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AGENDA
Planning & Development Committee Regular Meeting
4:00 PM - Thursday, April 12, 2018
Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way
1. Dockless Bike Sharing Discussion
2. City Center Community Plan Text Amendment Briefing
a) Staff Report
3. Multi-family Property Tax Exemption Briefing
a) Staff Report
4. 2017 Long Range Planning Fall Work Program
Text Amendment Exemptions
a) Staff Report
5. Emerging Issues in CED
Page 1 of 2
CITY OF RENTON
Community and Economic Development Department
City Center Community Plan Amendment to Strategy 8.3
Staff: Angie Mathias
Date: March 29, 2018
______________________________________________________________________________
General Description: The City Center Community Plan strategy 8.3 seeks to create a
greenway/promenade between the Cedar River and N 1st Street. This has caused concern for
residents in that area because the strategy required acquisition of private property. In response
to this concern, the City developed an alternative concept that utilizes only property that is
already in public ownership. This concept was supported by many members of the public,
however there was a great deal of concern about the potential loss of the experience of walking
along the river. The revised draft language works to address the concerns shared while keeping
the keeping the language of the strategy at a high level. Details would be established if a park
planning process is initiated.
List of Exhibits: Redline Amendment of Strategy 8.3
Background
The City Center Community Plan contains eight goals and numerous strategies to accomplish
those goals. The City Center Community Plan Advisory Board is tasked with making
recommendations to Council regarding which implementation strategies should be prioritized
for inclusion in departmental work programs. The City Center Community Plan Advisory Board
has made recommendations in 2013 and 2016. In 2017, the Board in response to a request
from Council amended their recommendations to include working on revising the language of
implementation strategy 8.3.
The first work done on the revisions to the strategy was to amend the plan to state that
eminent domain would not be used to further the goal. The final piece of this work is to revise
implementation strategy 8.3 to reflect the revised concept for the greenway/promenade. The
revised strategy calls for only utilizing property that is in public ownership. This includes
converting the one block long Riverside Drive South from a two lane road to pedestrian
pathway and drive aisle to provide access to the existing businesses. Riverside Drive North is
envisioned to be reduced in width to become a shared roadway or woonerf. This also would
provide additional greenspace.
The consideration of the removal of the pathway along the river’s edge raised a great deal of
concern from many trail users. As shown on Exhibit 1, the revised implementation strategy
language calls for balancing “the goals of naturalizing the river corridor, improving recreational
opportunities, increasing greenspace, and providing opportunities to experience the water”.
Identifying how all of these goals will be achieved would occur when the conceptual plan for
the park and/or trail is developed. To date, this planning effort has not been prioritized or
AGENDA ITEM #2. a)
City Center Community Plan Amendment to Strategy 8.3 Page 2 of 2 March 29, 2018
funded. After a conceptual plan is developed the next step would be to develop a detailed
design. The revised language for this implementation strategy calls for “providing public water
access, connecting the pathway to the library, addressing safety and lighting concerns,
integrating pedestrian and bicycle connections, and ensuring properties at North and South
Riverside Drive can be accessed”. Concerns about what the trail experience will be, pedestrian
safety, where public access to the river occurs, etc. would be explored and identified in the
planning effort associated with the development of a detailed plan. To date, this planning effort
has also not been prioritized or funded.
Staff Recommendation: Amend the City Center Community Plan implementation strategy 8.3,
as shown in Exhibit 1, to reflect the revised concept for a greenway/promenade along the
Cedar River.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
The proposed amendment has no effect on the rate of growth, development, or conversion of
land as envisioned in the Plan.
Effect on the City’s capacity to provide adequate public facilities
The proposed amendment has no effect on the City’s capacity to provide adequate public
facilities.
Effect on the rate of population and employment growth
The proposed amendment has no effect on the rate of population and employment growth.
Whether Plan objectives are being met as specified or remain valid and desirable
The proposed amendment has no effect on Plan objectives.
Effect on general land values or housing costs
The proposed amendment has no effect on general land values or housing costs.
Whether capital improvements or expenditures are being made or completed as expected
There are no capital improvements or expenditures being made or completed in association
with the proposed amendment.
Consistency with GMA and Countywide Planning Policies
The proposed amendment has no effect GMA or Countywide Planning Policies.
