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AGENDA
Planning & Development Committee Regular Meeting
4:00 PM - Thursday, February 8, 2018
Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way
1. Long Range Planning docket/Work Program
a) Handout
2. Emerging Issues in CED
H:\CED\Admin\Work Program\2018\2018 Long Range Planning ‐ REFORMATTED.doc DRAFT LONG RANGE PLANNING WORK PROGRAM updated 02.07.18 LONG RANGE PLANNING CURRENT WORK TITLE IV DOCKET CARRYOVERS Maintaining Health Standards for Housing Consider implementing a proactive rental housing inspection program by requiring landlords to maintain a City business license. Such a requirement would work to ensure that rental housing in Renton meets the eight principles of healthy housing: moisture free, adequately ventilated, contaminant free, free of pests, clean, well‐maintained, free of injury hazards, and thermally controlled. Deep Green Incentive Program (DGIP) King County Parks Department has requested the City adopt a “Living Building Challenge” demonstration ordinance to facilitate a planned County Parks facility that will seek to achieve some of the goals of a the International Living Future Institute’s certification program. To be certified under the Challenge, projects must meet a series of ambitious performance requirements over a minimum of 12 months of continuous occupancy. The docket request is to allow deviations from standards that are obstacles to meeting the Challenge (e.g., allowing self‐composting toilets, re‐use of rainwater, etc.). ADMINISTRATIVE CODE INTERPRETATIONS (FROM DECEMBER 2017 TO CURRENT) CI‐131, Minimum Density Requirement for Assisted Living Facilities in the CO zone. CI‐130, Fire Impact Fees for Non‐profit Organizations CI‐129, Residential Outdoor Storage CI‐128, Security Devices for Landscaping Maintenance CITY CENTER COMMUNITY PLAN IMPLEMENTATION 1.1.1 Update existing design standards for the City Center to ensure new development will fulfill the vision 3.1.1 Complete a conceptual plan for the civic node 6.11.1 Establish priority bicycle improvements consistent with the Trails and Bicycle Master Plan within City Center subarea 6.1.1 Conduct a detailed design study for Park Avenue North 2.1.7 Determine necessary utilities and infrastructure to support the regional employment center and City Center as a whole 2.1.2 Continue to improve incentives to encourage investment and employment in City Center 1.1.6 Create a building improvement program for buildings within City Center BENSON HILL COMMUNITY PLAN IMPLEMENTATION 1.2.1 Landscape the corner of SE 168th Street and 116th Avenue SE to create a more inviting entry to the Cascade Village area. 2.1.1 Improve 116th Avenue SE to provide a walkable, bikable, and environmentally‐ friendly way to connect to destinations. 2.3.3 Continue improving the pedestrian environment around the Benson Shopping Center. AGENDA ITEM #1. a)
LONG RANGE PLANNING WORK PROGRAM Page 2 of 7 3.1.3 Redesign the Cascade Park entry to allow parking adjacent to the park and to increase “eyes on the park.” 5.3.1 Apply design guidelines to Cascade Village and Benson Plaza shopping areas. COMPREHENSIVE PLAN AMENDMENTS 2017 Pointe Heron – Deferred must be finalized in 2018 2017 Kennydale Market ‐ Deferred must be finalized in 2018 2018 North 30th R‐6 with RMD to CN with RHD OTHER ONGOING WORK Multi Family Property Tax Exemption, expanding Downtown boundary – Craig Koeppler City Center Community Plan, amend 8.3 strategy Affordable Housing Shoreline Master Program Review Source of Income Discrimination Bicycles and Trails Master Plan Update DEVELOPMENT REGULATIONS TITLE IV DOCKET REQUESTS Requestor Date Via Description Technical/Policy Vanessa/Leslie 6.20.17 Email Review vesting regulations per new case law Chip/Angie 2.24.17 Email Review retaining impact fees as eligible for waived fees Locations eligible for waived fees Keep waived fees for market rate housing Vanessa 6.20.17 Email Review all sections of the code to determine if a modification is the appropriate means to vary from the code section. Provide clarity in the code as to what can be modified and what requires a variance. For example, can a new public road be modified via the modification process outside the PUD? *Specific review of the modification criteria used for Design Districts. There is 11 evaluation criteria and it seems to conflict with the intent of the code design where the standards doesn’t have to be met if the intent and the guidelines are complied with. See the beginning of the code section 4‐3‐100 Clark 11.29.17 Email Review and consider expanding the list of development standards from which a Variance may grant relief for residential, commercial, or industrial uses (e.g., Variances for commercial and industrial uses are only applicable to screening standards of roof‐top equipment). Staff Recommendation for 2018 ReviewAGENDA ITEM #1. a)
