Health Services
Convalescent centers and nursing homes H
Hospitals, sanitariums or similar uses H
4-2-070.H: Subheadings Single Family and Multi Family are hereby amended to read as,follows:
4-2-070.H RESIDENTIAL MULTI-FAMILY (RM)
USES: TYPE:
RESIDENTIAL
Detached/Semi-Attached Dwellings
Detached dwelling (existing legal) P
Detached dwelling, expansion of AD
Attached Dwellings
Flats or townhouses (existing legal) P
Flats or townhouses P#113
4-2-070.I: Subheadings Single Family and Multi Family are hereby amended to read as follows:
4-2-070.I CONVENIENCE COMMERCIAL (CC)
USES: TYPE:
RESIDENTIAL
Detached/Semi-attached Dwellings
Detached dwelling (existing legal) P
Attached Dwellings
Flats S#120
7
►+ ORDINANCE NO. 4 7 7 3 4114001
USES: TYPE:
4-2-070.J: Subheading Multi Family is hereby amended to read as follows:
4-2-070.J CENTER NEIGHBORHOOD (CN)
USES: TYPE:
RESIDENTIAL
Attached Dwellings
Flats or townhouses (existing legal) P
Flats or townhouses P #116
4-2-070.K: Subheading Multi Family is hereby amended to read as follows:
4-2-070.K CENTER SUBURBAN (CS)
USES: TYPE:
RESIDENTIAL
Attached Dwellings
Flats or townhouses P#116
Flats or townhouses (existing legal) P
4-2-070.L: Subheading Multi Family is hereby amended to read as follows:
4-2-070.L COMMERCIAL ARTERIAL (CA)
USES: TYPE:
RESIDENTIAL
Attached Dwellings
Flats or townhouses S#107
4-2-070.M: Subheadings Single Family and Multi Family are hereby amended to read as follows:
4-2-070.M CENTER DOWNTOWN (CD)
USES: TYPE:
RESIDENTIAL
Detached/Semi-Attached Dwellings
Detached dwelling (existing legal) P
Detached dwelling S#206
Attached Dwellings
Flats or townhouses P#76
8
`'r..•. ORDINANCE NO. 4 7 7 3 Nfte
4-2-070.0: Subheading Multi Family is hereby amended to read as follows:
4-2-070.0 CENTER OFFICE RESIDENTIAL (COR)
USES: TYPE:
RESIDENTIAL
Attached Dwellings
Flats or townhouses P #119
SECTION IV. Subsections 4-2-080.A.6, 76, 107, 114, 115, 116, 119, 120, 182, 185, 206, 250,
251 and 252 of Chapter 2, Land Use Districts, of Title IV (Building Regulations), of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington" are hereby amended to read as
follows:
6. RESERVED.
76. Multi-family residential may also be located in a mixed use building of commercial and residential uses.
Residential uses shall not be located along the street frontage on the ground floor in the"Downtown Pedestrian
District". Density shall be consistent with Section 4-2-120B, Development Standards for Commercial Zoning
Designations.
107. Multi-family residential uses located in a structure that is restricted solely to residential uses shall be subject to the
development standards as specified in the Multi-Family Zone, Community Center, (RM-C), RMC 4-2-110F.
Density shall be consistent with Section 4-2-120A, Development Standards for Commercial Zoning Designations.
Projects reviewed under RMC 4-9-200, Site Plan Review, may be required to build a ten foot (10') high ceiling for
the first story of a building constructed solely for residential use, in order to maintain the long-term potential for
conversion to commercial usage.
114. No more than two (2) units may be consecutively attached. Subject to the density limitations located in the
development standards for this Zone.
115. RESERVED.
116. Commercial and residential uses may be located within the same structure. Residential only structures must be
unified with existing or planned commercial uses by similar design themes, pedestrian access, and compatible
lighting and signage. Density shall be consistent with Section 4-2-120A, Development Standards for Commercial
Zoning Designations.
119. These uses may also be located in mixed use building of commercial and residential uses. Density shall be
consistent with Section 4-2-120B, Development Standards for Commercial Zoning Designations.
120. These uses are permitted when located in mixed use building of commercial and residential uses. Size and
location of these uses will be reviewed as part of site plan approval. No residential uses are allowed on the first
floor. Density shall be consistent with Section 4-2-120A, Development Standards for Commercial Zoning
Designations.
182. Subject to applicable commercial/civic development standards of Section 4-2-110F, Development Standards for
Residential Zoning Designations.
9
yh
11460 ORDINANCE NO. 4 7 7 3
185. Administrative approval under the Site Plan Review section for new neighborhood gardens with an area smaller
than ten (10) acres. Hearing Examiner approval, under the Site Plan Review section,for new neighborhood
gardens with an area of ten (10) acres or larger.
206. The single family residence shall not be located on a lot platted after the effective date of this subsection (March 2,
1997).
The lot size is not greater than six thousand (6,000) square feet.
The single family residence will be located on a block where a minimum of seventy percent(70%) of the land area
of the block is utilized for single family residential purposes.
The single family residence will not be located in the"Downtown Core Area"as defined in RMC 4-2-080C, or along
a street classified as a"principal", "minor", or"collector"arterial in the Renton Arterial Street Plan.
The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment
authority by the City of Renton, whichever occurs first. Subsequently,the units developed under this subsection
shall be treated as primary permitted uses.
250. RESERVED.
251. Administrative approval under the Site Plan Review section for new neighborhood or community parks which are
smaller than ten (10) acres. Hearing Examiner approval, under the Site Plan Review section,for new
neighborhood or community parks which are ten (10) acres or larger. Consistency with the City of Renton Parks
and Trails Master Plan. Subject to applicable commercial/civic development standards of Section 4-2-110F,
Development Standards for Residential Zoning Designations.
252. Accessory to a public or quasi-public use.The collection station is portable and temporary(not to exbeed ninety
(90) calendar days out of each year).The collection station is not located on any public right-of-way unless a right-
of-way use permit is granted by the Board of Public Works.The property owners or managers shall keep the area
surrounding the recycling station maintained and clean of debris. Subject to applicable commercial/civic
development standards of Section 4-2-110F, Development Standards for Residential Zoning Designations.
SECTION V. Section 4-2-110.F of Chapter 2, Land Use Districts, of Title N (Building Regulations), of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended to read as follows:
10
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U)
ORDINANCE NO. 4 77 3
SECTION VI. Subsections 4-2-110.H.14, 18, 19, 20, 22 and 25 of Chapter 2, Land Use Districts,
of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of
Renton, Washington" are hereby amended to read as follows:
14. Density and Unit Size Bonus: Purpose:The bonus provisions are intended to allow greater flexibility in the
implementation of the purpose of the R-14 designation. Bonus criteria encourage provision of aggregated open
space and rear access parking in an effort to 5stimulate provision of higher amenity neighborhoods and project
designs which address methods of reducing the size and bulk of structures. Applicants wishing such
bonuses must demonstrate that the same or better results will occur as a result of creative design solutions that
would occur with uses developed under standard criteria.Permitted Bonuses:The following bonuses may be
achieved independently or in combination:
a. Bonus Densities: Dwelling unit density may be increased from 14 units per net acre, to a range of 15 to 18 units per net
acre. Densities of greater than 18 units per net acre are prohibited.
b. Bonus Dwelling Unit Mix/Arrangement: Dwelling units permitted per structure may be increased as follows:
(i) Primary Uses: A maximum of 4 units per structure,with a maximum structure length of 100'.
(ii) Secondary Uses: A maximum of 8 units per structure with a maximum structural height of 35', or 3 stories and a
maximum structural length of 115'.
Bonus Criteria:To qualify for one or both bonuses the applicant shall provide either:
a. Alley and/or rear access and parking for 50%of primary uses or secondary use townhouses, or
b. Civic uses:
(i) Community meeting hall,
(ii) Senior center,
(iii) Recreation center, or
(iv) Other similar uses as determined by the Zoning Administrator, or
c. A minimum of 5%of the net developable area of the project in aggregated common open space. Common open space
areas may be used for any of the following purposes:
(i) Playgrounds, picnic shelters/facilities and equipment,village greens/square,trails,corridors or natural.
(ii) Structures such as kiosks, benches,fountains and maintenance equipment storage facilities are permitted provided
that they serve and/or promote the use of the open space. To qualify as common open space an area must
meet each of the following conditions:
(i) function as a focal point for the development,
(ii) have a maximum slope of 10%,
(iii) have a minimum width of 25', except for trails or corridors,
(iv)be located outside the right-of-way,
22
ORDINANCE NO. 4 7 7 3 ..�
(v) be improved for passive and/or active recreational uses,
(vi) be improved with landscaping in public areas, and
(vii) be maintained by the homeowners association if the property is subdivided, or by the management organization as
applies to the property if the property is not subdivided. Developments which qualify for a bonus shall also
incorporate a minimum of 3 features selected from the improvements options as described below:
a.Architectural design which incorporates enhanced building entry features (e.g., varied design materials, arbors and/or
trellises, cocheres, gabled roofs).
b. Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool,
spa/jacuzzi.
c. Enhanced ground plane texture or color(e.g., stamped patterned concrete, cobblestone, or brick at all building entries,
courtyards, trails or sidewalks).
d. Building or structures incorporating bonus units shall have no more than 75%of the garages on a single facade.
e. Surface parking lots containing no more than 6 parking stalls separated from other parking areas by landscaping with a
minimum width of 15'.
f. Site design incorporating a package of at least 3 amenities 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.
18. RESERVED.
19. The goal of the R-10 Zone is to permit a range of detached, semi-attached and attached dwelling units. Detached
dwelling units include traditional detached single family houses as well as semi-attached units. Attached
residences include townhouses and flats. A maximum of 4 units may be consecutively attached.
20. For existing parcels which are a maximum size of 1/2 acre, as of the effective date hereof, and which are
proposed to be developed with townhouse development, an exemption from lot width or depth requirements may
be permitted if the Reviewing Official determines that proposed alternative width standards are consistent with Site
Plan Review section criteria.
22. Semi-attached dwellings,townhouses,flats, and attached accessory structures.
25. Includes principal or minor arterials as defined in the Arterial Street Plan. Arterial streets within the Central
Business District—bounded by the Cedar River, FAI 405 Freeway, South 4th Street, Shattuck Avenue South,
South Second Street, and Logan Avenue South—shall be exempt from this setback requirement.
SECTION VII. Sections 4-2-120.A and B of Chapter 2, Land Use Districts, of Title IV (Building
Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"
are hereby amended by adding the Subheading of DENSITY which reads as follows:
23
11111, *Oil
a)
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''4 ., ORDINANCE NO. 4 7 73
SECTION VIII. Subsection 4-2-120.0 of Chapter 2, Land Use Districts, of Title IV
(Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City
of Renton, Washington" is hereby amended by adding the following subsection which reads as
follows:
32. Where included, affordable units must meet the provisions of housing element of the
Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can
be provided for a portion of the property which may be contaminated, a transfer of density may be
allowed for other portions of the site.
Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre may be allowed;
provided there is a balance of height, bulk and density established through a floor area ratio system
and/or a master plan to be decided at the time of site plan review.
Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provision may be
allowed; provided, there is a balance of height, bulk and density established addressing the
following public benefits: a) Provision of continuous pedestrian access to the shoreline consistent
with requirements of the Shoreline Management Act and fitting a circulation pattern within the site,
b) Provision of an additional twenty five foot (25') setback from the shoreline above that required by
the Shoreline Management Act, c) Establishment of view corridors from upland boundaries of the
site to the shoreline, d) Water Related Uses. If the applicant wishes to reach these bonus
objectives in a different system, a system of floor area ratios may be established for the property to
be determined at the time of site plan review as approved by Council.
SECTION IX. Section 4-3-010.A.1 of Chapter 3, Environmental Regulations and
Special Districts, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended to read as follows:
A.1. Within one thousand feet (1,000') of any residential zone (RC, R-1, R-5, R-8, R-10, R-14,
RM, COR or RMH) or any detached, semi-attached, attached, or manufactured residential use.
SECTION X. Section 4-8-120.B of Chapter 8, Permits and Decisions, of Title IV
(Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City
of Renton, Washington" is hereby amended by changing the Subheadings of Architectural Plans,
Commercial/Industrial/Multi Family and Architectural Plans, Single FamilyDuplex to read as
follows:
25
•
N
C
(r)
o
z N
W
U
z
Q C 0
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Q) N
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< q
ORDINANCE NO. 4 7 7 3 'owe
SECTION XI. 4-8-120.D of Chapter 8, Permits and Decisions, of Title IV
(Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington" is hereby amended by changing the following definitions to
read as follows
4-8-120.D.1. Definitions A:
Architectural Plans, Commercial, Industrial, Attached Dwellings with 3 or More Units: A twenty four
inch by thirty six inch (24"x 36") plan prepared by an architect licensed in the State of Washington (unless
project exempted by WAC 18-04-410) drawn at a scale of one-eighth inch equals one foot (1/8" = 1') or
one-fourth inch equals one foot (1/4" = 1') (or other size or scale approved by the Building Official) clearly
indicating the information required by the"Permits" section of the currently adopted Uniform Building Code
and chapter 19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to,
the following:
a. General building layout, both existing and proposed— indicate square footage of rooms, use of
each room or area, window and door size and ventilation, opening headers, plumbing, ducting,
and electrical layout, including penetration protection, UBC occupancy group, and UBC type of
construction,
b. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof
construction; structural members labeled as to size and spacing; bracing, blocking, bridging,
special connectors, anchor bolts; insulation of walls,floors and roof/ceiling,
c. Details of stairs,fireplaces and special construction, if any,
d. King County Health Department approval on plans submitted to the City for dining/food-
handling establishments,
e. King County Health Department approval on plans submitted to the City for public pools/spas,
f. Independent plan review by the State of Washington Labor and Industries Electrical Division for
I and E Occupancies,
g. Asbestos assessment by the Puget Sound Air Pollution Control Agency (PSAPCA) for interior
demolition, and
h. Independent review by State Department of Health for hospitals.
Architectural Plans, Detached Dwellings, Semi-Attached Dwellings, and Two Attached Dwellings:
An eighteen inch by twenty four inch (18" x 24"), minimum, plan drawn at a scale of one-fourth inch equals
one foot (1/4" = 1') (or other size or scale approved by the Building Official) clearly indicating the
information required by the "Permits" section of the currently adopted Uniform Building Code and chapter
19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to,the following:
a. General building layout and room use,
b. Window and door size and window ventilation area,
c. Plumbing, duct, and electrical layout,
27
ORDINANCE NO. 4 7 7 3 *41001
d. Opening headers, size and material,
e. Cross section details, as needed,to show typical foundation, floor, wall, ceiling and roof construction, including
connection details,
f. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors,
and anchor bolts,
g. Special details as needed, (i.e., stairs, fireplaces, special construction), and
h. Insulation of walls, slab, floors, and roof/ceiling.
SECTION XII. Subsection 4-9-200.B.1.a of Chapter 9, Procedures and Review Criteria, of Title
IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby deleted:
SECTION XIII. Section 4-9-200.0 of Chapter 9, Procedures and Review Criteria, of Title IV
(Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended by adding the following subsections:
C.2.h: In the R-10 Zone, all development categorically exempt from the State Environmental Policy Act (RCW
43.21C and WAC 197-11) and under RMC 4-9-070, Environmental Review Procedures.
C.2.i: In the R-10 Zone, development of detached or semi-attached dwelling units on legal lots as defined in
Section 4-2-110F.
SECTION XIV. Subsections 4-9-200.D.3.a and 4-9-200.D.4 of Chapter 9, Procedures and Review
Criteria, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" are hereby amended to read as follows:
D.3.a; One hundred (100) semi-attached or attached residential units;
D.4: Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is
adjacent to or abutting the following residential zones: RC, R-1, R-5, R-8 and R-10.
SECTION XV. Section 4-11-040 of Chapter 11, Definitions, of Title IV (Building Regulations), of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended by deleting the definitions of DUPLEX and DWELLING UNIT, ATTACHED, and adding the
following definitions:
'28
.4N"i r ORDINANCE NO. 4 7 7 3
4-11-040 DEFINITIONS D:
DWELLING, MULTI-FAMILY
DWELLING UNIT, ATTACHED: A one-family dwelling attached to one (1) or more one-family dwellings by
common roofs, walls, or floors.
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.
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TOWNHOUSES: 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. Typically the units are multi-story.
DWELLING, SINGLE FAMILY:
DWELLING, DETACHED: A building containing one dwelling unit which is not attached to any other dwelling by
any means except fences, has a permanent foundation, and is surrounded by open space or yards.
DWELLING, SEMI-ATTACHED: A one-family dwelling attached to only one other one-family dwelling at
secondary or ancillary building parts such as garages, carports, trellises, porches, covered decks, or other
secondary connection approved by the City, and not connected at building parts containing living areas.
SECTION XVI. Section 4-11-130 of Chapter 11, Definitions, of Title IV (Building Regulations), of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended by deleting the definition of MULTI FAMILY.
SECTION XVII. Section 4-11-200 of Chapter 11, Definitions, of Title IV (Building Regulations), of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended by deleting the definition OF TOWNHOUSES (GROUP OR ROWHOUSES).
29
1
1111109 ORDINANCE NO. 4 7 7 3
SECTION XVIII. Section 4-11-260 of Chapter 11, Definitions, of Title IV (Building Regulations), of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended by changing the following definition to read as follows:
ZERO LOT LINE: A siting technique which allows single-family houses to be built along one lot line.
SECTION XIX. This Ordinance shall be effective upon its passage, approval, and five days after its
publication.
PASSED BY THE CITY COUNCIL this 2 2 n d day of March , 1999.
10,)146t
Marilyn J. etera', City Clerk
APPROVED BY THE MAYOR this 2 2 n d day of March , 1999.
•
Jesse,` anner, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: March 26 , 1999 (Summary)
ORD.770:03/03/99:as
30
March 22, 1999 `✓ Renton City Council Minutes `owe Page 105
ORDINANCES AND The following resolution was presented for reading and adoption:
RESOLUTIONS
Resolution #3384 A resolution was read authorizing the temporary closure of Morris Ave. S.,
Transportation: Downtown Whitworth Ave. S., and Shattuck Ave. S. between S. 2nd Street and S. 3rd
Streets Temporary Closures Street for five working days each, to occur sometime during the period of
(Morris, Whitworth, Shattuck) March 29 to May 7 for the purpose of roadway restoration. MOVED BY
KEOLKER-WHEELER, SECONDED BY NELSON,COUNCIL ADOPT THE
RESOLUTION AS PRESENTED. CARRIED.
