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HomeMy WebLinkAboutCommercial Office Zone Classification & Proposed Amendments (5/19/1997) . t vow CITY OF RENTON, WASHINGTON ORDINANCE NO. 4665 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTIONS 4-31-2 AND 4-31-16 .B.2 AND B.4 OF CHAPTER 31, ZONING CODE, OF TITLE IV (BUILDING REGULATIONS) , OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY ADDING DEFINITIONS OF HOTEL AND MOTEL AND BY ADDING HOTELS AS A SECONDARY USE AND MUNICIPAL JAILS AS AN ADMINISTRATIVE CONDITIONAL USE IN THE COMMERCIAL OFFICE ZONE (CO) . THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS : SECTION I . Section 4-31-2, Definitions, of Chapter 31, Zoning Code, of Title IV (Building Regulations) , of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding the following definitions which read as follows : HOTEL: A building or portion thereof designed or used for transient rental of six or more units for sleeping purposes . Hotel structures are at least two stories in height , with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room and accessory shops and services catering to the general public may be provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care . MOTEL: A building or portion thereof designed or used for transient rental of five or more units for sleeping purposes . SECTION II . Section 4-31-16 .B. 2 of Chapter 31, Zoning Code, of Title IV (Building Regulations) , of Ordinance No. 4260 entitled „ /DINANCE NO. 4665 "Code of General Ordinances of the City of Renton, Washington” is hereby amended by adding the following subsection which reads as follows : s . Lodging: Hotels : subject to: (1) A location in the Employment Area - Valley land use designation. SECTION III . Section 4-31-16 .B.4 of Chapter 31, Zoning Code, of Title IV (Building Regulations) , of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding the following subsection which reads as follows : 1 . Lock-ups : Municipal Jails . (1) A location west of Interstate 405 and south of Grady Way. (2) The use must be housed in a building containing other primary municipal functions . (3) The jail must be owned by and operated by or for the City of Renton. SECTION IV. This Ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this 19th day of May , 1997 . / %•�!// i Marilyn i . : tersen, City Clerk APPROVED BY THE MAYOR this 19th day of May , 1997 . Jess Tanner, Mayor 2 'DINANCE NO. 4665 Approv as to form: Lawrence J. Warren, City Attorney Date of Publication: May 28, 1997 ORD. 657 :5/05/97 :as . 3 O May 19. 1997 Renton City Council Minutes Pane 171 a.r ..r The following ordinance was presented for reading and adoption: Ordinance #4665 An ordinance was read amending Sections 4-31-2 and 4-31-16.B.2 and B.4 of Planning: Commercial, Chapter 31, Zoning Code, of Title IV (Building Regulations) of City Code by Office (CO) Zone adding definitions of hotel and motel and by adding hotels as a secondary use Amendments and municipal jails as an administrative conditional use in the Commercial Office (CO) zone. MOVED BY KEOLKER-WHEELER, SECONDED BY CORMAN, COUNCIL DISPENSE WITH SECOND READING AND ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS Councilman Corman relayed an inquiry from a citizen regarding the status of Parks: Lake Washington the proposed boardwalk along Lake Washington adjacent to property owned Boardwalk by The Boeing Company between Cedar River Park and Gene Coulon Memorial Beach Park. Transportation: Mr. Corman reported another request by a constituent who asked if the City Maintenance of Road could extend its street sweeping maintenance to include road shoulders which Shoulders for Bicycle are increasingly used by bicycle commuters. Commuters ADJOURNMENT MOVED BY SCHLITZER, SECONDED BY CORMAN, COUNCIL ADJOURN. CARRIED. Time: 9:23 p.m. MARILYN . ERSEN, CMC, City Clerk Recorder: Brenda Fritsvold 05/19/97 low Mav 19, 1997 Renton City Council Minutes , , Page 170 The following resolution was then presented for reading and adoption: Resolution #3259 A resolution was read declaring a six-month moratorium on the issuance of Executive: Downtown Sign sign permits within the area commonly known as the Downtown Study Area Moratorium which is located generally east of Rainier Ave. S., west of I-405 and the Cedar River, south of Airport Way to its connection with the Cedar River and then southwest of the Cedar River, and north of South Fifth Street, establishing a public hearing date on June 2, 1997, and establishing a termination date of the moratorium. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED. Councilman Schlitzer suggested that the Committee of the Whole receive regular updates on this matter as it proceeds. CORRESPONDENCE Correspondence was read from former Renton Councilman Richard M. Citizen Comment: Stredicke, 13900 Marquesas Way, Marina del Rey, CA, 90292, urging Council Stredicke - Ramp to continue to oppose ramp meters in the City of Renton. Metering Council President Keolker-Wheeler noted that on July 13, 1981, Council adopted the recommendation of its Transportation Committee that ramp metering on I-405 in Renton be opposed pending complete analysis and environmental review. OLD BUSINESS Planning & Development Committee Chair Schlitzer presented a report Planning & Development recommending approval, with revisions, of the proposed amendments to the Committee Commercial Office (CO) Zone to allow hotels as secondary uses and municipal Planning: Commercial jails as administrative conditional uses, both subject to locational criteria, as Office (CD) Zone recommended by the Planning Commission. The Committee also ,_.Amendments recommended approval of the proposed amendments to the definitions section of the Zoning Code to create definitions for hotel and motel uses, as recommended by the Administration. An ordinance consistent with the Committee's recommendations has been prepared by the City Attorney. The Committee further recommended that the ordinance regarding this matter be presented for first reading and advanced to second and final reading. MOVED BY SCHLITZER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT.