HomeMy WebLinkAboutCommercial Office (CO) Zone Proposed Amendments (10/28/1996) January 6, 1997 Renton City Council Minutes Page 8
Moved by Edwards, seconded by Corman, Council postpone action on this
item until January 27th to allow the requested information to be secured from
the King County archives. Motion failed.
Councilman Parker commented that, notwithstanding the competing interests
involved in this issue, the Council must abide by the State's Growth
Management Act as well as by Renton's own development regulations.
*MOVED BY PARKER, SECONDED BY SCHLITZER, CONCUR IN THE
PLANNING & DEVELOPMENT COMMITTEE REPORT ON THIS
MATTER. CARRIED.
Community Services 1996 Community Services Committee Chair Parker presented a report
Committee regarding the 1% for Art gateway project at Oakesdale and Grady Way. The
Executive: 1% for Art, Committee recommended concurrence in the recommendation of the Renton
Gateway at Oakesdale Ave Municipal Arts Commission to award the project to Dennis Mullen. Mr.
SW/Grady Way Mullen is a local glassblower and has designed a gateway for the City out of
iron and glass. The Committee further recommended that the referral remain
in committee for consideration of placement of the artwork when complete.
MOVED BY PARKER, SECONDED BY NELSON, COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED.
Municipal Arts Commission Co-chair M. B. Escher and artist Dennis Mullen,
along with Charles Dive!bliss, presented a small-scale representation of the
artwork to the Council. Ms. Escher explained that the gateway will be made
of 3/8" steel with blown glass, and it will measure approximately eight feet
tall and eleven feet wide. Lights located in the back of the piece will
illuminate the glasswork, especially at nighttime.
Human Services: Block 1996 Community Services Committee Chair Parker presented a report
Grant Application Form regarding its review of the block grant application form. The Committee
recommended approval of the block grant application form as provided with
disclaimer. MOVED BY PARKER, SECONDED BY NELSON, COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED.
ORDINANCES AND The following resolution was presented for reading and adoption:
RESOLUTIONS
Resolution #3239 A resolution was read declaring an emergency due to a severe winter storm in
Public Works: December December of 1996. MOVED BY EDWARDS, SECONDED BY CORMAN,
1996 Emergency Flooding COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED.
Conditions
The following ordinances were presented for second and final reading:
Ordinance #4648 An ordinance was read amending Section 4-31-19.F of Chapter 31, Zoning
Planning: Administrative Code, Sections 4-36-2.B and 4-36-6.D.1 of Chapter 36, Renton Regulatory
Variance Procedures Reform Ordinance, and Section 5.1.1.A of Chapter 1, Fee Schedule, of Title V
(Finance and Business Regulations), of City Code relating to the establishment
of a procedure for administrative variance requests for minor land use
decisions. MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON,
COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL:
ALL AYES. CARRIED.
Ordinance #4649 An ordinance was read amending Section 4-20-12 of Chapter 20, Sign Code,
Planning: Commercial Sections 4-31-2, 4-31-16.A, B, and D of Chapter 31, Zoning Code, of Title
Office (CO)7on`e IV (Building Regulations), of City Code relating to permitted uses and
Amendments development standards within the Commercial Office (CO) Zone, definitions
January 6, 1997 Renton City Council Minutes Page 9
related to that zone, and sign regulations within that zone. MOVED BY
KEOLKER-WHEELER, SECONDED BY EDWARDS, COUNCIL ADOPT
THE ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES.
CARRIED.
NEW BUSINESS Councilmember Keolker-Wheeler noted the receipt of an anonymous note
Streets: Complaint re complaining of dump trucks travelling on NE 24th St. on Saturdays and
Dump Trucks on NE 24th Sundays. She invited the note's author to contact the City and provide a name
St and address to enable staff to respond to the request.
ADJOURNMENT MOVED BY SCHLITZER, SECONDED BY KEOLKER-WHEELER,
COUNCIL ADJOURN. CARRIED. Time: 8:23 p.m.
MARILY ERSEN, CMC, City Clerk
Recorder: Brenda Fritsvold
01/06/97
4 w,
December 16, 1996 ""'' Renton City Council Minutes Page 464
ORDINANCES AND The following resolution was presented for reading and adoption:
RESOLUTIONS
Resolution #3238 A resolution was read approving the Honey Creek Division III Final Plat; 45
Plat: Final, Honey Creek single family lots on a 14.1 acre site in the vicinity of NE 21st St. and 125th
Division III, NE 21st Ave. NE, (FP-96-137). MOVED BY KEOLKER-WHEELER, SECONDED
St/125th Ave NE, FP-96- BY EDWARDS, COUNCIL ADOPT THE RESOLUTION AS PRESENTED.
137 CARRIED.
The following ordinances were presented for first reading and referred to the
Council meeting of 1/6/97 for second and final reading:
Planning: Administrative An ordinance was read amending Section 4-31-19.F of Chapter 31, Zoning
Variance Procedures Code, Sections 4-36-2.B and 4-36-6.D.1 of Chapter 36, Renton Regulatory
Reform Ordinance, and Section 5.1.1.A of Chapter 1, Fee Schedule, of Title V
(Finance and Business Regulations), of City Code relating to the establishment
of a procedure for administrative variance requests for minor land use
decisions. MOVED BY KEOLKER-WHEELER, SECONDED BY
EDWARDS, COUNCIL REFER THE ORDINANCE FOR SECOND AND
FINAL READING ON 1/6/97. CARRIED.
Planning: Commercial An ordinance was read amending Section 4-20-12 of Chapter 20, Sign Code,
Office (CO) Zone Sections 4-31-2, 4-31-I6.A, B, and D of Chapter 31, Zoning Code, of Title
Amendments f IV (Building Regulations), of City Code relating to permitted uses and
development standards within the Commercial Office (CO) Zone, definitions
related to that zone, and sign regulations within that zone. MOVED BY
KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 1/6/97.
CARRIED.
The following ordinances were presented for second and final reading:
Ordinance #4646 An ordinance was read adopting the 1996 Washington State Department of
Planning: 1996 WSDOT Transportation (WSDOT) and American Public Works Association (APWA)
Standard Specifications amendments to the Renton Standard Specifications for Road, Bridge and
Adoption Municipal Construction. MOVED BY NELSON, SECONDED BY
SCHLITZER, COUNCIL ADOPT THE ORDINANCE AS PRESENTED.
ROLL CALL: ALL AYES. CARRIED.
Ordinance #4647 An ordinance was read providing for 1996 year-end adjustments in the total
Finance: 1996 Year-End amount of $7,958,536. MOVED BY NELSON, SECONDED BY SCHLITZER,
Adjustments COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL:
ALL AYES. CARRIED.
NEW BUSINESS Responding to Councilman Corman, Executive Assistant Jay Covington
pointed out that the King County Health Department, not the City of Renton,
is responsible for determining and enforcing the rules regarding church
kitchens.
Zoning: Churches Councilman Corman commented that the City does not have a zone that allows
churches as a primary use and asked that this be looked into. Mayor Tanner
replied that this matter has been considered many times and his position and
the administration's position is that churches should remain as a conditional
use, thereby allowing citizens a public hearing and a full appeal process. He
added that a large church has the potential to overwhelm a neighborhood.
December 16, 1996 Renton City Council Minutes r.r Page 464
ORDINANCES AND The following resolution was presented for reading and adoption:
RESOLUTIONS
Resolution #3238 A resolution was read approving the Honey Creek Division III Final Plat: 45
Plat Final, Honey Creek single family lots on a 14.1 acre site in the vicinity of NE 21st St. and 125th
Division III, NE 21st Ave. NE, (FP-96-137). MOVED BY KEOLKER-WHEELER, SECONDED
St/125th Ave NE, FP_96- BY EDWARDS, COUNCIL ADOPT THE RESOLUTION AS PRESENTED.
3j�7 CARRIED.
The following ordinances were presented for first reading and referred to the
Council meeting of 1/6/97 for second and final reading:
Planning: Administrative An ordinance was read amending Section 4-31-19.F of Chapter 31, Zoning
Variance Procedures Code, Sections 4-36-2.B and 4-36-6.D.1 of Chapter 36, Renton Regulatory
Reform Ordinance, and Section 5.1.1.A of Chapter 1, Fee Schedule, of Title .V
(Finance and Business Regulations), of City Code relating to the establishment
of a procedure for administrative variance requests for minor land use
decisions. MOVED BY KEOLKER-WHEELER, SECONDED BY
EDWARDS, COUNCIL REFER THE ORDINANCE FOR SECOND AND
FINAL READING ON 1/6/97. CARRIED.
Planning: Commercial An ordinance was read amending Section 4-20-12 of Chapter 20, Sign Code,
Office (CO) Zone Sections 4-31-2, 4-31-16.A, B, and D of Chapter 31, Zoning Code, of Title
Amendments IV (Building Regulations), of City Code relating to permitted uses and
development standards within the Commercial Office (CO) Zone, definitions
related to that zone, and sign regulations within that zone. MOVED BY
KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 1/6/97.
CARRIED.
The following ordinances were presented for second and final reading:
Ordinance #4646 An ordinance was read adopting the 1996 Washington State Department of
Planning: 1996 WSDOT Transportation (WSDOT) and American Public Works Association (APWA)
Standard Specifications amendments to the Renton Standard Specifications for.Road, Bridge and
Adoption Municipal Construction. MOVED BY NELSON, SECONDED BY
SCHLITZER, COUNCIL ADOPT THE ORDINANCE AS PRESENTED.
ROLL CALL: ALL AYES. CARRIED.
Ordinance #4647 An ordinance was read providing for 1996 year-end adjustments in the total
Finance: 1996 Year-End amount of $7,958,536. MOVED BY NELSON, SECONDED BY SCHLITZER,
Adjustments COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL:
ALL AYES. CARRIED.
NEW BUSINESS Responding to Councilman Corman, Executive Assistant Jay Covington
pointed out that the King County Health Department, not the City of Renton,
is responsible for determining and enforcing the rules regarding church
kitchens.
Zoning: Churches Councilman Corman commented that the City does not have a zone that allows
churches as a primary use and asked that this be looked into. Mayor Tanner
replied that this matter has been considered many times and his position and
the administration's position is that churches should remain as a conditional
use, thereby allowing citizens a public hearing and a full appeal process. He
added that a large church has the potential to overwhelm a neighborhood.
November 25. 1996 Renton City Council Minutes Page 433
$3,398.99 to RJC, Inc., contractor, if all required releases are obtained.
Council concur.
Public Works: NE 10th Surface Water Utility Division submitted proposed consultant agreement with
St/Anacortes Ave NE CH2M Hill in the amount of $121,254 for analysis and final design of the NE
Storm System 10th St./Anacortes Ave. NE Storm System Improvement Project - Phase 2.
Improvement Project- Refer to Utilities Committee.
Phase 2, CH2M Hill,
CAG-96- MOVED BY NELSON, SECONDED BY SCHLITZER, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
CORRESPONDENCE Correspondence was read from David L. Halinen, 10500 NE 8th St., Suite
Citizen Comment: Halinen 1900, Bellevue, 98004, representing Gary Merlino Construction Co., Inc. (La
- Approved Preliminary Colina Preliminary Plat), requesting that the Renton Municipal Code be
Plat Code Amendment amended to create an explicit procedure for amendments to approved
preliminary plats. MOVED BY KEOLKER-WHEELER, SECONDED BY
SCHLITZER, COUNCIL REFER THIS ITEM TO THE PLANNING &
DEVELOPMENT COMMITTEE. CARRIED.
OLD BUSINESS Community Services Committee Chair Parker presented a report regarding the
Community Services contract with Renton Reporter to print and distribute the City-produced
Committee Renton City Report. The Renton City Report was established to enhance
Executive: Renton City communication between City government and the Renton business and
Report in Renton residential community. The basic goal is to inform Renton residents of
Reporter, CAG-96- current issues, upcoming events and important information about the City.
Proposals from the Valley Daily News and Renton Reporter were evaluated
based on format, distribution, households served and monthly cost. The
proposal offered by the Renton Reporter offered guaranteed distribution to
residents of the Renton area at the same rate that was originally negotiated in
1995 ($2,240/month). This rate will be honored for 1997 and 1998, with
adjustments limited only to unforeseen postal-rate or newsprint increases.
These adjustments will be limited to actual cost increases, with newsprint
calculated to the actual amount used by the Renton City Report. In addition,
the Renton Reporter will increase distribution in cases of new construction and
annexations and will work with the City to ensure an accurate distribution
plan to reach every resident within the City limits.
The Community Services Committee recommended that the Mayor and City
Clerk be authorized to sign a two-year contract with the Renton Reporter.
MOVED BY PARKER, SECONDED BY EDWARDS, COUNCIL CONCUR
IN THE COMMITTEE REPORT. CARRIED.
Planning & Development Planning and Development Committee Chair Keolker-Wheeler presented a
Committee report regarding the Commercial Office (CO) Zone amendments. The
Planning: Commercial Planning and Development Committee recommended approval of the proposed
Office (CO) Zone amendments to the Commercial Office (CO) Zone, Sign Code, and Zoning
Amendments Code definitions, as revised after the October 28, 1996 public hearing. Based
on comments from the public at the hearing, the administration recommended,
and the Committee concurred, that medical institutions should be permitted
secondary uses in the CO Zone and limited to areas with the Center Institution
designation on the Renton Comprehensive Plan land use map. This is revised
from permitted primary use status. In addition, the Committee recommended
that the level of electrical power generation be amended from 3.6 kilovolts to
10 megawatts in the list of accessory uses.
The Committee further recommended that this revision, along with the other
amendments presented at the October 28, 1996, public hearing, be forwarded
Noverhber 25, 1996 ""' Renton City Council Minutes Pane 434
to the City Attorney for preparation of an ordinance for Council adoption.