The following ordinance was presented for first reading and referred to the
Council meeting of 4/05/99 for second and final reading:
Vacation: Oakesdale Ave SW An ordinance vacating a portion of Oakesdale Ave. SW from SR-405 to SW
(IBID Corp,VAC-98-003) Grady Way for IBID Corporation(VAC-98-003). MOVED BY CORMAN,
SECONDED BY SCHLITZER, COUNCIL REFER THE ORDINANCE FOR
SECOND AND FINAL READING ON 4/05/99. CARRIED.
The following ordinance was presented for first reading and advanced to
second and final reading:
Finance: Golf Course Bonds An ordinance was read providing for the issuance of$5,040,000 principal
Refunding (1994) amount of Golf System Revenue Refunding Bonds, 1999, of the City for the
purposes of obtaining the funds with which to advance refund and defease all of
the City's outstanding Golf System Revenue Bonds, 1994; fixing the date,
form, maturities, interest rates, terms and covenants of such bonds; establishing
a bond redemption account and related subaccounts therein; establishing a
revenue account and related subaccounts therein; and approving the sale and
providing for the delivery of those bonds to U.S. Bancorp Piper Jaffray Inc., of
Seattle, Washington. MOVED BY CORMAN, SECONDED BY NELSON,
COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL
READING. CARRIED.
Ordinance #4772 Following second and final reading of the above-referenced ordinance, it was
Finance: Golf Course Bonds MOVED BY KEOLKER-WHEELER, SECONDED BY CORMAN,
Refunding (1994) COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL
AYES. CARRIED.
The following ordinances were presented for second and final reading:
Ordinance #4773 An ordinance was read amending Title IV(Development Regulations)of City
Planning:R-10 and R-14 Zone Code by amending the Residential — 10 dwelling units per acre(R-10)and the
Changes ` R— 14 dwelling units per acre(R-14)Zones. MOVED BY KEOLKER-
WHEELER, SECONDED BY SCHLITZER, COUNCIL ADOPT THE
ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED.
Ordinance#4774 An ordinance was read ordering that assessments be made against property
Local Improvement District: included within Local Improvement District No. 336 for improvements
No. 336, Burlington Northern constructed at the 3700 block of Lake Washington Blvd., and providing
RR Crossing at 3700 Lake assessments in the total amount of$76,880.84 upon property in LID No. 336.
Wash. Blvd N MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON,COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES.
CARRIED.
NEW BUSINESS Councilman Schlitzer requested an update on the City View Estates plat,
Plat: City View Estates, located at Stevens Ave.NW and NW Second Place.
Stevens Ave NW/NW 2nd
March 15, 1999 Renton City Council Minutes `' Page 94
CLAWSON, SECONDED BY KEOLKER-WHEELER,COUNCIL ADOPT
THE RESOLUTION AS PRESENTED. CARRIED.
Resolution#3383 A resolution was read authorizing the Mayor and City Clerk to enter into an
Solid Waste: Local Hazardous interlocal cooperative agreement with the Seattle-King County Deartment of
Waste Mgmt Plan, Seattle- Public Health entitled "Memorandum of Understanding on the Local
King County Hazardous Waste Management Program for 1999 Activities." MOVED BY
CLAWSON, SECONDED BY KEOLKER-WHEELER,COUNCIL ADOPT
THE RESOLUTION AS PRESENTED. CARRIED.
The following ordinances were presented for first reading and referred to the
Council meeting of 3/22/99 for second and final reading:
Planning: R-10 and R-14 Zone An ordinance was read amending Title IV(Development Regulations)of City
Changes ` Code by amending the Residential — 10 dwelling units per acre(R-10)and the
R— 14 dwelling units per acre(R-14)Zones. MOVED BY KEOLKER-
WHEELER, SECONDED BY CLAWSON,COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 3/22/99.
CARRIED.
Local Improvement District: An ordinance was read ordering that assessments be made against property
No. 336,Burlington Northern included within Local Improvement District No. 336 for improvements
RR Crossing at 3700 Lake constructed at the 3700 block of Lake Washington Blvd., and providing
Wash.Blvd N assessments upon property in LID No. 336. MOVED BY CORMAN,
SECONDED BY EDWARDS,COUNCIL REFER THE ORDINANCE FOR
SECOND AND FINAL READING ON 3/22/99. CARRIED.
The following ordinances were presented for second and final reading:
Ordinance#4770 An ordinance was read appropriating funds from fund balance, increasing the
Budget: 1999 Adjustments expenditures in various funds and depai tinents, and increasing the 1999 Budget
by $4,302,030 to a total adjusted amount of$134,967,406. MOVED BY
EDWARDS, SECONDED BY CLAWSON, COUNCIL ADOPT THE
ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED.
Ordinance#4771 An ordinance was read vacating a portion of Olympia Ave.NE from NE 33rd
Vacation: Olympia Ave NE St.north of NE 21st St. for Lakeridge Development,Inc. (VAC-98-001).
(NE 33rd to 21st), Lakeridge MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL ADOPT
Development,VAC-98-001 THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED.
ADJOURNMENT MOVED BY KEOLKER-WHEELER, SECONDED BY EDWARDS,
COUNCIL ADJOURN. CARRIED. Time: 8:20 p.m.
ARILYN . PE _ SEN, CMC, City Clerk
Recorder: Brenda Fritsvold
March 15, 1999
kaw
February 22, 1999 Renton City Council MinutesNme Page 62
been allowed. He felt it would be misleading to retain this issue in committee
at the current time, since outside parties could mistakenly interpret such an
action to mean that the City was interested in locating these uses in the
downtown,when this may not be the case.
At Mayor Tanner's request,correspondence from the City Attorney was
entered into the record which summarized the City's position on this issue. The
memo noted that because the presence of several mini-casinos in downtown
Renton would be inconsistent with the City's efforts to revitalize this area,and
rather than banning mini-casinos altogether,Renton has zoned these into an
appropriate area. Contrary to implications by the Gambling Commission,the
City of Renton believes that zoning authority is exclusively a local government
issue, especially as zoning authority may be pre-empted by the State only by a
clear pronouncement in legislation. The memo concluded that Renton will
zealously defend against any incursion into its zoning authority.
Council President Parker emphasized that as Renton's control over local zoning
issues is being questioned by the Gambling Commission,the City must be
strong in defending its authority to the State. He additionally cautioned that,
with four bills pending in the legislature related to gambling,any one or more
could be approved,which would force Renton and other cities to contend once
again with a change in gambling regulations.
*MOTION CARRIED TO CONCUR IN THE COMMI FILE REPORT AS
PRESENTED.
Councilman Corman suggested that the City could consider possible zoning
changes as part of its annual update of the Comprehensive Plan,incorporating
input from the business and residential communities as well as from the
Planning Commission in the process.
Planning: R-10 and R-14 Zone Planning&Development Committee Chair Keolker-Wheeler presented a report
Changes regarding amendments to the R-10 and R-14 zones. The proposed amendments
help implement the Comprehensive Plan,promote small lot detached housing,
provide consistent terminology,and remove some Code conflicts. The
amendments primarily apply to the R-10 and R-14 zones. The Committee met
several times in January and February to review the proposed amendments,
public hearing testimony, and survey results from the residential demonstration
projects.
The Committee concurred with the staff-recommended Code amendments
described in the December 22, 1998 issue paper. Where differences exist
between the staff recommendations and Planning Commission
recommendations related to the R-10 zone development standard amendments,
the Committee provides the following direction:
• Concur with the staff recommendation for a minimum 20-foot townhouse lot
width;
• Concur with the Planning Commission recommendation for a minimum 55-
foot lot depth;
• Concur with the Planning Commission recommendation for changes to the
minimum side yard requirements for primary structures; and
• Concur with the Planning Commission recommendation for minimum rear
yard requirements of 15 feet with reduced setbacks for attached alley access
garages.
The Committee requested that an ordinance be prepared, and that it be
scheduled for first and second reading by the City Council. MOVED BY
%110# *10
, Febzuary 22, 1999 Renton City
Council
Minutes Page 63
NueKEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL CONCUR
IN THE COMMITTEE REPORT. CARRIED.
Planning: Multi-Family Planning&Development Committee Chair Keolker-Wheeler presented a report
Moratorium regarding the moratorium on residential development in the Center Suburban
(CS),Center Neighborhood(CN),and Commercial Arterial(CA)zones. The
Committee met several times over the past few months on proposed
amendments to the commercial zoning designations currently affected by the
moratorium on residential development. The Committee recommended
Council concurrence on the following items:
• The definition of mixed use be referred to the Planning Commission for
further review and recommendation;
• That March 8, 1999 be set for a public hearing on the proposed Residential
Demonstration District, and the amendments to the Commercial Arterial(CA)
zone;
• That March 8, 1999 be set for a public hearing on a proposed extension of the
moratorium on residential uses in the Center Suburban(CS), Center
Neighborhood(CN),and Commercial Arterial (CA)zones;
• The City Council consider extending the existing moratorium for one month
or until the proposed amendments to the CS, CN and CA zones take effect; and
• The issue of extension of the moratorium be referred to the City Attorney's
Office for preparation of a resolution.
MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Development Services: Planning&Development Committee Chair Keolker-Wheeler presented a report
McKnight Middle School recommending concurrence in the staff recommendation to allow for public
Readerboard facilities,including schools,one freestanding electronic or manual message
board per each individual facility,a maximum of 25 feet in height and 150
square feet in size. In addition to the message board sign, each individual
facility may have one freestanding sign not higher than six feet above any
established grade for each street frontage and no more than 100 square feet.
Freestanding signs shall be no closer than ten feet to any street right-of-way or
five feet to any side property line. In addition to the freestanding signs, wall
signs are permitted with a total copy area not exceeding 10%of the building
facade to which it is applied.
The Committee further recommended that the ordinance regarding this matter
be presented for first reading. MOVED BY KEOLKER-WHEELER,
SECONDED BY EDWARDS, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED. (See below for ordinance.)
ORDINANCES AND The following ordinances were presented for first reading and referred to the
RESOLUTIONS Council meeting of 3/01/99 for second and final reading:
Development Services: An ordinance was read amending Sections 4.4.100.0 and 4.4.100.E of Chapter
McKnight Middle School 4, Property Development Standards,of Title IV(Development Regulations)of
Readerboard City Code by allowing freestanding signs at public facilities. MOVED BY
KEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL REFER
THE ORDINANCE FOR SECOND AND FINAL READING ON 3/01/99.
CARRIED.
Vacation: Aberdeen Ave NE, An ordinance was read vacating a portion of Aberdeen Ave.NE from NE 33rd
NE 33`d to 36th(Tharp/Clise, St. to NE 36th St. and NE 33rd St. from Aberdeen Ave.NE,450 feet easterly
VAC-98-002) (Tharp/Clise,VAC-98-002). MOVED BY KEOLKER-WHEELER,
SECONDED BY EDWARDS,COUNCIL REFER THE ORDINANCE FOR
APPROVE:2D BY
CITY COUNCIL
Date a'° '77
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
February 22, 1999
R-10 and R-14 Code Amendments
(Referred January 4, 1999)
The proposed code amendments help implement the Comprehensive Plan, promote small lot detached
housing, provide consistent terminology, and remove some code conflicts. The amendments
primarily apply to the R-10 and R-14 zones. The Committee met several times in January and
February to review the proposed amendments, public hearing testimony, and survey results from the
residential demonstration projects.
The Committee concurs with the staff recommended code amendments described in the December 22,
1998 issue paper, and where there are differences between the staff recommendations and Planning
Commission recommendations related to the R-10 zone development standard amendments, the
Committee provides the following direction:
• Concur with Staff recommendation for a minimum 20 foot townhouse lot width.
• Concur with the Planning Commission recommendation for a minimum 55 foot lot depth.
• Concur with the Planning Commission recommendation for changes to the minimum side
yard requirements for primary structures.
• Concur with the Planning Commission recommendation for minimum rear yard
requirements of 15 feet with reduced setbacks for attached alley access garages.
The Committee requests that an ordinance be prepared, and that it be scheduled for first and second
reading by the City Council.
c- -du
eet-eke'' u)
Kathy l�eolker-Wheeler, Chair
c(071,,,/
ob Edwards,Vice Chair
Dan Clawson,Member
cc: Jay Cu i gto.,
Sue Carlson
Mike Kattermann
Mnrilyn Petercen
P&DCR2\
*IV *411111, `
January 25, 1999 4%10e Renton City Council Minutes Page 28
Councilmember Keolker-Wheeler requested that the Administration urge the
King County Assessor's Office to place this property on the tax rolls as soon as
possible after the vacation is finalized. Saying that Renton's taxpayers deserve
to have this done as quickly as possible, she noted that in similar cases in the
past, it has taken the County as long as two or three years to complete this
process.
Planning: R-10 and R-14 This being the date set and proper notices having been posted and published in
Zoning Code Amendments accordance with local and State laws,Mayor Tanner opened the public hearing
to consider proposed R-10 (single and multi-family)and R-14(multi-family)
Zoning Code amendments(10 units per acre and 14 units per acre,
respectively); including density bonus, smaller lot sizes, and other changes to
development standards.
Lisa Grueter, Senior Planner, explained that the proposed changes were
developed in response to two"demonstration"projects,the Village on Union
and The Orchards,both of which were designed to provide innovative home
ownership opportunities in the City. The Village on Union is made up of small
lot single family homes along with nine attached townhouse units. The
demonstration portion of The Orchards project has 63 detached and 59 attached
units in several configurations.
Ms. Grueter added that last year, Council approved a Comprehensive Plan
amendment which offers a density bonus in the Residential Options designation
that would allow a maximum of thirteen units per acre,on the condition that all
the units are detached. The City hopes this will encourage small lot,detached
unit development in the R-10 zone. Other proposed changes will ensure
consistent terminology in these zones and remove language conflicts.
Continuing,Ms. Grueter described the specific changes, one of which is to
define single family housing as traditional detached and semi-attached, and
multi-family housing as including townhouses and flats. In the R-10 zone,the
changes would: offer the aforementioned density bonus; clarify unit types
based on the proposed new definition; allow for condominium ownership;
delete the specific requirements for site plan review; reduce lot size,lot width,
and lot depth standards; increase lot coverage and impervious surface
allowances; and reduce building setbacks.
For townhouses, for example,the minimum lot width would be reduced from
50 feet to 20 feet, and the minimum lot size would decrease from 3,250 to
2,000 s.f. For detached and semi-attached units, the minimum lot would be
reduced from 4,500 to 3,000 s.f., the maximum lot coverage would increase
from 50%to 70%, and the maximum impervious surface allowed would
increase from 60%to 75%. For all units,the minimum setback of the front
yard to the primary structure would decrease from 15 feet to 10 feet.
In the R-14 zone, the changes would: clarify the unit types based on the
proposed new definitions; clarify language conflicts relating to which
development standards are applied to certain non-residential uses such as
recycling collection stations and churches; and clarify fencing and buffering
requirements for commercial uses.
Concluding, Ms. Grueter said that staff has distributed questionnaires to
residents in both of the demonstration project areas to gather opinions of their
neighborhood's quality. Responses are expected back next week.
Councilmember Keolker-Wheeler was concerned with some of the proposed
reductions in lot size,width and depth. She questioned, for example,whether it
*id
January 25, 1999 `r.r Renton City Council Minutes ...� Page 29
would be appropriate to have the minimum width of a townhome be a mere 20
feet. Saying that Renton does not have to accept or agree to densities which are
common in Seattle, she felt that it would be possible to provide opportunities
for housing and home ownership without negative impacts.
Councilman Schlitzer looked forward to the results of the resident survey,
emphasizing that all options should be explored in-depth on this issue.
Saying that the Village on Union project appears to have been successful,
Councilman Corman noted that this development resulted in less overall
density than the property's multi-family zoning would have allowed.
Councilman Parker wanted to know how much vacant land is currently
available for which it would be economically feasible to apply the new
development standards. He added that the potential for redevelopment will also
have to be considered.
Audience comment was invited.
Dick Gilroy, 1560- 140th Ave.NE,Bellevue, developer of The Orchards,
described the various housing components of the project,which includes single
family detached units as well as attached"fee title"homes and stacked, flat,
two-story condominiums. As the project nears completion of its total 356
units, only about 50 units remain to be sold. Mr. Gilroy added that all of the
units have sold prior to being completed, which attests to their success in
meeting the demands of the market.
Councilman Corman was concerned that undue pressure not be placed on areas
zoned R-8 to upzone to R-10, should the proposed changes be made.
Councilmember Keolker-Wheeler added that the two demonstration projects
had the advantage of working with large parcels, and the development
standards might have considerably different impacts on areas surrounding
much smaller R-10 properties.
Jack Willing, 11555 SE 8th St. #140,Bellevue, 98004, the developer of the
Village on Union project, stated that both his project and The Orchards were
successful due to having been well-planned and well-executed. He commented
on current residential developments in Snohomish County where higher
densities and smaller lot sizes are much more difficult to achieve.
There being no further public comment,it was MOVED BY PARKER,
SECONDED BY NELSON,COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED.
Councilmember Keolker-Wheeler noted that this item will remain in Planning
&Development Committee pending a formal recommendation to the full
Council and development of an ordinance.
ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative
REPORT report summarizing the City's recent progress towards goals and work
programs adopted as part of its business plan for 1999 and beyond. Items noted
included:
* The Surface Water Division's channel project in the Maplewood Golf
Course has been completed and water is now flowing from the detention
pond through the course across the 10th and 11 th fairways,under Maple
Valley Highway,to the fish ladder and on to the Cedar River.
* The Fire Department has established a new program that will help citizens
provide emergency responders with their medical history during an aid call.
4410014 *IS 4
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City Of Renton
PUBLIC INFORMATION HANDOUT
January 25, 1999
PROPOSED R-10 AND R-14 CODE AMENDMENTS
For additional information, please contact: City of Renton Planning at 425-430-6575
or call Lisa Grueter directly at 425-430-6578.
BACKGROUND
Demonstration Projects
The City Council approved two "demonstration"ordinances for residential projects in the R-10 and R-
24 (now R-14) zones: Village on Union and The Orchards. The intent has been to allow
demonstration projects in zones which have regulations that require study and which may need
modifications. Overall, the demonstration projects appear to be providing innovative home ownership
opportunities for the Renton community.
The Village on Union final plat was approved in 1996 with 92 units at a density of 13.32 units per acre.
The development has 9 attached townhouse units,but is primarily a small lot single family neighborhood.
As written now, the R-10 zone would not permit the Village on Union project, or a similar project, in
the areas of density, lot size, lot width and other standards. Based upon analysis of the Village on
Union development, and related work underway to prepare Flexible Development Regulations
(replacing PUD regulations), amendments to the R-10 zone are proposed to further promote small lot
single family development.