* Responding to Council President Keolker-Wheeler, Committee Chair Schlitzer confirmed that the Committee is recommending approval of the definition language recommended by the Administration rather than that favored by the Planning Commission. *MOTION CARRIED. (See page 171 for ordinance.) ORDINANCES AND The following ordinance was presented for first reading and referred to the RESOLUTIONS Council meeting of 6/02/97 for second and final reading: Annexation: May Valley An ordinance was read establishing the zoning classification of 74 acres Prezone, Phase I (bounded by 148th Ave. SE on the east, NE Sunset Blvd. on the south, and the Renton corporate boundary on the north and west) to be annexed to the City of Renton to Residential - One Dwelling Unit per Acre (R-1) and Residential - Five Dwelling Units per Acre (R-5) (May Valley Prezone, Phase I; File No. A-96-004). MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 6/02/97. CARRIED. *so Nite A ^�VEJ BY ".." C- ;CUNCIL Date ) - /9- / / PLANNING&DEVELOPMENT COMMITTEE COMMITTEE REPORT May 19, 1997 Amendments to the Commercial Office Zone to include Municipal Jails and Hotels (Referred April 21, 1997) The Planning and Development Committee recommends approval, with revisions, of proposed amendments to the Commercial Office Zone to allow hotels as Secondary uses and jails as Administrative Conditional uses, both subject to locational criteria, as recommended by the Planning Commission. The Committee also recommends approval of the proposed amendments to the Definitions section of the Zoning Code to create definitions for hotel and motel uses, as recommended by the Administration. An ordinance consistent with Committees recommendations has been prepared by the City Attorney. The Committee further recommends that the ordinance be presented at the City Council meeting of May 19, 1997, for first reading and second reading. 6W0,410Al / / Timothy J. Sc tz- , Chair _ __ ___., / / Bob E.wards,Vice Chair' 4frAill King Parker, Member cc: 4.4ayor—Tannes- jay C mingion MaFilyn-Ratersen Gregg Zimmerman Mike Kattennann Jim Hanson H:\P&TS\PLANNING\OS\HOTEL CO\P&DCREP\DOC May 19, 1997 Renton City Council Minutes Page 165 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 classification and the definitions section of the Zoning Code, including municipal jails as an administrative conditional use, and hotels as a secondary use in the Employment Area - Valley land use designation. Owen Dennison, Associate Planner, explained that the first change being sought, to allow municipal jails as an administrative conditional use in the Commercial Office (CO) zone, must be approved before the City can obtain permits to develop a jail in its new building at Main Ave. S. and Grady Way. The Planning Commission recommended that this change be approved, subject to the following conditions: 1. The site be restricted to a location west of I-405 and south of Grady Way; 2. The use be housed in a building containing other primary municipal functions; and 3. The jail be owned and operated by or for the City of Renton. Mr. Dennison added that amendments to the City's Comprehensive Plan to allow municipal facilities outside the Center Downtown (CD) zone are being processed in the 1997 Comprehensive Plan amendment cycle. Continuing, Mr. Dennison explained that the second change would allow hotels as secondary uses in the CO zone within the Employment Area - Valley land use designation. Staff has judged this use to be supportive of and compatible with the primary office uses in this designation. The Planning Commmission recommended approval of this change, but was concerned that scarce lands available for future office development not be taken up by low- intensity transient residential uses. Therefore, the Planning Commission suggested a restrictive definition of hotels, as follows: "A building or portion thereof designed or used for transient rental of 50 (fifty) or more units for sleeping purposes. Primary access to all units must come from interior hallways that connect to a main lobby. Hotel structures are at least three stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room are provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care." The Administration prefers the following, less prescriptive definition for hotels: "A building or portion thereof designed or used for transient rental of six or more units for sleeping purposes. Hotel structures are at least two stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room and accessory shops catering to the general public may be provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care." The Administration also proposes a definition for motels, currently undefined in the City Code, as follows: "A building or portion thereof designed or used for transient rental of five or more units for sleeping purposes." Audience comment was invited. There being none, it was MOVED BY PARKER, SECONDED BY EDWARDS, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. (See page 170 for Planning & Development Committee report on this subject and page 171 for the related ordinance.) *to *4110. 1 Q 2 Li CO Zone Code Amendments • Jails: New City Hall • Hotels: Implement EAV policies and respond to 2 specific proposals 3 0 JAILS: Proposal • Allow Municipal Jails as an Administrative Conditional Use 4 0 JAILS: Issues • Consistency with policies • Should conditions on implementation be specified? 5 0 JAILS: Planning Commission • Administrative Cond. Use subject to: • Location west of 405, south of Grady • Housed with other primary municipal functions • Owned by & operated for or by the City 6 O HOTELS: Proposal • Allow Hotels as Secondary Use, subject to: • Location in the EAV 7 0 HOTELS: Issues • City-wide implementation? • Conditions on intensity of development? • What is a hotel v. motel? 8 0 HOTELS: Planning Comm. • Secondary Use in the EAV • Hotel definition 9 0 HOTELS: Planning Comm. • Hotel definition: • 50 unit minimum • 3 story minimum *kw '10 +r r.r ♦ Access from interior hallways ♦ Kitchen/dining room required 10 0 HOTELS: Administration ♦ Hotel definition: ♦ 6 unit minimum ♦ 2 story minimum ♦ Access from exterior allowed ♦ Restaurant, accessory uses may be provided 11 Q r Af `1 y: n�C�/(�� , co r —{ 0) Z a L (n C_ 0 '0 O N ? T, i ` 0•�:ti 1v' Q. CO CD •r 0 O. c a; c - M. CD a ° N 'y - � � O a o0c -. a) � �� 0 a w -- R 0 o "' O ° a) ° m CA D O\ m CO a-0 ? ocOQ.° g 5. 11JO � mm . mCD � T M a ? Q aria R. 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Dro 2,'o w E c o o mK _, 13, R nv.c `<o o yw Nt° nm m-7 C.orom w `„1yr CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: April 16, 1997 TO: Kathy Keolker-Wheeler,President Members of the Renton City Council VIA: Jesse Tanner,Mayor • FROM: ke Gregg Zimmerman, Adminidto (� STAFF CONTACT: Mike Kattermann,Director (ext. 6190) Planning and Technical Services SUBJECT: Commercial Office Code Amendments: Jail and Hotel Uses ISSUE: Amendments to the Commercial Office Zone to allow Hotel and Jail uses. RECOMMENDATION: • Amend the CO Zone to allow Municipal Jails as a permitted use. • Amend the CO Zone to allow Hotels as a permitted use. • Amend the Definitions section of the Zoning Code to include a definition of Hotel and Motel uses. BACKGROUND SUMMARY: Municipal Jails. The newly acquired Municipal Building at Main Avenue South and Grady Way is zoned CO. Jails are identified in the Code as a permitted use in only the Center Downtown(CD) Zone. The CO Zone must be amended to allow the Jail use before the City can obtain permits for development of a jail in the new facility. The Planning Commission's recommendation, attached, is to include Municipal Jails as an Administrative Conditional Use. The Administrative Conditional Use process would involve the direct notification of property owners within three hundred feet of a site proposed for a new jail. The Commission's intent is to restrict the use to the proposed site in the new Municipal Building. Therefore,the Commission's proposal would