MOVED BY KEOLKER-WHEELER, SECONDED BY SCHLITZER,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Human Services: Councilman Edwards reported that the Affordable Housing Task Force, a
Affordable Housing subcommittee of the Growth Management Planning Council, concurred with
Shared Committment the City of Renton's recommendations regarding affordable housing, and the
Program Growth Management Planning Council endorsed the recommendations
unanimously. The City's recommendations concerning the latest affordable
housing Shared Commitment proposal were set forth in a letter sent to the
Growth Management Planning Council. Mr. Edwards also reported that the
Council's recommendation to nominate Larry Brosman to the Housing Finance
Implementation Committee (HFIC) was successful and he is now a member of
the Committee.
ADJOURNMENT MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL ADJOURN.
CARRIED. Time: 7:43 p.m.
ARILY J. TERSEN, CMC, City Clerk
Recorder: Michele Neumann
11/25/96
APPROVED BY
`., CITY COUNCIL
Date /(a5--94
PLANNING &DEVELOPMENT COMMITTEE
COMMITTEE REPORT
November 25, 1996
Commercial Office Zone Amendments
(Referred 10/7/96)
The Planning and Development Committee recommends approval of the proposed amendments to the
Commercial Office (CO) Zone, Sign Code, and Zoning Code definitions, as revised after the October 28,
1996, public hearing. Based on comments from the public at the hearing, the Administration recommended,
and the Committee concurred, that medical institutions should be permitted secondary uses in the CO Zone and
limited to areas with the Center Institution designation on the Renton Comprehensive Plan land use map. This
is revised from permitted primary use status. In addition, the Committee recommends that the level of
electrical power generation be amended from 3.6 Icy to 10 megawatts in the list of accessory uses.
The Committee further recommends that this revision, along with the other amendments presented at the
October 28, 1996, public hearing, be forwarded to the City Attorney for preparation of an ordinance for
Council adoption.
�W L 0 .�e,6--elfeei
tiu
Kathy Keo er-Wheeler, Chair
Indy Corman, ice Chair
Timothy J. S • er, Member
•
cc: Mike Kattermann
•
Jim Hanson
Mecriatereetr
COAMENDS.DOC\
Tuesday, November 19, 1996 12:! 13 PM From_a_Renton,WA Citizen Page 2 of 4
From Lloyd Hoshide
833 Kirkland Ave NE P EC l=I V E Q
Renton,Washington 98056
November 19,1996 NOV9
1996
Councilwoman Kathy Keolker-Wheeler i�N � COUNCIL
Chair Planning&Development Committee
City of Renton
200 Mill Avenue South
Renton,Washington 98055
Subject: Review of Commercial Office Zone Code Amendments by Planning and Development
Committee.
Attachment:Newspaper article: Overtake Hospital seeks relief for office space growing pains;
Eastside Journal(formerly Journal American)of November 18,1996.
Councilwoman Keolker-Wheeler:
Snow. Snow everywhere!
Attached newspaper article caught my eye while shopping Monday at Safeway. I brought
it home and read it with interest.
Regarding the article, I thought it revealing that Overtake discusses its future growth and
mentions a master plan as if it was a matter of course in getting there. Considering how much has
been said about the uncertainty regarding changes under way in medical services, I thought it was
refreshing that this"900 pound gorilla"was willing to share with the public its future direction.
Anyway, I thought it was timely to get an insight how one medical institution was
approaching its future. I have attached the article and send it along for your reference.
Respectfully,
Ao,e
Lloyd Hoshide
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October 7. 1996 Renton City Council Minutes Page 376
Planning: Center Planning & Technical Services Division submitted proposed amendment of the
Downtown Zone Center Downtown (CD) zoning regulations to allow for new and existing
Amendment D jt single family development. Refer to Planning & Development Committee.
Vacation: Lake Ave S Planning & Technical Services Division recommended approval of an amended
Street Vacation, description and completion of the street vacation process for the northerly
(Safeway/VAC-95-001) two-thirds of the Lake Ave. S. petition not contaminated (VAC-95-001, from
S. 3rd St. to Seattle's Cedar River Pipeline Right-of-Way/Safeway, Inc.), and
requested an extension of one year for the southerly portion of the petition.
Council concur.
Planning: Commercial Planning & Technical Services Division submitted proposed amendment to the
Office Zone Amendments Commercial Office (CO) zone allowing medical institutions and hospitals as a
permitted primary use and retirement residences as a secondary use. Refer to
Planning & Development Committee.
CAG: 94-095, Houser Way Water Utility Division submitted CAG-94-095, Houser Way Pump Station; and
Pump Station, Omega requested approval of the project, authorization for final pay estimate in the
Contractors amount of $6,492.00, commencement of a 60-day lien period, and release of
retained amount of $30,918.55 to Omega Contractors, Inc., contractor, if all
required releases are obtained. Council concur.
CAG: 94-013, Maplewood Water Utility Division submitted CAG-94-013, Maplewood 565 Zone
565 Zone Transmission Transmission Water Mains - Schedule D; and requested approval of the
Water Mains, Grant project, authorization for final pay estimate in the amount of $1,064.69,
Construction commencement of 60-day lien period, and release of retained amount of
$31,011.10 to Grant Construction Co., Inc., contractor, if all required releases
are obtained. Council concur.
Transportation: RR Transportation Systems Division requested approval to enter into a
Crossing Improvements Construction and Maintenance Agreement with Burlington Northern Santa Fe
(Monster Rd/P-1 Railroad to improve the railroad crossing and acquire a roadway easement at
Channel), Burlington Monster Rd. and the P-1 Channel. Renton's cost share is $152,048. Refer to
Northern, CAG-96- Transportation Committee.
MOVED BY NELSON, SECONDED BY SCHLITZER, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
CORRESPONDENCE Correspondence was read from Penny Eskenazi, 951 Lynnwood Ave. NE,
Citizen Comment: Renton, 98056, describing the occurrence of an underground leak at her home
Eskenazi - Customer where there was no visible signs of the problem. Noting that an increase in
Notification Policy re consumption was the only evidence of the leak, she explained that notification
Leaks from the City occurred eight days later by mail. Ms. Eskenazi recommended
that the Utility Billing Division change its policy by allowing meter readers to
hand deliver notices to the homes instead of only notifying customers by mail.
MOVED BY EDWARDS, SECONDED BY NELSON, COUNCIL REFER
THIS CORRESPONDENCE TO THE ADMINISTRATION FOR REVIEW.
CARRIED.
Councilmember Keolker-Wheeler stated that meter readers do not have access
to water usage records from prior months when they are in the field. For that
reason, she added, they are unable to leave notices at the home.
Councilman Edwards commented that perhaps the meter reader's equipment
can be updated so that they would be able to check past usage records on site.
r.r
CITY OF RENTON COUNCIL AGENDA BILL
AI #: 5?'• h •
Submitting Data: For Agenda of:
Dept/Div/Board.. Planning\Building\Public Works October 7, 1996
Planning &Technical Services Division
Staff Contact Mike Kattermann Agenda Status
Consent X
Subject: Public Hearing...
Correspondence..
Single Family Uses - Center Downtown (CD) Zone Ordinance
Resolution
Old Business
Exhibits: New Business
Study Sessions
Issue Paper Information
Recommended Action: Approvals:
Refer to Planning and Development Committee. Legal Dept X
Finance Dept
Other
Fiscal Impact:
Expenditure Required... None Transfer/Amendment
Amount Budgeted n/a Revenue Generated
Total Project Budget City Share Total Project..
Summary of Action:
Center Downtown (CD) zoning regulations allow existing single family dwellings, but not new single family
dwellings. The intent of the district is to allow for more intensive commercial, multi-family and mixed uses to
achieve Urban Center and Downtown policies. Allowing new single family units in the Center Downtown
(CD) zone would not prevent ultimate implementation of Renton's Urban Center or Downtown policies. It
would address the needs of current residents, and provide additional neighborhood stability, relying on market
forces to determine redevelopment to more intensive uses. Proposed amendment of the Center Downtown (CD)
zoning regulations would allow single family uses whether new or existing.
STAFF RECOMMENDATION:
Planning\Building\Public Works recommends approval of the proposed amendment.
H:\DIV IS ION.S\P&TS\PLANNING\LGRUETER\DOWNTOWN\CCAGNBIL.DOC
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: September 26, 1996
TO: Toni Nelson, President
City Council Members
VIA: Mayor Jesse Tanner
FROM: Gregg Zimmerman, Administrator 6-
Planning/Building/Public Works Department
STAFF CONTACT: Mike Kattermann (ext. 6190)
SUBJECT: Issue Paper: Single Family Dwellings in the Center Downtown (CD)
Zone
ISSUE:
Can new single family development be accommodated in the Center Downtown (CD) zone without
impeding Urban Center and Downtown policies?
RECOMMENDATION:
• Amendment of the Center Downtown zoning regulations allowing single family development,
whether new or existing.
BACKGROUND SUMMARY:
Policy Framework
Countywide Planning Policies
The Countywide Planning Policies provide the framework for designating urban centers. Urban
centers are areas of concentrated employment and housing having access to transit, and a wide range
of other land uses. Each center is required to accommodate: a minimum of 15,000 jobs within one-
half mile of a transit center, an average of 50 employees per gross acre, and a minimum average of
15 households per gross acre (LU-40). The Renton central business district is identified as an Urban
Center within the policies (LU-39).
Renton Comprehensive Plan
The designation of Renton's Downtown and Boeing facilities as an Urban Center is supported by the
Land Use Element (Objective LU-F). Intensive commercial and multi-family residential uses are
'row'
September 26, 1996
Page 2
promoted in the Comprehensive Plan and supported by zoning. Net residential densities are to
achieve a range of 25-100 dwelling units per acre with no minimum density required for parcels less
than one-half acre in size (DT-24). Much of the City's forecast residential growth is estimated to
occur in the Urban Center in the form of multi-family housing.
Zoning Amendment Request
At a public hearing before the City Council on August 19, 1996 regarding minimum densities, the
Higgins family commented upon the difficulty and cost of constructing a multi-family development at
420 Whitworth Avenue South, and indicated their desire to be able to construct a single family
residence instead.
The proposed site lies in the middle of a block which is entirely single family in character. Lots are
small and regular, typically 4,800 square feet in size. In the vicinity lies St. Anthony Catholic
Church and school. Other pockets of single family development remain in the neighborhood along
with some scattered businesses. There is little vacant land in the subject area or within the entire
downtown area. Most new development would occur through redevelopment.
The site and surrounding properties are designated in the Comprehensive Plan, and zoned
accordingly, as Center Downtown (CD) which promotes intensive commercial and multi-family
development in order to achieve Urban Center and Downtown policies. While the zoning code
currently allows existing single family residences as primary permitted uses, there are no allowances
for new single family uses. Recent code amendments indicating that properties less than one-half an
acre in size are not subject to minimum densities do not address allowing new single family
residences.
Issues
New single family dwellings could provide additional neighborhood stability where new units would
occur. Market forces would determine to a greater degree when the areas would redevelop to more
intensive commercial, multi-family, or mixed uses.
However, allowing new single family units in the Center Downtown (CD) district may also slow to
some degree the pace of redevelopment towards the intensive vision of the Urban Center and
Downtown. Land assembly of small residential lots could be made more difficult. These concerns
are mitigated by the very small amount of vacant land in the few pockets of single family blocks, as
well as the location of most single family blocks on the edges of the Center Downtown (CD) district.
Redevelopment is likely to occur first on the more prime locations of the downtown core.
CONCLUSION:
Allowing new single family units in the Center Downtown (CD) zone would not prevent ultimate
implementation of Renton's Urban Center or Downtown policies. It would address the needs of
current residents, and provide additional neighborhood stability, relying on market forces to
determine redevelopment to more intensive uses. Adoption of an amendment to the Center
Downtown (CD) zoning regulations allowing single family uses, whether new or existing, is
recommended.
H:\DIVISION.S\P&TS\PLANNING\LGRUETER\DOWNTOWN\CCISSUE.DOC
Nwie
RENTON CITY COUNCIL
Regular Meeting
October 28, 1996 Council Chambers
Monday, 7:30 p.m. Municipal Building
MINUTES
CALL TO ORDER Mayor Jesse Tanner led the Pledge of Allegiance to the flag and called the
meeting of the Renton City Council to order.
ROLL CALL OF TONI NELSON, Council President; KATHY KEOLKER-WHEELER; DAN
COUNCILMEMBERS CLAWSON; KING PARKER; TIMOTHY SCHLITZER; RANDY CORMAN;
BOB EDWARDS. CARRIED.
CITY STAFF IN JESSE TANNER, Mayor; JAY COVINGTON, Executive Assistant to the
ATTENDANCE Mayor; LAWRENCE J. WARREN, City Attorney; MARILYN J. PETERSEN,
City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works
Administrator; PAULA HENDERSON, Financial Planning Manager; SAM
CHASTAIN, Community Services Administrator; JENNIFER TOTH
HENNING, Senior Planner; PRISCILLA PIERCE, Administrative Analyst;
TERRY HIGASHIYAMA, Recreation Director; MICHAEL KATTERMANN,
Planning & Technical Services Director; JAMES SHEPHERD, Facilities
Director; GLENN KOST, Resource Coordinator; LESLIE BETLACH, Parks
Director; JANA HUERTER, Land Use Review Supervisor; SUSAN
CARLSON, Economic Development Director; COMMANDER KEVIN
MILOSEVICH, Police Department.
PRESS Irene Svete, Valley Daily News
APPROVAL OF MOVED BY NELSON, SECONDED BY EDWARDS, COUNCIL APPROVE
COUNCIL MINUTES THE MINUTES OF OCTOBER 21, 1996, AS PRESENTED. CARRIED.
PUBLIC HEARING • This being the date set and proper notices having been posted and published
Planning: Commercial in accordance with local and State laws, Mayor Tanner opened the public
Office (CO) Zone hearing to consider the proposed amendments to the Commercial Office (CO)
Amendments Zone.
Planning & Technical Services Director Michael Kattermann described the
recommended changes to the CO Zone. Medical institutions will be allowed as
a permitted primary use. Convalescent centers/nursing homes and retirement
residences will be made a permitted secondary use with a condition of being
located within the Center Institution (CI) land use designation. Electrical
power generation and cogeneration facilities for medical institutions will be
added to the accessory uses. Existing provisions for limited external signage
for secondary uses will be replaced with more specific language and
definitions such as "master site plan", "medical institutional", and "medical
support facilities" will be added to the Code.