The Orchards project (sectors E, F, and G) final plat was approved in 1997, and has 63 detached and
59 attached ownership units. In part due to The Orchards demonstration project, the R-24 zone was
substantially revised and replaced with the R-14 zone.
As a result of the demonstration projects and use of the zones for a period of time, amendments are
needed to development standards as well as other changes to ensure consistent terminology and use
conditions.
Comprehensive Plan
In July 1998, Comprehensive Plan text amendments were adopted, the most significant of which
provided a density bonus in the Residential Options designation, allowing a maximum of 13 du/acre
provided all units are detached. The bonus helps avoid another demonstration ordinance in the future,
and provides an incentive for detached ownership units in the RO/R-10 designation, a use strongly
encouraged in the Comprehensive Plan.
PHHAND.DOC\
•
The approved policy amendments, in conjunction with the demonstration projects, are guiding the
preparation of implementing code amendments.
DESCRIPTION OF AMENDMENTS
The proposed code amendments help implement the Comprehensive Plan,promote small lot detached
housing,provide consistent terminology, and remove some code conflicts. The code amendments
address:
Unit Type Definitions:
• Incorporate a definition system that classifies single family as traditional detached and semi-
attached, and multi-family as including townhouses and flats.
R-10 Zone:
The proposed R-10 amendments would result in changes to development standards which are
described in more detail in the following chart. In summary,the changes would:
• Provide a density bonus allowing a maximum 13 units per acre if all units are detached.
• Clarify unit types based on new definition structure for single family and multi-family.
• Allow for condominium ownership.
• Delete the specific requirements for site plan review.
• Reduce lot size, lot width, and lot depth standards.
• Increase lot coverage and impervious surface allowances.
• Reduce building setbacks.
R-14 Zone:
• Clarify the unit types based upon new definitions.
• Clarify code conflicts about which civic/commercial development standards are applied to
some non-residential uses such as recycling collection stations, churches, etc.
• Clarify fencing and buffering requirements for commercial uses.
Other Code Amendments:
• Modify the use table using the unit type classification system.
• For the commercial/mixed-use zones,move the density requirements from the use table to the
development standards table.
• Amend other code sections to provide consistency in use of unit type names.
PHHAND.DOC\
•
10111100
•
PROPOSED R-10 AMENDMENTS
STANDARD CURRENT VILLAGE ON UNION ORIGINAL STAFF PLANNING COMMISSION
REQUIREMENT PROPOSAL RECOMMENDATION
Max. Density 10 du/ac 13.32 du/ac 10 du/ac for< 100% Concur
detached •
13 du/ac for 100%detached
Min. Lot Area- 4,500 s.f. 3,060-6,000 s.f. 3,000 s.f. Concur
Detached/Semi-Attached
Min. Lot Area- 3,250 s.f. 1,800-2,700 s.f. 2,000 s.f. Concur
Townhouse
Min. Lot Width- 50 ft. 35 ft. 30 ft. Concur
Detached/Semi-Attached 60 ft. corner 40 ft.corner
Min. Lot Width- 50 ft. 20 ft. 20 ft. 20 ft.-units with 1 car garage,2 car
Townhouse 60 ft. corner tandem garage,2 car alley garage;
28 ft.-units with a side-by-side 2 car
garage
Min.Lot Width-Flat 50 ft. n/a 50 ft. Concur
60 ft. corner
Min. Lot Depth 65 ft. 55-80 ft. 60 ft. 55 ft.
Max. Lot Coverage 50% 55%-70%(max.det.60%; 70%det./semi-att. Concur
att. 70%) 50%flat or townhouse
Max. Impervious 60% 65-85%(max.det.75%; 75%det./semi-att. Concur
Surface att. 85%) 60%flat or townhouse
Min. Front Yard- 15 ft. 10 ft.to house 10 ft. Concur
Primary Structure (8 ft.to porch)
Min.Side Yard- 5 ft. 3 ft. detached: Concur with the following changes:
Primary Structure 15 ft.corner 8 ft. corner 5 ft. interior detached zero lot line-add that 5 ft.
10 ft.for open side for easements on lots adjoining the zero
detached zero lot line lot line may be required
semi-attached and attached: semi-attached and attached-5 ft.for
10 ft.for unattached side of unattached side of attached unit
attached unit measurement-add a clarification that
corner lots: the street side setback is 20 feet from
the back of the sidewalk where private
10 ft.street side streets are provided(otherwise it is 20
feet from the property line)
Min. Rear Yard 20 ft. Primary structure-5'-15' 20 ft. 15 ft.to the primary structure;for an
Attached garage-5'-15' attached garage with alley access the
setback would be equivalent to 3 feet,
Detached garage-5' or 24 feet for maneuvering space
(counting the alley way);and if there
is occupiable space above the garage,
the setback for the occupiable space
would be equivalent to the garage
setback.
PHHAND.DOC\
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*le
Bonnie Walton
From: Marilyn J. Petersen
To: Bonnie Walton
Subject: FW: R-10/R-14 Party of Record
Date: Thursday, January 14, 1999 3:33PM
Will you please add this party to the list. Thank you.
From: Lisa Grueter
To: Judy Wright; Marilyn J. Petersen
Subject: R-10/R-14 Party of Record
Date: Thursday, January 14, 1999 2:06PM
Marilyn and Judy -
We need to add someone to the party of record list. She would like a public hearing notice.
Beth Alexander
2336 NE 31st Street
Renton, WA 98056
(Judy - she would also like a copy of our issue paper that was referred to Planning and Development on
January 4th.)
Thanks.
Page 1
.1.1111•1••••111•1•1111,
*4110.1 *WO
1/15/99 Mailed to additional party of record:
Beth Alexander
2336 NE 31st Street
Renton, WA 98056
.4111M1111116.
100 IWO
Mr.Fred Steiner Mr. Robert Delancey Ms. Patricia Todd
do Freddie's Club c/o Rubanttino's Tuttolini's
111 South 3rd Street 808 South 3rd Street 214 Williams Avenue South
Renton,WA 98055 Renton,WA 98055 Renton,WA 98055
Mr.Don Schumsky Mr. Fred Steiner Jonathan and Joyce Siu
c/o All City Diner do Diamond Lil's 2549 SE 16th Street
423 Airport Way 321 Rainier Avenue S. Renton,WA 98058
Renton,WA 98055 Renton,WA 98055
Mr.Larry Brosman
3625 NE 9th Street
Renton,WA 98055
fit
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 25th day of
January, 1999, at 7:30 p.m. as the date and time for a public hearing to be held in the
seventh floor Council Chambers of the Renton Municipal Building, 1055 S. Grady Way,
Renton, 98055, to consider the following:
Proposed R-10 (single and multifamily) and R-14 (multifamily) Zoning Code
Amendments (10 units per acre and 14 units per acre, respectively). including
density bonus, smaller lot sizes, and other changes to development standards.
All interested parties are invited to attend the p ublic hearing and present written or oral
comments regarding the proposal. The Municipal Building is fully accessible, and
interpretive servics for the hearing impaired will be provided upon prior notice. Call 430-
6510 for additional information.
Marilyn et sen
City Clerk
Published South County Journal
January 15, 1999
Account No. 50640
Nov %by
January 11, 1999 Now Renton City Council Minutes `1'1" Page 20
and improvements. Secure funding for local transportation projects: a)I-
405/NE 44th St. interchange; b) SW 27th St./Strander- SR-181 to SR-167
with HOV interchange at SR-167; c)Oakesdale Ave. SW, Phase II (27th to
31st); and d) SR-169— 140th Way to SR-900.
3. Economic Development Incentives: Support economic incentives or tools
that assist in maintaining, expanding and diversifying our local economy.
4. Local Authority Issues: Support the provision and protection of adequate
and flexible local government revenue sources needed to fund basic essential
services.
MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL CONCUR
IN THE COMMITTEE REPORT. CARRIED.
Zoning: R-10 and R-14 Zone Planning&Development Committee Chair Keolker-Wheeler presented a report
Changes regarding the proposed amendments to the R-10 and R-14 single and multi-
family zones. The proposed Code amendments help implement the
Comprehensive Plan,promote small lot detached housing, provide consistent
terminology,and remove some Code conflicts. The Committee recommended
that a public hearing be scheduled for January 25, 1999, and that the item
remain in committee pending the outcome of the hearing and additional
committee discussion. MOVED BY KEOLKER-WHEELER, SECONDED
BY EDWARDS, COUNCIL CONCUR IN THE COMMITTEE REPORT AS
READ. CARRIED.
Councilmember Keolker-Wheeler encouraged public input on these issues,
which could result in smaller lot sizes across the City,particularly in the R-10
(or infill)zone.
Responding to Councilman Schlitzer, Mayor Tanner said that persons
interested in commenting on this(or any)issue via e-mail can log onto the
City's web page at www.ci.renton.wa.us and transmit their remarks to the
Council and Administration electronically.
Transportation Committee Transportation Committee Chair Corman presented a report recommending that
Lease: Lane Hangar Condo the City Council consent to the leasehold becoming condominium hangars, and
Association authorize the Mayor and City Clerk to execute the City of Renton's
authorization for the Lane Hangar Condominium Association's covenants,
conditions and restrictions. The Committee further recommended that the City
Council approve the new lease with the Lane Hangar Condominium
Association,and authorize the Mayor and City Clerk to execute the lease.
MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL CONCUR
IN THE COMMITTEE REPORT. CARRIED.
Transportation: Pedestrian Transportation Committee Chair Corman presented a report regarding the
Priority @ Intersections priority of pedestrians at signalized intersections. Transportation Systems
Division briefed the Committee on the guidelines and policies followed by the
Transportation Division in regards to the design and operation of signalized
pedestrian crossings. The Committee is satisfied with staffs objective to
provide safe and efficient operation of the signal system for both motorists and
pedestrians, and recommended Council concurrence. MOVED BY CORMAN,
SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Transportation: Downtown Transportation Committee Chair Corman presented a report regarding the
Area One-Way Streets confusion associated with the downtown area's one-way streets.
Transportation Systems briefed the Committee on the advantages and
disadvantages of one-way streets in the Central Business District. The
•
%NO *10°
APPROVED BY
CITY COUNCIL
PLANNING AND DEVELOPMENT COMMITTEE Date �� / 9
COMMITTEE REPORT
January 11, 1999
Proposed R-10 and R-14 Code Amendments
(Referred January 4, 1999)
The proposed code amendments help implement the Comprehensive Plan,promote small lot detached
housing,provide consistent terminology, and remove some code conflicts. The amendments
primarily apply to the R-10 and R-14 zones. The Committee recommends that a public hearing be
scheduled for January 25, 1999, and that the item remain in Committee pending the outcome of the
hearing and additional Committee discussion.
`161/1:4 /6-6‘/ DA(2-(
Kathy Keo cer-Wheeler, Chair
Bob Edwards,Vice Chair
Dan Clawson,Member
cc: Sue Carlson
Mike Kattermann
+4erily>r-P etefeen
P&DCRI.DOC\
*ow
January 4, 1999 *ow Renton City Council Minutes Nu.* Page 8
development meets the City's regulations, it should be allowed and not further
restricted. Also,he did not believe that the proposed expansion would change
the character of the neighborhood.
Mrs. Keolker-Wheeler replied that if any precedent is being set by the
agreement pertaining to the Conrad parcels, it is that a developer, the City,and
affected residents can work together to reach an agreement which is acceptable
to all interested parties.
Responding to Councilman Edwards,Mike Kattermann,Director of
Neighborhoods&Strategic Planning, said that any development agreement for
the Taco Time property would be the subject of a public hearing before the City
Council prior to its being approved.
*Moved by Keolker-Wheeler, seconded by Schlitzer,Council concur in the
majority committee report as presented. Roll call: two ayes(Keolker-Wheeler,
Schlitzer); four nays(Parker, Clawson, Edwards,Nelson). Motion failed.
**MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL
CONCUR IN THE MINORITY COMMITTEE REPORT AS PRESENTED.
CARRIED.
CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the
listing. Council President Parker noted the addition of item 6.j., described on
page 9.
Court Case: CRT-98-015, Court Case filed on behalf of Local 32 of the United Association of
Plumbers& Pipefitters Union Journeymen and Apprentices of the Plumbing and Pipefitting Industry alleging
v. Renton, et al. that NW GM Contractors (a subcontractor on the City Hall remodel project)
has not paid required wages, nor made required monthly fringe benefit
contributions to Union employees. Refer to City Attorney and Insurance
Services.
Appeal: Pierre Grady Way City Clerk submitted appeal of Hearing Examiner's decision denying a zoning
Rezone from CO to IM, SA- reclassification from Commercial Office (CO) to Medium Industrial(IM) for
98-126 the Pierre Grady Way site located on SW Grady Way between Oakesdale and
Powell Avenues SW; appeal filed on 12/30/98 by Vicki Morris,representing
James and Barbara Pierre (File No. SA-98-126). Refer to Planning&
Development Committee.
Vacation: Lake View Blvd City Clerk submitted petition for street vacation of a portion of Lake View
(104th Ave SE), Blvd. (104th Ave. SE)located east of Lake Washington Blvd. and south of NE
Martindale/VAC-98-004 20th St.;petition submitted by James S. Martindale, 9712 237th Pl. SW,
Edmonds, 98020 (VAC-98-004). Refer to Board of Public Works; set a public
hearing for January 25, 1999 to determine the advisability of the vacation. (See
page 11 for resolution setting the public hearing.)
Plat: Estates at Hidden Creek, Development Services Division recommended approval, with condition, of the
Final (NE 8th St/Chelan P1 Estates at Hidden Creek Final Plat; 10 single family lots on 1.73 acres in the
NE),FP-98-154 vicinity of NE 8th St. and Chelan Pl. NE (FP-98-154). Council concur. (See
page 11 for resolution.)
Planning: R-10 and R-14 Zone Economic Development,Neighborhoods& Strategic Planning Department
Changes recommended amendments to the R-10 and R-14 zones to: promote small lot
development; resolve Code conflicts and clarify fencing and buffering
,� requirements for commercial uses; and incorporate a definition system that
v _ classifies single family as traditional detached and semi-attached, and multi-
family" ® as including townhouses and flats. Refer to Planning&Development
Committee.
**1.0
C erY OF RENTON COUNCIL AGENDA lite,L
AI#: (o •Q, •
Submitting Data: Economic Development/Neighborhoods/Strategic For Agenda of:
Planning
Dept/Div/Board.. Neighborhoods/Strategic Planning January 4, 1999
Staff Contact Mike Kattermann, ext. 6590 Agenda Status
Consent X
Subject: Public Hearing...
Correspondence..
R-10 and R-14 Code Amendments Ordinance
Resolution
Old Business
Exhibits: New Business
Study Sessions
Issue Paper Information
Village on Union Report on Project Implementation
Recommended Action: Approvals:
Refer to Planning and Development Committee Legal Dept
Finance Dept
Other
Fiscal Impact:
Expenditure Required... n/a Transfer/Amendment
Amount Budgeted n/a Revenue Generated
Total Project Budget n/a City Share Total Project..
Summary of Action:
Refer to Planning and Development Committee
STAFF RECOMMENDATION:
The proposed code amendments help implement the Comprehensive Plan, promote small lot detached
housing, provide consistent terminology, and remove some code conflicts. The amendments primarily
apply to the R-10 and R-14 zones. Staff recommends approval of the proposed amendments.
Document3/
y
CITY OF RENTON
ECONOMIC DEVELOPMENT/NEIGHBORHOODS & STRATEGIC
PLANNING
MEMORANDUM
DATE: December 22, 1998
TO: Bob Edwards, President
City Council Members
VIA: ,.i< Mayor Jesse Tanner
FROM: Mike Kattermann (ext. 6590)
Planning Director
STAFF CONTACT: Lisa Grueter (ext. 6578)
SUBJECT: Proposed R-10 and R-14 Code Amendments
ISSUE:
• Should the R-10 zone be amended in response to the Village on Union demonstration project, and
to promote additional small lot development?
• Should the R-14 zone be amended to clarify code conflicts and fencing and buffering requirements
for commercial uses?
• Should the Title IV development regulations be amended to incorporate a definition system that
classifies single family as traditional detached and semi-attached, and multi-family as including
townhouses and flats?
RECOMMENDATION:
• Amend the R-10 Zone to respond to the demonstration projects, and to promote small lot
development which provides additional housing choices in Renton.
• Amend the R-14 zone to remove code conflicts which became apparent when the Title IV
regulations were reorganized, and to clarify fencing requirements.
• Incorporate a new definition system which is based upon unit types, and is consistent with the
Comprehensive Plan. There will be no change in allowable uses in the zones.
CONTENTS:
This package includes an issue paper, related memos/reports, and proposed code amendments. For
V4110 '4010
December 22, 1998
Page 2
ease of review, the most important sections include the issue/amendment summary and R-10
amendment chart on pages 4-9 of this issue paper, and Sections 4-2-110F and 4-11 of the proposed
code amendments.
BACKGROUND SUMMARY:
Demonstration Ordinances
The City Council approved two "demonstration" ordinances for residential projects in the R-10 and R-24
(now R-14) zones: Village on Union and The Orchards. The intent has been to allow demonstration
projects in zones which have problem regulations and need modifications. The City Council has
discussed allowing one demonstration project per zone. Overall, the demonstration projects appear to be
providing innovative home ownership opportunities for the Renton community
The Village on Union final plat was approved in 1996 with 92 units. The development has 9 attached
townhouse units, but is primarily a small lot single family neighborhood. The overall density of the
project equals 13.32.' A follow-up interview was conducted with the developers of Village on Union(R-
10 site) regarding the demonstration ordinance process. The results of the interview, as well as staff
analysis of the project's success are provided under separate cover. It should be noted that the Village on
Union developers are considering expanding their development near 4th Street SE and Union Avenue with
additional single family units on small lots.
The Orchards project (sectors E, F, and G) final plat was approved in 1997, and has 63 detached and 59
attached ownership units. In part due to The Orchards demonstration project, the R-24 zone was
substantially revised and replaced with the R-14 zone.
As a result of the demonstration projects and use of the zones for a period of time, some code
amendments are needed:
• As written now, the R-10 zone would not permit the Village on Union project, or a similar
project, in the areas of density, lot size, lot width and other standards. Based upon the staff's
Village on Union analysis, and related work underway to prepare Flexible Development
Regulations (replacing PUD regulations), amendments to the R-10 zone are needed to further
promote small lot single family development.
• As a result of preparing the Title IV reorganization which relies on a tabular format, staff has
noted some inconsistencies in R-14 use conditions and terminology which should be addressed.