LONG RANGE PLANNING WORK PROGRAM Page 3 of 7 Mayor Law 9.6.17 Email Consider revisions to the Code to allow for changing the way street names are assigned. Specifically, allowing new streets to be named in honor of people who have contributed to community in meaningful ways. Clark 10.4.17 Email Pole mounted solar photovoltaic system, also known as PV system or solar power system. Our code doesn’t address billboard solar panels or wind turbines. PH Note: Seems like a code interpretation Mark **Maybe 2018 work 10.20.17 Email Amend the Waived Fees Minimum Unit Count Amend waived fees to allow a minimum of ten units on CV land for the owner‐occupied housing incentive only (not the rental housing incentive), IF 100% of the units are affordable to households at or below 80% of median income and the units will be developed and held in perpetuity as affordable homeownership with a community land trust by a non‐profit organization. Our current Waived Fees code (RMC 4‐1‐210) require a minimum of 30 units on CV land to be eligible for incentive. However, given the limited amount of public funding currently available for affordable homeownership development, Housing CLT needs the Waived Fees in order for the project to be viable. Chip 11.9.17 Verbal Adult Entertainment Review adult entertainment rules in the Valley and ensure compliance with Federal laws. Chip 11.9.17 Verbal Steep Slopes Review steep slope rules based on information from PW study regarding potential land slide areas within the City. Chip 11.9.17 Verbal Parking Standards Review parking standards for mf development based on number of complaints received to date from residents. Per Vanessa: review applicability of parking standards, specifically when new stalls are required upon a building expansion/addition. Chip 08.05.10 Email Outdoor storage The code is ambiguous regarding what is considered outside storage and where it is or is not appropriate. Additionally, regulations for “Bulk Storage Facilities” constitute a large portion of our code, yet have not been needed in 2 decades. Should we consider streamlining if not eliminating these storage‐related regulations? P Angie 01.30.15 Email Channel Migration Zones AGENDA ITEM #1. a)
LONG RANGE PLANNING WORK PROGRAM Page 4 of 7 Review the work that King County has done regarding Cedar River Channel Migration Zones and consider amendments to Critical Area Regulations. Chip 09.14.15 Verbal Sign Code Review/update the sign code and its consistency with the new Supreme Court decision regarding content Community Services ** Maybe 2018 work 04.19.16 Email Landscaping, Trees and Shrubbery Community Services has requested new and revised standards pertaining to trees located with public right‐of‐ways and other public land (e.g., spacing standards, approved species, maintenance techniques, processes for planting, trimming, and removing trees, etc). Jennifer 09.01.16 Verbal Landscape Modifications RMC4‐4‐070.R requires a variance to deviate from the provisions of the Landscaping Regulations. A modification process should also be available for minor departures from Code. Angelea 6.20.17 Email Mobile Food Vendors Allow mobile food vendors as permitted uses with conditions in the IL, IM, IH, CV, and CD zones. Remove requirement for a TUP for mobile food vendors in these zones. Allow Tier 1 TUP for vendors in CN, CO, COR, and UC rather that Tier 2. Require Tier 1 for other mobile vendors (such as t‐shirt stands) within IL, IM, IH, CV, CN, CO, COR, and UC. Also, consider amendments that may be needed to implement recommendations in the Civic Core Plan. Kinley Deller, King County DNR (via Craig B) 01.10.18 Email Construction & Demolition Materials Diversion Angie **Maybe 2018 work 01.18.18 Email Impact Fees for Daycares Evaluate possibility of scaled or tiered approach that categorizes daycares based on number of children serving Angie 01.18.18 Email Service and Social Organizations Definitions Review Service and Social Organizations definitions and zones allowed to ensure it meets current needs. They are allowed in all zones except R‐1, is this appropriate and/or desired especially when the service functions more like medical office, commercial use, etc? Also, in 4‐2‐060G Community Facilities and Public Facilities are sub‐headers within the section, but there is not clarity in how this is applied in practice. Vanessa 01.18.18 Email Submittal Standards AGENDA ITEM #1. a)