Effect on critical areas and natural resource lands
The proposed amendment has no effect on critical areas or natural resource lands.
AGENDA ITEM #2. a)
8.3 Create a greenway/promenade along the Cedar River at North and/or South
Riverside Drive.
The greenway/promenade would provide additional greenspace for the City Center, improve
access to the Cedar River, and provide potential restoration opportunities.
8.3.1: Complete an initial conceptual plan for a greenway/promenade along the Cedar
River.
Additional Details: The City should complete a conceptual plan for the
greenway/promenade along the Cedar River. The conceptual plan should balance the
goals of naturalizing the river corridor, improving recreational opportunities, increasing
greenspace, and providing opportunities to experience the water. Permitting
requirements, maintainability, and costs will also be considerations in conceptual
design development. The design of the greenway/promenade should utilize existing
publicly owned land and existing right-of-way at North and South Riverside Drive as
shared roadways. It should also be coordinated with the planning and design of the
Civic Node area, which includes Liberty Park, the KCLS Main Renton Library, the
Renton History Museum, and the Cedar River (discussed in 3.1) as well as, the Parks,
Recreation, and Natural Areas Plan. The City shall not utilize eminent domain in the
furtherance of this policy.
Responsible Party: Lead: Planning; Support: Community Services, Transportation
Resources: $
Public Involvement: This initial phase would not involve a great deal of public
engagement, and would focus on gathering information for the detailed design. The
detailed design (discussed in 8.3.2) would involve the public.
Timeframe: Short-term.
Artist rendering of what North and South Riverside Drive(s) could look like.
AGENDA ITEM #2. a)
8.3.2: Complete a detailed design and implementation strategy for the
greenway/promenade based on the conceptual design.
Additional Details: Further refine the conceptual plan with ecological restoration goals,
cost estimates, and implementation timelines. The detailed plan should also explore
opportunities for providing public water access, connecting the pathway to the library,
addressing safety and lighting concerns, integrating pedestrian and bicycle
connections, and ensuring properties at North and South Riverside Drive can be
accessed.
Responsible Party: Lead: Transportation; Support: Community Services, Planning
Resources: $$$
Public Involvement: The community should be engaged in the design of the
greenway/promenade. The City should work closely with property owners, business
owners, and residents.
Timeframe: Mid-term.
AGENDA ITEM #2. a)
Page 1 of 4
CITY OF RENTON
Community and Economic Development Department
Multi-Family Tax Exemption Boundary
Staff: Angie Mathias
Date: April 2, 2018
Applicant or Requestor: Michael Sandorfy, RVA Cinema LLC
______________________________________________________________________________
General Description: The City has an adopted incentive that exempts multi-family housing from paying
the property tax on the value of the housing portion of the improvements for eight or twelve years. This
incentive, the Multi-Family Tax Exemption (MFTE), is only available in areas the City has designated as
being eligible, currently Sunset and Downtown. Any new multi-family projects in these areas can receive
waived taxes for eight years. If 20% of the units constructed are affordable housing units, the taxes can
be waived for twelve years. The City has received a request to make this incentive available in an area
that has not been designated. Additionally, this tax exemption is set to expire at the end of the year.
The code needs to be amended to extend the expiration date.
List of Exhibits
Exhibit A – Letter from Michael Sandorfy
Exhibit B – Map of MFTE Eligible Areas
Background
Extension to a New Area
The City has utilized the Multi-Family Tax Exemption as an incentive for the construction of new multi-
family housing since 2003. Initially there were three targeted areas, Downtown, Sunset, and South Lake
Washington. In 2008, after having successfully incentivized the construction of over 1,000 units in the
South Lake Washington area the code was amended to remove South Lake Washington as an eligible
area. A table identifying the project, number of units, and targeted area is on the following page. In
order to be eligible, projects must provide at minimum ten new units if it is in the R-14 or Residential
Multi-Family (RMF) zone and at minimum thirty new units if it is in the Center Village (CV) or Center
Downtown (CD) zone in both the Sunset and Downtown.