At the time of the Village On Union preliminary plat review and approval in 1994/95, staff had not
agreed upon an interpretation of net density deductions. While roads were deducted, the area under
powerlines was not, which meant that the net density calculation concluded the development achieved 10
units per acre. Using current net density calculation formulas which would exclude the power line
easement that appears on the Greenbelt map as well as roads, the original Village On Union development
area achieves 13.32 units per net acre.
'1.0 "11100
December 22, 1998
Page 3
• Some refinements are needed to ensure consistent terminology of dwelling unit types in both the
R-10 and R-14 zones.
Comprehensive Plan
In July 1998, Comprehensive Plan text amendments were approved, including:
Residential Options (RO)
• A density bonus allowance resulting in a maximum of 13 du/acre provided all units are detached.
The bonus helps avoid another demonstration ordinance in the future, and provides an incentive
for detached ownership units in the RO/R-10 designation, a use strongly encouraged in the
Comprehensive Plan
• Minor clarifications to terminology related to unit types allowed.
Residential Planned Neighborhood (RPN)
• Clarifications of terminology between single family unit types and multi-family unit types. The
amendments utilize language about primary and secondary residential unit types which is the
classification scheme from the R-14 code.
Policies for both RO and RPN
• Other amendments moved policies regarding forms of ownership and street orientation into the
General Policies since they are general ideas promoted in both RO and RPN designations.
The approved policy amendments, in conjunction with the demonstration projects, are guiding the
preparation of implementing code amendments presented in this issue paper. The relevant Comprehensive
Plan policies are attached.
Task Force
A Flexible Development Regulations Task Force was informally organized to help develop and review
Flexible Development Regulations (still under preparation) and the proposed R-10 and R-14 code
amendments. Task Force participants include City staff from Strategic Planning, Development
Services, and Fire Prevention, two Planning Commissioners, Jeff Lukins and Rich Wagner, developers
Fred Armstrong, Parkwood Homes, Eric Evans, Centex, Dick Gilroy, Northward, Wayne Jones,
Lakeridge, Joe Strobele, Lincoln Properties, and Jack Willing, Northwest Commercial, and an
engineer for Centex, Jeff Cox with Triad. Comments were received in writing and at meetings.
Staff Review Team
A multi-department review team considered Task Force comments, and reviewed and contributed to the
proposed R-10 and R-14 code amendments. The Review Team proposal was sent to the Planning
Commission for consideration. In this report, staff comments related to Planning Commission
recommendations generally reflect Neighborhoods and Strategic Planning staff comments. Planning
Commission recommendations are being routed to the full Review Team.
Noe *iv
December 22, 1998 'ear
Page 4
Planning Commission
The Planning Commission studied the proposed code amendments in November and December 1998.
During this time, the Commission received comments from Dick Gilroy (developer of The Orchards
demonstration project), and Development Services, as well as their own members. A copy of
comments they reviewed and the Commission report are attached to this issue paper. The Commission
recommended approval of the staff proposed code amendments, with some changes reflecting
comments received.
Issues
Two key issues which should be considered when reviewing the proposed code amendments include:
• Should density bonuses, including the new R-10 density bonus, be included in the base zone, or
achievable only through the Flexible Development Regulations? This question was discussed
with the Task Force. Task Force participants suggested that the density bonuses be included
with the base zone standard, rather than only in the proposed Flexible Development
Regulations under preparation. It was felt that the Flexible Development Regulations will
mostly be used for the development of difficult parcels rather than properties with relatively
few constraints, which should be allowed to be developed with unit types promoted in the
City's Comprehensive Plan. The Flexible Development Regulations process with its open
space requirements and permit review process would be disincentives to using the Flexible
Development Regulations, and the City may not achieve all of its objectives related to desired
unit types. The Village on Union project is an example of the type of development that is
achievable at the R-10 density bonus level. The code should be amended to provide incentives
for small lot single family development.
• In the R-l0 zone, allowing for other styles of ownership such as condominium may result in
additional use of private streets/access. Currently the zone allows one structure per lot; the
amendments propose that lot also means another mechanism which creates individual title for
the unit and any associated private yard (e.g. condominium). The current Street Improvements
code limits the use of private streets to serve 6 or fewer lots. Condominium arrangements
often have few parcels since much of their area is held in common. Allowing for condominium
ownership would not change the unit mix, unit type, density, or other related requirements that
define the zone, and it would not change the current public and private Street Improvement
standards.
Many Task Force members indicated that condominium ownership should be an option. In
relation to the concern about potential greater use of private streets, a Task Force member
commented that public street design is what single family developments must overcome to
appear pedestrian friendly and marketable as a "neighborhood," and they can be
counterproductive to aesthetics, affordability, and environmental responsibility in terms of
water runoff. On the other hand, the Fire Department wants to ensure that adequate access is
provided for emergency vehicles as well as development residents. In any case, whether the
access is public or private, it will need to meet the requirements of the Street Improvements
regulations to ensure adequate access.
%iv
December 22, 1998 �..
Page 5
R-10 and R-14 Code Amendments
Proposed code amendments are attached which reflect Planning Commission recommendations, with
some refinement by staff. To ensure the implementation of the recently approved Comprehensive Plan
text amendments, to promote small lot single family, to provide consistent unit type terminology, and to
remove code conflicts, the proposed code amendments address the following:
Unit Type Definitions:
• Incorporate a definition system that classifies single family as traditional detached and semi-
attached, and multi-family as including townhouses and flats. This will allow a system
based upon unit types. The categorization will allow for consistency with the
Comprehensive Plan capacity model approach.
R-10 Zone:
The R-10 zone would have the most extensive changes in its development standards. A
comparison chart on the following pages presents current standards, Village on Union
Standards, staff proposals and Planning Commission recommendations. Discussion of the
changes is provided below and in the chart.
• The density bonus up to 13 units per acre for detached units is included. This bonus would
be available directly in the base zone. The key requirement is that the units be detached.
Changes to lot size/width standards will help achieve the allowable density and facilitate
small lot development.
• Clarify unit types based on new definition structure for single family and multi-family.
• Allow for condominium ownership by indicating that "legal lot" also includes other
mechanisms which create individual title for the residential building and any associated
private yards.
• Delete the specific requirements for site plan review. Although deleted, the Site Plan
Review regulations would still require multi-family developments with more than four units
to undergo the process. The subdivision regulations will result in appropriate detailed
review of detached and semi-attached units in subdivisions.
• Lot size and lot width standards for detached and semi-attached and townhouse have been
revised.
The minimum lot size for detached and semi-attached is proposed to be reduced from 4,500
to 3,000 square feet. By itself, the lot size would result in a density of 14.5, however, the
density cap of 10 (or 13 for 100% detached) will remain meaning that a proposal would not
be able to incorporate the 3,000 square foot lot size for all lots. The smaller lot size will
allow for more variability and flexibility in a zone where it has been demonstrated that
small lot detached housing has been successful (e.g. Village on Union included several lots
at 3,060 square feet, and several at 3,640 square feet). Lot widths have been accordingly
reduced to 30 feet as general standard, and 40 feet, applicable to corner lots.
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R-10 Zone (cont.):
The lot size and width for attached townhouses has been reduced from 3,250 square feet
and 40/50 feet respectively to 2,000 and 20 feet (the Commission recommendation would
further refine the townhouse lot width based upon garage type). The current standards
preclude the development of typical townhouses, and make the goal of mixing housing
types even more difficult. The proposed standards are similar to attached interior units in
the R-14 zone.
• Lot coverage and impervious surface allowances have been increased for detached or
semi-attached units. Small lot development results in a need for greater lot coverage and
impervious surface standards as demonstrated by the Village on Union proposal.
• Front, side, and rear setbacks are proposed to be reduced.
• Other minor word changes are proposed by the Planning Commission:
- Replace the word "large" with "larger" in the R-10 zone intent paragraph. Staff
anticipates no concerns.
- On the Use Table, reword "flats up to 4 attached" to be "flats, no greater than 4 units
total per lot." Staff would suggest instead "flats, no greater than 4 units per building."
Also, similar changes should be made to other lines that reference flats and a maximum
number of units.
R-14 Zone:
• Clarify the unit types based upon new definitions.
• Clarify code conflicts about which civic/commercial development standards are applied to
some non-residential uses such as recycling collection stations, churches, etc.
• Clarify fencing and buffering requirements for commercial uses adjacent to or abutting
another R-14 or other single family zone.
Other Code Amendments:
• Modify the use table using the unit type classification system.
• For the commercial/mixed-use zones, move the density requirements from the use table to
the development standards table.
• Amend other code sections to provide consistency in use of unit type names (e.g. permit
process requirements, adult entertainment restrictions, etc.)
Nt1W vio
NNW
December 22, 1998
Page 10
CONCLUSION:
The proposed R-10 and R-14 amendments will implement lessons learned from the demonstration
projects, help promote desired housing types and assure greater consistency with the Comprehensive
Plan.
Attachments: Village on Union Map
RO/RPN Policies
Memo to Planning Commission, November 24, 1998
Planning Commission Report, December 17, 1998
Proposed Code Amendments
cc: Sue Carlson
Flexible Development Regulation Task Force
Zoning Code Review Team
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November 12, 1998 Nor Nary
Page 1
RESIDENTIAL OPTIONS AND RESIDENTIAL PLANNED NEIGHBORHOOD
General Policies
Objective LU-K: Create new planned residential neighborhoods in areas mapped as Residential Options
(RO) and Residential Planned Neighborhood (RPN) which include a variety of unit types designed to
incorporate features from both single family and multi-family developments, and to support cost efficient
housing, infill development, transit service, and the efficient use of urban services and infrastructure.
Policy LU-41. Provision of small lot single family detached unit types, townhouses and multi-family
structures compatible with a single family character should be encouraged provided that density standards
can be met.
Policy LU-42. A range and variety of lot sizes should be encouraged.
Policy LU-43. Central place public amenities should function as a focal point within the development
and should include features such as a public square, open space, park, civic or commercial uses. The
central place should include passive amenities such as benches and fountains, and be unified by a design
motif or common theme.
Policy LU-44. The dwelling types, including detached and attached units, should be clustered and
connected within the overall development through the organization of roads, blocks, yards, central places
and amenity features to create a neighborhood with diverse housing types.
Policy LU-45. Development should occur on a flexible grid street and pathway system to the extent
feasible given environmental constraints, traffic flow, and the pattern of existing development.
Policy LU-46. Condominium ownership may occur in any unit type.
Policy LU-47. Townhouse development should provide either condominium or fee simple
homeownership opportunities.
Policy LU-48. Buildings should front the street rather than be organized around interior courtyards or
parking areas.
Policy LU-49. Non-residential structures may have dimensions larger than residential structures but
should be compatible in design and dimensions with surrounding residential development.
Residential Options
Policy LU-50. Residential neighborhoods may be considered for the Residential Options Designation if
they meet three of the following criteria:
a. The area already has a mix of small scale multi-family units or had long standing duplex or low
density multi-family zoning;
b. Development patterns are established.
c. Vacant lots exist or parcels have redevelopment potential.
d. Few new roads or major utility upgrades will be needed with future development.
e. The site is located adjacent to a Center designation.
Policy LU-51. The net development densities should be 10 dwelling units per acre. If 100% of the
dwelling units are detached, a density bonus may be allowed to a maximum of 13 dwelling units per acre.
Policy LU-52. Minimum net development densities should be 7 dwelling units per acre.
11110 Ali''
November 12, 1998 New
__ __
Page 2
Policy LU-53. Detached single family housing, townhouses, and small scale multi-family units should
be allowed in Residential Options.
Policy LU-54. A maximum of 50% of units allowed within an individual RO development may consist
of attached units which includes townhouses, and small scale multi-family units.
Policy LU-55. Development in Residential Options should be compatible with existing development
patterns and be sensitive to unique features and differences among established neighborhoods.
Development standards should reflect single family neighborhood characteristics such as ground related
orientation, coordinated structural design, and private yards.
Policy LU-56. Non-residential structures, should be clustered and connected within the overall
development through the organization of roads, blocks, yards, other central features and amenity features
to create a neighborhood.
Residential Planned Neighborhood
Policy LU-57. Areas may be mapped Residential Planned Neighborhood on the Land Use Map where
the site meets the following criteria:
a. adjacent to major arterial(s);
b. adjacent to employment area and/or Centers;
c. part of a designation totaling over 20 acres (acreage may be in separate ownership);
d. site is buffered from single family areas or other existing incompatible uses; and
e. development within the density and unit type range is achievable given environmental constraints.
Policy LU-58. Density in the Residential Planned Neighborhood designation should be in the range of 8
to 18 dwelling units per net acre.
Policy LU-59. A minimum of 50% of a project in the RPN designation should consist of the following
primary residential types: traditional detached, zero lot line detached, or townhouses with yards which
are designed to reflect a single family character.
Policy LU-60. Townhouse building clusters which qualify as a primary residential type should be limited
in size so that the mass and scale within the cluster retains a single family character. Limits on the
number of units which may be attached in one cluster should be established in the development
regulations.
Policy LU-61. Longer townhouse building clusters, and other multi-family building clusters, considered
secondary residential types, should be limited in size so that the mass and scale of the cluster retains a
small scale multi-family character rather than a garden apartment development style. Limits on the
number of units which may be attached in one cluster should be established in the development
regulations.
Policy LU-62. The mass and scale of secondary residential types pursuant to policy LU-61 should not
preclude their location adjacent to primary residential types.
Policy LU-63. Projects in a Residential Planned Neighborhood designation should have no more than
50% of the units designed as secondary residential types, i.e. longer townhouse building clusters, and
other multi-family buildings.
Policy LU-64 Development standards should reflect single family neighborhood characteristics and
access to public amenities and services.
2
•%010
November 12, 1998
Page 3
Policy LU-64.1 Development standards should reflect the following criteria.
a. heights, width and length of structures should be designed to resemble single family housing, with
similar setbacks from the street as single family;
b. parking should be encouraged in the rear or side yards or under the structure;
c. structures should be located on lots or arranged in a manner to appear like a platted development
to ensure adequate light and air, and views if any, are preserved between lots or structures;
d. buildings should be massed in a manner that promotes a pedestrian scale with a small
neighborhood feeling;
e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards
and parking lots.
f. fences may be constructed if they contribute to an open spacious feeling between units and
structures; and
g. streetscapes should include green, open space for each unit.
Policy LU-64.2 Mixed use development in the form of civic, convenience commercial development, or
other non-residential structures, may be allowed in the central places of development subject to
compliance with criteria established through development regulations.
3
1I
- ..r
CITY OF RENTON
ECONOMIC DEVELOPMENT,
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE: November 24, 1998
TO: Planning Commissioners
FROM: Rebecca ind
STAFF CONTACT: Lisa Grueter
SUBJECT: R-10/R-14 Amendments-Additional Comments
The proposed R-10 and R-14 amendments are scheduled as an action item on December 2, 1998.
This memo presents Commission comments, Developer comments, and staff comments received on
and after November 18, 1998 which the Commission may want to consider in making its
recommendations.
Planning Commission Comments
At the study session on November 18, 1998, the following comments were made by the
Commission:
• Minimum lot widths for townhouses should be 20 feet for units with a one-car garage,
and 30 feet for units with a two-car garage.
• The front yard setback to the attached garage should be measured as 20 feet from the
back of the sidewalk. Otherwise, if the street is private, there may be some
interpretation problems. An 18 foot front setback to attached garages may be sufficient.
• Section 4-2-060, Zoning Use Table, page 2, the line reading "Flats up to 4 attached"
should be clarified to say "Flats no greater than 4 attached."
In response to Commission questions, the Unit sizes in the Village on Union development range from
1,000 to 2,500 square feet.
Dick Gilroy-Northward
Mr. Gilroy participated in the Flexible Development Regulations Task Force, and is the developer of
The Orchards project. By telephone to Lisa Grueter, Mr. Gilroy has forwarded comments for
consideration. Staff comments,where provided, are shown in italics.
• R-10 Lot Coverage/Rear Yards. Maximum lot coverage for flats and townhomes is
proposed to remain at 50%. This coverage allowance would work if the rear yards were
reduced to 15 feet. The average buyer of the attached unit wants less yard to maintain.
If maintained by an association, it would reduce the monthly fee to the owner. The
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November 24, 1998
Page 2
Blueberry phase of The Orchards has attached units with 15 foot rear yards and is
proving to be marketable. Also, the Cherrywood phase, with small lot single family
dwellings,has rear yards of 17 feet.
Staff response: The rear yard could be reduced for all units to 15 feet. Village on
Union also had small rear yards ranging from 5 to 15 feet. The R-14 zone allows 15
foot rear yards for all unit types. Staff does not anticipate problems in reducing the rear
yard requirements for all unit types to 15 feet in the R-10 zone. In general, there is
greater interest in the standards for front yards and streetscapes, and sideyards and
building spacing, than the size of the rear yard. If the rear yard is reduced to 15 feet,
the minimum lot depth standard could also be reduced to 55 feet, the smallest depth
utilized in the Village on Union development.
Another option would be to reduce the rear yard requirement for townbomes and flats to
15 feet, while the 20 foot rear yard could be retained for detached and semi-attached
units. The R-8 zone, which only allows detached units, requires 20 foot rear yards.
With either option, in the R-10 zone, there would continue to be greater rear (and side)
yard requirements for R-10 properties when they abut RC, R-1, R-5 and R-8 zones,
equaling 25 feet.
• R-10 Lot Coverage - Flexibility. Consider allowing for flexibility in lot coverage
standards for all unit types if there is more common open space provided. You could
have a direct translation from the increased coverage to the amount of common open
space that should be provided. For example, if there is a 5% increase in coverage for a
3,000 square foot lot, 150 square feet of common open space should be provided;
multiplied by all the units where coverage would be increased would indicate the total
amount of common open space that is needed in the development.
Staff response: Flexibility in lot coverage could be achieved through the Flexible
Development Regulations under preparation, or it could be incorporated into the base
zone. The issues are what basic standards do we want for the zone, and how do we want
to allow for flexibility. Use of the Flexible Development Regulations to alter standard
base zone requirements would be preferable to writing more complicated formulas and
criteria in the base zone.
• R-10 Zero Lot Line. To avoid windowless building sides (based upon Uniform
Building Code requirements)with zero lot line, allow for 5 foot easements. This may be
complicated for individual homeowners to know their boundaries. Another idea is to
allow a minimum 5 feet side yards and an average of 10 feet side yards for the side
without zero setback.