Continuing, Mr. Kattermann explained that the P-1 Zones are being phased
out in the City. The Valley Medical Center area is being proposed as a CO
Zone; much of the surrounding area was rezoned as CO in 1993. The CO
Zone currently has no provisions for medical institutions, therefore new
provisions must be added. Mr. Kattermann said that two approaches were
analyzed to incorporate these provisions into the Zoning Code:
1. Recommended Approach - allow medical institutions as a permitted
primary use subject to Hearing Examiner site plan approval without an
approved master plan; or subject to administrative site plan approval with
Hearing Examiner approved master plan.
October 28. 1996 Renton City Council Minutes Page 405
2. Alternative Approach - allow medical institutions as a permitted
secondary use subject to administrative site plan approval with Hearing
Examiner approved master plan; or, in the absence of an approved master
site plan, medical institutions will be treated as conditional uses.
Mr. Kattermann clarified that a master site plan is not required for
development in the CO Zone. However, under both the recommended and
alternative approach, if a master plan is prepared, it allows all future
development to be reviewed administratively. If a master plan is not
prepared, the recommended approach requires review of a site plan by the
administration or hearing examiner depending upon the size of the
development; and the alternative approach requires conditional use permit
review by the Hearing Examiner.
Speaking in support of the recommended approach, Mr. Kattermann said that
Valley Medical Center is compatible with the office uses that are currently in
place in the area. The master plan should be the option of the property
owner, and existing site plan processes provide adequate review of the types
of development that occur on the hospital site. The Comprehensive Plan
Policy LU-141 regarding master plans for large institutions can be adequately
addressed through the site plan process.
For the record, Mayor Tanner asked whether as a permitted use, a nursing
home or clinic could locate in any CO Zone in the city. Mr. Kattermann
advised that for that use to be approved, the zoning on the proposed site must
be Commercial Office and the Comprehensive Plan land use designation
overlay must be Center Institution (CI). Contingent upon approval of
proposed changes to the zoning map, zoning code, and the site zoning, the
only sites in the City which would qualify for this use are in the area of
Valley Medical Center. However, under the CO Zone code amendment as
currently proposed, a hospital could locate in any CO Zone in the City.
Limiting hospital development to the vicinity of Valley Medical Center could
be discussed with the Planning and Development Committee.
Audience comment was invited.
Eric Thoman, General Counsel, Valley Medical Center, 400 S. 43rd St.,
Renton, 98055, spoke in support of the recommended approach changes to the
CO Zone. He pointed out that the site plan review under the recommended
approach is more appropriate in terms of the use of the site. He explained
that Valley Medical Center has gone through the master plan process twice
and it is a good and valuable tool; however, it is an expensive, elaborate
process and can rapidly become outdated due to the significant changes
occurring in health care. Thanking Development Services for their help and
support, he added that he was interested in working further with staff
regarding the proposed Center Institution (CI) land use overlay.
Romulo M. Almeda, Support Services Administrator for Valley Medical
Center, responded to Council inquiry regarding the electricity needs for the
hospital. He said that 10.0 megawatts of power would satisfy the hospital's
needs when the campus is fully developed.
Lloyd Hoshide, 833 Kirkland Ave. NE, Renton, 98056, said that he lives near
Renton Technical College and spoke against accepting the staff
recommendation to make Valley Medical Center a primary permitted use
under the CO Zone. After submitting a letter and exhibits to the Council,
Mr. Hoshide stated that public input would be further limited if Council
adopts the recommended changes to the CO Zone.
w.r
• October 28. 1996 Renton City Council Minutes Page 406
Explaining his reasons for supporting the alternative approach, Mr. Hoshide
said that granting Valley Medical Center primary permitted use can only lead
to other institutions such as Renton Technical College requesting equal
treatment. Mr. Hoshide pointed out that although staff said it was unlikely
another hospital will locate in Renton, he cautioned against using that as a
reason to justify the recommended alternative. In conclusion, he said that the
alternative approach provides benefits for institutions with an approved master
plan and assures opportunity for public comment by retaining Hearing
Examiner conditional use for those institutions without an approved master
plan.
Responding to Council inquiry, Mr. Kattermann explained that under the
recommended approach, projects falling under a threshold of 25,000 square
feet would not require a public hearing. He stated that there are very few
projects on the hospital campus that would fall below that threshold. Mr.
Katterman also pointed out that all projects must go through environmental
review and the Environmental Review Committee has the authority to require
a public hearing if necessary.
Land Use Review Supervisor Jana Huerter added that if the project originally
required Hearing Examiner approval of the site plan, all projects except those
requiring 10% or less of a modification would automatically go back to the
Hearing Examiner.
Patricia Bostick, 411 S. 36th St., Renton, said that she lives near Valley
Medical Center and expressed her concern regarding the potential development
opportunities that the CO Zone changes may create. Pointing out that there is
a lot of undeveloped wooded property in her neighborhood, Ms. Bostick
remarked that if developed, the nature of the neighborhood would change and
traffic would increase.
Gary Kohlwes, Valley Medical Center Commissioner, 10816 Rowan Rd. S.,
Seattle, 98178, spoke in support of the recommended approach to changes in
the CO Zone. He commented that the proposed changes preserve public input
while allowing the hospital flexibility in meeting the challenges of the
constantly changing health care industry.
Don Jacobson, Valley Medical Center Commissioner, 3741 Park Ave. N.,
Renton, spoke in support of the recommended approach to changes in the CO
Zone. Mr. Jacobson said that Valley Medical Center is an asset to the City
and is always responsive to changes within the health care field and within the
community.
There being no further public comment, it was MOVED BY EDWARDS,
SECONDED BY PARKER, COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED.
MOVED BY KEOLKER-WHEELER, SECONDED BY EDWARDS,
COUNCIL REFER ALL COMMENTS AND CORRESPONDENCE
REGARDING THE CO ZONE DESIGNATIONS TO THE PLANNING AND
DEVELOPMENT COMMITTEE FOR FURTHER REVIEW. CARRIED.
AUDIENCE COMMENT Bruce D. Sanchez, 3310 Lake Washington Blvd. N., Renton, 98056, expressed
Citizen Comment Sanchez his concerns regarding the potential increase in traffic volumes in his
- Traffic Volume on Lake neighborhood, especially with the possible future development of the Port
Washington Blvd Quendall site. He informed Council that Lake Washington Blvd. N.
is considered a neighborhood collector arterial under the Comprehensive Plan.
Commenting that the City has protected the residential nature of the street,
Norge Nose
CITY OF RENTON
OCT 291996
1 Q
RECEIVED
2 O CO ZONE AMENDMENTS CITY CLERK'S OFFICE
PUBLIC HEARING
10/28/96
3 ❑ ISSUE
■ Medical Institutions as permitted primary use
■ Convalescent Centers, Nursing Homes, Retirement
Residences as permitted secondary uses
4 O RECOMMENDATION
• Medical Institutions as primary use
• Convalescent/Nursing Centers, Retirement Residences as
secondary uses
■ Replace existing "external signage" w/specific standards
■ Add definitions
5 ❑ BACKGROUND
• Phasing out P-1 zones
• Proposing CO Zone for Valley Medical Center area
■ CO closest to existing uses
6 O TWO APPROACHES
7 O RECOMMENDED APPROACH
■ VMC exists & is compatible w/office uses
■ Master Plan should be option of property owner
■ Existing processes provide adequate review
8 0 RECOMMENDED APPROACH
■ Comp Plan policy LU-141 adequately addressed
■ Master Plan or CU costly, unnecessary
■ Medical changing rapidly
9 ❑ ALTERNATIVE APPROACH
■ No public hearing on projects under threshold & w/o
master plan
1
■ P-1 presently requires master plan or CU for public
hospitals
1 o O CODE AMENDMENTS
■ Add medical institutions to primary uses
• Add Retirement Residences, etc. to secondary uses
conditioned upon location w/in Center Institution
• Add power facilities to accessory uses
11 O CODE AMENDMENTS
• Limit size & number of signs for uses w/in 100' of
residential
• Add definitions
12 O RECOMMENDATION
• Medical Institutions as primary use
• Convalescent/Nursing Centers, Retirement Residences as
secondary uses
• Replace existing "external signage" w/specific standards
• Add definitions
13
2
COMMERCIAL OFFICE ZONING CODE AMENDMENTS
CITY COUNCIL PUBLIC HEARING
October 28, 1996
ISSUE: •
Whether medical institutions should be made a permitted primary use in the Commercial Office Zone
and whether convalescent centers, nursing homes and retirement should be made secondary uses in the
Commercial Office Zone?
RECOMMENDATION:
• The Commercial Office Zone be amended to make medical institutions, which are defined as a
complex of functionally interrelated buildings housing medical services and/or medical research
organizations and typically including uses such as but not limited to hospitals, offices for
physicians, clinics, convalescent centers, etc., a permitted primary use; master plans would be
encouraged by allowing administrative rather than hearing examiner site plan review.
• The Commercial Office Zone be amended to make convalescent centers/nursing homes and
retirement residences that are not part of a medical institution complex a permitted secondary use
(with conditions).
• That the existing provisions for limited external signage for secondary uses be deleted and replaced
with more specific new language pertaining to the size and type of external signage that would be
allowed uses in the CO Zone when located within 100 feet of single-family or multifamily zoned
areas.
• That new use definitions be added to Section 4-31-2. for: "institutions, medical" and "medical
support facilities".
BACKGROUND SUMMARY:
In response to the City's decision to phase out the P-1 Zone and assimilate its uses into other zones, the
administration concluded that the most appropriate zone to replace the P-1 zoning at the Valley Medical
Center (VMC) north and south campus is the Commercial Office Zone. One of the reasons this zone
was selected was that the former P-1 zoned sites along Talbot Road South, south of SW 43rd Street,
were recently zoned CO, as well as the fact that much of this area was zoned CO in 1993. Another
reason is that the VMC campus currently contains a number of medical office buildings. Though most
existing zones have some provision for most P-1 Zone uses, the Commercial Office Zone currently has
no provisions for medical institutions or their accessory uses. As a consequence new provisions must be
added to this zone if it is to accommodate existing P-1 uses such as Valley Medical Center. In addition,
other uses such as retirement residences, which often locate in proximity to hospitals, currently are not
allowed in the CO Zone. The proposed new amendments are intended to address this problem.
Staff analyzed two alternatives, summarized in the following statements and table, to incorporate these
uses into the zoning code:
1) Recommended--allow medical institutions as a permitted primary use:
• subject to Hearing Examiner site plan approval without approved master plan; or
• subject to administrative site plan approval with Hearing Examiner approved master plan.
2) Alternative -- allow medical institutions as a permitted secondary use subject to administrative
site plan approval with Hearing Examiner approved master plan; or, in the absence of an approved
master site plan, medical institutions will be treated as conditional uses.
IOW 1410
CO Zone Public Hearing
10/28/96
Page 2
ADMINISTRATION ALTERNATIVE
RECOMMENDATION APPROACH
Proposed Zoning Commercial Office Commercial Office
Level of Use Primary (allowed outright) Secondary (allowed subject to
approved Master Plan)
Master Plan Required No No
Site Plan Review Administrative w/Master Plan Administrative w/Master Plan
Administrative or Hearing Conditional Use w/o Master Plan
Examiner w/o Master Plan (Site Plan not required
depending on threshold w/Conditional Use)
Hearing Examiner Conditional No Yes,w/o approved Master Plan
Use
Proposed Code Amendments (new language is shown underlined and in italics):
Section 4-31-16 (CO Zone):
B. Permitted Uses:
1. Primary Uses:
j. Medical institutions
2. Secondary Uses:
b. Convalescent Centers/Nursing Homes and Retirement Residences not
associated with a medical institution:
(1) Located within the Center Institution (CI) comprehensive plan
designation
3. Accessory Uses:
b) Electrical power generation and cogeneration facilities for medical institutions
when located on site more than one-hundred (100) feet from any property
zoned for private residential use and producing less than 3.6 kV of electricity.
NOTE: Valley Medical has indicated that 10.0 megahertz would better meet their needs.
Signage (Replace"Limited External Signage"for several secondary uses with the following):
Signage: for lots within 100'of residential zoned properties, external signage shall be subject to the
provisions of Section 4-20-12.G.
PHANDOUT.DOC\
CO Zone Public Hearing
10/28/96
Page 3
The proposed Section 4-20-12.G. reads:
G. CO (Commercial Office) District:
1. External signage for specified Secondary Uses in the CO Zone within 100 feet of a lot zoned R-1,
R-5, R-8, R-10, R-14, and RM-I:
a. One freestanding sign per street frontage. Freestanding signs shall be limited to six feet (6)
above grade and ten feet (10)from any public right-of-way. Each sign shall not exceed an area of
one (1) square footfor each lineal foot of property frontage, not to exceed one hundred(100) square
feet per sign face and a maximum of two hundred(200) square feet including all sign faces.
b. In addition to the freestanding sign(s), wall signs are permitted with a total copy area not
exceeding ten percent (10%) of the building facade to which it is applied.
Note: Sign Code generally allows individual businesses 1 1/2 square feet per lineal foot of frontage, up
to 300 sq. ft. maximum for all sign faces (150 sq. ft. per side). Wall signs are allowed over 20%of the
facade area.
Definitions (new language is underlined, deleted language is shown as strike-through):
Section 4-31-2. Definitions "C"
CENTER. EMPLOYMENT: An area of higher intensity uses that typically employ thousands of
People that is contained by a boundary to prevent it from encroaching on adjacent areas an/or
neighborhoods.
Section 4-31-2. Definitions "M"
MASTER SITE PLAN: A conceptual site plan indicating the physical and functional inter-
relationships between uses and facilities on a site for those projects, series of projects, phased
developments or developments occurring over a period of five (5) years or longer, or, which are such
a size and complexity, or, duration as to make independent site plan review burdensome, difficult or
inclined to lead to segmented and inconsistent conditions and approvals. Examples include public
and private developments with a number of un-connected buildings on the same site as well as
developments where buildings may be occurring on geographically separated parcels within the City.