limit the use through the following conditions: a) a location west of Interstate 405 and east of Grady Way;b) the use must be housed in a building containing other primary municipal functions; and, 3)the jail must be owned by and operated by or for the City of Renton. Commercial Office Zonnendmentsq April 16, 1997 Page 2 The Comprehensive Plan includes policies pertinent to the location of both the jail and the Municipal Building. The essence of these existing policies is that"people-intensive municipal functions"should be located downtown, and that changes of use for public properties, particularly"essential public facilities", should involve a public process. The requirement for an explicit process for siting essential public facilities is included in GMA. Comprehensive Plan amendments to allow municipal facilities outside the CD are included in the 1997 CPA cycle. Hotels. The City of Renton has received a preliminary application to construct two hotels, one full- service and one extended-stay, in a Commercial Office(CO)Zone within the Employment Area- Valley. The CO Zone does not currently include Hotels as a permitted use. New hotels and motels are currently allowed as Primary Permitted Uses in the Center Downtown(CD)and Commercial Arterial (CA)Zones and as an Administrative Conditional Use in the Center Suburban (CS)Zone. The Employment Area-Valley policies encourage commercial uses as secondary uses in the CO. In the context of the Comprehensive Plan, secondary uses are generally taken to be those that would support and be compatible with the uses representing the primary emphasis of the designation. As the hotel use would support the office functions,the proposed amendment appears to be a good fit with the policies. The Planning Commission's recommendation is to include hotels as a Secondary Use in the CO Zone. (see attached) The only condition would be a location in the Employment Area-Valley. However, the Commission expressed an interest in protecting the scarce lands available to future office development from a transition to low-intensity transient residential uses that would not support the office uses. Therefore,the Commission proposes an amendment to the Definitions section of the Zoning Code to include a restrictive definition of the Hotel use. Hotel and Motel uses are not currently defined. The Commission's definition is intended to ensure that the character and intensity of hotel development would be generally consistent with existing and future office development and that hotels would cater primarily to business travelers and would provide a certain level of amenity value to the employment area. The Planning Commission's recommended definition of Hotels is as follows: Hotel: A building or portion thereof designed or used for transient rental of fifty(50) or more units for sleeping purposes. Primary access to all units must come from interior hallways that connect to a main lobby. Hotel structures are at least three (3) stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room are provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care. Staff shares the Planning Commission's concerns for assuring a minimum level of intensity of hotel development for sites in the Employment Area-Valley. However, staff prefers a somewhat less prescriptive definition. The alternative staff recommendation is as follows: Hotel: A building or portion thereof designed or used for transient rental of six or more units for sleeping purposes. Hotel structures are at least hvo stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room and accessory shops and services catering to the general public may be provided Not included are institutions housing persons under legal restraint or requiring medical attention or care. (alternative wording in bold) Staff has some concern with regard to requiring restaurant facilities as a mandatory element of hotel development in the CO Zone. Restaurants provide amenity value and are appropriate in some hotels. Commercial Office Zone Ari.rrdments April 16, 1997 Page 3 However,the decision to include a restaurant should probably be based more on market factors and should be left to the discretion of hotel developers and operators. The current proposal for two adjacent hotels provides a frame of reference. It is not apparent that the market could sustain two restaurants on essentially the same site. Further,the units in the extended- stay hotel may have some limited kitchen appurtenances, e.g. a small refrigerator and a microwave • oven, and may not generate the same demand for restaurant services than would a typical daily-rental hotel. The requirement may make the project as a whole infeasible. The requirement would raise enforcement issues as well. The City would need to identify and enforce some minimum level of service that would fulfill the requirement for a kitchen and central dining room. It should be noted that these requirements would only affect those zones that allow hotels exclusive of motels, i.e.the CO Zone, if the use is approved, and the COR Zone. The COR currently allows a hotel/convention center use when combined with office and/or residential uses on a site. The Commission did not offer a recommendation on a definition for motels. The distinction between the terms hotel and motel has narrowed. Neither currently connotes a specific,differentiated land use. Therefore, staff proposes a fairly generic definition of motel that is intended to encompass all transient residential uses of five units or more. By this definition, only bed and breakfast uses,which are • generally limited to four guests per night,would be excluded. The recommended motel definition is as follows: Motel: A building or portion thereof designed or used for transient rental of five or more units for sleeping purposes. Including both a hotel and a motel definition allows the application of either the more general or the more restrictive definition as appropriate. CONCLUSION: The Hotel amendments are consistent with the policies of the Comprehensive Plan and the Jail amendment is anticipated to be consistent at the close of the 1997 Comprehensive Plan amendment cycle. Since the amendments are in response to specific development proposals,the Administration is attempting to reach an expeditious resolution of both CO Zone Code revisions. attachments cc: Jay Covington City Clerk H:\DIVISION.S\P&TS\PLANNINGIOD\HOTEL COIREFRLSISS.DOC 'fir►° vtiso CITY OF RENTON MEMORANDUM DATE: April 10, 1997 TO: City Council Mayor Tanner FROM: Eugene Ledbury PLANNING COMMISSION SUBJECT: Commercial Office Zone Code Amendments-Jails RECOMMENDED ACTION: The Planning Commission recommends that the Commercial Office Zone be amended to include Municipal Jails as an Administrative Conditional Use. The Commission further recommends that the use be subject to the following conditions: a) a location west of Interstate 405 and east of Grady Way; b) the use must be housed in a building containing other primary municipal functions; and, 3) the jail must be owned by and operated by or for the