Project Name
Number of
Market
Rate Units
Number of
Affordable
Units Targeted Area
Start of Tax
Exemption
Merrill Gardens 154 0 Downtown 2008
Parkside at 95 Burnett 106 0 Downtown 2008
The Bristol II 195 0 South Lake Washington 2009
Chateau de Ville 50 0 Downtown 2009
Liberty Square 73 19 Downtown 2010
The Sanctuary 440 0 South Lake Washington 2010
The Reserve 440 0 South Lake Washington 2011
AGENDA ITEM #3. a)
MFTE Boundary Page 2 of 4 April 4, 2018
Harrington Square 217 0 Sunset 2012
The Lofts at 2nd & Main 101 0 Downtown 2018
Total Units 1,776 19
Projects that utilize the tax exemption are only exempt from the portion of taxes that is charged for the
residential improvements. Taxes for the land and non-housing related improvements (for example,
commercial space) are not exempted. For the twelve year exemption projects must provide affordable
housing to low and moderate incomes. Projects that will be renter occupied must provide 20% of its
housing to low income residents, 80% or less of the Area Median Income (AMI). Projects that will be
owner occupied must provide units at 120% of the AMI.
The 2017 U.S. Department of Housing and Urban Development (HUD) income limits for a family of four
at 80% of the AMI is $76,800. The standard is that people shouldn’t spend more than 30% of their
income on housing. So, a family of four earning $76,800 should not spend more than $1,920 on monthly
rent. There are many different sources for identifying the average rent in Renton and none match.
Below is a summary table that also shows the averages. The average for a 2 bedroom rental is $1,899.
Just below what a family of four earning 80% of the AMI could afford. The different sources utilize
different methodologies and different data sets. Rentcafe and Rent Jungle included rental homes and
rental rooms in their averages. Apartment Guide appears to only average apartments in multi-family
development. So, it may be that a family of four making 80% MI would be challenged to find rental units
in apartments in Renton. 80% of the MI for one person is $53,760, they can afford $1,344 rent per
month. A household of two people that earns $61,440 is at 80% AMI and can afford $1,536 monthly
rent. Using the average of rents from the table below, the households of one could almost afford a
studio, but not a one bedroom and the household of two could afford a studio and almost a one
bedroom.
Renton Average Rents
Source
All
Rentals Studio 1 Bed 2 Bed 3 Bed
Zillow $2,254
Rentcafe $1,594 $1,126 $1,423 $1,700 $2,016
Rent Jungle $1,658 $1,458 $1,735
Apartment Guide $1,628 $1,993 $2,267 $2,410
Trulia $2,400 $1,172 $1,895 $2,275
Average $1,977 $1,377 $1,512 $1,899 $2,234
Given that existing average rents in Renton appear to be close to the 80% AMI, perhaps it is appropriate
to revise the affordability level to 60% or 70%. So, to qualify for the MFTE, projects would provide
housing to people who have incomes that are 60% or 70% of the median income. This could potential
create housing at an affordability level that is not being well accommodated in Renton. However, to
date only one project has utilized the MFTE to have the tax emption for an additional four years by
providing affordable housing, and that was to the 80% AMI. It is unclear if the market would provide
AGENDA ITEM #3. a)
MFTE Boundary Page 3 of 4 April 4, 2018
housing affordable to people earning 60% or 70% AMI in order to have a tax exemption for a total
twelve years.
The requestor is in the process of permitting a 270 unit mixed use project at the site of the former
Renton Cinema. The proposed project would serve as a Transit Oriented Development (TOD) when the
primary functions of the Downtown transit center are relocated to the former Sound Ford site. The
requestor has asked that their area be designated as eligible for the MFTE, but only for the 12 year
exemption that requires construction of affordable housing units. If this project were to utilize the
MFTE, they would provide 54 units of affordable housing units.
The relocation of the transit center from Downtown to the former Sound Ford site is funded through the
passage of Sound Transit 3. Sound Transit will construct a 700 stall parking garage. Bus routes will be
routed through the transit station to maximize connections to other routes. The City is currently served
by one Rapid Ride route that will serve the transit center. Route routes 169 and 240 will be converted
to a RapideRide BRT lines improving service to Bellevue and Kent. They will both serve the transit center.
This quickly creates an opportunity for the surrounding area to be developed with Transit Oriented
Development (TOD). TOD’s is high density mixed use development within ¼ to ½ miles of transit,
typically a central transit stop. TOD’s seek to capitalize on the density to increase transit ridership and
reduce the need for automobile travel. Much of the existing land uses around the site of the future
transit center is underutilized. Incentivizing new development within that area could help foster a TOD
area in that vicinity. Such development could occur without allowing the MFTE to expand to the area.