MEDICAL INSTITUTIONAL: A building or complex of functionally interrelated buildings housing
medical services and/or medical research organizations or foundations, and typically including uses
such as but not limited to: hospitals, diagnostic centers, offices for physicians, support staff, and
administrators: laboratories: clinics: hospices: congregate care facilities: convalescent centers;
retirement residences: and their accessory uses including medical support facilities and services.
MEDICAL SUPPORT FACILITIES: Uses and facilities such as, but not limited to: on-site medical
waste storage and disposal: warehousing and storage of medical related equipment and supplies;
garages: and other facilities commonly associated with medical institutions.
PHANDOUT.DOC1
• . • . uchvoi, 1&/2 /*
l0U SiiUth 43rd Street
Renton 1\A 9805
206•228.34';0
1 \X 20o•�7 •2ti93 Valley
_ Med ica 1
C enter
RECEIVED
October 28, 1996 OCT 2 5 1996
HEN1 UN CI The Honorable Jesse Tanner, Mayor 1 Y LUVNCIL
Renton City Council Members
200 Mill Avenue South
Renton, WA 98055
Re: Amendments to the Commercial Office Zone Designation
Dear Mayor Tanner and City Council Members:
This letter is to state the support of Valley Medical Center to the recommendations submitted
by Mike Kattermann to the Planning Commission dated October 2, 1996, with regard to
Amendments to the Commercial Office Zone Designation. Valley Medical Center is in favor of
the more logical, streamlined approach to the application of the Commercial Office Zone to the
hospital, as recommended. In accordance with the staff recommendations, the hospital should
be a Permitted Primary Use. In addition, a simplified procedure is more appropriate for
unforseen projects that fall outside a Master Plan. Finally, the staff recommendations preserve
appropriate public comment and input to hospital projects.
P-1 Zone
The current P-1 Zone specifically designates "Governmental buildings such as hospitals..." as
a Principal Use. Since 1987, approximately $100 million dollars has been spent on the Valley
Medical Center campus in expansion and remodeling. The P-1 Zone has accommodated hospital
development satisfactorily. It has permitted needed flexibility to the hospital, and allowed City
oversight and public comment, primarily through Site Plan Review. A change in zoning to
Commercial Office Zone appears to be appropriate in light of the rezone of the immediately
surrounding properties to Commercial Office Zone. Also, most of the recent development of
the hospital has been outpatient facilities which resemble medical office space.
Master Plans
While the preparation of a Master Plan can be a significant task, Valley Medical Center did not
oppose the recent change to the P-1 Zone that mandates a Ten Year Master Plan for
government hospitals to be a Principal Use. The hospital was involved in the adoption of the
Master Site Plan Ordinance and made recommendations accordingly, which were incorporated.
Twice in the past ten years, Valley Medical Center prepared a Master Plan in conjunction with
the City of Renton. On both occasions, the Plan was a requirement by the Environmental
Review Committee in conjunction with an application for a large project. The tasks were
significant. The most recent Plan took over a year and well over one hundred thousand dollars
4 .
Mayor Jesse Tanner and
Renton City Council Members
October 28, 1996
Page 2
in consulting fees to complete. The complete revision of the first Plan is an indication of how
fast a Plan can become obsolete with regard to a medical facility. Changes in the health care
delivery system come rapidly and without predictability. Our State Legislature's adoption of
Health Care Reform in 1993 and then repeal in 1995 is an indication of the current uncertainty
in the industry. Competition has proliferated, costs have increased, and reimbursement for
health care services has declined. In order to provide the best health care services to the
community, Valley Medical Center has tried to maintain a state of the art facility. In doing so,
the planning for services and facilities has been a challenge to the Board of Commissioners and
Hospital Administration.
For many years, the City of Seattle has required Master Plans for hospitals under its Major
Institutions Land Use Code. However, the Department of Construction and Land Use and the
Washington State Hospital Association are currently recommending significant changes to the
Code that would greatly simplify the process. The City of Seattle is expected to adopt these
changes later this year.
Primary Versus Secondary Uses
Valley Medical Center should be a Permitted Primary Use under the Zoning Code. The size of
the institution and its stability in the community would suggest that the Zoning Code should
recognize the facility accordingly. As recognized by City staff, the preparation of a Master Plan
should be encouraged rather than mandated. The incentive of allowing administrative rather
than hearing examiner review is enough to entice the hospital to update its Master Plan. In the
interim, however, minor unforseen projects are likely to be needed to continue to meet the
community's health care needs. Thus, while a Master Plan is a very useful tool, it should not
become a roadblock to the hospital's efforts to provide services to the public.
The most significant impact in the changes recommended by City staff to the Commercial
Office Zone is the use of Site Plan Review as opposed to Condition Use Permits for projects
outside the scope of a Master Plan. Conditional Use Permits focus on the appropriateness of
a use. Given the presence of the hospital, it would appear that the City should focus on the
use of the site as opposed to the appropriateness of a hospital service on that site. Hence, Site
Plan Review is the proper process for Valley Medical Center projects.
Community input is preserved in the event that the City Council approves Mike Kattermann's
recommendations. The public has the opportunity to comment during the Master Plan process.
The public may participate in the Site Plan Review hearing. In the case of administrative Site
Plan Review, the decision is published and the public can appeal the decision. Adjoining
neighbors are notified of all projects and are given a fourteen day comment period. The public
also has input into the SEPA process and the opportunity to request a hearing and appeal.
.
Mayor Jesse Tanner and
Renton City Council Members
October 28, 1996
Page 3
Conclusion
Valley Medical Center encourages the City of Renton to designate hospitals as a Permitted
Primary Use under the Commercial Office Zone. The designation is appropriate for an institution
the size of Valley Medical Center and the policies of the City of Renton would appear to be well
fulfilled. A less burdensome land use process would enable the hospital to remain competitive
in the health care industry and control costs of its delivery system. The City of Renton benefits
by a lessened administrative and adjudicative process. The community would be afforded
ample input into the building projects of the hospital without unneeded hearing examiner time
delays and expense.
We greatly appreciate the opportunity to provide these comments and hope that you will
consider our input in earnest.
Very truly yours,
Boa of Comm�missioners: i ► . � on:
�Y ‘ - �— _ _.// •Li
Donal. ac on, V ce President .I-. D. Roodman
/ //
S •-rintendent
1 ��f A ;4 dr, ,2q a. - --"-
Gary Kohl es, Secretary Rimu . Almeda
A. ni rato - port Services
Eric J. ho n
General Co sel
c96/e96/corp
096-096.Itr
Akojv(
C ,gnu)AkinttC6
Hi Ku n
From Lloyd Hoshide
833 Kirkland Avenue N.E.
Renton, Washington 98056
206-226-5891
October 28,1996
To: Renton City Council
City of Renton
200 Mill Ave. South
Renton, WA 98055
Subject: Argument Opposing Staff Recommendation to Grant Medical Institutions (Valley
Medical Center) a Permitted Use Within a CO Zone-CO Zone Amendments Public
Hearing of October 28,1996.
Reference: City of Renton Memorandum, Gregg Zimmerman to Toni Nelson, dated
October 3,1996; Subject: Amendments to the Commercial Office Zone Designation.
Dear Council Members:
As residential citizen of Renton, I think it would be a mistake for the City Council to accept the
staff recommendation to amend the CO zone to make "medical institutions", namely Valley
Medical Center, a permitted use in the Commercial Office zone. My reasons for this position are
as follows:
1). Valley Medical is currently a Hearing Examiner Conditional Use in a P-1 zone.
Under current regulations, major modifications and new development at the site
require a Public Hearing allowing for public input/comment during the development
process.
2). Previous Council actions, the Master Site Plan Ordinance#4551 passed September
18,1995 and the P-1 assimilation plan/process authorized by the Council motion of
January 9,1995, were developed through a series of inter actions of the staff with the
community and institutions. These previous actions and the CO Zone Amendments are
inter related.
3) In my opinion, the staff recommendation would virtually eliminate the
incentive for an institution to develop/maintain a master plan. As a permitted use,
modifications/development could be scaled to be within the administrative approval
purview which would circumvent the public notification and comment opportunity of
the public hearing currently available as a Hearing Examiner Conditional Use. It is this
Citizen's opinion, that the Staff recommendation fails to support Policy LU-141. Policy
LU-141 is identified in Attachment 1.
4). This citizen followed both of the proceedings of 2). above. In the process, I naively
concluded these things about Valley Medical:
a. It could qualify as a secondary use with an approved master plan or remain a HE
Conditional Use without an approved master plan. A matrix, see Attachment 2,
identifying these qualities was circulated during the staff/community inter
action of February 1994.
b. The above position was r ierated at the P-1 Zone Assimilation Public Hearing
of November 28,199ven a matrix, Attachment 3, showing the same
arrangement was shown. After a search in the City Clerk's Office for the matrix,
I was advised that the Planning Director had labeled the matrix as advisory.
However, my perusal of the matrix fails to find the word "ADVISORY"
c. This citizen was one of two that made public input at the November 28,199p 0'
public hearing of 4b. I complimented the City on its open process. Excepts
from the Council minutes of November 28,1994� re shown as Attachment 4.
This Citizen's failure to raise any objections at the Public Hearing was
based up my faith that what I saw (on the matrix) was what we were
going to get.
d. A December 18,1994 Council event shows that both the community and Valley
Medical Center were reviewing a proposed version of the emerging Master
Site Plan ordinance. An excerpt from the December 18,1994 Council Minutes
recording the event is shown as Attachment 5. After a study of the draft
ordinance, I concluded that things were progressing along Staffs identified path.
e. On January 9, 1995, the Council authorized the P-1 Assimilation as
recommended by the Planning and Development Committee. An except from
the Council Minutes of that date, Attachment 6, shows the wording of the
report. This Citizen concluded that the Council had authorized Staff to proceed
with the assimilation that was shown at the Public Hearing of November
28,1994. The current staff recommendation for Medical Institutions does
not agree with what was shown at the November 28,1994 Public Hearing.
5. So where does this leave us? This Citizen concludes that a selection by the Council of
the Alternative Approach defined in the October 3,1996 staff report would put things
back to the position of the November 28,1994 Public Hearing. I urge the Council to
adopt the Alternative Approach of the October 3,1996 staff report.
Other Factors Supporting Selection of Alternative Approach of the Staff Recommendations.
A. Granting an institution (Valley Medical) a permitted use in this case can only lead to a
downstream request for equal treatment by another institution(Renton Technical
College).
B."Renton is unlikely to have more than one medical institution within its boundaries."
The second bullet, page 3, October 3, 1996 staff report. Can one summarily make such
a statement to justify a permit use status? How can one conclude that what we see for
today is adequate for the future? This Citizen feels that all the possibilities in the
"forever" have to be considered. Murhpy's Law needs to be provisioned for. The
statement is indefensible.
C. "In light of the constant changes occurring within the health care industry and
technology it would be difficult for medical institutions to prepare a master site plan
that could anticipate these ongoing changes." Second sentence, 6th bullet, page 3,
October 3,1996 staff report. The statement supports selection of the "Alternative
Approach" because development not identified in an approved master site plan would
be treated as Hearing Examiner Conditional Use requiring notification and provides an
opportunity for public input on impacts. In my opinion, the more unpredictable the
situation, the stronger the case is for selecting the "Alternative Approach".
D. Based upon comments by Valley Medical representatives at the Plan and Development
committee meeting of October 9,1996, this Citizen concluded that the Valley Medical
would find no advantage in developing an approved master site plan. They labeled the
$100K identified as being spent on the present Valley Medical master plan as a
needless expense.
This Citizen reiterates his support for the Alternative Approach of the October 3, 1996 staff
report. It provides benefits for institutions with an approved master site plan through
administrative approval of elements within an approved master site plan. On the other hand,
public comment opportunity is assured by retaining Hearing Examiner Conditional Use for
institutions choosing not to go the approved master site plan route. Moreover, a new institution
deciding to locate within the CO zone in the future could select to go with a master site plan or
Hearing Examiner Conditional Use with either choice providing for public comment opportunity.
Attachment 1; Hoshide memo to
Renton City Council 10/28/96.
CITY OF RENTON LAND USE ELEMENT
Center Institution
Objective LU-V: Assure that adequate land and infrastructure are available for the development and
expansion of facilities to serve the post secondary educational and health care needs of the area and protect
adjacent uses from impacts of these more intensive uses.
r
4
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a •. . -1N.0 �,<�tf r
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-1,peal Uses
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Policy LU-138. Center Institution should be Policy LU-139. Post secondary(beyond high
located: school)and other regional educational facilities
a. contiguous to an existing or planned which require sites larger than five acres should
transit route; and be located in institution-education centers.
b. in close proximity to commercial uses and
major employment areas; Policy LU-140. Regional health and/or medical
c. in areas with immediate access to an facilities larger than five acres should be located
Interstate or a State route and in areas at in institution medical centers.
the intersection of two principal arterials; Policy LU-141• Modica and/or educational
d. with vehicular access to the site from a institutions within the designated Center
principal arterial street with the number of boundary area should be master-planned to be
access points minimized but designed to consistent with local and regional comprehensive
ease entrance and exit. plans.
1-23
(Annotation by Hoshide, 10/28/96)
Attachment 2; Hoshide memo to
Renton City Council 10/28/96.
EXHIBIT"D"
EXAMF LES OF PROPOSED ZONING DESIGNATION REVISIONS
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a McKnight Junior High School * P-1 MF-C
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Monroe Ave.NE _ MF-I MF-1
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P-1 CM
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Gene Coulon Park P-1 MF-t
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CO
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Municipal Court CM
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,� Renton School District Admin.Building P-1 �= =
Renton School District Facilities Complex CO —__
P-1 L-1
. , Renton Municipal Airport P-1 IM --
BPA Regional Distribution Facility(electric) P-1 RC,SF _ RC,sF
sw• -i.i City of Renton Springbraok Creek Watershed P-1 RC,SF RC.SF
*Does not affect existing status es a legal use,
(Annotations by Hoshide, 10/28/96)
Attachment 3; Hoshide memo to
Renton City Council 10/28/96.