City of Renton. The Commission's recommendation is contingent on proposed amendments to the policies of the Comprehensive Plan that currently direct people-intensive municipal functions and major police functions to the downtown. The Commission believes that notification of surrounding property owners, required under the Administrative Conditional Use process, should be the minimum level of public involvement for the siting of an essential public facility such as a jail. A less restrictive process, i.e. as a Primary or Secondary Use, would not adequately serve the public interest. The Commission acknowledges the necessity of locating a jail in the Municipal Building at Grady Way and Main Avenue South. However, the Commission's concern is that amendments to the Zoning Code should preclude the future establishment of the use in CO Zones elsewhere in the City. The recommended language is intended to assure that the new Municipal Building is the only site where the use may be implemented. Therefore, the proposed conditions identify a discrete geographic area and the associated municipal uses. Also,the Commission's intent is to require that the jail primarily serve the City of Renton. However, given current trends toward out-sourcing and privatization of public functions, the Commission included the provision that jail services may, at some point, be provided by agencies outside the City and still be defined as a Municipal Jail. • February 19, 1997 %r` *004 Page 2 Planning Commission Action and Recommendation M/S to forward a recommendation to amend the permitted uses in the Commercial Office Zone to allow Municipal Jails as an Administrative Conditional Use, subject to: a) a location west of Interstate 405 and east of Grady Way; b) the use must be housed in a building containing other primary municipal functions; and, 3) the jail must be owned by and operated by or for the City of Renton. Motion carried. For: Brosman, Franklin, Luldns, Smith,Mehrens Against: Wagner Absent: • Abstain: Signed • E ne Ledbury ing Commission Chair Mdivs\p&ts\pinlod\hotel co\perec.doc CITY OF RENTON MEMORANDUM DATE: April 10, 1997 TO: City Council Mayor Tanner FROM: Eugene Ledbury PLANNING COMMISSION SUBJECT: Commercial Office Zone Code Amendments -Hotels RECOMMENDED ACTION: The Planning Commission recommends that the Commercial Office Zone be amended to include Hotels as a Secondary Use, subject to a location in the Employment Area - Valley. Further, the Commission recommends that the Definitions section of the Zoning Code be amended to include a definition of the Hotel Use. The Commission believes that inclusion of the use is consistent with the intent of the Employment Area - Valley policies to allow commercial uses in the designation, when those use support and are compatible with the primary office uses. The Commission's primary concern is that the amount of remaining land available to office development is limited. Hotels that are allowed should be of a sufficient intensity and amenity value to compensate for the loss of potential office development. Additionally, the Commission's intent is to define a use that caters to the short-or long-term corporate traveler as a primary market. Low intensity motel development should be precluded. Therefore, the Commission is proposing a somewhat restrictive definition of Hotel. As proposed, hotels must include at least fifty units and be at least three stories. This is intended to provide a scale for hotel • development that is in character with surrounding office buildings. Further, this is intended to ensure a minimum intensity of development. The Commission believes that the Code should require a kitchen and dining facility,to serve the clients of the hotel as well as providing an amenity for the employment area and the City as a whole. Particularly since portions of the Employment Area Valley are isolated from dining and entertainment opportunities available elsewhere in the City, a restaurant is believed to represent the minimum amenity a hotel should provide. The definition is not intended to allow rehabilitative, medical care or assisted living facilities. • February 19, 1997 IOW Page 2 Planning Commission Action and Recommendation MIS to forward a recommendation to amend the permitted uses in the Commercial Office Zone to allow Hotels as a Secondary Use, subject to a location in the Employment Area Valley. Motion carried unanimously. For: Brosman, Franklin, Lukins, Smith, Mehrens,Wagner Against: Absent: Abstain: MIS to forward a recommendation to amend the Definitions Section of the Zoning Code to include as follows: Hotels, Hotel: A building or portion thereof designed or used for transient rental of fifty (50) or more units for sleeping purposes. Primary access to all units must come from interior hallways that connect to a main lobby. Hotel structures area at least three (3) stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room are provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care. Motion carried unanimously. For: Brosman, Franklin, Lukins, Smith,Mehrens, Wagner Against: Absent: Abstain: • • • • • Signed • • Eu Ledbury P ing Commission Chair hAdivslp&ts\pin\odlhotel_colperechtl.doc • Commercial Office Zone Locations � �` I i ■ • i_ 11,4 ir in M� 0 .. ) -III . ma 111% � 1%11111114 . fr. --r ,- -Vilpylt" 0 �� ��'�i9'lllllllir 44t4 -----!•:•::t;:::::,WAIT rinnAMI I ‘ ..:...:,, ...::...•:.i:1111!::::::.. L. 1°A * ' II kL ..,.::.::::::i: ..::::::::::::::::::..::::•x.x.... iiiiim.:,:.-...- mni _41h . 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CITIZENS IN ATTENDANCE ITEgiallaminwxycommisi • Z- Q vl �� d 9( (I/ 2 r2 vZ- !2 72 72 Se-1tt3t-r rY t A -l S c l.&`�-�✓ fL a �(4 - - i bo z / 5 O � b•_�. yy P- e �� R.ie`v� .s -JNI �—E 1(tLI N—LOy i c—a'�Av 23-s-- 3 i 3( A S to Ketunt r OCR Arot ye./Sege WI v/ 61z-3309 Z-- J-Cog-1- /ovsfit << E o 1-714,-( /6 y, SnA.14or,.� 1'f w.� ! le-,4(c Eree 3 9 y - s�r GO cs+oE P r-Nory Jt PA-21 OF 2csZE)Y2-0 STAFF IN ATTENDANCE ITEM> NAME 1_ l �ZO 1 7 Q.0 fOSeV\ . ��0U-eio'iMttv.± S-�-i4�12`s - PIZ11°(A) ),--) (61 Z EN DENN13oN PLANNIni& r TEZ-HN\c.$ L S02iIc.C'3 `f7 eAVOL./ 2S o2 C ,c t C'�4it.4Sah m i c .A-O l �ANf77f. L. foN7cc5 L.fCj4L 4:2ST . 78� Ogg C.OMM.ITTEE :::`::«><::.;:>::>:::::: .....�'O�T Irl+D��'RAP,A.��D:,EY.. :.::::::::.:..::::: .. :: ::.DATE.w:t': ;um .: .:. :.::::.::::.::.::.;;:...:;;;.::::::•..� preps ong comnutteereporLvnLu}�`'pa�j-.._.. :::: ..:..:::::. ........ ,.,...:.:...:... .:...,.......... ;...;:,....:::.�.:.:.:::;:..:.;:.:;:.;;;:. 1. --ow/ -,��.v5 �4/-2 g 9 7 2. ( 4i -� ./a v t)/ So itJ 4 Z-8-j7 3. 4. 5. CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed May 19, 1997, 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: Proposed amendments to the Commercial Office Zone Classification and Definitions Sections of the Zoning Code, including municipal jails as an administrative conditional use, and hotels as a secondary use in the Employment Area-Valley land use designation. 