Staff response: Currently, the code is ambiguous about zero lot line units. It requires a
5 foot side yard for detached units that do not have zero lot line. It does not indicate
what happens if there is a zero lot line proposal for detached units. The recommended
amendments indicate 10 feet on the side without zero lot line to maintain the same
separation as traditional detached. Language could be incorporated regarding 5 foot
easements as follows:
4atof "virov
November 24, 1998 "'
Page 3
Minimum side yard
Detached dwellings on lots with zero lot line on one side: 10 feet on side
with side yard. Five foot easements on lots adioining the zero lot line may
be required.
• Definitions in Chapter 11. If a development had two attached ramblers would it be
classified as a flat or a townhome? There would be a significant difference in the
development standards depending on the interpretation (especially lot size and lot
width). PeachTree has some one-story attached units which have all their living areas
on one floor, are attached at vertical walls, and have individual ground-related entrances.
Unit widths are about 32 feet.
Staff response: The Peach Tree development primarily has two-story attached
townhouse units with some one-story end units attached to two or three two-story units.
As a pattern, the development primarily has townhouse style, and the one-story units
could be interpreted to be townhouses in that situation since they are attached at
vertical walls, have ground-related entrances, and are part of building clusters that are
generally two-story. The definition of townhouse does not preclude this situation.
Speaking with Mr. Gilroy, because of land costs, a development using all attached single
story ramblers is not likely to occur often. The pattern of development can be reviewed
as a whole and determinations based upon the definitions offlat and townhouse made on
a case-by-case basis. No changes to the definitions offlat or townhouse are proposed.
• Section 4-2-020, line 21, R-10 Zone Intent. Should the word large be replaced with
"larger"? Staff explained that in the zone requirements are different for parcels greater
than 1/2 an acre.
Staff response: This minor clarification should be made.
• In response to potential Planning Commission amendment requiring 30 foot townhouses
lot width for units with two-car garages, the two-car, two-story townhouses is too
expensive because it has more living space. Northward has offered both types; most .
buyers select townhouses with one garage.
•
• Section 4-2-120, Development Standards for Commercial Zoning Designations. If
developing fee-simple units in the CN zone,would the minimum lot size of 5,000 square
feet apply for each unit?
Staff response: Based upon discussions with Development Services staff, lot area would
apply to each created lot. Staff may want to review this in another work program to
determine if we need to make other allowances for fee simple townhomes. Unit types
and densities are being considered as part of the CN, CS and CA moratorium work
effort.
Development Services Division
Since the staff review team prepared its recommendations, the Development Services Division has
requested consideration of a 5 foot setback for the unattached sides of attached and semi-attached
units. Currently, the requirement is 10 feet which the staff recommended proposal retains. The
concern from the Division is that when you have a 50 foot wide lot it can create design problems
(e.g. very narrow units; limiting flexible design).
*ow *me
November 24, 1998
Page 4
It is likely that the 10 foot standard was established to minimize the bulk of attached buildings and
ensure more yard space for the attached units, in a zone which allows a mix of units, but which
promotes single family character. For comparison, however, the minimum side yard in the R-14
zone is 5 feet. The minimum side yard in the RM zone is 10% of the lot width or 5 feet, whichever
is greater. In any case, in the R-10 zone, there would continue to be greater side (and rear) yard
requirements for R-10 properties when they abut RC, R-1,R-5 and R-8 zones, equaling 25 feet.
cc: Dick Gilroy,Northward
Jim Hanson,Development Services Division Director
*ire vor
CITY OF RENTON
MEMORANDUM
DATE: December 17, 1998
TO: City Council
Mayor Tanner
FROM: Larry Brosman
PLANNING COMMISSION
SUBJECT: Recommendation-R-10/R-14 Amendments
Over several meetings, the Planning Commission reviewed staff proposals for the R-10 and R-14 code
amendments as well as comments received from interested parties. At its meeting held December 9,
1998, the Commission made the following recommendations:
RECOMMENDED ACTION: Approve the November 12, 1998 R-10 and R-14 Code Amendments
memorandum from staff with the following changes:
Minimum Townhouse 20 feet for units with a 1 car garage, 2 car tandem garage, and 2 car alley
Lot Width garage;
28 feet for units with a side-by-side 2 car garage
Front/street side setback Add a clarification that to measure the front and street side setback to be
measurement 20 feet from the back of the sidewalk where private streets are provided
(otherwise it is 20 feet from the property line).
Interior side setback for Amend the interior side setback for semi-attached and attached units to
attached (and semi- be 5 feet rather than 10 feet.
attached)
Minimum lot depth Change the minimum lot depth to be 55 feet.
Minimum rear yard Change the rear yard to be 15 feet. Clarify that the 15 foot rear yard
setback is to the primary structure, and if there is an attached garage
with alley access the setback would be equivalent to 3 feet, or 24 feet for
allowance of maneuvering space (counting the alley way); and if there is
occupiable space above the garage, the setback for the occupiable space
would be equivalent to the garage setback.
vise
RECOMMENDED ACTION(cont.):
R-10 Zone Intent Change the word"large"to be"larger."
Paragraph -Minor Word
Change
Use Table - Clarification Reword"Flats up to 4 attached"to be"Flats,no greater than 4 units total
for Flats per lot."
The Commission discussed another change to the staff proposal, to add a provision to the detached unit
zero lot line side setback which allows for 5 foot easements on lots adjoining the zero lot line. During
discussions, the Commission concurred with the language that staff drafted to address this issue, but it
was inadvertently omitted from the motion.
Planning Commission Action and Recommendation
For: Eugene Ledbury,Becky Lemke, Rosemary Quesenberry, Rich Wagner
Against: None
Absent: Beverly Franklin,Rose Anne Jacobs, Jeff Lukins
l
Signed C7`' S� �
Larry Brosman
Commission Chair
H AECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R 10\PCRPT.DOC
2
4040 100
PROPOSED R-10 AND R-14 ZONE, ETC. CODE AMENDMENTS
December 22, 1998
Planning Commission and Staff Recommendations
amioura.
'NNW w
1 4-2-020 PURPOSE AND INTENT OF 47 Civic and limited commercial uses may be
2 ZONING DISTRICTS: 48 combined with residential development when
49 they support the purpose of the designation.
3 G. RESIDENTIAL - 10 DU/ACRE (R-10): 50 The R-14 Zone is intended for areas that are
4 The Residential - 10 Dwelling Units Per Acre 51 designated as Residential Planned
5 Zone (R-10) is established for medium 52 Neighborhood (RPN) of the Comprehensive
6 density residential development that will 53 Land Use Map.
7 provide a mix of residential styles including
8 tingle family detached dwellings, semi- 54 Reviewing Official approval of projects in the
9 attached dwellings, tingle family attached 55 R-14 Zone is contingent upon the
10 townhouse and attached flat, duplex, triplex, 56 determination that the proposed
11 fourplcx dwellings. It is designed to 57 developments are compatible with site
12 encourage residential areas with better use 58 characteristics and are consistent with the
13 of common and private open space, greater 59 purpose of the R-14 designation and the
14 privacy and more energy and resource 60 Residential Planned Neighborhood policies
15 efficient homes. The R-10 Zone is intended 61 of the Comprehensive Plan. (Ord. 4614, 6-
16 for areas that are designated as "Residential 62 17-96)
17 Options (RO)" on the Comprehensive Plan
18 Land Use Map.
19 The intent of this Zone is twofold: 1) to
20 create new residential neighborhoods on
211 larger parcels of land in a "traditional
22 neighborhood" development style and 2)
23 create high quality infill development that
24 increases density while maintaining the
25 single-family character of the existing
26 neighborhood. (Ord. 4502, 3-13-95)
27 H. RESIDENTIAL - 14 DU/ACRE (R-14):
28 The purpose of the Residential - 14 Dwelling
29 Units Per Net Acre Zone (R-14) is to
30 encourage development of new residential
31 neighborhoods that provide a mix of
32 detached dwellings, semi-attached
33 dwellings, and attached dwelling structures
34 which are organized and designed to
35 combine characteristics of both typical
36 detached single-family and small scale multi-
37 family developments. Structure size is
38 intended to be limited in terms of bulk and
39 scale so that the various unit types allowed
40 in the zone are compatible with one another
41 and can be integrated together into a quality
42 neighborhood. Project features are
43 encouraged such as yards for private use,
44 common open spaces and landscaped areas
45 which enhance a neighborhood and foster a
46 sense of community.
T4CH2INT.DOC\ 1 12/22/98
NOW
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4-2-080 ti percent0%)of the principal
residence is used for the guest house
CONDITIONS and the number of persons
ASSOCIATED WITH accommodated per night shall not
exceed four(4).
ZONING USE TABLES
31. The guest house must be conducted by
the property owner. No more than fifty
percent (50%) of the principal
A. SUBJECT TO THE FOLLOWING residence is used for the guest house
CONDITIONS: and the number of persons
accommodated per night shall not
exceed four(4). One off-street parking
1. Subject to site plan review. space must be provided for each guest
room. The parking space must not be
2. Subject to site plan review and located in any required setback. The
consistency with the City domestic water supply and waste water
Comprehensive Parks, Recreation and disposal facilities shall be approved by
Open Space Master Plan and Trails the City.
Master Plan.
41. Used in conjunction with an approved
3. Administrative approval under the Site public or quasi-public use when the
Plan Review section (See Section collection station is utilized more than
4-31-33)for new neighborhood parks ninety (90) days per calendar year.
which are smaller than ten (10)acres.
Hearing Examiner Approval under the 51. Allowed where incidental to a permitted
Site Plan Review section for new primary or secondary use and shall not
Neighborhood Parks which are ten (10) exceed thirty three percent (33%) of the
acres or larger. In either case, subject gross floor area, except for floor area
to consistency with the City that is devoted to food prepared wholly
Comprehensive Parks, Recreation and for retail sales on-site, and providing
Open Space Master Plan and Trails the structure is not located within any
Master Plan. required setback and/or landscaping
area.
4. Administrative approval under the Site
Plan Review section for new 53. Located adjacent to or on the same lot
community gardens which are smaller as the mobile home park. Residential
than ten (10) acres. Hearing Examiner accessory structures shall only be
Approval under the Site Plan Review allowed on residential lots in
section for new community gardens conjunction with an existing primary
which are ten (10) acres or larger. residential use.
6. RESERVED. Permitted subject to the 59. Accessory to a public or quasi-public
use. The collection station is portable
type mix requirements of the and temporary (not to exceed 90
Development Standards for this Zone. calendar days out of each year). The
No more than four(4) units may be collection station is not located on any
consecutively attached. public right-of-way unless a right-of-way
8. Size and location of these uses will be use permit is granted by the Board of
reviewed as part of the site plan Public Works. The property owners or
approval. managers shall keep the area
surrounding the recycling station
20. Consideration must be given to maintained and clean of debris.
community need (i.e. suitable location).
62. The design of structures, including
29. For four(4) or fewer guests per night. signs, shall be generally consistent in
character with surrounding uses. No
30. The guest house must be conducted by drive-up windows or outside automobile
the property owner. No more than fifty service shall be permitted, except for
financial institutions which are
1
T4CH2CON.DOC 12/22/98
permitted three (3) dr e-up windows in 78. Provided'he structure is not located
conjunction with a branch operation and within any required setback and/or
integrated into the exterior wall of a landscaped area.
"primary use"structure. No exterior
display of merchandise is permitted. 105. Retail and Commercial development is
Retail and service uses shall be not allowed to exceed thirty five
developed as part of larger office thousand (35,000)gross square
structures. Such retail or service uses feet/use without a Conditional Use
shall not stand alone and shall not Permit and must be scaled and oriented
occupy more than twenty five percent to serve the needs of the adjacent
(25%)of any one floor of a building neighborhood abutting the center.
whose primary use is office. Direct
arterial access to individual uses shall 107. Multi-family residential uses located in a
occur only when alternative access to structure that is restricted solely to
local or collector streets or consolidated residential uses shall be subject to the
access with adjacent uses is not development standards as specified in
feasible. the Multi-Family Zone, Community
Center, (RM-C), Section 4-31-8D of
68. Intended and designed to serve the the City Code. Maximum density shall
immediate market area (i.e. contiguous be twenty(20) dwelling units per acre.
COR Zone). No freestanding buildings- Density shall be consistent with Section
-must be housed in a "primary use" 4-2-120A, Development Standards for
structure. Limited external signage. Commercial Zoning Designations.
No drive up windows or outside Projects reviewed under Site Plan
automobile service shall be permitted Review procedures, Section 4-31-
(except for financial institutions). The
design of structures, including signs, 33, may be required to build a ten foot
shall be generally consistent in (10') high ceiling for the first story of a
character with surrounding uses. No building constructed solely for
exterior display or storage of residential use, in order to maintain the
merchandise shall be permitted. long-term potential for conversion to
commercial usage.
74. Temporary Uses as defined by
Section 4- 113. Subject to the density limitations
located in the Development Standards
31-19E; except that when operations for this Zone.
are predominantly conducted out of
doors rather than completely enclosed 114. No more than#euf-two(4-)-(2) units may
within an enclosed structure, a
be consecutively attached. Subject to
Conditional Use Permit is required. the density limitations located in the
Development Standards for this Zone.
76. Multi-family residential may also be
located in a mixed use building of 115. RESERVED. Each home is separate
commercial and residential uses. from other homes. Each home may be
Residential uses shall not be located detached from its garage or attached to
along the street frontage on the ground its garage; garages arc attached to ono
floor in the"Downtown Pedestrian another by a common vertical wall,
District". Density shall be consistent breezeway or other connection
with Section 4-2-120B, Development approved by the City. Subject to the
Standards for Commercial Zoning
Designations. Density may be Development Standards for this Zone.
increased to one hundred fifty(150)
dwelling units per acre subject to 116. Commercial and residential uses may
administrative conditional approval. be located within the same structure.
The minimum density requirements Residential only structures must be
unified with existing or planned
commercial uses by similar design
one half(1/2)acre or Ic,s in size as of
themes, pedestrian access, and
March 1, 1995. (Ord. 4466, 8 22 1994;
compatible lighting and signage.
Density shall be consistent with Section
2
T4CH2CON.DOC 12/22/98
%or
4-2-120A, Development Standards for 120. These uses are permitted when located
Commercial Zoning Designations. in mixed use building of commercial
and residential uses. Size and location
117. In conjunction with a primary use when of these uses will be reviewed as part
operated primarily for employees of the of site plan approval. No residential
industrial zone in which they are uses are allowed on the first floor.
located and with consideration given to Density shall be consistent with Section
community need (i.e., suitable location). 4-2-120A, Development Standards for
Subject to site plan review and Commercial Zoning Designations.
consistency with the City
Comprehensive Parks, Recreation and 127. Retail and Commercial development is
Open Space Master Plan and Trails not allowed to exceed 65,000 gross
Master Plan. square feet/use without a Conditional
Use Permit and may serve more than
119. These uses may also be located in one neighborhood, but not provide City-
mixed use building of commercial and wide services.
residential uses. Density shall be
consistent with Section 4-2-120B 142. The structure is not located within any
Development Standards for required setback and/or landscaped
Commercial Zoning Designations. — area.
Provision for affordable units must mcct
the provisions of housing clement of the 162. Subject to site plan review and
Comprehensive Plan. For COR 2, if a consistency with the City
Comprehensive Parks, Recreation and
Code requirements can be provided for Open Space Master Plan and Trails
Master Plan. Consideration must be
contaminated, a transfer of density may given to community need (i.e. suitable
be allowed for other portions of the site. location).
Bonus in COR 1: A bonus density of 165. The maximum gross floor area of any
not more than five (5)dwelling units per single commercial use on a site shall
acre may be allowed; provided there is not exceed five thousand (5,000)gross
a balance of height, bulk and density square feet, except by Conditional Use
established through a floor area ratio Permit.
system and/or a master plan to be
decided at the time of site plan review. 173. Permitted in conjunction with a primary
use when operated primarily for
Bonus in COR 2: A bonus density of employees of the industrial zone in
not more than two(2)du/acre for each which they are located and with
consideration given to community need
there is a balance of height, bulk and (i.e., suitable location).
density established addressing the
following public benefits: a) Provision 174. Except that when operations are
of continuous pedestrian access to the predominantly conducted out of doors
shoreline consistent with requirements rather than completely enclosed within
of the Shoreline Management Act and an enclosed structure, a Conditional
fitting a circulation pattern within the Use Permit is required.
site, b) Provision of an additional
twenty five foot(25')setback from the In conjunction with a primary use when
shoreline above that required by the operated primarily for employees of the
Shoreline Management Act, c) industrial zone in which they are
Establishment of view corridors from located and with consideration given to
upland boundaries of the site to the community need (i.e., suitable location).
shoreline, d) Water Related Uses. If Subject to site plan review and
the applicant wishes to reach these consistency with the City
bonus objectives in a different system, Comprehensive Parks, Recreation and
a system of floor area ratios may be Open Space Master Plan and Trails
established for the property to be Master Plan.
determined at the time of site plan
review as approved by Council. 177. Except that when operations are
3
T4CH2CON.DOC 12/22/98
rrl/
predominantly conducted out of doors
rather than completely enclosed within and intended to serve residential
an enclosed structure, a Conditional development in the R 14 Zone. Civic
Use Permit is required.
allowed if it is determined by the City
In conjunction with a primary use when that such uses are:
operated primarily for employees of the
industrial zone in which they are a. Designed to serve as a focal point for
located and with consideration given to
community need (i.e., suitable location).
b. Compatible with architectural character
180. An accessory restaurant and/or gift and site features of surrounding
shop is also allowed. residential development, and
characteristics.
182. Subject to applicable commercial/civic
development standards of Section 4-2- c. Consistent with applicable City regulations
110F, Development Standards for {e.g. Comprehensive Plan, Site Plan
Residential Zoning Designations. Give Review requirements).
and/or commercial uses arc permitted
187. Civic and/or Commercial Uses: Civic
serve residential development in the R uses and/or commercial uses are
14 Zone. Civic uses and/or commercial permitted only in conjunction with and
uses may be allowed if it is determined intended to serve residential
by the City that such uses arc: development in the R-14 Zone. Civic
uses and/or commercial uses may be
a. Designed to serve as a focal point for the allowed if it is determined by the City
residential community. that such uses are:
b. Compatible with architectural character and a. Designed to serve as a focal point for the
cite features of surrounding residential residential community.
development, and characteristics.
b. Compatible with architectural character and
c. Consistent with applicable City regulations site features of surrounding residential
{e.g. Comprehensive Plan, Site Plan development, and characteristics.
Review requirements).
c. Consistent with applicable City regulations
183. Provided the building length does not (e.g. Comprehensive Plan, Site Plan
exceed 85 feet. Subject to the density Review section ).
limitations located in the Development
Standards for this Zone. d. These uses may only be provided in
conjunction with residential
184. These unit types shall not exceed fifty development.
percent (50%) of the permitted units in
a project. Subject to the density e. These uses shall be created as a focal point
limitations listed in the Development for the development.