LONG RANGE PLANNING WORK PROGRAM Page 5 of 7 Update submittal requirements. There are many requirements that are no longer necessary given electronic plan review. Also, update for what we are really using and need to review the submittals. Angie Drive Through Coffee Stands Review zones where drive through is allowed and consider removing the CN zone. Chip Short‐term Rentals Consider adopting code to regulate and mitigate the impacts short term rentals (AirBNB, VRBO) have on neighborhoods. Jay 1.31.18 Overnight Parking Overnight and extended parking on private property. Concern about semi‐trucks and others parking overnight (specifically at a the former SAM’s club site. **Maybe 2018 work 1.1.18 Townhouse Review Consider identifying townhouses as a distinct (from single family and attached mixed use) use in the use table and determine what zones to allow in. Should they be allowed in residential zones such as R‐8, especially when there are significant environmental constraints? This will also require a close look at all of Title IV for the use of attached and detached to determine where townhouses will fall and amend the code. Private Party Initiated Requests Bonaventure Renton 6.8.17 Amend code to address residential density calculations as they pertain to senior housing projects that include assisted living facilities. (See attached letter) Plan/Policy Development Angie 09.01.16 Verbal Comprehensive Plan Policy Review Review the Comprehensive Plan for policies that have measureable outcomes. Administrative Code Interpretations (to be created) Angelea 05.26.16 Email Residential Design and Open Space Standards Currently, RMC 4‐2‐115, Residential Design and Open Space Standards, provides ambiguous and vague language (RMC4‐2‐115A.2) on how applicants can potentially meet the city’s residential design and open space standards. Technically, this code section does not require that the applicant obtain approval of a residential design modification, nor does it identify criteria by which modifications from these design standards can be evaluated. Kris 07.10.15 Email Stream Reclassifications AGENDA ITEM #1. a)
LONG RANGE PLANNING WORK PROGRAM Page 6 of 7 Rocale/Vanessa 01.27.15 Email Stream reclassification for Maplewood Creek Subarea stream based on biological assessments. Copperwood Preliminary Plat resulted in a reclassification of a stream that needs to be adopted as a part of the Stream Classification Map. Elizabeth 05.02.13 Email Remapping of contiguous open space corridor T Jerry 10.18.13 Email Reclass a stream from Class 4 to Class 3 for the Roman Short Plat T Chip 07.01.15 Verbal Map PUDs Laureen 12.27.12 Email Update code to reference FEMA approved Cedar River Letter of Map Revision (LOMR) maps. Update flood hazard section to align with current FEMA flood area terminology. Update code to reference new DFIRM map, when adopted. T Rocale 07.24.14 Email Relocate Arterial Street Plan map (and potentially other street standards) to the complete street section of the code. Chip 09.14.15 Verbal Vesting Review vesting ordinance based on Potala Village vs. the City of Kirkland Supreme Court decision, specifically shoreline permits. Paul 10.22.15 Email Zoning Map Interpretation Provisions RMC 4‐2‐030, Zoning Map Interpretation, provides the means to determine boundaries of zones where the delineation is unclear. The Section is in need of edits due to unclear language, and references to practices that are not followed (e.g., relying on the legal description of a rezone ordinance, even though legal descriptions are no longer provided in most rezone ordinances). Jennifer 09.01.16 Verbal Noise Variance Process Clark 11.2.16 Email RMC 4‐8‐050D is inconsistent with other sections of Title IV. For example, Temporary Use Permits: Tier II require