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 . t rsen City Clerk Published: South County Journal May 9, 1997 Account No. 50640 *ow CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed May 19, 1997, 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: Proposed amendments to the Commercial Office Zone Classification and Definitions Sections of the Zoning Code, including municipal jails as an administrative conditional use, and hotels as a secondary use in the Employment Area-Valley land use designation. 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 . t rsen City Clerk Published: South County Journal May 9, 1997 Account No. 50640 *itiw *40 April 28. 1997 `ese Renton City Council Minutes Page 139 OLD BUSINESS Council President Keolker-Wheeler noted that despite long-term opposition by WSDOT: I-405 Ramp Council to ramp metering devices, ramp metering equipment has been Metering installed throughout the City at I-405 on-ramps. She was concerned about whether the State is abiding by the City's wishes in this matter, and advised that this issue be monitored carefully since ramp metering has the potential to create gridlock on Renton streets. Mayor Tanner indicated that Renton has a commitment from WSDOT not to implement ramp metering without notifying the City, and he will see that the State keeps its word. Community Services Community Services Committee Chair Nelson presented a report Committee recommending concurrence in the Mayor's appointment of William H. Larson Appointment: Civil to the Civil Service Commission for a six-year term ending 12/31/2002, to fill Service Commission the position vacated by Margaret Ellison. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation (Aviation) Transportation (Aviation) Committee Chair Corman presented a report Committee recommending that Council approve 15 of the 18 recommendations developed Airport Master Plan Study during the Airport Master Plan study. The recommendations address: Recommendations modifications and improvements to the runway and taxiways; establishment of a terminal facility; policies concerning facilities for general aviation; the designation of a non-aviation-use area; the conduct of a non-federally funded land use compatibility study; and an aesthetics plan, land surveying and flood control activities within the airport. MOVED BY CORMAN, SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning & Development Planning & Development Committee Chair Schlitzer presented a report Committee regarding the RAMAC, Inc./Riviera Apartments request to vacate a portion of Vacation: Maple Valley Maple Valley Highway east of Blaine Dr. SE (VAC-96-005). Following the Hwy (RAMAC/Riviera public hearing held on April 7, 1997, on this matter, an on-site tour was Apts, VAC-96-005) conducted, and all testimony and written materials (augmented by a further submittal from Stephen Quesenberry, attorney for RAMAC, Inc.) were reviewed. The issue of access to the adjoining property is recognized as dominant. The issue of vehicular use of the Riviera Apartments' private driveways must be addressed in an appropriate manner, either by installation of proper signage, pavement painting, or speedbumps, which, at the entrances to the apartment complex, is a City responsibility. The Planning and Development Committee recommended that: 1. The petition to vacate this right-of-way be denied. 2. The issue of public use of the private driveways within the Riviera Apartments property be referred to the Administration to provide a reasonable solution. MOVED BY SCHLITZER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning: Commercial Planning & Development Committee Chair Schlitzer presented a report Office (CO) Zone regarding amendments to the Commercial Office (CO) zone to include Amendments municipal jails and hotels. The Committee recommended that Council hold a public hearing on May 19, 1997 to take testimony on proposed amendments to the Commercial Office (CO) zone and related definitions of the Zoning Code. Proposed amendments to the CO zone would include municipal jails as an ‘,0 April 28. 1997 Nao, Renton City Council Minutes *00,0 Page 140 Iadministrative conditional use, subject to locational criteria, and hotels as a secondary use, subject to a location in the Employment Area - Valley land use 1 designation. Proposed amendments to the Definitions section of the Zoning Code would establish definitions for motel and hotel uses. MOVED BY SCHLITZER, SECONDED BY EDWARDS, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Finance Committee Chair Parker presented a report recommending approval Finance: Vouchers of Claims Vouchers #146081 - 146553; two wire transfers in the total amount of $2,465,141.33; approval of Payroll Vouchers #152133 - 152400; and 474 direct deposits in the total amount of $1,172,904.16. MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. HR&RM: Police Officer Finance Committee Chair Parker presented a report recommending Reinstatement concurrence in the staff recommendation to reinstate Police Officer Frederick Yohann at Step E of the 1997 salary schedule ($4,133 per month). MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. HR&RM: 1997 Renewal Finance Committee Chair Parker presented a report recommending of Services of Broker concurrence in the staff recommendation to renew services of broker Agreements agreements for The Charles Group, Inc., Arthur J. Gallagher & Co. - Denver, and Giesy, Greer & Gunn, Inc. for 1997. MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. HR&RM: New Position Finance Committee Chair Parker presented a report recommending Requests Policy & concurrence in the staff recommendation to approve Policy & Procedure Procedure #300-11, New Positions. MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance: Animal License Finance Committee Chair Parker presented a report regarding the Finance Procedures Changes Department's recommendations concerning animal license extensions. The Committee recommended that the City extend the 1996/97 animal licenses for an additional year. This means current pet licenses will be good until at least January, 1998. The Finance Department will evaluate the advantages and disadvantages of selling biennial licenses sorted by alphabet. This would mean a more level workload in selling animal licenses. In addition, the Finance Department will report back to Council the feasibility and joint efforts of using the microchip technology now available for lost pets, and how that might work with the City's efforts to locate and return lost pets. Finally, the Committee recommended concurrence with the Finance Department's ideas on examining ways to accomplish more outreach and license more pets. The Department will examine advantages and disadvantages of selling animal licenses through the Humane Society, local animal hospitals, Renton River Days, and other available options. MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Utilities Committee Utilities Committee Chair Clawson presented a report recommending Utility: Cedar River concurrence in the Planning/Building/Public Works Department's Section 205 Flood Damage recommendation