EKHIBII"U"
PROPOSED ZONING REVISIONS
'PROCESS 2.5 - 4.0 mo.
DURATION WITH 2.5-4.0 mo. 2.5 mo. (Does not I «ude 2,5 mo. 4,0 mo 4.0 mo.
SEPA COMPUANCE Master •an
Review
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'Requires Council approved to-year Master Plan ors-yrsar Capital Facilities Plan with Subsequent Site Plan Review
SECONDARY USE CONDITIONS
[1]Existing BulldinpjRenovatlon with Less Than 105E Building Expansion.
[2]Existing BulldingaRenovatlon with More Than 10%but Liss Than 35K Building Expansion
(3]Less Than 2,000 sq.It.of Dross Floor Area per Use.
(4J When Occupying a Single-family Dwelling or Structure Designed to Resemble a Single-family
Dwelling and Otherwise Complying with the Underlying Zoning.
MITMME4130.1200er
(Annotations by Hoshide, 10/28/96)
Attachment 4; Hoshide memo to
Renton City Council 10/28/96.
Excerpted from Renton City Council Minutes of November 28,1994
Under PUBLIC HEARING; Planning: Public Use (P-1) Suffix
Assimilation; Pages 491 and 492.
Audience comment was invited.
Lloyd Hoshide,833 Kirkland Ave.NE, Renton,98056, complimented staff
and the Administration on the openness with which this change has developed,
and noted his support for the 1:1 height/setback ratio as proposed by staff.
Explaining his concern that the proposed muter site plan approval process
would restrict future public input on projects approved at that early stage,
when they may not be sufficiently developed to permit evaluation of all
potential impacts, Mr. Hoshide asked that the opportunity for public comment
November 2$_1994 Renton City Council Minutes _ Page 492
be retained after approval of a master site plan where a visual,c, :•ept�
plan had not been available.
Jack Connell, representing Renton School District M403,435 Main Ave. S.,
Renton,98055,also supported the public use zone assimilation proposal,and
particularly the staff-recommended 1:1 height/setback ratio as welt as the
recommendation that public notification requirements be limited to 300 feet
rather than 500. Mr.Connell noted that all substantive changes must undergo
environmental review,which also provides opportunities for public input.
There being no further public comment,it was MOVED BY TANNER,
SECONDED BY EDWARDS,COUNCIL CJi)P THE PUBLIC HEARING.
CARRIED.
MOVED BY KEOLKER-WHEELER,SECONDED BY STREDICKE,
COUNCIL REFER THE REMAINING ISSUES REGARDING THE
ASSIMILATION OF THE PUBLIC USE(P-1)SUFFIX (INCLUDING THE
APPROVAL PROCESS FOR REZONES AND THE DEVELOPMENT OF
LANGUAGE FOR REGULATION FLEXIBILITY)TO THE PLANNING
AND DEVELOPMENT COMMITTEE. CARRIED.
Excerpting and Annotation by Hoshide, 10/28/96
w
Attachment 5; Hoshide memo to
Renton City Council 10/28/96.
Excerpted from the Renton City Council Minutes of December 19,1994.
RENTON CITY COUNCIL
Regular Meeting
December 19, 1994 City Council Chambers
Monday,7:30 p.m. Renton Municipal Building
MINUTES
CALL TO ORDER Mayor pro tem Stredicke led the Pledge of Allegiance to the flag and called
the meeting of the Renton City Council to order.
ROLL CALL OF TIM SCHLITZER,Council President pro tem; JESSE TANNER, RANDY
COUNCILMEMBERS CORMAN, BOB EDWARDS,TONI NELSON,KATHY KEOLKER-
WHEELER.
CITY STAFF IN JAY COVINGTON,Executive Assistant to the Mayor, LAWRENCE J.
ATTENDANCE WARREN,City Attorney; MARILYN J.PETERSEN.City Clerk; GREGG
ZIMMERMAN, Plartning/Building/Public Works Administrator,MIKE
KATI'ERMANN, Planning&Technical Services Director;SUE CARLSON,
Economic Development Specialist SANDY CHASTAIN,Community Relations
Specialist;RON OLSEN,Utility Systems Director;LENORA BLAUMAN,
Senior Planner; NEIL WATTS,Plan Review Supervisor;CHIEF ALAN L.
WALLIS, Police Department; LIEUTENANT JOE PEACH,Police Department.
APPROVAL OF MOVED BY SCHLITZER, SECONDED BY NELSON, COUNCIL APPROVE
COUNCIL MINUTES THE MINUTES OF DECEMBER 12, 1994,AS PRESENTED. CARRIED.
SPECIAL Chief of Police Alan L.Wallis presented certificates of appreciation to Juan
PRESENTATIONS Fondue and Charles Fondue,two citizens who apprehended a suspected
Police: Citizen Certificates drunken driver after a hit-and-run incident that resulted in the fatality of a
of Appreciation bicycle rider and injuries to other riders. Chief Wallis praised the brothers
for their assistance in what could have been an even more dangerous situation
without their intervention.
Personnel: Employee Sandy Chastain, Community Relations Specialist, commended City staff who
Community Service donate time and energy to extracurricular programs and organizations such as
Recognitions United Way, Care Bears,Special Olympics and the food bank. Mrs.Chastain
said the many volunteer services performed by City employees demonstrate
their caring and conscientious efforts to work together for the benefit of the
entire Renton community.
AUDIENCE COMMENT Lloyd Hoshide, 833 Kirkland Ave. NE, Renton,93056,asked to be provided
Citizen Comment Hoshide with the draft of the Master Site Plan ordinance, noting this has already been
- Master Site Plan Draft distributed to other public agencies for review and comment.
Ordinance
City Attorney Lawrence J.Warren replied that the final draft of the proposed
legislation should be ready for presentation to the Council early next year. He
agreed that entities such as Valley Medical Center and the School District
were asked to comment on an early version of the ordinance; however, these
comments have yet to be incorporated into a final draft.
MOVED BY TANNER,SECONDED BY CORMAN, COUNCIL DIRECT
THAT A COPY OF THE DRAFT VERSION OF THE MASTER SITE PLAN
ORDINANCE DISTRIBUTED TO VALLEY MEDICAL CENTER AND
OTHER AGENCIES BE PROVIDED TO COUNCIL, MR.HOSHIDE AND
ANYONE ELSE REQUESTING IT. CARRIED.
Excerpting and annotation by Hoshide, October 28,1996
Attachment 6; Hoshide memo to
Renton City Council 10/28/96.
Excerpted from the REnton City Council Minutes of January 9,1995.
January 9. 1995 Renton City Council Minutes Pate 11
Planning& Development Planning& Development Committee Chair Keolker-Wheeler presented a
Committee report regarding the Public Use Zone Assimilation/P-1 Suffix. At the public
Planning: Public Use hearing on November 25, 1994,this item was referred back by Council to
Assimilation/P-1 Suffix Committee to clarify notification requirements for a change of user. Staff
also suggested some minor language clarifications. The Planning and
Development Committee recommended that Council:
I. Direct staff to prepare ordinance revisions that would implement the
Public Use Suffix and Proposed Development Standards for Public
Projects with the following revisions:
a) amend the reference to"change in user" under item 2),under
Notification Procedures, to read as follows:
2) a proposed change of the major tenant and/or tenant group
using the premises if such a change is determined by the
Planning/Building/Public Works Administrator or designee to
have probable major adverse impacts to the immediate
surrounding area;
b) a clarification that the required newspaper notice, fourteen(14)days
before the public information meeting, state the availability of a
meeting summary following the meeting and that the meeting
summary will be kept on file in the Planning/Building/Public Works
Department,and,
c) a change in the height-to-setback ratio along street frontages from
1.0:1.0 to 1.0:1.5 or, one foot of additional height for each additional
foot and a half of perimeter building setback beyond the minimum
required street setback;
2. Direct the Administration to proceed with the P-1 Assimilation rezones by
processing P-I zoned sites through the City Council since these rezones
are City-initiated. The Committee also recommended that these rezones
be reviewed by it before they are scheduled for public hearing. MOVED
BY KEOLKER-WHEELER, SECONDED BY EDWARDS, COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED.
Annotation by Hoshide, October 28,1996.
COMMERCIAL OFFICE ZONING CODE AMENDMENTS
CITY COUNCIL PUBLIC HEARING
October 28, 1996
ISSUE: .
Whether medical institutions should be made a permitted primary use in the Commercial Office Zone
and whether convalescent centers, nursing homes and retirement should be made secondary uses in the
Commercial Office Zone?
RECOMMENDATION:
• The Commercial Office Zone be amended to make medical institutions, which are defined as a
complex of functionally interrelated buildings housing medical services and/or medical research
organizations and typically including uses such as but not limited to hospitals, offices for
physicians, clinics, convalescent centers, etc., a permitted primary use; master plans would be
encouraged by allowing administrative rather than hearing examiner site plan review.
• The Commercial Office Zone be amended to make convalescent centers/nursing homes and
retirement residences that are not part of a medical institution complex a permitted secondary use
(with conditions).
• That the existing provisions for limited external signage for secondary uses be deleted and replaced
with more specific new language pertaining to the size and type of external signage that would be
allowed uses in the CO Zone when located within 100 feet of single-family or multifamily zoned
areas.
. That new use definitions be added to Section 4-31-2. for: "institutions, medical" and "medical
support,facilities".
BACKGROUND SUMMARY:
In response to the City's decision to phase out the P-1 Zone and assimilate its uses into other zones, the
administration concluded that the most appropriate zone to replace the P-1 zoning at the Valley Medical
Center (VMC) north and south campus is the Commercial Office Zone. One of the reasons this zone
was selected was that the former P-1 zoned sites along Talbot Road South, south of SW 43rd Street,
were recently zoned CO, as well as the fact that much of this area was zoned CO in 1993. Another
reason is that the VMC campus currently contains a number of medical office buildings. Though most
existing zones have some provision for most P-1 Zone uses, the Commercial Office Zone currently has
no provisions for medical institutions or their accessory uses. As a consequence new provisions must be
added to this zone if it is to accommodate existing P-1 uses such as Valley Medical Center. In addition,
other uses such as retirement residences, which often locate in proximity to hospitals, currently are not
allowed in the CO Zone. The proposed new amendments are intended to address this problem.
Staff analyzed two alternatives, summarized in the following statements and table, to incorporate these
uses into the zoning code:
1) Recommended--allow medical institutions as a permitted primary use:
• subject to Hearing Examiner site plan approval without approved master plan; or
• subject to administrative site plan approval with Hearing Examiner approved master plan.
2) Alternative -- allow medical institutions as a permitted secondary use subject to administrative
site plan approval with Hearing Examiner approved master plan; or, in the absence of an approved
master site plan, medical institutions will be treated as conditional uses.
CO Zone Public Hearing
10/28/96
Page 2
ADMINISTRATION ALTERNATIVE
RECOMMENDATION APPROACH
Proposed Zoning Commercial Office Commercial Office
Level of Use Primary(allowed outright) Secondary (allowed subject to
approved Master Plan)
Master Plan Required No No
Site Plan Review Administrative w/Master Plan Administrative w/Master Plan
Administrative or Hearing Conditional Use w/o Master Plan
Examiner w/o Master Plan (Site Plan not required
depending on threshold w/Conditional Use)
Hearing Examiner Conditional No Yes, w/o approved Master Plan
Use
Proposed Code Amendments (new language is shown underlined and in italics):
Section 4-31-16 (CO Zone):
B. Permitted Uses:
1. Primary Uses:
j. Medical institutions
2. Secondary Uses:
b. Convalescent Centers/Nursing Homes and Retirement Residences not
associated with a medical institution:
(1) Located within the Center Institution (CI) comprehensive plan
designation
3. Accessory Uses:
b) Electrical power generation and cogeneration facilities for medical institutions
when located on site more than one-hundred (100) feet from any property
zoned for private residential use and producing less than 3.6 kV of electricity.
NOTE: Valley Medical has indicated that 10.0 megahertz would better meet their needs.
Signage (Replace"Limited External Signage"for several secondary uses with the following):
Signage: for lots within 100'of residential zoned properties, external signage shall be subject to the
provisions of Section 4-20-12.G.
PHANDOUT.DOC\
`fir
CO Zone Public Hearing
10/28/96
Page 3
The proposed Section 4-20-12.G. reads:
G. CO (Commercial Office) District:
1. External signage for specified Secondary Uses in the CO Zone within 100 feet of a lot zoned R-1,
R-5, R-8, R-10, R-14, and RM-1:
a. One freestanding sign per street frontage. Freestanding signs shall be limited to six feet (6')
above grade and ten feet (10)from any public right-of-way. Each sign shall not exceed an area of
one (1) square foot for each lineal foot of property frontage, not to exceed one hundred(100) square
feet per sign face and a maximum of two hundred(200)square feet including all sign faces.
b. In addition to the freestanding sign(s), wall signs are permitted with a total copy area not
exceeding ten percent(10%) of the building facade to which it is applied.
Note: Sign Code generally allows individual businesses 1 1/2 square feet per lineal foot of frontage, up
to 300 sq. ft. maximum for all sign faces (150 sq. ft. per side). Wall signs are allowed over 20%of the
facade area.
Definitions (new language is underlined, deleted language is shown as s`� ou-gh):
Section 4-31-2. Definitions "C"
CENTER, EMPLOYMENT: An area of higher intensity uses that typically employ thousands of
people that is contained by a boundary to prevent it from encroaching on adjacent areas an/or
neighborhoods.
Section 4-31-2. Definitions "M"
of years, or in several phases.
MASTER SITE PLAN: A conceptual site plan indicating the physical and functional inter-
relationships between uses and facilities on a site for those projects, series of projects, phased
developments or developments occurring over a period of five (5) years or longer, or, which are such
a size and complexity, or, duration as to make independent site plan review burdensome, difficult or
inclined to lead to segmented and inconsistent conditions and approvals. Examples include public
and private developments with a number of un-connected buildings on the same site as well as
developments where buildings may be occurring on geographically separated parcels within the City.