However, if the MFTE is extended some of those future projects could provide much needed affordable
housing. It seems like an opportune time to try to incentivize such development. A potential City Center
TOD MFTE eligible area is shown on Exhibit 2.
Sunset Provision
The MFTE has included a sunset provision since its initial adoption. This allows the City to consider
whether or not the incentive is still needed. To date, only one project in the Sunset area has utilized the
incentive and the area still is not being redeveloped with new multi-family housing by private parties.
The Renton Housing Authority (RHA) actively is redeveloping many sites with multi-family housing, but
the incentive is still needed to make new construction more attractive to for profit developers. The
Downtown has five projects utilize the incentive to create a total of 503 new multifamily dwelling units,
19 of which are affordable. The Lofts at 2nd and Main is the first project in Downtown in 8 years to use
the incentive and Downtown has not reached the point at which private development is significant.
Retaining the incentive in Downtown is also still needed. The sunset provision has historically been
extended for three years.
Staff Recommendation: Create a third eligible area for the MFTE incentive, the City Center TOD area.
Renew the Sunset provision with a new three year extension to December 31, 2021.
AGENDA ITEM #3. a)
MFTE Boundary Page 4 of 4 April 4, 2018
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
The proposed amendment has no effect on the rate of growth, development, or conversion of land as
envisioned in the Plan. In fact, it may incentivize growth as envisioned in the Plan.
Effect on the City’s capacity to provide adequate public facilities
The collection of impact fees helps to ensure the City has the capacity to provide adequate public
facilities needed by new residents and businesses.
Effect on the rate of population and employment growth
The proposed amendment has no effect on the rate of population and employment growth.
Whether Plan objectives are being met as specified or remain valid and desirable
The amendments would work to further the Comprehensive Plan goals and policies.
Effect on general land values or housing costs
The proposed amendment has no effect on general land values or housing costs.
Whether capital improvements or expenditures are being made or completed as expected
There are no capital improvements or expenditures being made or completed in association with the
proposed amendment.
Consistency with GMA and Countywide Planning Policies
The proposed amendments and collection of the requested fire impact fee work to further the goals of
the Growth Management Act and the CPP’s.
Effect on critical areas and natural resource lands
The proposed amendment has no effect on critical areas or natural resource lands.
AGENDA ITEM #3. a)
RVA CINEMA LLC
•520 PIKE STREET • SUITE 1500 • SEATTLE, WA 98101 • 206.682.6868 X 14•
25 May 2017
Mr. Chip Vincent
Administrator/Planning Director, City of Renton
Department of Community and Economic Development
1055 South Grady Way
Renton, WA 98057
RE: VIA 405 Apartment PUD Application
25 South Grady Way
Request for Code Amendment
Boundary Change to City of Renton Multifamily Tax Exemption Area
Dear Mr. Vincent:
RVA CINEMA LLC (“Applicant”) is the applicant for PPUD approval of a 270 unit, transit oriented
apartment community. The 2.6 acre development site is a portion of the 24 acre Renton Village property.
A minimum of 54 apartment units will be allocated to meet affordable standards, provided the targeted
area for 12 year exemption is expanded to include the VIA 405 site.
The Applicant submitted its PPUD application to City of Renton on April 24th, 2017. The application was
deemed complete on May 5th. The Public Hearing is scheduled for July 18th. The Applicant hereby
requests City of Renton approval for:
1) Code Amendment to include the development site and surrounding area in the City’s Targeted
Area for Multifamily Residential Tax Exemption (“MFTE”).
2) 12 year MFTE exemption status
History and Justification for Request
The State of Washington and City of Renton each have adopted code requirements for MFTE status (RCW 84.14,
sub-chapters and RMC 4-1-220). The VIA 405 PUD application currently under consideration at City of Renton
proposes to develop the 2.6 acre site and this site meets the stated purposes of both adopted codes for inclusion
AGENDA ITEM #3. a)
24 May 17
Mr. Chip Vincent
Page 2 of 4
in the targeted MFTE area. Both codes encourage and facilitate new multifamily residential development with MFTE
when:
Affordable residential opportunities are constrained. Overall, multifamily residential vacancy in
Renton is currently less than 5%. Within the Urban Area where VIA 405 apartments can be constructed,
overall apartment vacancy is less than 4% and the vacancy rate for affordable units is even less. Supply is
constrained and demand is growing. Pinnacle and Greystar, our region’s largest apartment management
firms estimate over 90% of new multi-family construction in Seattle, Bellevue and surrounding municipalities
are being constructed with MFTE.