that the Mavor be authorized to sign the sponsor letter (letter Reduction Project, Army of assurance) and statement of financial capability for the Cedar River Section Corps of Engineers 205 Flood Damage Reduction project to solve flooding on the lower Cedar River in Renton. The sponsor letter and statement of financial capability are needed to demonstrate to the Army Corps of Engineers (ACOE) that the City 44110# APPROVED BY 4iiesw wow` CITY COUNCIL Date - r 47 7 PLANNING&DEVELOPMENT COMMITTEE COMMITTEE REPORT April 28, 1997 Amendments to the Commercial Office Zone to include Municipal Jails and Hotels (Referred April 21, 1997) The Committee recommends that the Council hold a Public Hearing on proposed amendments to the Commercial Office Zone and Definitions sections of the Zoning Code on May 19, 1997. Proposed amendments to the Commercial Office Zone would include Municipal Jails as an Administrative Conditional Use, subject to locational criteria, and Hotels as a Secondary Use, subject to a location in the Employment Area - Valley land use designation. Proposed amendments to the Definitions Section of the Zoning Code would establish definitions for Motel and Hotel uses. �` ` imothy J. Sc i , Chair ,---Bob Edwards,Vic air .r' KI e , ember cc: Mike Kattermann Jim Hanson Marilyn Petersen H:\DIVISION.S\P&TS\PLANNING\OD\HOTEL CO\P&DCREPI.DOC *ow 4110 April 21. 1997 Renton City Council Minutes Page 130 * The Police Department worked with federal authorities and officials from the state of Idaho to recover heavy construction equipment valued at approximately $320,000, which had been stolen in Renton between November 1996 and January 1997. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Appointment Human Mayor Tanner reappointed Kenneth Cameron, 1555 Anacortes Ave. NE #F- Rights & Affairs 321, Renton, 98059, Thelma Rowlette, 716 N. 31st St., Renton, 98056, and Commission Glenda Williams, 4308 NE Sunset Blvd. #P-2, Renton, 98056, to the Human Rights & Affairs Commission, each for a two-year term to expire 4/25/99. Council concur. Appointment Planning Mayor Tanner appointed Becky Lemke, 415 Cedar Ave. S., Renton, 98055, to Commission the Planning Commission to complete the unexpired term of Herb Postlewait, who resigned (term to expire 6/30/99), and Kenneth Cameron, 1555 Anacortes Ave. NE #F-321, Renton, 98059, also to the Planning Commission to complete the unexpired term of Lisa Halstead, who resigned (term to expire 6/30/98). Refer to Community Services Committee. Appointment Civil Mayor Tanner appointed William H. Larson, 714 High Ave. S., Renton, 98055, Service Commission to the Civil Service Commission for a six-year term ending 12/31/2002 to fill the position vacated by Margaret Ellison. Refer to Community Services Committee. Finance: Animal License Finance and Information Services Department proposed policy changes to Procedures Changes animal licensing procedures in the interest of lowering the costs of providing this service. Refer to Finance Committee. HR&RM: 1997 Renewal Human Resources & Risk Management Department recommended approval of of Services of Broker the renewal of services of broker agreements for The Charles Group Agreements ($22,500), Arthur J. Gallagher & Co. ($44,625) and Giesy, Greer & Gunn, Inc. (total cost will depend on services provided according to the established fee schedule) for 1997. Refer to Finance Committee. HR&RM: Police Officer Human Resources & Risk Management Department recommended that Police Reinstatement Officer Frederick Yohann be reinstated at Step E of the 1997 salary schedule. Refer to Finance Committee. Planning: Commercial Planning & Technical Services Division recommended amendments to the Office (CO) Zone Commercial Office (CO) Zone to include municipal jails and hotels as Amendments permitted uses. Refer to Planning & Development Committee. Utility: Cedar River Surface Water Utility Division recommended approval of the letter of Section 205 Flood Damage assurance, the draft financing plan, and the draft statement of financial Reduction Project, Army capability for the Cedar River Section 205 Flood Damage Reduction Project, Corps of Engineers as required by the U.S. Army Corps of Engineers to pledge local financial resources, determine if the project is environmentally feasible, and evaluate alternatives for the most cost-effective design of the project. Refer to Utilities Committee. CAG: 96-106, President's Utility Systems Division submitted CAG-96-106, President's Park eight-inch Park Steel Main steel water main replacement project; and requested approval of the project, Replacement, Kar-Vel authorization for final pay estimate in the amount of $17,902.88, Const commencement of 60-day lien period, and release of retained amount of $15,501.26 to Kar-Vel Construction, contractor, if all required releases are obtained. Council concur. 4 Y OF RENTON COUNCIL AGENDA AI#: 1. . Submitting Data: Planning/Building/Public Works For Agenda of: Dept/Div/Board. Planning and Technical Services April 21, 1997 Staff Contact Mike Kattermann,Director(ext. 6190) Agenda Status Owen Dennison,Associate Planner Consent. X Subject: Public Hearing... Correspondence.. Commercial Office Zone Code Amendments: Jails and Hotels Ordinance Resolution. Old Business Exhibits: New Business Study Sessions Issue Paper with Planning Commission recommendations attached Information Recommended Action: Approvals: Refer to Planning and Development Committee Legal Dept. X Finance Dept. Other Fiscal Impact: Expenditure Required... N/A Transfer/Amendment Amount Budgeted N/A Revenue Generated Total Project Budget N/A City Share Total Project.. Summary of Action: The City's new Municipal Building at Main Avenue South and Grady Way is zoned Commercial Office (CO). The CO Zone does not include Jails as a permitted use. The CO Zone must be amended before the City can apply for permits to commence construction on the jail. The Planning Commission forwarded a recommendation to the City Council on revisions to the CO Code to allow the Municipal Jail use on April 10, 1997. The City has received a preliminary development proposal to construct two hotels on a site in the Employment Area-Valley currently zoned CO. Hotels are not included as a permitted use in the CO Zone. The proposal is consistent with the policies of the Employment Area-Valley Comprehensive Plan land use designation adopted August 19, 1996. The Planning Commission forwarded a recommendation to the City Council on revisions to the CO Code to allow the Hotel use on April 10, 1997. STAFF RECOMMENDATION: Staff recommends that the Commercial Office Zone be amended to include Municipal Jails and Hotels as permitted uses. Staff recommends that Council set a date for a Public Hearing to take testimony on the proposed Commercial Office Zone Code amendments. H:\DIVISION.S\P&TS\PLANNING\OD\HOTEL CO\AGNBILL.DOC *No CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: April 16, 1997 TO: Kathy Keolker-Wheeler,President Members of the Renton City Council VIA: Jesse Tanner,Mayor FROM: Gregg Zimmerman, Admini�t'r toCj STAFF