Standards for this Zone. Buildings shall
not exceed six (6)dwelling units per f. These uses shall be designed to include a
structure, except as provided in section common motif or theme.
4-31-7D2d,
Bonuses. Buildings shall not exceed 206. The single-family residence shall not be
115 feet in length. located on a lot platted after the
effective date of this subsection.
185. Administrative approval under the Site (March 2, 1997)
Plan Review section for new
neighborhood gardens with an area The lot size is not greater than 6,000
smaller than ten (10)acres. Hearing square feet.
Examiner approval, under the Site Plan
Review section , for new neighborhood The single-family residence will be
gardens with an area of ten (10) acres located on a block where a minimum of
or larger. Civic and/or commercial use:,
4
T4CH2CON.DOC 12/22/98
varo
seventy percent(70of the land area 244. Permittedsubject to the density
of the block is utilized for single-family limitations and dwelling unit type mix
residential purposes. requirements of the Development
Standards for this Zone.
The single-family residence will not be
located in the"downtown core area" as 250. RESERVEDFor four(1)or fewer guests
defined in section per night. Civic and/or commercial
4-31-
10.1.D.1.a, or along a street classified with and intended to serve residential
as a"principal", "minor", or"collector" development in the R 14 Zone. Civic
arterial in the Renton Arterial Street uses and/or commercial uses may be
Transportation Element of the Renton allowed if it is determined by the City
Comprehensive Plan. that such uses arc:
The provisions of this subsection shall a. Designed to serve as a focal point for the
expire on December 31, 1999, or upon
the creation of a redevelopment
authority by the City of Renton, b. Compatible with architectural character and
whichever occurs first. Subsequently, cite features of surrounding residential
the units developed under this development, and characteristics.
subsection shall be treated as existing
single-family dwellings per c. Consistent with applicable City regulations
4-31-10.1.B.1.k. (e.g. Comprehensive Plan, Site Plan
Review requirements).
207. Subject to a location in the Employment
Area Valley (EAV) land use 251. Administrative approval under the Site
designation. See EAV Map In Plan Review section for new
Section neighborhood or community parks
withwhich are smaller than ten (10)
209. Requirements for uses not associated acres. Hearing Examiner approval,
with a Medical Institution: Permitted under the Site Plan Review section-, for
with consideration given to community new neighborhood or community parks
need. Use must be located within the which are ten (10) acres or larger.
Center Institution (CI) Comprehensive Consistency with the City of Renton
Plan Designation. Signage: For lots Parks &Trails Master Plan. Subject to
within one hundred feet(100')of applicable commercial/civic
residential zoned properties, external development standards of Section 4 2-
signage shall be subject to the 110F, Development Standards for
provisions of Section and/or
Zoning Designations. Civic
and/or commercial uses arc permitted
(CO Part of Sign Regs) effly-ill-eaRfunetien-with-affid-i-RteRdefil--te
serve residential development in the R
212. Located within the Center Institution 111 Zone.
(CI) Comprehensive Plan Designation.
Consideration must be given to Civic uses and/or commercial uses may
community need (i.e. suitable location).
that such uses arc:
224. Intended and designed to serve the
immediate market area (i.e. contiguous a. Designed to serve as a focal point for the
COR Zone). No freestanding buildings- residential community.
-must be housed in a"primary use"
structure. Limited external signage. b. Compatible with architectural character and
No drive up windows or outside site features of surrounding residential
automobile service shall be permitted
(except for financial institutions). The
design of structures, including signs, c. Consistent with applicable City regulations
shall be generally consistent in (e.g. Comprehensive Plan, Site Plan
character with surrounding uses. No Review requirements).
exterior display of merchandise shall be
permitted. 252. Accessory to a public or quasi-public
5
T4CH2CON.DOC 12/22/98
41111111MINIMININIMM
11111, 410
use. The collection Mon is portable
and temporary (not to exceed 90
calendar days out of each year). The
collection station is not located on any
public right-of-way unless a right-of-way
use permit is granted by the Board of
Public Works. The property owners or
managers shall keep the area
surrounding the recycling station
maintained and clean of debris.
Subject to applicable commercial/civic
development standards of Section 4-2-
110F, Development Standards for
Residential Zoning Designations.
Civic and/or commercial uses arc
intended to serve residential
development in the R 11 Zone. Civic
uses and/or commercial uses may be
allowed if it is determined by the City
that such uses arc:
a. Designed to serve as a focal point for the
residential community.
b. Compatible with architectural character and
cite features of surrounding residentiai
c. Consistent with applicable City regulations
{e.g. Comprehensive Plan, Site Plan
Review r „nts)
6
T4CH2CON.DOC 12/22/98
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4-2-110H LEGEND
DEVELOPMENT STANDARDS TABLE FOR
MULTI-FAMILY RESIDENTIAL ZONING DESIGNATIONS
1. Front and rear setbacks in the RM-U residential dwelling structure may be
Zone may be reduced to zero feet (0') obtained through the site plan review
by the reviewing official during the site process depending on the compatibility
plan review process provided the of the proposed buildings with adjacent
applicant demonstrates that the project existing residential development. In no
will provide a compensatory amenity case shall the height of a residential
such as an entryway courtyard, private structure exceed forty five (45') feet.
balconies or enhanced landscaping. 7. The height of any structure permitted in
2. If the structure located in the RM-U Zone this Zone shall not exceed the limits
exceeds four (4) stories in height, a established by Section 4-31-17, Airport
fifteen foot (15') front setback from the Height Limits of this Chapter.
property line shall be required of all 8. Allowed projection into setbacks:
portions of the structure which exceed
four (4) stories. This requirement may a. Fireplace structures, bay or garden
be modified by the reviewing official windows, enclosed stair landings,
during the site plan review process to a and similar structures as determined
uniform five feet (5') front setback for the by the Zoning Administrator, may
entire structure provided that the project twenty four inches (24") into
structure provides a textured or varied any setback in the R-10, R-14 and
facade (e.g. multiple setbacks, brickwork RM Zones and may project 30" into
and/or ornamentation) and consideration a street setback in the R-14 Zone,
of the pedestrian environment (e.g. extra provided, such projection are:
sidewalk width, canopies, enhanced
landscaping). (i) Limited to two (2)
( ) per facade.
3. RC, R-1, R-5, R-8, and R-10. (ii) Not wider than ten feet (10').
4. The environmental, aquifer, and airport b. Fences, rockeries and retaining
regulations and site plan review process walls with a height of forty eight
may require a reduction in the allowable inches (48") or less may be
height and/or number of stories for any constructed within any required
residential building. setback; provided, that they are
5. In all districts except the "U", more located outside of the twenty foot
(20') sight-triangle specified in
stories and an additional ten feet (10') in Section 4-31-25C of this Chapter.
height may be obtained through the Fences six feet (6') or less in height
provision of additional amenities such as may be located within the rear and
pitched roofs, additional recreation side yard setback areas but must be
facilities, underground parking, and/or reduced to forty two inches (42") to
additional landscaped open space locate within the front yard setback.
areas, as determined through the site
plan review process. c. Uncovered porches and decks not
6. In the "I" district, additional height for a exceeding eighteen inches (18") above
the finished grade may project to the
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property line. 13. In the event the applicant show that
minimum density cannot be achieved
d. In the R-14 Zone only, uncovered due to lot configuration lack of access or
porches and decks eighteen inches physical constraints, minimum density
(18") or higher above grade at any requirements may be reduced by the
point along outer edge of structure Reviewing Official.
may project twenty four inches (24")
into an interior setback or 30 inches Phasing, shadow platting or land
(30") into a street setback. reserves may be used to satisfy the
minimum density requirements if the
e. Eaves and cornices may not project applicant can demonstrate that these
more than twenty four inches (24") techniques would allow the eventual
into an interior or street setback in satisfaction of minimum density
the R-10, R-14 and RM Zones. In requirements through future
the R-14 Zone only, eaves may development. The applicant must
project up to 30 inches (30") into a demonstrate that the current
street setback. development would not preclude the
provision of adequate access and
f. Eaves, cornices, steps, terraces, infrastructure to future development.
platforms and porches having no
roof covering, and being not over 14. Density and Unit Size Bonus:
forty two inches (42") high may be
built within a front yard. Purpose: The bonus provisions are
intended to allow greater flexibility in the
9. Phasing, shadow platting or land implementation of the purpose of the R-
reserves may be used to satisfy the 14 designation. Bonus criteria
minimum density requirements if the encourage provision of aggregated open
applicant can demonstrate that these space and rear access parking in an
techniques would allow the eventual effort to stimulate provision of higher
satisfaction of minimum density amenity neighborhoods and project
requirements through future designs which address methods of
development. The applicant must reducing the size and bulk of structures.
demonstrate that the current
development would not preclude the Applicants wishing such bonuses must
provision of adequate access and demonstrate that the same or better
infrastructure to future development. results will occur as a result of creative
Within the Urban Center, surface design solutions that would occur with
parking may be considered a land uses developed under standard criteria.
reserve.
Permitted Bonuses: The following
10. In the event the applicant can show that bonuses may be achieved
minimum density cannot be achieved independently or in combination:
due to lot configuration, lack of access
or physical constraints, minimum density a. Bonus Densities: Dwelling unit
requirements may be reduced by the density may be increased from
reviewing official. fourteen (14) units per net acre, to a
range of fifteen to eighteen (15-18)
11. Except barns, stables and other animal units per net acre. Densities of
or agricultural related structures. greater than eighteen (18) units per
net acre are prohibited.
12. In order to be considered detached, a
structure must be sited a minimum of six b. Bonus Dwelling Unit
feet (6') from any residential structure. Mix/Arrangement: Dwelling units
20
lisof ‘00
V. W
permitted per structure may be the use of the open space.
increased as follows:
To qualify as common open space
(i) Primary Uses: A maximum of an area must meet each of the
four (4) units per structure, with a following conditions:
maximum structure length of 100
feet. (i) function as a focal point for the
development,
(ii) Secondary Uses: A maximum of
eight (8) units per structure with (ii) have a maximum slope of ten
a maximum structural height of percent (10%),
35 feet, or three (3) stories and a
maximum structural length of (iii) have a minimum width of 25 feet,
115 feet. except for trails or corridors,
Bonus Criteria: To qualify for one or (iv) be located outside the right-of-
both bonuses the applicant shall provide way,
either:
(v) be improved for passive and/or
a. Alley and/or rear access and parking active recreational uses,
for fifty percent (50%) of primary
uses or secondary use townhouses (vi) be improved with landscaping in
permitted under Section 4-31-7B. public areas, and
b. Civic uses as listed in Section 4-31- (vii)be maintained by the
7B2 Secondary Uses: homeowners association if the
property is subdivided, or by the
(i) Community Meeting Hall, management organization as
applies to the property if the
(ii) Senior Center, property is not subdivided.
(iii) Recreation Center, or Developments which qualify for a bonus
shall also incorporate a minimum of
(iv) Other similar uses as determined three features selected from the
by the Zoning Administrator. improvements options as described
below:
c. A minimum of five percent (5%) of
the net developable area of the a. Architectural design which
project in aggregated common open incorporates enhanced building
space. Common open space areas entry features (e.g. varied design
may be used for any of the following materials, arbors and/or trellises,
purposes: cocheres, gabled roofs).
(i) Playgrounds, picnic b. Active common recreation amenities
shelters/facilities and equipment, such as picnic facilities, gazebos,
village greens/square, trails, sports courts, recreation center,
corridors or natural. pool, spa/jacuzzi.
(ii) Structures such as kiosks, c. Enhanced ground plane texture or
benches, fountains and color (e.g. stamped patterned
maintenance equipment storage concrete, cobblestone, or brick at all
facilities are permitted provided building entries, courtyards, trails or
that they serve and/or promote sidewalks).
21
wow 41no
d. Building or structures incorporating A secured maintenance agreement or
bonus units shall have no more than easement for the landscape strip is
seventy-five percent (75%) of the required.
garages on a single facade.
18. RESERVEDIn the City of Renton
e. Surface parking lots containing no Transportation Element of the
more than six (6) parking stalls Comprehensive Plan.
separated from other parking areas
by landscaping with a minimum 19. The goal of the R-10 Zone is to permit a
width of 15 feet. range of detached, semi-attached and
attached dwelling units. Detached
f. Site design incorporating a package dwelling units include traditional
of at least three (3) amenities which detached single-family houses as well
enhance neighborhood single family as semi-attached units. Attached
character, such as coordinated residences include attached single
lighting (street or building), mailbox family homes, townhouses, duplexes,
details, address and signage details, triplexes and flats fourplexcs. A
and street trees as approved by the maximum of four (4) units may be
Reviewing Official. consecutively attached.
15. Subject to the landscaping provisions (of 20. For existing parcels which are a
the R-14 Zone). maximum size of 1/2 acre, as of the
effective date hereof, and which are
16. The Reviewing Official may modify this proposed to be developed with attached
provision, through the site plan review single family townhouse development,
process, where it is determined that an exemption from lot width or depth
specific portions of the required requirements may be permitted, if the
landscaping strip may be developed and reviewing official determines that
maintained as a usable public open proposed alternative width standards
space with an opening directly to a are consistent with Site Plan Review
public entrance. section criteria.
17. The Reviewing Official may permit, 21. Lots: Irregularly shaped lots, such as Z-
through the site plan review process, the lots and zipper lots, may be permitted;
substitution for the fifteen foot (15')wide provided, that the lots meet the
landscaping strip, of a ten foot (10')wide development standards listed above and
landscaped setback and a sight the applicant provides typical layouts
obscuring solid barrier wall (e.g. and elevations for the homes that may
landscaping or solid fence), in order to be built of the proposed lots.
provide reasonable access to the
property. 22. Attached single familyTownhouse units,
semi-attached_einglc familydwellings,
The solid barrier wall shall be townhouses, duplex, triplex, fourplcx
designated in accord with the Site Plan flats, and attached accessory structures.
Review section and shall be located a
minimum of five feet (5') from abutting 23. If a corner lot is less than the minimum
property(ies) zoned and or designated width required by this Section but
for"Residential" use. The Reviewing greater than 50 feet in width, then for
Official may also modify the sight- every two feet (2') in width in excess of
obscuring landscaping provision, 50 feet, the required side yard shall be
through the site plan review process, if increased from a minimum of ten feet
necessary to provide reasonable access (10') by one foot (1') up to a maximum of
to the property. 15 feet. However, in no case shall a
22
*Iwo
structure over 42 inches in height accessory structures.
intrude into the 20 foot sight triangle.
b. In addition, in zones where the
24. Exemption: When forty percent (40%) maximum permitted building height
or more, on front foot basis, of all is less than seventy five feet (75'),
property on one side of a street between the maximum height of a publicly
two (2) intersecting streets at the time of owned structure housing a public
the passage of this Code has been built use may be increased as follows, up
up with buildings having a minimum front to a maximum height of seventy five
yard of more or less depth than that feet (75') to the highest point of the
established by the Code, and provided, building:
that the majority of such front yards do
not vary more than six feet (6') in depth, (i) When abutting a public street,
no building shall be built within or shall one additional foot of height for
any portion, save as above excepted, each additional foot of height for
project into such minimum front yard; each additional one and one-half
provided, further, that no new buildings feet (1%') of perimeter building
be required to set back more than thirty setback beyond the minimum
five feet (35') from the street line in the street setback required at street
R-2 or R-3 Residential Districts, nor level unless such setbacks are
more than two feet (2') farther than any otherwise discouraged (e.g.,
building on an adjoining lot and that this inside the downtown core area in
regulation shall not be so interpreted as the CD zone);
to reduce a required front yard to less
than ten feet (10') in depth. (ii) When abutting a common
property line, one additional foot
25. Includes principal major or minor of height for each additional two
secondary arterials as defined in the feet (2') of perimeter building
Aarterial Sstreet map of the City's six (6) setback beyond the minimum
year Strcct Improvement Plan. Arterial required along a common
Streets within the Central Business property line, and;
District--bounded by the Cedar River,
FAI 405 Freeway, South 4th Street, (iii) On lots four(4) acres or greater,
Shattuck Avenue South, South Second five (5) additional feet of height
Street, and Logan Avenue South--shall for every one percent (1%)
be exempt from this setback reduction below a twenty percent
requirement. (20%) maximum lot area
coverage by buildings, for public
26. Exception for Community Facilities: The amenities such as recreational
following development standards shall facilities, and/or landscaped
apply to all uses having a P suffix open space areas, etc., when
designation. Where these standards these are open and accessible to
conflict with those generally applicable, the public during the day or
these standards shall apply: week.
a. Publicly owned structures housing 27. All uses having a "Public Suffix" (P)
such uses shall be permitted an designation are subject to the following:
additional fifteen feet (15') in height Height: Publicly owned structures
above that otherwise permitted in the housing such uses shall be permitted
zone if"pitched roofs", as defined an additional fifteen feet (15') in height
herein, are used for at least sixty above that otherwise permitted in the
percent (60%) or more of the roof zone if"pitched roofs", as defined
surface of both primary and herein, are used for at least sixty
23
Nes,
percent (60%) or more of the roof
surface of both primary and accessory
structures. In addition, in zones where
the maximum permitted building height
is less than seventy five feet (75'), the
maximum height of a publicly owned
structure housing a public use may be
increased as follows, up to a maximum
height of seventy five feet (75') to the
highest point of the building:
a. When abutting a public street, one
additional foot of height for each
additional one and one-half(1-1/2') of
perimeter building setback beyond the
minimum street setback required at
street level unless such setbacks are
otherwise discouraged (e.g., inside the
downtown core area in the CD Zone);
b. When abutting a common property line,
one additional foot of height for each
additional two feet (2') of perimeter
building setback beyond the minimum
required along a common property line;
and
c. On lots four (4) acres or greater, five
feet (5') additional feet of height for
every one percent (1%) reduction below
a twenty percent (20%) maximum lot
area coverage by buildings, for public
amenities such as recreational facilities,
and/or landscaped open space areas,
etc., when these are open and
accessible to the public during the day
or week.