public notice of application under RMC 4‐8‐080G. Under RMC 4‐8‐050D.14 it lists all temporary use permits as exempt from state notification and procedural requirements for permit applications. Rocale 10.20.15 Email Eliminate reference to Comprehensive Plan’s Community Design Element in RMC 4‐9‐250D. Modification Procedures Laureen 06.21.16 Email Footnote #4 misapplied to “recreational facilities, indoor new” in the CN zone Stacy 08.31.16 Email Correct reference to effective date of final plan in PUD Regulations extensions. Vanessa 08.22.12 Email RMC 4‐8‐080 refers to subsection H, which has been repealed. Possible housekeeping item *Reviewed by Angie 2.6.2018, may be resolved ‐ need to verify with Vanessa T Vanessa 09.07.16 Email RMC 4‐8‐070, Review Authority. Binding Site Plan is not listed under any of the approving authorities. They can be either administrative or Hearing Examiner Vanessa 10.03.16 Email Amend SEPA Authority to reference 4 members, instead of 3 and add ERC’s role AGENDA ITEM #1. a)
LONG RANGE PLANNING WORK PROGRAM Page 7 of 7 to NEPA. Angie 1.26.18 4‐2‐030 Zoning Map Interpretation Update to be consistent with use of COR maps and to ensure consistency with practice Paul has drafted 10.12.16 Verbal Threshold Analysis and Minimum Density for the COR Zone Conduct a threshold analysis to establish standards for commercial uses, office uses and residential uses to establish minimum standards for those uses in the Commercial Office Residential (COR) zone. Evaluate minimum density in combination with a threshold analysis. Vanessa Submittal Standards Code Interpretations (to be created) Rocale 01.20.10 Email Add Design Checklist to the Submittal Requirements if located in a design district T Chip 02.11.10 Email Remove submittal standards from code and establish as a handout and post on the web in order to keep current and provide reasonable public access. T Rocale 05.25.11 Email Submittal Checklists reference the older manual for the Drainage Report requirements. It should be changed from 1990 to 2009. Stacy 07.22.11 Email Remove the requirements from home occupations that the applicant is responsible for providing current mailing labels. AGENDA ITEM #1. a)
BonaventureJune12,2017HANDDELIVERYDenisLawCityofRentonRECEIVEDMayor1055SouthGradyWayRenton,WA98057JUN15/i1lRE:RequestforCodeEvaluationandRevisionBonaventureRentonIVIMIRCityFileNo.PRE-16-000976OurJobNo.18301DearMayorLaw:BonaventureSeniorLivingislookingtodeveloponeofitsseniorlivingcommunitiesonapproximately6.07acresat14207MapleValleyHwyhereinRenton.Todatewehavehadapre-applicationconferencewiththeCity,twoneighborhoodmeetingsandseveralfollowupmeetingswiththeCity.Allofourfeedbackfromtheneighborhoodhasbeenextremelypositiveandtheyareeagertoseeourdevelopmentbecomeareality.Asyouareawarehowever,thecurrentdensitycalculationsintheCity’scodewouldprecludeusfromdevelopingonthissite.Webelievethislocationisidealbecausetherearelargeopenspacesborderingonthreesideswithamultifamilydevelopmentonthefourth.Withthehillsideasabackdropandtheparkandriveracrossthehighway,wecouldn’tdreamofabetterlocationforseniorhousingTherefore;BonaventureSeniorLivingrequeststhattheCityofRentonstaffinitiateacodeamendmenttoaddressresidentialdensitycalculationsastheypertaintoseniorhousingprojectsthatincludeassistedlivingfacilities.Renton’smethodfordensitycalculationisuniqueinthat(1)itincludesAssistedLivingthatcontainonlyasmallkitchenetteasfulldwellings,and(2)itappliesthebasedensityincreasedisproportionatelyacrossseveralzoningdesignations.Renton’sZoningCodeDensityBonusforresidentialzoningdistrictsandAssistedLivingFacilities(ALF)areasfollows,whichspecificallycapsR-14densityatalowerpercentagethanallotherzoningdistricts.•R-1—18du/acre(18xbasedensity)•R-10—18du/acre(1.8xbasedensity)•R-14—18dulacre(1.285xbasedensity)[1.3xbaseforaffordable=18.2du/acre]•RMF—30Uu/acre(1.5xbasedensity)Basedonourexperienceofpermittinganddevelopingnearly50seniorlivingcommunities,wehavefoundthatmostlocaljurisdictionsonlycountunitsthatcontainafullkitchenasa“dwellingunit”.Whereseniorassistedlivinghousingisspecificallyidentifiedfordensitypurposes,wehaveseenavarietyofmethodsforcalculatingdensity,withmanyagenciescalculating1.5unitsto2.0unitstimesthebasedensityoftheunderlyingzone,withnodensitycalculatedformemorycareunits(theapplicantacknowledgesthatRentonalsodoesnotcountmemorycareunitstowarddensity).TherationalebehindthesedensityincentivesisduetothelowimpactthatassistedlivingseniorhousinghasonaCity’sinfrastructure.Assistedlivingresidentsdon’tdrive,sotheimpactontrafficislimitedtovisitorsandstaff.Ourcommunitiesprovidetransportationforitsresidents,sothepublictransitsystemseeslittleimpact.RetirementPerfected.cornExcellenceinRetirement,AssistedLiving&MemoryCareBonaventureSeniorLiving3425BooneRoadSEISalem,Oregon97317(503)5665715AGENDA ITEM #1. a)