New construction of affordable housing in Renton is also constrained by continually rising construction
costs. Labor costs throughout the Puget Sound area are escalating at a much faster pace than rents for
affordable and market rate units. VIA 405 can add 54 new affordable rate units to City of Renton’s
affordable inventory. The cost to construct the 54 affordable rate units within this project will
approximate $13,500,000 and will greatly exceed the value of tax credits received.
Job growth in Renton is accelerating and quickly creating more demand for market rate and affordable
apartment units. VIA 405 will provide much needed new housing in close proximity to job growth sectors,
particularly health care and technology. VIA 405 can provide 54 units or more of new affordable housing
in close proximity to these job growth sectors. The VIA 405 proposal will also bring a major land use
improvement to one of Renton’s primary entries, South Grady Way.
New multifamily residential opportunities abut public transportation centers (“Transit
Oriented Development (“TOD”)). The VIA 405 apartment site is adjacent to the South Renton Transit
Center, a Bus Rapid Transit (“BRT) center recently voter approved under Sound Transit 3 (“ST3”). This
new 8.3 acre BRT facility will be a strategic link along Interstate 405 connecting Renton with Seattle Tacoma
International Airport, Bellevue and Seattle. A landscaped, dedicated pedestrian walkway, alleviating daily
vehicle use, will directly link VIA 405 apartments with the new transit center.
New multifamily construction will utilize existing infrastructure including utilities, roads,
and open spaces. The development site is currently served by both dry (electric/gas) and wet (water-
domestic and fire) utilities sufficient to serve the proposed apartment community. Minor underground utility
revisions will occur only in the immediate area of the proposed building, away from existing public arterials.
There will be no requirement for new roadway development. Traffic studies required by the City’s PPUD
have been submitted and indicate existing roads are adequate to serve VIA 405.
AGENDA ITEM #3. a)
24 May 17
Mr. Chip Vincent
Page 3 of 4
Freeway access to Via 405 Apartments is convenient. The I-405/SR-167 and I-405/Talbot Road
interchanges are each within ¼ mile of VIA 405 Apartments.
New multifamily construction will alleviate congestion in urban areas. When complete, South
Renton Transit Center/BRT service and VIA 405 Apartments form a cooperative relationship moderating
daily vehicle counts on lower capacity City streets.
New multifamily construction complements existing retail and office uses. VIA 405 residents
will enjoy walkable access to restaurants, banking, grocery, pharmacy and personal services at Renton
Village Shopping Center. Walking access also exists to nearly 500,000 square feet of office space including
The Evergreen Building and Triton Towers office complex. Development of VIA 405 will increase City of
Renton retail sales tax revenue.
Underutilized sites contribute to residential housing opportunities. The development site is
an excellent example of underutilization. The current cinema building is functionally obsolete. Development
of an apartment community at the site is the highest and best use and contributes to residential opportunities
envisioned by State of Washington under its Multifamily Tax Exemption program.
Office use of the development site is not feasible in the foreseeable future. Nearly 600,000 SF of office
space are currently available in close proximity to the VIA 405 site. Another 750,000 square feet of office
space are under construction at Southport.
Vision
Renton Village, including the VIA 405 site, is a 24 acre site. VIA 405 represents the beginning of a longer term
development plan that can incorporate retail re-development, residential uses including senior housing, market rate
and affordable apartment units, and limited office uses. A master planned community envisioned for the Renton
Village urban area can be facilitated with the tax exemption program. The Landing on the north end of Renton’s
urban center is a prime example of how State and City have employed the tax exemption program to enhance the
quality of affordable multifamily residential and retail opportunities.