24
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4.2.120C LEGEND
DEVELOPMENT STANDARDS TABLE FOR
COMMERCIAL ZONING DESIGNATIONS
7. On lots abutting more than one street, the The Reviewing Official may also modify the
maximum setback requirement shall only be maximum setback requirement if the applicant
applied to the primary street as determined by can demonstrate that the preceding criteria
the Reviewing Official. For additions to existing cannot be met; however, those criteria which
structures, the maximum setback requirements can be met shall be addressed in the site plan:
shall only apply when the addition is subject to
the Site Plan review. a. due to factors including but not limited to the
unique site design requirements or physical
15. "Downtown core area" is that area bounded by site constraints such as sensitive areas or
the center lines of Smithers Avenue South from utility easements; or
South Fourth Place to South Third Avenue and
along Avenue South from South Third Street to b. one or more of the criteria would not be
South Second Street, bounded on the north by furthered or would be impaired by
the Cedar River, east to Mill Avenue South, compliance with the maximum setback; or
south to South Fourth Street and west to
Smithers Avenue South. This area shall also c. any function of the use which serves the
extend to the west property line of those public health, safety or welfare would be
properties fronting along the west side of Logan materially impaired by the required setback.
Avenue South between South Second and
Airport Way, but in no case shall the area extend 30. All uses having a"Public Suffix" (P)designation
more than one hundred ten feet (100')west of are subject to the following: Height: Publicly
the Logan Avenue South right-of-way. owned structures housing such uses shall be
permitted an additional fifteen feet (15') in
20. The maximum setback may be modified by the height above that otherwise permitted in the
Reviewing Official through the site plan review zone if"pitched roofs", as defined herein, are
process if the applicant can demonstrate that the used for at least sixty percent(60%)or more of
site plan meets the following criteria: the roof surface of both primary and accessory
structures. In addition, in zones where the
a. Orient development to the pedestrian maximum permitted building height is less than
through such measures as; providing seventy five feet(75'), the maximum height of a
pedestrian walkways, encouraging publicly owned structure housing a public use
pedestrian amenities and supporting may be increased as follows, up to a maximum
alternatives to Single Occupant Vehicle height of seventy five feet(75')to the highest
(SOV)transportation; and point of the building:
b. Create a low scale streetscape through such a. When abutting a public street, one additional
measures as; fostering distinctive foot of height for each additional one and one-
architecture and mitigating the visual half feet(1-1/2')of perimeter building setback
dominance of extensive and unbroken beyond the minimum street setback required at
parking along the street front; and street level unless such setbacks are otherwise
discouraged (e.g., inside the downtown core
c. Promote safety and visibility through such area in the CD Zone);
measures as; discouraging the creation of
hidden spaces, minimizing conflict between b. When abutting a common property line, one
pedestrian and traffic and ensuring adequate additional foot of height for each additional two
wetbacks to accommodate required parking feet(2')of perimeter building setback beyond
and/or access that could not be provided the minimum required along a common property
otherwise, line; and
2 - 3
IN
c. On lots four(4) acres or greater, five feet(5')
additional feet of height for every one percent
(1%) reduction below a twenty percent (20%)
maximum lot area coverage by buildings, for
public amenities such as recreational facilities,
and/or landscaped open space areas, etc.,
when these are open and accessible to the
public during the day or week.
32. Where included, affordable units must meet the
provisions of housing element of the
Comprehensive Plan. For COR 2, if a
significant public benefit above City Code
requirements can be provided for a portion of
the property which may be contaminated, a
transfer of density may be allowed for other
portions of the site.
Bonus in COR 1: A bonus density of not more
than five (5)dwelling units per acre may be
allowed; provided there is a balance of height,
bulk and density established through a floor
area ratio system and/or a master plan to be
decided at the time of site plan review.
Bonus in COR 2: A bonus density of not more
than two (2) du/acre for each provision may be
allowed; provided, there is a balance of height,
bulk and density established addressing the
following public benefits: a) Provision of
continuous pedestrian access to the shoreline
consistent with requirements of the Shoreline
Management Act and fitting a circulation pattern
within the site, b) Provision of an additional
twenty five foot (25') setback from the shoreline
above that required by the Shoreline
Management Act, c) Establishment of view
corridors from upland boundaries of the site to
the shoreline, d) Water Related Uses. If the
applicant wishes to reach these bonus
objectives in a different system, a system of
floor area ratios may be established for the
property to be determined at the time of site
plan review as approved by Council.
2 -4
*r+
1 4-3-010 ADULT ENTERTAINMENT
2 REGULATIONS:
3 A. PROHIBITED IN CERTAIN AREAS:
4 Adult motion picture theaters, peep shows,
5 panoramas and places of adult entertainment are
6 prohibited:
7 1. Within one thousand feet(1,000')
8 of any residential zone (RC, R-1,
9 R-5, R-8, R-10, R-14, RM, COR
10 or RMH) or any cinglc family or
11 multiple family detached, semi-
12 attached, attached, or
13 manfactured residential use.
14 2. One thousand feet (1,000')of
15 any public or private school.
16 3. One thousand feet (1,000')of
17 any church or other religious
18 facility or institution.
19 4. One thousand feet(1,000')of
20 any public park or P-1 zone.
T4CH3.DOC\ 1 12/22/98
'olow *41110
1 4-9-200 SITE PLAN REVIEW: 47 within the site and in relation to
48 adjacent areas;
2 A. PURPOSE AND INTENT: The purpose of 49 5. To protect the desirable aspects of
3 site plan approval shall be to assure that the 50 the natural landscape and
4 site plan of proposed uses is compatible with 51 environmental features of the City by
5 existing and potential uses and complies with 52 minimizing the undesirable impacts of
6 plans, policies and regulations of the City of 53 proposed developments on the
7 Renton. Site plan elements subject to this 54 physical environment;
8 Section include, but are not limited to, site
9 layout, building orientation, pedestrian and 55 6. To minimize conflicts that might
10 vehicular access, signage, landscaping, 56 otherwise be created by a mix of uses
11 natural features of the site, screening and 57 within allowed zones;
12 buffering, parking and loading arrangements,
13 and illumination. Site planning is the 58 7. To provide for quality, multiple
14 horizontal and vertical arrangement of these 59 family or clustered housing while
15 elements so as to be compatible with the 60 minimizing the impacts of high density,
16 physical characteristics of a site and with the 61 heavy traffic generation, and intense
17 surrounding area. Site plan review does not 62 demands on City utilities and
18 include design review, which addresses the 63 recreational facilities;
19 aesthetic considerations of architectural style,
20 exterior treatment and colors. Site plan review 64 8. To promote the creation of
21 should occur at an early stage in the 65 "campus-like" and "park-like" settings
22 development of a project, when the scale, 66 in appropriate zones;
23 intensity and layout of a project are known, but
24 before final building plans are completed. The 67 9. To provide a mechanism to more
25 intent of site plan approval shall be: 68 effectively meet the purposes and
69 intent of the State Environmental
26 1. To protect neighboring owners and 70 Policy Act;
27 uses by assuring that reasonable
28 provisions have been made for such 71 10. To supplement other land use
29 matters as sound and sight buffers, 72 regulations by addressing site plan
30 light and air, and those other aspects 73 elements not adequately covered
31 of site plans which may have 74 elsewhere in the City Code and to
32 substantial effects on neighboring land 75 avoid violation of the purpose and
33 uses; 76 intent of those codes. (Ord. 3981, 4-7-
77 86)
34 2. To promote the orderliness of
35 community growth, protect and 78 B. APPLICABILITY: No building permit shall
36 enhance property values and minimize 79 be issued for any use requiring site plan
37 discordant and undesirable impacts of 80 approval pursuant to this Section until the
38 development both on and off-site; 81 Environmental Review Committee has
82 determined that a public hearing is not
39 3. To promote coordination of public or 83 required or the Hearing Examiner has
40 quasi-public elements, such as 84 approved or approved with conditions the site
41 walkways, driveways, paths, and 85 plan application. All building permits issued
42 landscaping within segments of larger 86 shall be in compliance with the approved site
43 developments and between individual 87 plan. Site Plan Review is required for:
44 developments;
88 1. All development in Certain
45 4. To ensure convenience and safety 89 Zones: All development in the
46 of vehicular and pedestrian movement 90 Industrial Light (IL), Commercial Office
91 (CO) and Public Use (P-1) Zones and
T4CH9B.DOC 1 12/22/98
'44o *ftio
"ow, vare
92 CC, CN, CD, CA, CS and the 138 zones, the following types of
93 Residential Use--Maximum 10 Units 139 development shall be exempt from the
94 per Acre (R-10), Manufactured 140 requirements of site plan review:
95 Housing Park (RMH), Residential
96 Multi-Family (RM) and Residential 141 a. Interior Remodels: Interior
97 Use--Maximum 14 Units per Acre (R- 142 remodel of existing buildings or
98 14) Zones, 143 structures, provided:
99 Rcguircmcnth for a-10 Zonc 144 i The alterations conform with any
100 Developments: For dcvclopmcnt 145 prior approved site plan; and
101 proposed in conjunction with a planned
102 subdivision in thc R 10 Zonc, a Site 146 ii The alterations do not modify the
103 Plan application shall bc rcquircd to be 147 existing site layout.
104 submitted with thc subdivision
105 application. In thc event that there is 148 b. Facade Modifications: In addition,
106 no specific residential dcvclopmcnt 149 facade modifications such as the
107 150 location of entrances/exits; the location
108 thc applicant shall bc rcquircd to 151 of windows; changes in signage; or
109 provide structural footprints (including 152 aesthetic alterations shall be exempt.
110 setbacks) for each of thc lots which 153 (Ord. 4008, 7-14-86)
111 would result from thc proposed
112 subdivision of thc property. 154 c. Planned unit developments
113 155 (PUDs).
114 2. Specified and Secondary Uses: 156 d. Conditional use permits.
115 Secondary uses and other uses
116 specified within each zoning district, 157 e. Off-premises signs (billboards).
117 provided that: (Ord. 4404, 6-7-93)
158 f. SEPA-Exempt Developments: All
118 a. Exceptions for Secondary Uses: 159 development categorically exempt
119 Where secondary uses are required to 160 from review under the State
120 file an application for a site plan review 161 Environment Policy Act (RCW 43.21C
121 by the provisions of the Zoning 162 and WAC 197-11) and under the City
122 regulations, but would otherwise be 163 of Renton Environmental regulations
123 exempt from the site plan review 164 (Title IV, Chapter 6).
124 requirements, the decisions of the
125 Zoning Administrator shall not be 165 g. Minor work in Shoreline Areas:
126 subject to public notice and comment, 166 Minor new construction, repair,
127 or the requirement for a public hearing. 167 remodeling and maintenance activities
128 (Ord. 4404, 6-7-93) 168 that would otherwise be exempt from
169 Site Plan Approval if they were not
129 3. Development within the Valley 170 located within the shoreline master
130 Planning Area: All development with 171 program jurisdiction.
131 the Valley Planning Area.
172 2. Development Exempt from Site
132 4. Hazardous Waste Facilities: All 173 Plan Review In the R 10 and R-14
133 hazardous waste treatment and 174 Zones: In the R 10 and R-14 Zones,
134 storage facilities. 175 the following types of development
176 shall be exempt from the requirements
135 C. EXEMPTIONS: 177 of site plan review: (Ord. 4614, 6-17-
178 96)
136 1. Development Exempt from Site
137 Plan Review In All Zones: In all
T4CH9B.DOC 2 12/22/98
179 a. New or replacement detached or 223 Zones outside the Valley Planning
180 semi-attached home on a single- 224 Area;
181 previously platted lot.
225 d. Four (4) stories or sixty feet (60') in
182 b. Exterior remodeling or expansion of 226 height;
183 an existing single family home and/or
184 primary residence. 227 e. Three hundred (300) parking stalls;
228 or
185 c. Accessory structures otherwise
186 exempt from SEPA review. (Ord. 4614, 229 f. Ten (10) acres in size.
187 6-17-96)
230 4. Commercial Property Adjacent
188 D. CRITERIA TO DETERMINE IF PUBLIC 231 teor Abutting-Single-Family-Certain
189 HEARING REQUIRED: In all cases, the 232 Residential Zones: Any commercial
190 public hearing for site plan review should be 233 property is adjacent to or abutting a
191 conducted concurrently with any other 234 s e y the following residential
192 required hearing, such as rezone or 235 zones: RC, R-1, R-5, R-8 and R-10.
193 subdivision, if the details of the development 236 (Ord. 4551, 9-18-95)
194 are sufficiently defined to permit adequate 237
195 review. A public hearing before the Hearing
196 Examiner shall be required for projects not
197 reviewed pursuant to
198 Chapter 35 if: (Ord. 4551, 9-18-95)
199 1. Significant Environmental
200 Concerns Remain: The
201 Environmental Review Committee
202 determines that based on
203 departmental comments or public input
204 there are significant unresolved
205 concerns that are raised by the
206 proposal; or
207 2. Applicant Requests Hearing: The
208 applicant has requested a public
209 hearing; or
210 3. Large Project Scale: The
211 proposed project is larger than any one
212 of the following:
213 a. One hundred (100)
214 semi-attached or attached residential
215 units;
216 b. One hundred thousand (100,000)
217 square feet of gross floor area in the IL
218 or CO Zone or other zones in the
219 Valley Planning Area;
220 c. Twenty five thousand (25,000)
221 square feet of gross floor area in the
222 CC, CN, CM, CA, CB, CO or P-1
T4CH9B.DOC 3 12/22/98
'441+` Nov
4-8-120 SUBMITTAL
REQUIREMENTS--SPECIFIC TO
APPLICATION TYPE:
The following tables list the submittal
requirements for each type of permit
application or land use approval which must
accompany the required application fees
specified in Section
A. Table 1---Public Works Permit Submittal
Requirements
B. Table 2---Building Section Permit
Submittal Requirements
C. Table 3---Land Use Permit Submittal
Requirements. (Ord. 4587, 3-18-96, Amd.
Ord. 4722, 5-11-98)
T4CH8.DOC 10
12/22/98
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1 D. DEFINITIONS OF TERMS USED IN 43 d. King County Health Department
2 SUBMITTAL REQUIREMENTS FOR 44 approval on plans submitted to the
3 BUILDING, PLANNING AND PUBLIC 45 City for dining/food-handling
4 WORKS PERMIT APPLICATIONS: 46 establishments,
5 1. Definitions A: 47 e. King County Health Department
48 approval on plans submitted to the
49 City for public pools/spas,
6 Architectural Plans, Commercial,
7 Industrial, Multi-FaAttached
8 Dwellings with 3 or More Units: A 50 f. Independent plan review by the
9 twenty four inch by thirty six inch (24" x 51 State of Washington Labor and
10 36") plan prepared by an Architect 52 Industries Electrical Division for I and
11 licensed in the State of Washington 53 E Occupancies,
12 (unless project exempted by WAC
13 18.04.410) drawn at a scale of one- 54 g. Asbestos assessment by the
14 eighth inch equals one foot (1/8" = 1') or 55 Puget Sound Air Pollution Control
15 one-fourth inch equals one foot (1/4" = 56 Agency (PSAPCA) for interior
16 1') (or other size or scale approved by 57 demolition, and
17 the Building Official) clearly indicating the
18 information required by the "Permits" 58 h. Independent review by State
19 section of the currently adopted Uniform 59 Department of Health for hospitals.
20 Building Code and RCW 19.27 (State
21 Building Code Act, Statewide
22 amendments), including, but not limited 60 Architectural Plans,-Single
23 to, the following: 61 Detached Dwellings.
62 Semi-Attached Dwellings, and Two
63 Attached Dwellings: An eighteen inch
24 a. General building layout, both 64 by twenty four inch (18" x 24"), minimum,
25 existing and proposed - indicate 65 plan drawn at a scale of one-fourth inch
26 square footage of rooms, use of each 66 equals one foot (1/4" = 1') (or other size or
27 room or area, window and door size 67 scale approved by the Building Official)
28 and ventilation, opening headers, 68 clearly indicating the information required
29 plumbing, ducting, and electrical 69 by the "Permits" section of the currently
30 layout, including penetration 70 adopted Uniform Building Code and
31 protection, UBC occupancy group, 71 RCW 19.27 (State Building Code Act,
32 and UBC type of construction, 72 Statewide amendments), including, but
73 not limited to, the following:
33 b. Cross section details, as needed,
34 to show typical foundation, floor, wall, 74 a. General building layout and room
35 ceiling and roof construction; 75 use,
36 structural members labeled as to size
37 and spacing; bracing. blocking,
38 bridging, special connectors, anchor 76 b. Window and door size and
39 bolts; insulation of walls, floors and 77 window ventilation area,
40 roof/ceiling,
78 c. Plumbing, duct, and electrical
41 c. Details of stairs, fireplaces and 79 layout,
42 special construction, if any,
80 d. Opening headers, size and
81 material,
sm.
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82 e. Cross section details, as needed,
83 to show typical foundation, floor, wall,
84 ceiling and roof construction,
85 including connection details,
86 f. Structural members labeled as to
87 size and spacing as well as bracing,
88 blocking, bridging, special
89 connectors, and anchor bolts,
90 g. Special details as needed, (i.e.
91 stairs, fireplaces, special
92 construction), and
93 h. Insulation of walls, slab, floors,
94 and roof/ceiling.
NW' '4401
1 TITLE IV 45 b. Dwelling, Semi-Attached: A
46 one-family dwelling attached to only
2 CHAPTER 11 47 one other one-family dwelling at
48 secondary or ancillary building parts
3 DEFINITIONS 49 such as garages, carports, trellises,
50 porches, covered decks, or other
4 DUPLEX: A residential building on a single 51 secondary connection approved by
5 lot containing two (2) dwelling units. 52 the City, and not connected at
53 building parts containing living areas.
6 DWELLING, MULTI-FAMILY:
54 DWELLING UNIT: A structure or portion of
7 DWELLING UNIT, ATTACHED: A 55 a structure designed, occupied or intended
8 one-family dwelling attached to twe 56 for occupancy as separate living quarters
9 (-2)-one (1) or more one-family 57 with cooking, sleeping and sanitary facilities
10 dwellings by common vertical walls 58 provided for the exclusive use of a single
11 roofs, walls, or floors. 59 household.
12 MULTI FAMI YFLAT: A residential 60 ZERO LOT LINE: The location of a building
13 building or group of buildings which 61 en-a-let-i-n-stiela-a-macHaeF-that-ene-er--meFe
14 containing two (2) or more dwelling 62 the building's sides rest directly on a lot line.
15 units in ach buildingwhich are 63 A siting technique which allows single family
16 attached at one or more common 64 houses to be built along one lot line.
17 roofs, walls, or floors. Typically, the
18 unit's habitable area is provided on a
19 single level. Unit entrances may or
20 may not be provided from a common
21 corridor.
22 TOWNHOUSES
23 : Three (3) or more
24 single family residential dwelling units
25 on a single property having a
26 common or party wall separating the
27 dwelling units. A one-family, ground-
28 related dwelling attached to one or
29 more such units in which each unit
30 has its own exterior, ground-level
31 access to the outside, no unit is
32 located over another unit, and each
33 unit is separated from any other unit
34 by one or more vertical common
35 walls. Typically the units are multi-
36 story.