CONTACT: Mike Kattermann,Director (ext. 6190) Planning and Technical Services SUBJECT: Commercial Office Code Amendments: Jail and Hotel Uses ISSUE: Amendments to the Commercial Office Zone to allow Hotel and Jail uses. RECOMMENDATION: • Amend the CO Zone to allow Municipal Jails as a permitted use. • Amend the CO Zone to allow Hotels as a permitted use. • Amend the Definitions section of the Zoning Code to include a definition of Hotel and Motel uses. BACKGROUND SUMMARY: Municipal Jails. The newly acquired Municipal Building at Main Avenue South and Grady Way is zoned CO. Jails are identified in the Code as a permitted use in only the Center Downtown(CD) Zone. The CO Zone must be amended to allow the Jail use before the City can obtain permits for development of a jail in the new facility. The Planning Commission's recommendation, attached, is to include Municipal Jails as an Administrative Conditional Use. The Administrative Conditional Use process would involve the direct notification of property owners within three hundred feet of a site proposed for a new jail. The Commission's intent is to restrict the use to the proposed site in the new Municipal Building. Therefore,the Commission's proposal would limit the use through the following conditions: a) a location west of Interstate 405 and east of Grady Way; b) the use must be housed in a building containing other primary municipal functions; and, 3)the jail must be owned by and operated by or for the City of Renton. 41.0 *0409 Commercial Office Zone Amendments April 16, 1997 Page 2 The Comprehensive Plan includes policies pertinent to the location of both the jail and the Municipal Building. The essence of these existing policies is that"people-intensive municipal functions"should be located downtown, and that changes of use for public properties,particularly"essential public facilities", should involve a public process. The requirement for an explicit process for siting essential public facilities is included in GMA. Comprehensive Plan amendments to allow municipal facilities outside the CD are included in the 1997 CPA cycle. Hotels. The City of Renton has received a preliminary application to construct two hotels, one full- service and one extended-stay, in a Commercial Office(CO)Zone within the Employment Area- Valley. The CO Zone does not currently include Hotels as a permitted use. New hotels and motels are currently allowed as Primary Permitted Uses in the Center Downtown (CD) and Commercial Arterial (CA)Zones and as an Administrative Conditional Use in the Center Suburban(CS)Zone. The Employment Area-Valley policies encourage commercial uses as secondary uses in the CO. In the context of the Comprehensive Plan, secondary uses are generally taken to be those that would support and be compatible with the uses representing the primary emphasis of the designation. As the hotel use would support the office functions,the proposed amendment appears to be a good fit with the policies. The Planning Commission's recommendation is to include hotels as a Secondary Use in the CO Zone. (see attached) The only condition would be a location in the Employment Area-Valley. However, the Commission expressed an interest in protecting the scarce lands available to future office development from a transition to low-intensity transient residential uses that would not support the office uses. Therefore,the Commission proposes an amendment to the Definitions section of the Zoning Code to include a restrictive definition of the Hotel use. Hotel and Motel uses are not currently defined. The Commission's definition is intended to ensure that the character and intensity of hotel development would be generally consistent with existing and future office development and that hotels would cater primarily to business travelers and would provide a certain level of amenity value to the employment area. The Planning Commission's recommended definition of Hotels is as follows: Hotel: A building or portion thereof designed or used for transient rental of fifty(50) or more units for sleeping purposes. Primary access to all units must come from interior hallways that connect to a main lobby. Hotel structures are at least three (3) stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room are provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care. Staff shares the Planning Commission's concerns for assuring a minimum level of intensity of hotel development for sites in the Employment Area-Valley. However, staff prefers a somewhat less prescriptive definition. The alternative staff recommendation is as follows: Hotel: A building or portion thereof designed or used for transient rental of six or more units for sleeping purposes. Hotel structures are at least two stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room and accessory shops and services catering to the general public may be provided Not included are institutions housing persons under legal restraint or requiring medical attention or care. (alternative wording in bold) Staff has some concern with regard to requiring restaurant facilities as a mandatory element of hotel development in the CO Zone. Restaurants provide amenity value and are appropriate in some hotels. *100 %go Commercial Office Zone Amendments April 16, 1997 Page 3 However,the decision to include a restaurant should probably be based more on market factors and should be left to the discretion of hotel developers and operators. The current proposal for two adjacent hotels provides a frame of reference. It is not apparent that the market could sustain two restaurants on essentially the same site. Further,the units in the extended- stay hotel may have some limited kitchen appurtenances, e.g. a small refrigerator and a microwave oven, and may not generate the same demand for restaurant services than would a typical daily-rental hotel. The requirement may make the project as a whole infeasible. The requirement would raise enforcement issues as well. The City would need to identify and enforce some minimum level of service that would fulfill the requirement for a kitchen and central dining room. It should be noted that these requirements would only affect those zones that allow hotels exclusive of motels, i.e. the CO Zone, if the use is approved, and the COR Zone. The COR currently allows a hotel/convention center use when combined with office and/or residential uses on a site. The Commission did not offer a recommendation on a definition for motels. The distinction between the terms hotel and motel has narrowed. Neither currently connotes a specific, differentiated land use. Therefore, staff proposes a fairly generic definition of motel that is intended to encompass all transient residential uses of five units or more. By this definition, only bed and breakfast uses, which are generally limited to four guests per night,would be excluded. The recommended motel definition is as follows: Motel: A building or portion thereof designed or used for transient rental offive or more units for sleeping purposes. Including both a hotel and