MEDICAL INSTITUTIONAL: A building or complex of functionally interrelated buildings housing
medical services and/or medical research organizations or foundations, and typically including uses
such as but not limited to: hospitals, diagnostic centers, offices for physicians, support staff, and
administrators: laboratories; clinics: hospices: congregate care facilities: convalescent centers;
retirement residences: and their accessory uses including medical support facilities and services.
MEDICAL SUPPORT FACILITIES: Uses and facilities such as, but not limited to: on-site medical
waste storage and disposal: warehousing and storage of medical related equipment and supplies;
garages; and other facilities commonly associated with medical institutions.
PHANDO IT.DOC\
Nee
October 7. 1996 Renton City Council Minutes Pane 376
Planning: Center Planning & Technical Services Division submitted proposed amendment of the
Downtown Zone Center Downtown (CD) zoning regulations to allow for new and existing
Amendment single family development. Refer to Planning & Development Committee.
Vacation: Lake Ave S Planning & Technical Services Division recommended approval of an amended
Street Vacation, description and completion of the street vacation process for the northerly
(Safeway/VAC-95-001) two-thirds of the Lake Ave. S. petition not contaminated (VAC-95-001, from
S. 3rd St. to Seattle's Cedar River Pipeline Right-of-Way/Safeway, Inc.), and
requested an extension of one year for the southerly portion of the petition.
Council concur.
Planning: Commercial Planning & Technical Services Division submitted proposed amendment to the
Office Zone Amendments Commercial Office (CO) zone allowing medical institutions and hospitals as a
Pk. permitted primary use and retirement residences as a secondary use. Refer to
Planning & Development Committee.
CAG: 94-095, Houser Way Water Utility Division submitted CAG-94-095, Houser Way Pump Station; and
Pump Station, Omega requested approval of the project, authorization for final pay estimate in the
Contractors amount of $6,492.00, commencement of a 60-day lien period, and release of
retained amount of $30,918.55 to Omega Contractors, Inc., contractor, if all
required releases are obtained. Council concur.
CAG: 94-013, Maplewood Water Utility Division submitted CAG-94-013, Maplewood 565 Zone
565 Zone Transmission Transmission Water Mains - Schedule D; and requested approval of the
Water Mains, Grant project, authorization for final pay estimate in the amount of $1,064.69,
Construction commencement of 60-day lien period, and release of retained amount of
$31,011.10 to Grant Construction Co., Inc., contractor, if all required releases
are obtained. Council concur.
Transportation: RR Transportation Systems Division requested approval to enter into a
Crossing Improvements Construction and Maintenance Agreement with Burlington Northern Santa Fe
(Monster Rd/P-1 Railroad to improve the railroad crossing and acquire a roadway easement at
Channel), Burlington Monster Rd. and the P-1 Channel. Renton's cost share is $152,048. Refer to
Northern, CAG-96- Transportation Committee.
MOVED BY NELSON, SECONDED BY SCHLITZER, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
CORRESPONDENCE Correspondence was read from Penny Eskenazi, 951 Lynnwood Ave. NE,
Citizen Comment: Renton, 98056, describing the occurrence of an underground leak at her home
Eskenazi - Customer where there was no visible signs of the problem. Noting that an increase in
Notification Policy re consumption was the only evidence of the leak, she explained that notification
Leaks from the City occurred eight days later by mail. Ms. Eskenazi recommended
that the Utility Billing Division change its policy by allowing meter readers to
hand deliver notices to the homes instead of only notifying customers by mail.
MOVED BY EDWARDS, SECONDED BY NELSON, COUNCIL REFER
THIS CORRESPONDENCE TO THE ADMINISTRATION FOR REVIEW.
CARRIED.
Councilmember Keolker-Wheeler stated that meter readers do not have access
to water usage records from prior months when they are in the field. For that
reason, she added, they are unable to leave notices at the home.
Councilman Edwards commented that perhaps the meter reader's equipment
can be updated so that they would be able to check past usage records on site.
CITY OF RENTON COUNCIL AGENDA BILL
AI #: 8 J •
Submitting Data: Planning/Building/Public Works For Agenda of:
Dept/Div/Board.. Planning & Technical Services October 7, 1996
Staff Contact Mike Kattermann, Director (ext. 6190) Agenda Status
Consent X
Subject: Public Hearing...
Commercial Office (CO) Zone Amendments Correspondence..
Ordinance
Resolution
Old Business
Exhibits: New Business
Issue Paper Study Sessions
Information
Recommended Action: Approvals:
Refer to Planning and Development Committee Legal Dept X
Finance Dept
Other
Fiscal Impact: N/A
Expenditure Required... Transfer/Amendment
Amount Budgeted Revenue Generated
Total Project Budget City Share Total Project..
Summary of Action:
The City has been assimilating out its existing P-1 Zone into other zones that typically allow these same
uses. The zone that most closely matches the uses at Valley Medical Center is the Commercial Office (CO)
Zone, however, hospitals are not a permitted use in that zone. Likewise, retirement residences which are
often associated with hospitals are not an allowed use in the CO, but are a primary use in other zones such
as Center Downtown and Center Suburban. This proposal would make hospitals and medical institutions
permitted primary uses in the CO Zone and retirement residences a secondary use, with conditions, in this
same zone.
STAFF RECOMMENDATION:
The Planning/Building/Public Works Department recommends the CO Zone be amended to allow medical
institutions and hospitals as a permitted primary use and retirement residences as a secondary use with
conditions.
AGNBILL.DOT/
VON" ,rale
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: October 3, 1996
TO: Toni Nelson, President
City Council Members
VIA: Mayor Jesse Tanner
FROM: Gregg Zimmerman, Administrator
Planning/Building/Public Works Department
STAFF CONTACT: Mike Kattermann (ext. 6190)
SUBJECT: Amendments to the Commercial Office Zone Designation
ISSUE:
Whether medical institutions should be made a permitted primary use in the Commercial Office Zone
and whether convalescent centers, nursing homes and retirement should be made secondary uses in
the Commercial Office Zone?
RECOMMENDATION:
• The Commercial Office Zone be amended to make medical institutions, which are defined as a
complex of functionally interrelated buildings housing medical services and/or medical research
organizations and typically including uses such as but not limited to hospitals, offices for
physicians, clinics, convalescent centers, etc., a permitted primary use; master plans would be
encouraged by allowing administrative rather than hearing examiner site plan review.
• The Commercial Office Zone be amended to make convalescent centers/nursing homes and
retirement residences that are not part of a medical institution complex a permitted secondary use
(with conditions).
• That the existing provisions for limited external signage for secondary uses be deleted and
replaced with more specific new language pertaining to the size and type of external signage that
would be allowed uses in the CO Zone when located within 100 feet of single-family or
multifamily zoned areas.
• That new use definitions be added to Section 4-31-2. for: "institutions, medical" and "medical
support facilities".
BACKGROUND SUMMARY:
In response to the City's decision to phase out the P-1 Zone and assimilate its uses into other zones,
the administration concluded that the most appropriate zone to replace the P-1 zoning at the Valley
. October 3, 1996 „el,,
Page 2
Medical Center (VMC) north and south campus is the Commercial Office Zone. One of the reasons
this zone was selected was that the former P-1 zoned sites along Talbot Road South, south of SW
43rd Street, were recently zoned CO, as well as the fact that much of this area was zoned CO in
1993. Another reason is that the VMC campus currently contains a number of medical office
buildings. Though most existing zones have some provision for most P-1 Zone uses, the Commercial
Office Zone currently has no provisions for medical institutions or their accessory uses. As a
consequence new provisions must be added to this zone if it is to accommodate existing P-1 uses such
as Valley Medical Center. In addition, other uses such as retirement residences, which often locate
in proximity to hospitals, currently are not allowed in the CO Zone. The proposed new amendments
are intended to address this problem.
Staff analyzed two alternatives to incorporate these uses into the zoning code:
1) Recommended -- allow medical institutions as a permitted primary use:
• subject to Hearing Examiner site plan approval without approved master plan; or
• subject to administrative site plan approval with Hearing Examiner approved master plan.
2) Alternative -- allow medical institutions as a permitted secondary use subject to
administrative site plan approval with Hearing Examiner approved master plan; or, in the absence of
an approved master site plan, medical institutions will be treated as conditional uses.
Many jurisdictions (Bellevue, Kent, Tukwila, Redmond, and King County) treat medical institutions
as conditional uses in their commercial office zones. Seattle allows these uses with approved master
plans. Auburn allows medical institutions outright as a principal permitted use. Renton's P-1 Zone
allows medical institutions but requires as a condition that they have a 10-year master plan. Renton's
Comprehensive Plan states that hospitals and medical institutions larger than 5 acres should be
located in institution medical centers. Policy LU-141 states that "Medical and/or educational
institutions within the designated Center boundary area should be master planned to be consistent
with local and regional comprehensive plans. "
Renton's current zoning code establishes the following typology of uses:
• Permitted primary uses are allowed outright in zones where the activity is listed in the code.
• The secondary use provision in Renton's Zoning Code permits a use outright subject to pre-
determined conditions. Additional processing is not required, however projects must be designed
to meet the pre-stated conditions in the zoning code. Such conditions specify additional measures
intended to integrate dissimilar uses with the preferred primary uses. Many of these uses were
conditional uses under Renton's pre-1993 Zoning Code.
• Conditional uses are normally prohibited in a zone, but can sometimes be allowed when
compliance with specified conditions can make them compatible with other existing or proposed
uses in a zone. Conditional uses can be either administrative or hearing examiner.
• Master site plan provisions enable applicants to obtain early conceptual approval of larger,
complex or geographically dispersed developments which typically are phased over a number of
years. This process is offered as an option to property owners who initiate it at their discretion.
By obtaining preliminary approval of their long term development plans applicants qualify for an
expedited administrative site plan review process in subsequent phases.
ADMINISTRATION RECOMMENDATION
Allow medical institutions as a permitted primary use. The following points support this
recommendation.
October 3, 1996
Page 3
• Medical institutions are compatible with office uses. Medical institutions include office buildings
and professional office uses which meet the purpose statement of the Commercial Office
designation. "The Commercial Office Zone is established to provide areas appropriate for
professional, administrative, and business offices. Policies call for low and high intensity office
uses in these areas to create an employment center... "
• Valley Medical is an existing medical institution. New development can be adequately reviewed
through existing processes. Renton is unlikely to have more than one medical institution within
its boundaries.
▪ Development in the CO zone is required to go through site plan review. Hearing Examiner
review with a public hearing is required for larger projects which meet threshold requirements.
• The Master Site Plan process should remain optional. Property owners are the appropriate party
to decide whether the master plan process will be beneficial. The incentive of qualifying for
administrative review of later phases of development is an adequate trigger and incentive for the
master site plan process.
• The Comprehensive Plan policy LU-141 can be adequately addressed with this approach.
• Preparation of a required master site plan creates additional application costs and processing time
for the institution. In light of the constant changes occurring within the health care industry and
technology it would be difficult for medical institutions to prepare a master site plan that could
anticipate these ongoing changes. Also, given that master site plans are very costly to prepare,
most medical institutions would be reluctant to commit to such an expenditure.
• Requiring a conditional use permit when a master site plan is not approved for a site is
unnecessary and represents additional processing for the institution. The kinds of uses which
would occur at Valley Medical, such as disposal or incineration of medical waste or ambulance
operations, already exist on the site. These uses are also covered by existing state and local
regulations.
Since medical institutions, by definition, could include convalescent centers/nursing homes as well as
retirement residences it was felt that these uses should also be allowed in the CO Zone, even when
they are not associated with a medical institution. As a result, the attached amendments to the CO
Zone include new provisions making medical institutions a permitted primary use and convalescent
centers/nursing homes and retirement residences a permitted secondary use, with conditions.
Other amendments have been proposed to clarify existing language, or, in the case of development
standards for signage, to protect nearby single-family or multifamily areas from potentially large
and/or unsightly commercial signs. Likewise, the existing definition for "institution, medical" has
been broadened to include an array of uses normally associated with such institutions, and a new
definition for "medical support facilities" has been included at the urging of Valley Medical Center.
ALTERNATIVE APPROACH
The Commercial Office Zone be amended to make medical institutions a permitted secondary use
with an approved master site plan, or a Hearing Examiner conditional use without a master site plan.
The secondary use with a master site plan, or conditional use without a master site plan, is supported
by the following points:
• In the absence of a master plan, a conditional use permit may be a better way to condition
medical institutions than Hearing Examiner site plan review. Site plan review is not intended to
condition the operation of uses but to review how those uses are organized on the site. However,
October 3, 1996
Page 4
the master site plan process also does not condition uses. Medical institutions often have uses
that are dissimilar to an office zone, such as disposal or incineration of medical waste or
ambulance operations, that could have impacts on the surrounding residential areas or on other
office developments. However, it must be recognized that in the case of Valley Medical Center,
many of these types of uses already exist in the facility.
• Projects would be subject to a public hearing either for the master plan or the conditional use
permit. Under the administration recommendation, master plans would be subject to a public
hearing; however, projects which do not meet the threshold for Hearing Examiner site plan
review would be administratively approved with no public hearing.
• At the present time, under the P-1 zoning, public hospitals are required to have a master plan or
a conditional use permit.
CONCLUSION:
The Commercial Office Zone, with proposed amendments to allow for major medical institutions as
permitted primary uses and non-hospital related medical, convalescent, and retirement residence
facilities as permitted secondary uses, would replace the existing P-1 zoning on Valley Medical
Center's north and south campuses, as well as a smaller, privately held P-1 zoned area, between
VMC's north campus and South 37th Street under the recommended alternative.