37 DWELLING, SINGLE FAMILY:
38 a. Dwelling, Detached: A
39 building containing one dwelling unit
40 which is not attached to any other
41 dwelling by any means except
42 fences, has a permanent foundation,
43 and is surrounded by open space or
44 yards.
T4CH 11.DOC\ 1 12/22/98
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Ullag e on Union
Report on Project Implementation
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Report Produced by the City of Renton
Department of Economic Development,
Neighborhoods and Strategic Planning
Susan Carlson - Administrator
Michael Kattermann - Neighborhoods &
Strategic Planning Director
Staff:
Michael Dalziel
Owen Dennison
�.Y
Don Erickson 0 0�
Lisa Grueter + +
Rebecca Lind NT O�
Troy Schlepp
November 12, 1998
111w 41110
NNW
Village on Union Report
Introduction
The purpose of this report is a close out review of the Residential Development
Demonstration Project (Ordinance#4468) entitled"Village on Union" as developed by
Jack Willing of Northwest Commercial. Renton City Council heard testimony from City
staff concerning approval of the proposed subdivision and development application on
November 29, 1994. This report will review the details of the project, according to the
Development and Regulatory Objectives of the Demonstration Ordinance. It will also
address market conditions and housing issues related to this type of development. This
report is intended to help Council determine if the project was a success or failure in
relation to the Demonstration Ordinance.
Description/Background
The preliminary application for the Village on Union was initially evaluated by City
Council (Planning and Development Committee) in the Spring of 1994 and a decision
was made to consider the development as a residential "demonstration"project. The
decision was based upon the interest of City officials in examining regulatory options for
supporting new, innovative types of development.
In August of 1994, City Council adopted the Residential Development Demonstration
Ordinance to establish legislative authority to allow more flexible development standards
and a streamlined development review process. The overall objective was to test whether
the City should make changes in its codes and procedures in order to promote innovative
housing on a more routine basis.
The neighborhood built as a result of this process consists of 92 homes; 83 of which are
detached, nine of which are attached townhouse style. Up to nine accessory units, to be
included in the single family units, were also approved for future construction. The site is
approximately 13.5 acres with a density of 13.32 dwelling units per acre (not including
accessory units). Approximately 2.,8 acres of the site remain in common open space. The
zoning is R-10 and the site is surrounded predominantly by single family housing, with
multi-family housing on the south side.
Demonstration Ordinance
The Demonstration Ordinance (# 4468) was established to ensure that Village on Union
would achieve several Development and Regulatory Objectives. The Development
Objectives, along with how they were implemented into the project, are listed in the
following matrix:
err► *00
Matrix I: Development Objectives
Ordinance Development Objective Implementation
Permit flexibility in development. Density, lot, setback, and improvement
standards modified from City Code.
Maintain compatibility with existing Development somewhat compatible with
neighborhood. surrounding neighborhoods.
Sufficiently dense. 13.32 dwelling units per net acre.
Physically feasible. Developer was able to build. Project near
completion.
Economically feasible. Units being sold at a profit. Prices range
from the $150s to the $200s.
Increased availability of single family Provides 92 single family homes.
homes.
Offer affordable housing. Created affordable housing for Middle
Income Households (80-120% of Median
Income).
Preserve pride of ownership. 100% home owner product.
To allow City Council to determine if Staff is making recommendation.
flexible development standards will address
the City's development objectives.
As the matrix demonstrates, all of the Development Objectives were fulfilled or partially
fulfilled by the demonstration project. The last objective listed will ultimately be decided
by City Council.
Regulatory Objectives:
In addition to the Development Objectives, there were four Regulatory Objectives that
the Ordinance outlined. The first two deal with City Code and the last two deal with
procedures, processes, and regulatory reform. They are listed in the Ordinance as
follows:
• Evaluate new types of subdivision and development standards prior to codifying those
standards in the City's Zoning Ordinance.
• Evaluate existing Code provisions and modify those provisions, as appropriate, to
meet the City's objectives for residential development.
• Evaluate procedural obstacles in the platting and development process and
refine/streamline the review process to address those obstacles.
• Advance the City's policy of regulatory reform.
2
•%o
'%0
Staff analyzed the first two objectives by comparing several factors: applicable codes at
the time the project was initiated, what was actually done at the development, what Code
states today, and comments or recommendations for future action. A summary of this
analysis is provided in Matrix II.
Matrix II: Subdivision and Zoning Standards
Applicable Village on Union Current Applicable Comments/
Subdivision and/or Development* Subdivision and/or Recommendations
Zoning Standards at Zoning Standards
time of Ordinance (if different from
(1994)*. 1994)
Zoning
Standards
1. Use/density Single-family homes 13.32 du/acre. 7-10 du/acre(R-10 Bonus of up to 13
(detached& zone). du/acre proposed for
attached),+/- 10 single family
du/acre. detached housing in
the R-10 zone.
2. Lots
a. Lot size Detached units: Detached units: Detached and semi- Reductions in lot size
4,500 sq. ft.min. 3,060 sq.ft.-6,000 attached SF units: (detached, semi-
sq. ft. 4,500 sq.ft. attached& attached
townhouses)
Attached units: Attached units: Attached SF units proposed for R-10
3,000 sq. ft. 1,800 sq. ft. -2,700 (townhouses): 3,250 zone.
sq. ft. sq.ft.
Duplexes,triplexes
and fourplexes:
2,500 sq. ft.
b. Lot dim. Corner lots: 60' Corner lots: 20' - Same for parcels over Reductions in lot
wide, 65' deep. 60'+width range; 55' 0.5 acres in size. width(detached,
- 80' depth. semi-attached&
attached townhouses)
Interior lots: 50' Interior lots: 20' - Same for parcels over proposed for R-10
wide, 65' deep. 60'+width range; 55' 0.5 acres in size. zone.
- 80' depth.
c. Lot shape Rectangular shape, 85+/-lots have No specifics noted in No comments.
parallel lines. rectangular shapes Code.
and/or parallel lines.
Corner lots are to be Some corner lots are Same.
wider than interior narrower than some
lots. interior lots.
Lot depth cannot 72 lots meet standard, No restriction noted
exceed width by 2.5 20 lots exceed. in Code.
times.
Pipestem only by One pipestem. Pipestem lots
variance. permitted to achieve
density in new plats.
3
Imo'"
Applicable Village on Union Current Applicable Comments/
Subdivision and/or Development* Subdivision and/or Recommendations
Zoning Standards at Zoning Standards
time of Ordinance (if different from
(1994)* 1994)
3. Setbacks Front yard: (1) Front Yard: (1) Front Yard: (1) Changes proposed for
House: 15'; (2) House: 10'; (2) House: 20' along primary structure-
attached garage: 20' attached/detached streets existing as of front yard, and corner
front access, 10' rear garage: 18' front 9-1-95; 15' along side yard in R-10
access; (3)detached access, 10'rear streets created after zone.
garage: prohibited. access. 9-1-95; 10' along
streets created after
9-1-95 if all parking
in the rear of the lot;
(2)attached garage:
20' front access; (3)
detached garage: 20'.
Rear: (1)House: 25'; Rear: (1)House: 5'- Rear: All primary
(2) attached garage: 15'; (2)attached and attached
25'; (3)detached garage: 5'-15'; (3) structures: 20'; if lot
garage: variable. detached garage: 5'. abuts an RC,R-1,R-
5 or R-8 zone: 25'.
Side: (1)House: 15'; Side: (1)House: 0'- Side: (1)House: 5'
(2)detached garage: 8'; (2)detached for detached single
3' interior side yard; garage: 3'-8' interior family on interior
prohibited street side side yard; (3) lots, 10' for semi-
yard; (3)attached attached garage: 0' attached and attached
garage: 15' from interior, 8' corner; 5'- single family on
property line,then 0' 15' setbacks from interior lots, 15' for
lot line. property line. corner lots on street
side; (2) detached
garage: 3' on interior
lots, 15' for corner
lots on street side;
(3)attached garage:
5' with single family
on interior lots, 10'
with semi-attached
and attached single
family on interior
lots, 15' for corner
lots on street side.
4. Lot coverage 50%structures;60% 55%-70%structures; Same. Increase in lot
all impervious 65%-85%total coverage and
surfaces. impervious surfaces. impervious surfaces
proposed for
detached or semi-
attached units.
4
*460, 1010
Applicable Village on Union Current Applicable Comments/
Subdivision and/or Development* Subdivision and/or Recommendations
Zoning Standards at Zoning Standards
time of Ordinance (if different from
(1994)* 1994)
Public Off-
site/On-site
Improvements
I. Streets Access: Two Access: Union Ave. Access: Two No change to access.
accesses required. &6th Street.; Queen accesses required.
Ave. as an alley to
serve the site.
On-site On-site streets have Improvements: A No change addressed
Improvements: Grid meandering patterns; grid-like street for street pattern in
street patterns; 50' 37' width, 28' paving pattern(or flexible new Code. Current
width, 32' paving. (concurrent grid); 50' ROW, 32' code allows
adjustment in paving. administrative street
tangents and radii, modifications. ROW
cul-de-sacs,turn- and paving width
arounds). considered in flexible
development
Off-site Improvements: NE standards if part of a
Improvements: 50' 6th St.meets flexible development
width,32'paving. Subdivision plan.
Ordinance standards.
2. Alleys 20' width; secondary 16'-20' alleys; 16' ROW, 14' No change.
access. secondary access. paving.
3. Blocks Range: 300'-1,000' Range: 200'-650' Wide enough to No change.
in length;two tiers. +/-; one to two tiers. accommodate two
tiers of lots.
4. Sidewalks Each side of street; Each side of street; Each side of street; Current code allows
5' wide fronting 4' wide for detached 6' wide. administrative street
detached dwellings; and attached modifications. Also
6' wide fronting dwellings. consider in flexible
attached dwellings. development
standards.
5. Street Lighting 0.2 candlefoot Consistent with Same. Current code allows
horizontal lighting administrative street
illumination. requirements; style of modifications. Also
entryway fixtures address through
differs from standard. flexible development
standards.
* Adopted from a Memorandum to the City Council on Village on Union-December 5, 1994, and
Preliminary Plat.
As can be seen from this matrix, the Village on Union development deviated from the
standard in virtually every category. This shows how much "flexibility"the Ordinance
allowed. It also indicates that if the City wants more housing developments like Village
on Union, it needs some form of flexible development standards or additional Zoning
Code amendments.
5
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14000
Additionally, the matrix illustrates how the current Code has changed from the 1993
Interim Zoning Code in terms of lot size, lot shape, setbacks, alleys, blocks, and sidewalk
standards.
Staff Recommendation for Additional Flexible Development/Zoning Code Modifications
The demonstration project indicates that the City needs new flexible development
standards generally, and/or modifications to the Zoning Code in several areas. Code
amendments are needed in the areas of density, lot size, lot dimensions, lot coverage,
setbacks, street improvements, sidewalks, and street lighting.
These recommendations are desirable in order to achieve City goals of increased
densities, increased single family availability and affordability.
Analysis of Additional Regulatory Objectives
•
Procedural obstacles: I
The development of innovative projects (such as Village on Union) are new to most
cities, Renton being included. This simple fact creates several barriers for developers to
overcome if they wish to build these types of developments. There have been three areas
in which barriers have been identified in our system. The three areas are: no adopted
process for projects which require many exceptions, lack of clear definition of which
features could be changed and those which could not, and a difficult platting process.
While the demonstration process created needed flexibility, it also created difficulty for
the staff review team because they had no "standards" to go by. A major issue was the
lack of clear direction about what standards could be "flexed" and how far. Staff voiced
the concern that when they tried to enforce a standard that they felt would improve the
project, or enforce minimum requirements that are typically required such as lighting or
sidewalk standards, the developer would claim that disputed item was a"demonstration
feature." This made it difficult for staff to carry out their nounal review process. This
situation resulted in some protracted negotiations over technical issues. The largest
difference of opinion related to the Fire Department's concerns about relaxed road
standards.
The platting process itself went fairly smoothly (according to City staff) until the final
plat stage. At this time the developer thought the process ground to a halt with the City
apparently stalling the process for an extended period of time. City opinion differed, with
the feeling that the engineers hired by the developer were not fulfilling the terms and
conditions necessary to record the final plat. The developer also felt that the process to
obtain a final plat was too difficult. The final plat was approved in 1996, completing an
almost eighteen month process. In comparison, the process for an "ideal" development
This section of the report was adopted from a previous analysis performed by Strategic Planning staff.
The analysis included interviews with the developer(Jack Willing)and Development Services staff.
6
*ow *so
would be somewhere in the eight to ten month range. (This time frame would be
considered a 'best case' scenario. Project time frames can be highly variable depending
on the developer and situation.)
All of these barriers added up to extended review time. This time factor translated
directly into increased costs to the City and the developer. Final lot costs were at $55,000
from a projected $42,000. This lot price differential was more than likely passed on to
the home buyers through the final selling prices of the homes.
To help alleviate these problems, several things could be done by the City. First of all, a
more specific flexible development process could be codified. Both the process involved
and the standards to be achieved by the project should be defined. A specific list of
features which could be modified should be included in early conceptual project
approval. Second, a handout could be made that the City could give to developers to
explain all of the steps involved in the flexible development process. This would help
eliminate difficulties for the developer and the City. Lastly, the City could have a single
contact person (or team) dedicated to the developer to help in all phases of the flexible
development process. This is different than the standard procedure where the project is
`handed off' to new people at each stage in the process (Development Planning, Plan
Review, Building Permit, and Inspection). The contact person (or team) would stay up to
date on the project and provide the coordination needed to assist the client in a more
efficient manner than having to work with a different person throughout the process.
Regulatory reform:
When the Demonstration Ordinance was enacted, the City was already practicing a major
aspect of regulatory reform—reduced review time in the platting and development
process. This principle (reduced review time) was eventually codified into the City's
Regulatory Reform Ordinance of 1996. (It should be noted that regulatory refonn was
the result of State guidelines under ESHB-1724 and was not affected by the
demonstration project.) In addition to speeding up review time, the Regulatory Reform
Ordinance consolidated appeal opportunities into one public hearing (plat and appeal
together), rather than two public hearings (one for plat and one for appeals) which took
place previously.
Market Overview and Housing Issues
In early 1997, Strategic Planning staff conducted market research on developments
similar to Village on Union. This research focused on demographics and market
acceptance in the Puget Sound region. Findings revealed that these developments
(alley/small lot) make up about 28% of the market for new construction in this price
range. This suggests that the City should continue to evaluate standards and development
reforms that will provide the market opportunities needed to build these types of
developments.
7
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In terms of market demand, the sales rate for Village on Union suggests a pent-up
demand for this type of development. This information is backed up by excellent sales
before the first model was even built (12 pre-sold units). More recently, Cindy Murphey
of Windermere Real Estate has stated that sales rates have been approximately four units
per month. Additionally, 82 of the 83 detached units and three of the nine attached units
(townhouses) have been sold as of June 30, 1998.
In terms of market comparables, the nearest new home competitor is The Orchards
development, where home prices range from $186,000 to more than $233,000. By way
of comparison, the average sales price for Village on Union homes is $185,000. This is
substantially higher than the sales prices for homes from the existing neighborhoods
immediately surrounding the Village. A market analysis done for this area(covering a
six month period ending in mid June) revealed that non Village on Union homes sold for
an average of$136,596. (See Figure 1 for map of market analysis area.)
Innovative Housing Types
The Village on Union was successful in creating housing that was an alternative to multi-
family. There were three housing types proposed: small lot detached, attached
townhouses, and accessory units. As mentioned previously, the detached and attached
units have been built, the accessory units have not. (Up to nine accessory units could be
built in the future.)
Home buyers were made aware of the accessory unit option. According to Cindy
Murphey, a few people showed interest in the accessory units, "but nothing ever came
together." The problem stemmed from the size of the units (approximately 500 sq. ft.).
This was considered too small by the potential buyers and therefore the units were not
built.
Affordable Housing
The Demonstration Ordinance states that one of its objectives is "To provide increased
availability of single-family homes,which offer affordable housing, to meet the
requirements of the City's Comprehensive Plan Land Use Element and the State of
Washington Growth Management Act."
The GMA requires all jurisdictions to encourage the availability of affordable housing for
all economic segments of the population of the state. These economic segments are
defined by the State as follows:
Upper Income Households at 121% of Median Income and above.
Middle Income Households at 80-120% of Median Income.
Moderate Income Households at 50-80% of Median Income.
Low Income Households at 30-50% of Median Income.
Very Low Income Households below 30% of Median Income.
8
,4IMOMIft.
Furthermore, the City's Comprehensive Plan has established target percentages for new
development in all of these economic segments. These are based on the Countywide
Planning Policies (CPP) of King County and are listed as follows:
Upper Income 30% of new construction.
Middle Income 33% of new construction.
Moderate Income 17% of new construction.
Low and Very Low Income 20% of new construction.
Price ranges for Village on Union homes ($154,950 to $194,950) were checked with a
local mortgage broker(CTX Mortgage) to determine incomes that would be required for
purchase. This data was then compared with Median Income Levels provided by King
County's Office of Budget and Strategic Planning. The results showed that Village On
Union homes provided housing in the Middle Income Bracket (80-120% of Median
Income).
Summary
The project as outlined above shows general fulfillment of the Development and
Regulatory Objectives as described in the Demonstration Ordinance. The Ordinance
provided the flexible development needed to create innovative housing that was an
alternative to multi-family. By increasing density, the project provided an increased
availability of single family homes which offer affordable housing while at the same time
fostering a pride of ownership. In addition, it allowed the City to review and modify
zoning/subdivision standards and procedures in the platting and development process.
The project indicates that the City needs new flexible development standards and/or
modifications to the Zoning Code. Staff recommends flexible development standards
which could be utilized generally for residential developments, as well as Zoning Code
modifications for the R-10 zone that deal with density bonuses, lot size, lot coverage, lot
width, and other requirements.
Staff also has recommendations for procedures involved in this type of development.
First of all, a more specific flexible development process could be codified. This should
define both the process involved and the standards to be achieved by the project. Second,
a handout could be developed that the City could give to developers to explain all of the
steps involved in the flexible development process. Lastly, the City could have a single
contact person dedicated to the developer to help on these projects. Each of these items
could speed up the development process and help the City and the developer to function
more efficiently.
These recommendations are desirable in order to help the City achieve its goals of
developing attractive, durable residential communities which provide a high quality
living environment while serving a variety of family styles, age, and income groups.
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