a motel definition allows the application of either the more general or the more restrictive definition as appropriate. CONCLUSION: The Hotel amendments are consistent with the policies of the Comprehensive Plan and the Jail amendment is anticipated to be consistent at the close of the 1997 Comprehensive Plan amendment cycle. Since the amendments are in response to specific development proposals,the Administration is attempting to reach an expeditious resolution of both CO Zone Code revisions. attachments cc: Jay Covington City Clerk H:\DIVISION.S\P&TS\PLANNING\OD\HOTEL CO\REFRISISS.DOC err►" Noe CITY OF RENTON MEMORANDUM DATE: April 10, 1997 TO: City Council Mayor Tanner FROM: Eugene Ledbury PLANNING COMMISSION SUBJECT: Commercial Office Zone Code Amendments - Jails RECOMMENDED ACTION: The Planning Commission recommends that the Commercial Office Zone be amended to include Municipal Jails as an Administrative Conditional Use. The Commission further recommends that the use be subject to the following conditions: a) a location west of Interstate 405 and east of Grady Way; b) the use must be housed in a building containing other primary municipal functions; and, 3) the jail must be owned by and operated by or for the City of Renton. The Commission's recommendation is contingent on proposed amendments to the policies of the Comprehensive Plan that currently direct people-intensive municipal functions and major police functions to the downtown. The Commission believes that notification of surrounding property owners, required under the Administrative Conditional Use process, should be the minimum level of public involvement for the siting of an essential public facility such as a jail. A less restrictive process, i.e. as a Primary or Secondary Use, would not adequately serve the public interest. The Commission acknowledges the necessity of locating a jail in the Municipal Building at Grady Way and Main Avenue South. However, the Commission's concern is that amendments to the Zoning Code should preclude the future establishment of the use in CO Zones elsewhere in the City. The recommended language is intended to assure that the new Municipal Building is the only site where the use may be implemented. Therefore, the proposed conditions identify a discrete geographic area and the associated municipal uses. Also,the Commission's intent is to require that the jail primarily serve the City of Renton. However, given current trends toward out-sourcing and privatization of public functions, the Commission included the provision that jail services may, at some point, be provided by agencies outside the City and still be defined as a Municipal Jail. February 19, 1997 Page 2 Planning Commission Action and Recommendation MIS to forward a recommendation to amend the permitted uses in the Commercial Office Zone to allow Municipal Jails as an Administrative Conditional Use, subject to: a) a location west of Interstate 405 and east of Grady Way; b) the use must be housed in a building containing other primary municipal functions; and, 3) the jail must be owned by and operated by or for the City of Renton. Motion carried. For: Brosman, Franklin, Lukins, Smith, Mehrens Against: Wagner Absent: Abstain: Signed E ne Ledbury ing Commission Chair h:\divs\p&ts\pin\od\hotel_co\perec.doc CITY OF RENTON MEMORANDUM DATE: April 10, 1997 TO: City Council Mayor Tanner FROM: Eugene Ledbury PLANNING COMMISSION SUBJECT: Commercial Office Zone Code Amendments-Hotels RECOMMENDED ACTION: The Planning Commission recommends that the Commercial Office Zone be amended to include Hotels as a Secondary Use, subject to a location in the Employment Area - Valley. Further, the Commission recommends that the Definitions section of the Zoning Code be amended to include a definition of the Hotel Use. The Commission believes that inclusion of the use is consistent with the intent of the Employment Area - Valley policies to allow commercial uses in the designation, when those use support and are compatible with the primary office uses. The Commission's primary concern is that the amount of remaining land available to office development is limited. Hotels that are allowed should be of a sufficient intensity and amenity value to compensate for the loss of potential office development. Additionally, the Commission's intent is to define a use that caters to the short-or long-term corporate traveler as a primary market. Low intensity motel development should be precluded. Therefore, the Commission is proposing a somewhat restrictive definition of Hotel. As proposed, hotels must include at least fifty units and be at least three stories. This is intended to provide a scale for hotel development that is in character with surrounding office buildings. Further, this is intended to ensure a minimum intensity of development. The Commission believes that the Code should require a kitchen and dining facility,to serve the clients of the hotel as well as providing an amenity for the employment area and the City as a whole. Particularly since portions of the Employment Area Valley are isolated from dining and entertainment opportunities available elsewhere in the City, a restaurant is believed to represent the minimum amenity a hotel should provide. The definition is not intended to allow rehabilitative, medical care or assisted living facilities. February 19, 1997 Page 2 *of 1600 Planning Commission Action and Recommendation M/S to forward a recommendation to amend the permitted uses in the Commercial Office Zone to allow Hotels as a Secondary Use, subject to a location in the Employment Area Valley. Motion carried unanimously. For: Brosman, Franklin, Lukins, Smith, Mehrens,Wagner Against: Absent: Abstain: M/S to forward a recommendation to amend the Definitions Section of the Zoning Code to include Hotels, as follows: Hotel: A building or portion thereof designed or used for transient rental of fifty (50) or more units for sleeping purposes. Primary access to all units must come from interior hallways that connect to a main lobby. Hotel structures area at least three (3) stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. A central kitchen and dining room are provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care. Motion carried unanimously. For: Brosman,Franklin, Lukins, Smith, Mehrens, Wagner Against: Absent: Abstain: Signed Eu Ledbury P ing Commission Chair h:\di vs\p&ts\pin\od\hotel_co\perech tl.doc Commercial Office Zone 'locations I glit4 , ----il1 �� •.x. 0 111 L::::: le. kI, i _Ip.il , __ffiii ! 4 11 ; ..:..:�is�� '4_ 1!i1.111111111W ....,::::„.......„„,,,,,,, tor, A 441101p r 'kt ►/� 7 _ .. .. • � r\�`'� ,....:.:......::.: r11-" ..:::*,*,::;,:::::... ..,:::„.:::::::::,:, .::::::::::,::::::::::::::::, :::::::„.:,:::::::::::. , r :,..,:.:.:.:.:::!::.,x.. ki. 1‘‘11 . 'S5 :,:,:::*.•;:,:,:,:::::::: jeta j, I trd :: _. 1 .:.:.:.:.:.:.::::::::::::: §1 •I. O,�, Planning and Technical ServicesI CO Zones • MR • Planning/Building/Public Works EAV Boundary 14 O. Dennison, R. MacOnie �Nzo'� 12 March 1997 0 3,0 0 0 6,000 1 :36,000 'h1r