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•
4-31-16: COMMERCIAL OFFICE ZONE (CO)
06/7/93
A. PURPOSE: The Commercial Office Zone (CO) is established to provide areas appropriate for
professional, administrative, medical, and business offices and/or related uses including medical
institutions.. Policies call for low and high intensity oOffice uses of various intensities are
allowed in these areas to create an eEmployment eCenter. In addition, a mix
of secondary uses which provide retail and service support to the employees of these areas are
allowed subject to special conditions. Limited light industrial activities, which can effectively
blend in with an office environment, are included as secondary uses as are convalescent
centers, nursing homes and retirement residences. In keeping with the adopted land use
policies, the zone allows a mix of uses, subject to special development standards, which are
intended to ensure a qualitative working environment.
B. PERMITTED USES:
1. Primary Uses:
a) Offices:
(1) Administrative/headquarters
(2) Professional,
(3) Medical and dental
b) Business Services: General business services.
c) Business Schools: Business and professional schools.
d) Existing Schools: Existing public or private elementary and secondary schools
and portables existing as of the date of this ordinance (site plan review required
for expansions of ten percent (10%) or less.
e) Utilities: Utilities, small.
f) Parks and Trails: Existing neighborhood, community and regional parks, trails
and open space.
g) Theater: Theaters. (Ord. 4404, 6-7-93)
h. Existing Use Designation: Property located within the Commercial Office Zone
shall be given an existing proposed development designation, which will vest the
property to the prior Office Park (O-P) zoning regulations, if the property has one
or more of the following: an existing valid site plan or any Council-approved time
extension to an existing site plan as defined in Section 4-31-33F of this Chapter,
Major Adjustments, for which the application has been made prior to the lapse of
an approved site plan, and which application has been made prior to the lapse of
an approved site plan, and which application is diligently pursued. In no case
will an existing or approved site plan, or the uses under it, continue to be
recognized under prior zoning regulations if construction has not commenced by
the year 2001. (Ord. 4432, 12-20-93)
Family Day Care. (Ord. 4494, 2-6-95)
i. Medical institutions.
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4-31-16 COMMERCIAL OFFICE ZONE (CO)
06/7/93
2. Secondary Uses1:
These uses are permitted with consideration given to community need (i.e. suitable
location) and subject to the following conditions:
a) Adult motion picture studios, peep shows, panoramas and places of adult
entertainment:
(1) Subject to the provisions of Section 4-31-30 of the Renton City Code.
b) Convalescent Centers/Nursing Homes and Retirement Residences not
associated with a Medical Institution:
(1) Located within the Center Institution (CI) comprehensive plan
designation
b) c) Eating And Drinking Establishments:
(1) No drive-through service
(2) Limited external signagc
(32) No free-standing buildings; must be housed in a "primary use"structure
(43) Intended and designed to serve immediate market area (i.e. contiguous
CO zone)
o) t) Financial Institutions:
(1) No free-standing structures; must be housed in a "primary use"structure
(2) Three drive-up windows in conjunction with a branch operation and
integrated into the exterior wall of a "primary use" structure
(3) Intended and designed to serve immediate market area (i.e. contiguous
CO zone)
d) ej Light Industrial:
(1) Research, development and testing
(2) Electronics manufacturing and assembly
(3) Manufacturing, assembling and packaging of articles, products or
merchandise from pre-processed natural or synthetic materials.
e)tl Mini-Marts:
1 For provisions on day care formerly found at Section 4-31-16B2b, now see Section 4-31-16B4g of this
Code.
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4-31-16. COMMERCIAL OFFICE ZONE (CO)
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(1) No drive-through service
(2) Limited external signage
(32) No free-standing buildings; must be housed in a "primary use"structure
(43) Intended and designed to serve immediate market area (i.e. contiguous
CO zone)
fLq.1 Service And Social Organizations:
(1) Gaming activities not permitted
(2) No greater than 10,000 square feet in size.
(3) Adequate on-site parking, joint parking may be permitted within five-
hundred feet (500') subject to standards of the parking and loading
ordinance (see Chapter 14, Title IV of the City Code).
g) h) Retail Sales Of Convenience Goods And Personal Services:
(1) No drive-through service
{2) Limited external signage
(2,2) No free-standing buildings; must be housed in a "primary use"structure
(4 ) Intended and designed to serve immediate market area (i.e. contiguous
CO zone)
#) i) Schools And Studios For Art, Crafts, Photography, Dance and Music:
(1) No outdoor facilities or storage
(2) Retail sales of products or merchandise produced on the premises
providing the sales area does not exceed thirty-three percent (33%) of
the gross floor area of the use.
i)_j) Health Clubs/Fitness Centers/Sports Clubs.
(1) No external signage.
(2) No outdoor facilities.
(3) Intended and designed to serve immediate market area (i.e. contiguous
CO zone).
j) k) New Parks and Trails: New neighborhood, community and regional parks, trails
and open space subject to the following:
(1) Site plan review.
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4-31-16: COMMERCIAL OFFICE ZONE (CO)
06/7/93.
(2) Consistent with the City of Renton Comprehensive Parks, Recreation
and Open Space Master Plan and Trails Master Plan.
I J1 Commercial Parking: Commercial Parking Garages subject to:
(1) Site plan review.
I) m) New Schools: New public or private elementary and secondary school
portables, up to four (4) per site and subject to site plan review. (Ord. 4404, 6-7-
93)
n) Existing Retail Uses: Retail uses existing at the time of adoption of this Code.
(1) Expansion of existing retail structures subject to site plan review.
(2) Construction of new retail buildings, on the same site as existing retail
buildings, subject to site plan review.
fr)_p_) Indoor Storage: Indoor storage if part of a mixed office/light industrial or mixed
office/manufacturing complex. (Ord. 4432, 12-20-93)
e)s) Community Facilities: The following development standards, in addition to those
in subsection D, below, shall apply to all uses having a "P" suffix designation.
Where these standards conflict with those generally applicable, these standards
shall apply:
(1) Height:
(A) Publicly owned structures housing such uses shall be permitted an
additional fifteen feat (15') in height above that otherwise permitted in the zone if
"pitched roofs", as defined herein, are used for at least sixty percent (60%) or
more of the roof surface of both primary and accessory structures.
(B) 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 buildings:
(i) When abutting a public street, one additional foot of height for each
additional one and one-half feet (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);
(ii) 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
(iii) On lots four (4) acres or greater, five (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
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4-31-16: COMMERCIAL OFFICE ZONE (CO)
06/7/93
these are open and accessible to the public during the day or week.
(Ord. 4523, 6-5-95)
3. Accessory Uses: In the Commercial Office Zone, the following uses are allowed where
incidental to a permitted primary or secondary use and shall not exceed thirty three
percent (33%) of the gross floor area, except for floor area that is devoted to food
prepared wholly for retail sales on-site:
a) Food preparation.
b) Electrical power generation and cogeneration facilities for medical institutions
when located on site more than one-hundred (100) feet from any property zoned
for private residential use and producing less than 3.6 kV of electricity.
b) c) Parking garages.
d) Private conference centers.
d) e) Recreational facilities; indoor or outdoor.
e)f� Recycling collection stations, providing the structure is not located within any
required setback and/or landscaped area. (Ord. 3905, 4-22-85)
#)q) Storage (interior) of goods and materials ordinarily associated with a permitted
use.
4. Administrative Conditional Uses:
a) Utilities: Utilities, medium
b) Services: Personal, recreational and repair services and retail uses, subject to
the standards of Section 4-31-16.D.2, below.
c) Additional Uses: Additional uses as identified in Section 4-31-36. (Ord. 3937,
9-16-85).
d) Parking: Commercial parking lots.
e) Optical: Optical lens and eyeglass laboratories.- Those laboratories with
associated retail sales are subject to the standards of Section 4-31-16.D.2,
below.
Height And Bulk: Changes in height, bulk.
g) Day Care Center:
(1) Any freestanding day care center must be physically connected to a primary
use by any of the following means: -A- a shared roof line, a paved pedestrian
walkway on the interior of the primary use's site, or a covered walkway.
(2) The day care center is intended and designed to serve the immediate
market area (i.e., continuous CO Zone).
H:\DIVISION.S\P&TS\PLANNING\ZONING\REWRITE\COAMNDS3.DOC -5- 6/7/9
"r„
4-31-16: COMMERCIAL OFFICE ZONE (CO)
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(3) The Any freestanding day care center structure shall be oriented to the
primary use structures(s).
(4) Vehicular access to the any freestanding structure only shall be from within
the site.
h) Food Vendors: Espresso carts and other temporary food vendors which serve
adjacent employees subject to the following conditions:
(1) No signage other than that located on the cart itself.
(2) Cart location must be pedestrian oriented and not street oriented.
(3) Cart location cannot be on required landscaping or parking areas unless in a
Park and Ride lot where no more than a single parking space may be taken up
by the cart.
(4) No more than two (2) espresso or other temporary vendors per primary use,
except for master planned office parks over five (5) acres in size for which a
maximum number of carts will be determined by the Zoning Administrator.
i) Outdoor Storage: Outdoor storage if associated with a permitted use and if
appropriately screened, limited to thirty five fifteen feet (315') in height or one
story.
j) Indoor Storage: Indoor storage accessory to a permitted use will be allowed to
exceed the thirty-three percent (33%) floor area limit as a conditional use where
adverse impacts are appropriately mitigated and the use is part of a mixed
tenancy and/or use development where the average amount of indoor storage,
accessory to all permitted uses, does not exceed thirty-three percent (33%) of
the total development's gross floor area.
k) Garages: Accessory parking garages will be allowed to exceed thirty-three
percent (33%) of the gross floor area limit, as a conditional use, where adverse
impacts are appropriately mitigated and said parking is consistent with the State
Commute Trip Reduction Act. (Ord. 4432, 12-20-93)
5. Hearing Examiner Conditional Uses:
a) Additional Uses: Additional uses as identified in the Conditional Use Ordinance,
Section 4-31-36. (Ord. 3939, 9-16-85)
b) Towers: Communications broadcast and relay towers.
c) Community Facilities: Community facilities.
d) Gasoline Service: Gasoline service station.
e) Gasoline Station: Gas station with mini-mart.
f) Helipads: Helipads, only as an accessory use.
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. . ... .... ......... ...........................
4-31-16: COMMERCIAL OFFICE ZONE (CO)
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g) Height: Height allowances of up to sixty-feet (60') above the maximum allowed
in this zone as provided for in Section D.4. below.
h) Recycling/Collection: Recycling collection center.
i) Utilities: Utilities, large.
j) Churches, Etc.: Churches, synagogues and temples.
k) Organizations: Service clubs and organizations.
I) New Schools: New public or private elementary and secondary schools.
m) Existing Schools: Existing public or private elementary or secondary school
expansions of more than ten percent (10%).
n) Change In Use: Any change in use proposed for existing school property.
C. PROHIBITED AND UNCLASSIFIED USES: In the CO Zone, the following uses are prohibited:
1. Residential uses, except as provided in Section B. above.
2. Automobile, motorcycle, truck, boat, mobile home, trailer, and recreational vehicle sales,
rental, repair, service and storage activities. Repair and maintenance of vehicles may
be permitted if incidental to a permitted use or specifically permitted above.
3. Any outdoor storage or display of materials or products.
4. Any use not specifically listed as Primary, Secondary, Accessory or Conditional Use
shall be prohibited; except those uses determined by the Zoning Administrator to be: (1)
in keeping with the purpose and intent of the zone; and (2) Similar in nature to a
specifically listed Primary, Secondary, Accessory, or Conditional Use.
5. Off-site hazardous waste treatment and storage facilities. (Ord. 4186, 11-14-88)
D. DEVELOPMENT STANDARDS: In the CO Zone, the following development standards shall
apply, except as otherwise provided by this Section.
1. Site Plan Approval: Site plan approval shall be required for all developments within the
CO Zone. A building site plan shall be filed and approved in accordance with the City
Code prior to issuance of any building permits. Each building or other development
permit issued shall be in conformance with the approved site plan.
2. Standards for Retail and Selected Service Uses: For those service and retail uses
identified in Section 4-31-16.B, the following standards shall apply:
a) The design of structures, including signs, shall be generally consistent in
character with surrounding uses. No drive-up windows or outside automobile
service shall be permitted, except as allowed for financial institutions in Section
4-31-16.B.2. above.
b) No exterior display of merchandise shall be permitted.
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c) Retail and service uses shall be developed as part of larger office structures.
Such retail or service uses shall not stand alone and shall not occupy more than
twenty-five percent (25%) of any one floor of a building whose primary use is
office.
d) Direct arterial access to individual uses shall occur only when alternative access
to local or collector streets or consolidated access with adjacent uses is not
feasible.
3. Setbacks: Setbacks in the CO zone shall be required as follows:
a) Front Yard: A minimum of fifteen feet (15').
b) Street Setback:
Maximum Building Height Minimum*
Setback
Less than 25' 15'
25'- 80' 20'
Over 80' 30'
*Except with approved Master Site Plans.
c) Rear and Side Yards: None shall be required except in the landscaping section
below.
4. Height:
a) General: A maximum of two-hundred and fifty feet (250').
b) Special Height Allowances:
(1) Heights may exceed the maximum height by up to fifty feet (50') with
bonuses for plazas and other amenities, subject to a Hearing Examiner
Conditional Use permit.
(2) When a building is adjacent to a lot designated as residential on the City
of Renton Comprehensive Plan, the building may exceed the height
allowed in the adjacent residential zone by a maximum of twenty feet
(20').
c) For uses located with the Federal Aviation Administration airport zones
designated under Section 4-31-17 (Airport Zoning), in no case shall the height of
any use or structure exceed the maximum allowed by that section.
5. Lot Area: Minimum lot size shall be twenty-five thousand (25,000) square feet.
6. Lot Coverage: Lot coverage for buildings are listed below:
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a) Lot coverage for buildings shall not exceed sixty-five percent (65%) of the total
lot area, except with an approved Master Site Plan.
b) Lot coverage may be increased up to seventy five percent (75%) of the total lot
area if parking is provided within the building or within a parking garage, except
with an approved Master Site Plan.