BonaventureAllmealsarepreparedinacommercialkitchenandservedinacommunaldiningroom,sowaterandsewerusageismuchlessthanatraditionalmultifamilydevelopment.ExamplesofnearbyjurisdictionswithdensityallowancesforAssistedLivingunits:TheCityofMapleValley,“discounts”seniorassistedlivingfacilitydwellingunitsby50percent,meaningthattwo(2)seniorassistedlivingunitswouldequalone(1)densityunit.Memorycareunitsarenotcountedtowarddensity.MVMC18.30.030.8.74:Densitymaybecalculatedattherateof0.5dwellingunitsperseniorassistedhousingunit.Toqualifyforthisdensitycalculation,andasaconditionofdevelopmentpermitapproval,theapplicantmustrecordwiththeKingCountyAssessoracovenantthatrunswiththelandstatingthatthebuilding(s)willbeusedforseniorassistedlivinghousing.ThiscovenantshallnotbereleasedwithouttheexpresswrittenapprovaloftheCityofMapleValley.Priortoreleasingthecovenant,theCityshalldeterminethattheintendeduseofthepropertymeetsdensityrequirementsforthecurrentzoningoftheproperty.TheCityoflssaquahcalculatesandallowsincreaseddensityforseniorassistedlivinghousingasfollows:IMC:18.07.390C.3:DensityBonusProvisions:Inthosezoningdistrictswhereseniorhousingdevelopmentsarepermitted(TableofPermittedLandUses,IMC18.06.130),thedensitybonusprovisionmaybeusedtoincreasethedensityabovethebasedensityallowedinthezoningdistrictbyone-third(1/3)unitforeveryunituptoninehundredfifty(950)squarefeet,andbytwo-thirds(2/3)unitforeveryunituptosevenhundred(700)squarefeet(SeeTable18.07.390—SeniorHousingStandards).Forexample,asitewithsix(6)ninehundred(900)squarefootunitsallowedbyzoningwouldbepermittedtohavetwo(2)extraunits(one-third(1/3)unitforeachofthesix(6)units)foratotalofeight(8)unitsonthesite;providedthefollowingapprovalcriteriaaremet:a.Occupancy:Theentireprojectmustbereservedforsenioroccupancy;andb.Size:Boththeproposedunitandtheresultantadditionaluniteachhavenomorethanninehundredfifty(950)squarefeetofgrossfloorareaperdwellingunit,excludingdecksandstorage/shedareas.78.07.390C.4CovenantRequired:Theoccupancyrequirementsfortheindividualseniorhousingunitsandtheentireproject,wheredensitybonusprovisionsareused,aretobeguaranteedbyanacceptablecovenantorlanduseagreementbetweentheownerandtheCity.Thecovenantorlanduseagreementshallremainineffectforthelifeofthestructure.litheuseofthepropertyshouldchangetoauseotherthanseniorhousing,thepropertyshallreverttoitsunderlyingzoninganddensityrestrictions;parkingrequirementsandanyexistingstructureshallbebroughtintoconformancetotheunderlyingzoning.TheCityofPuyallupallows1.5to2.0timesthebasedensityoftheunderlyingzoneforRM-1OIRM-20,whichisthemostsimilartoR-14inRenton.PMC20.25.015(72)(e):(RMZone)Foraseniorhousingcomplex,theoveralldensityoftheprojectshallbedeterminedbythemixofusescontainedtherein,accordingtothefollowingstandards:(i)Detachedsingle-familyhomes,duplexesandretirementapartments:nomorethanoneandone-halftimesthedensityoftheunderlyingzone;RetiremeutPerfected.comExcellenceinRetirement,AssistedLiving&MemoryCareBonaventureSeniorLivingI3425BooneRoadSEISalem,Oregon97317I(503)566-5715AGENDA ITEM #1. a)
Bonaventure(ii)Congregatelivingfacilities:nomorethantwicethedensityoftheunderlyingzone;(iii)Nursinghomesshallbeexcludedfromdensitycalculations;Weacknowledgethatthisisnotanexhaustivecomparison;however,itdoesprovideagoodsnapshotofseveraldifferentmethodsforcalculatingdensitythatwefeelareequitableandconsistentwiththelevelofhousingimpactassistedlivingdevelopmentshaveonthecommunity.WewelcometheopportunitytoworkwithCitystafftoexplorethesedifferentmethodologiesandmoveforwardwithacodeamendmentacceptabletotheCityofRenton.Wearehappytomeetwithanygrouporpersontodiscussandansweranyspecificquestions.WeareeagertobecomeamemberofyourcommunityandbelievethatwewouldbeanassettotheCityofRentonandtheElliott/MolassesCreekneighborhood.Sincerely,IotJ.An71‘“YvorRetirementPerfectetLcornEldProjectManage?’Bonaventur&vExcellenceinRetirement,AssistedLiving&MemoryCareBonaventureSeniorLivingI3425BooneRoadSESalem,Oregon97317I(503)566-5715AGENDA ITEM #1. a)