7. Parking: See Chapter 14, Title IV of the City Code.
8. Signs: See Chapter 20, Title IV of the City Code. When any use is located within 100
feet of any single-family and/or multifamily zoned residential area the following
additional provisions shall generally apply:
(a) External signage. (proposed standards currently under review)
9. Sensitive Areas: See Chapter Section 4-31-34; Chapter 32, Title IV; Chapter 8, Title
VIII; Section 4-31-35; Chapter 19, Title IV; Section 4-31-31; and Chapter 6, Title IV of
the City Code.
10. Landscaping:
a) Landscaping along areas abutting public streets shall have a minimum
landscaping strip of fifteen feet (15').
b) Special Requirements: If the CO lot is adjacent to a residential lot designated
residential on the City of Renton comprehensive plan and zoning map, then
there shall be a fifteen foot (15') landscaped strip or a five foot (5') wide sight
obscuring landscaped strip and a solid six foot (6') high barrier used along the
common boundary.
11. Surface Mounted Equipment: All on-site surface mounted utility and mechanical
equipment shall be screened from public view.
12. Roof-Top Equipment: All operating equipment located on the roof of any building shall
be enclosed so as to be shielded from view, except for telecommunication equipment.
13. Refuse and Recyclables Collection and Storage: All garbage, refuse or dumpsters
contained within specified areas shall be screened, except for access points, by a sight
obscuring fence or landscaping or some combination thereof.
E. CONFLICTS: In the event that there is a conflict between either the development standards or
special development standards listed above and the standards and regulations contained in other
ordinance(s), the Zoning Administrator shall determine which ordinance shall prevail based upon
the intent of the zones. Life, safety and public health ordinances are assumed to prevail.
H:\DIVISION.S\P&TS\PLANNING\ZONING\REWRITE\COAMNDS3.DOC -9- 6/7/9
4-31-16: COMMERCIAL OFFICE ZONE (CO)
06/7/93
Section 4-31-2. Definitions "C"
CENTER, EMPLOYMENT: An area of higher intensity uses that typically employ thousands of people
that is contained by a boundary to prevent it from encroaching on adjacent areas an/or neighborhoods.
Section 4-31-2. Definitions "M"
MASTER PLAN: A land use plan focused on one or more site
y ars, or in several phases.
MASTER SITE PLAN: A conceptual site plan indicating the physical and functional inter-relationships
between uses and facilities on a site for those projects, series of projects, phased developments or
developments occurring over a period of five (5) years or longer, or, which are such a size and
complexity, or, duration as to make independent site plan review burdensome, difficult or inclined to lead
to segmented and inconsistent conditions and approvals. Examples include public and private
developments with a number of un-connected buildings on the same site as well as developments where
buildings may be occurring on geographically separated parcels within the City.
MEDICAL INSTITUTIONAL: A bu-ilding--er—complex of functionally interrelated buildings housing
medical services and/or medical research organizations or foundations, and typically including uses such
as but not limited to: hospitals, diagnostic centers, offices for physicians, support staff, and
administrators; laboratories; clinics; hospices; congregate care facilities; convalescent centers;
retirement residences; and their accessory uses including medical support facilities and services.
MEDICAL SUPPORT FACILITIES: Uses and facilities such as, but not limited to: on-site medical waste
storage and disposal; warehousing and storage of medical related equipment and supplies: garages; and
other facilities commonly associated with medical institutions.
H:\DIVISION.S\P&TS\PLANNING\ZONING\REWRITE\COAMNDS3.DOC -10- 6/7/9
New-
Oober 14, 1996 Renton City Council Minutes Page 388
MOVED BY KEOLKER-WHEELER, SECONDED BY SCHLITZER,
CORRESPONDENCE BE REFERRED TO THE ADMINISTRATION TO
REVIEW THESE PROPERTIES AND ADJACENT PROPERTY, AND
PROVIDE RECOMMENDATION TO PLANNING & DEVELOPMENT
COMMITTEE PRIOR TO OCTOBER 21, 1996. CARRIED.
OLD BUSINESS Planning and Development Committee Chair Keolker-Wheeler presented a
plannina & Development report regarding, the Commercial Office (CO) Zone Code amendments. The
Committee Planning and Development Committee recommended that the City Council set
Planning: Commercial a public hearing for October 28, 1996, to solicit comments on the proposed
Office Zone Code amendments. The Committee further recommended that this item remain in
Amendments Committee to consider and address any comments raised at the public hearing.
MOVED BY KEOLKER-WHEELER, SECONDED BY SCHLITZER,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Community Services Community Services Committee Chair Parker presented a report regarding the
Committee agreement with Baylis Brand Wagner for the design of the Municipal Building
CAG: 96-, Municipal Renovation Phase II. The Community Services Committee recommended that
Building Renovation Phase work on Phase II of the Municipal Building Renovation be discontinued. The
II Design, Baylis Brand Committee further recommended that the selected consultants, Baylis Brand
Wagner Wagner, be notified that the city does not intend to proceed with the project
at this time. MOVED BY PARKER, SECONDED BY EDWARDS, COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED.
Appointment Human Community Services Committee Chair Parker presented a report
Rights Commission recommending concurrence in the Mayor's appointment of Antonio P. Cube,
Sr. to the Human Rights Commission to a two-year term ending September
19, 1998, to replace Alvin Reevis who resigned. MOVED BY PARKER,
SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
CAG: 96-115, Community Services Committee Chair Parker presented a report regarding the
Senior Center Carpet new carpet installation for the Renton Senior Center. The Community
Installation, Rubenstein's Services Committee recommended concurrence in the staff recommendation to
Contract Carpet accept the bid amount of $20,894.50 plus Alternate No. 1 of $1,716.05, for a
total contract price of $22,610.55 as submitted by Rubenstein's Contract
Carpet; and that the Mayor and City Clerk be authorized to enter into a
formal agreement.
In addition to the budgeted CDBG funds of $20,000, the Committee further
recommended authorization to pay.the balance of the contract from additional
available CDBG funds or the Renton Senior Center maintenance account.
MOVED BY PARKER, SECONDED BY CLAWSON, COUNCIL CONCUR
IN THE COMMITTEE REPORT. CARRIED.
ORDINANCES AND The following resolutions were presented for reading and adoption.
RESOLUTIONS
Resolution 3230 A resolution was read authorizing the Mayor and City Clerk to enter into an
CAG-96: Williams Ave interlocal cooperative agreement with the Washington State Department of
Bridge Painting, WSDOT Transportation (WSDOT) concerning grant funding in the amount of $98,300
for the Williams Ave. Bridge Painting Project. MOVED BY NELSON,
SECONDED BY EDWARDS, COUNCIL ADOPT THE RESOLUTION AS
PRESENTED. CARRIED.
APPROVED BY
CITY COUNCIL
Date /0 - i -q
PLANNING& DEVELOPMENT COMMITTEE
COMMITTEE REPORT
October 14, 1996
Commercial Office (CO)Zone Code Amendments
(Referred 10/7/96 )
The Planning and Development Committee recommends that the City Council set a public hearing for October
28, 1996, to solicit comments on the proposed amendments.
The Committee further recommends that this item remain in Committee to consider and address any comments
raised at the public hearing.
/4,6_,ekt„ AteA___/
Kathy Ke ker-Wheeler, Chair
l�V
Randy Corman, Vice Chair
teW
imothy J. zer, Member
cc: Mike Kattermann
Jim Hanson
Marilyn Petersen
1-1:\DIVISION.S\P&TS\PLANNING\ZONING\RE W RITE\P&DREPT.DOC
Now, -woe
October 14. 1996 Renton City Council Minutes Page 389
Resolution 3231 A resolution was read authorizing the temporary closure of Cedar Ave.
Streets: Cedar Ave S South/South 4th St. between Mill Ave. S. and Main Ave. S. for the
Closure (Mill Ave S to construction of a concrete retaining wall. MOVED BY NELSON,
Main Ave S) for Retaining SECONDED BY KEOLKER-WHEELER, COUNCIL ADOPT THE
Wall Construction RESOLUTION AS PRESENTED. CARRIED.
The following ordinance was presented for second reading and adoption:
Ordinance #4638 An ordinance was read repealing section 5-5-4 of Chapter 5, Business
Legal: Adult Licenses, of Title V (Finance and Business Regulations) regarding adult
Entertainment Business entertainment regulations due to adoption of new regulation in Title IV.
Licensing, Repeal MOVED BY CLAWSON, SECONDED BY KEOLKER-WHEELER,
COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL:
ALL AYES. CARRIED.
NEW BUSINESS Councilmember Nelson announced that the dedication ceremony for the
Transportation: Downtown Renton Interim Transit Hub on Burnett Ave. S would be held 10/15/96 at 1:30
Transit Hub Dedication p.m. She encouraged everyone to join Mayor Tanner, Renton City
Councilmembers, King County Executive Gary Locke and others in
participating in this special occasion.
Council: Meeting MOVED BY NELSON, SECONDED BY SCHLITZER, COUNCIL CANCEL
Cancellation, 12/23/96 THE COMMITTEE OF THE WHOLE AND REGULAR CITY COUNCIL
MEETING FOR DECEMBER 23, 1996. CARRIED.
AUDIENCE COMMENT Lloyd Hoshide, 833 Kirkland Ave. NE, Renton, 95056, commented on the
Citizen Comment Hoshide Planning & Development Committee's report concerning the amendments to
- Commercial Office Zone the Commercial Office (CO) Zone. He expressed his concern regarding
Code Amendments changing the Valley Medical Facility from P-1 zoning to a permitted use in
the CO Zone. Mr. Hoshide explained that under the existing zoning, any
changes made to the site would require public notification and a public
hearing. Designating the site as potential CO zoning would eliminate the
opportunity for public input and approval would be done administratively.
Warning that developers welcome development opportunities where a public
hearing is not required, he encouraged nearby residents to read the committee
report and make their own determination.
Citizen Comment Wolf - Richard Wolf, 14702 SE 105th St., Renton, 98059, stated that he lives next
Miller/May Valley door to the owners of the two lots which submitted letters requesting
Annexation Prezoning prezoning for the Miller/May Valley Prezone. Mr. Wolf said that the lots
share a private road and requested that all lots be prezoned the same.
Responding to Mr. Wolf's inquiry, Councilmember Keolker-Wheeler said that
the prezone requests would be considered and another lot owner would be
contacted regarding the issue. She added that the Planning & Development
Committee intends to bring the information back to full Council at the next
meeting.
EXECUTIVE SESSION MOVED BY SCHLITZER, SECONDED BY NELSON, COUNCIL RECESS
INTO EXECUTIVE SESSION TO DISCUSS LABOR NEGOTIATIONS. Time:
8:56 p.m.
ADJOURNMENT The meeting was reconvened at 9:40 p.m.; roll was called; all Councilmembers
present.
..r
Lloyd Hoshide Bob Gevers Lynn Frary,M.D.
833 Kirkland Ave.NE 900 Kirkland Ave.NE 3764 SW 171st Street
Renton,WA 98056 Renton,WA 98056 Seattle,WA 98166
Warren Vaupel Marge Richter Dr.Andrew Deak
P.O.Box 755 300 Meadow Ave.N. 4509 Talbot Road S.
Renton,WA 98057 Renton,WA 98055 Renton,WA 98055
Eric Thoman Gary Kohiwes Everett Spring
Valley Medical Center 435 Main Avene S. 400 S. 43rd Street
400 S.43rd Renton,WA 98055 Renton,WA 98055
Renton,WA 98055
Ome Almeda Don Jacobson Jerry McDevitt,MA
Valley Medical Center 3741 Park Avenue N. Dieterich Mithun
400 S.43rd Street Renton,WA 98056 414 Olive Way, Suite 500
Renton,WA 98055 Seattle,WA 98101
Patricia & Michael Bostick
411 S. 36th Street
Renton WA 98055
AWN,
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed October 28, 1996,
at 7:30 p.m. as the date and time for a public hearing to be held in the second floor
Council Chambers of the Renton Municipal Building, 200 Mill Avenue South, Renton
98055, to consider the following:
Commercial Office (CO) Zone Code Amendments
All interested persons are invited to attend the hearing and present oral or written
comments in support or opposition to the proposal. The Municipal Building is fully
accessible, and interpretive services for the hearing impaired will be provided upon prior
notice. Please call 235-2501 for additional information or 277-4453 TDD.
Marilyn . P rsen, CMC
City Clerk
Published: Valley Daily News
October 18, 1996
Account No. 50640
APPROVED BY
CITY COUNCIL
Date /O - F V-9(,
PLANNING & DEVELOPMENT COMMITTEE
COMMITTEE REPORT
October 14, 1996
Commercial Office(CO)Zone Code Amendments
(Referred 10/7/96 )
The Planning and Development Committee recommends that the City Council set a public hearing for October
28, 1996,to solicit comments on the proposed amendments.
The Committee further recommends that this item remain in Committee to consider and address any comments
raised at the public hearing.
/ e,tvg-eke-, — &C/&Lek/
Kathy Ke ker-Wheeler, Chair
Randy Connan, Vice Chair
c� d
imothy J. ' zer, Member
cc: Mike Kattermann
Jim I-Ianson
Marilyn Petersen
1-1:\DIVISION.S\P&TS\PLANNING\ZONING\REW RITE\'&DREPT.DOC
r_L, tXHIBII "I)"/ �� O
(4,15.-1 .__ a20-t4e,,coeie ,It A9- eirNuote,-iei. '7
PROPOSED ZONING REVISIONS
PROCESS 2.5 - 4.0 mo.
DURATION WITH 2.5 -4.0 mo. 2.5 mo. (Does not include 2.5 mo. 4.0 mo. 4.0 mo.
SEPA COMPLIANCE Master Plan
Review
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* Requires Council approved 10-year Master Plan or 6-yrear Capital Facilities Plan with Subsequent Site Plan Review
SECONDARY USE CONDITIONS
[1] Existing Building/Renovation with Less Than 10% Building Expansion.
[2] Existing Building/Renovation with More Than 10% but Less Than 35% Building Expansion
[3] Less Than 2,000 sq. ft. of Gross Floor Area per Use.
[4]When Occupying a Single-family Dwelling or Structure Designed to Resemble a Single-family
Dwelling and Otherwise Complying with the Underlying Zoning.
PP-3TABLE4/13/9412:08 PM