Summary
AGENDA ITEM #3. a)
24 May 17
Mr. Chip Vincent
Page 4 of 4
The proposal for VIA 405 apartments meets and exceeds the stated purposes of City of Renton and State of
Washington codes for inclusion in the Multifamily Tax Exemption program. Development of VIA 405 Apartments
will:
Add a minimum of 54 units of affordable housing to City of Renton’s affordable housing inventory,
Cluster high density residential use in immediate proximity to public transit (Transit Oriented Development),
Minimize the need for City improvement of public utilities and roads,
Complement existing retail, office and public open space land uses,
Reduce vehicular congestion in Renton’s urban core
We therefore request the City’s approval for code amendment to extend the MFTE targeted area boundary to the
VIA 405 site and for the 12 year exemption. Please let us know if further information will assist the City’s decision
process.
Respectfully Yours,
RVA CINEMA LLC
a Washington limited liability company
By: SMG CINEMA LLC, a Washington limited liability company,
Its Manager
By: ______________________
Michael Sandorffy, Manager
AGENDA ITEM #3. a)
Edmonds Ave NEMain Ave SN 3rd St
NE 12th St
S 7th St
S 2nd St
H ouserW aySNE 16th St
N 4th St
WilliamsAveNWilliams Ave SWellsAveSTalbotRdSSunsetBlvdNET
a
ylor Pl
N
WWells Ave NN E 3 rd S tHouserWayBypassMonroe Ave NENE7thSt
Taylor Ave NWNE 2nd St
NE10thSt
N 6th St
ShattuckAveSLoganAveNRainierAveSBronsonW a y N
S 4th St
S 3rd St Park Ave NAberdeenAveNES G ra dyW ayHardieAveSWN 8th St
NE 4th St
N E P a rk D rBurnettAveSAirport Way
SW Grady Wa y LoganAveSS 4 th P lN 10th S tGarden Ave NN1 0 thPlLoganAveN
S3 rd PlRainierAveN SunsetBlvdNMonroeAveNEGar
d
e
n
Ave
NHous
e
r Wa
y
NL
ak
e
Wa
s
hi
n
g
t
on
B
l
vdNMapleValleyHwyCedar
Ri
ver
LakeWashington
Gene CoulonMemorialBeach Park
HighlandsPark
WindsorHills Park
LibertyPark
CedarRiver Park
RiverviewPark
SeniorCenter
Lake StreetOpen Space
HoneyCreekGreenway
MaplewoodPark
PhilipArnoldPark
Cedar RiverNatural Area
¥405
¥405
¥405
¥405
UV169
Sunset
Downtown
UV167
Sunset Eligible Area
Downtown Eligible Area
Proposed City Center TOD Eligible Area
Parks & Open Space
City Limits
City CenterTOD
Source: City of Renton, 2018
0 750 1,500 2,250Feet°
Eligible Areas for Multifamily Housing IncentivesAGENDA ITEM #3. a)
CITY OF RENTON
Community and Economic Development Department
Page 1 of 3
Title IV Text Amendment Exceptions
Staff: Paul Hintz
Date: April 12, 2018
Applicant or Requestor: Staff
______________________________________________________________________________
General Description: For purely procedural and administrative amendments, Staff proposes an
exception from the standard process of amending Renton Municipal Code (RMC). “Procedural” or
“administrative” matters are those that relate to procedures, processes, or submittal requirements (e.g.,
time limits for applications and appeals, what forms must be used, how applications must be
processed). The proposed exception would allow administrative or procedural matters to be amended
through the existing Administrative Code Interpretation process, which includes a two week comment
period followed by a two week appeal period, and typically codified within 12 months through the City’s
legislative process of amending Title IV (i.e., Planning Commission recommendation and City Council
adoption). By allowing this exception to the standard process of amending Title IV the code may be
updated more quickly and efficiently while providing even greater opportunity for public comment.
Background: The process to amend RMC typically requires staff to:
1. Create an agenda bill;
2. At a Council meeting, request Council to refer the proposed amendments to a Council
Committee for discussion;
3. Prepare a staff report and schedule a meeting with the Council Committee;
4. Schedule and provide notice of a Planning Commission briefing;
5. Prepare a staff report and presentation for the Planning Commission and present;
6. Send notice of amendments to the Washington Department of Commerce at least 60 days prior
to first reading;
7. Schedule a meeting with the Council Committee and provide a recap of the briefing to the
Planning Commission;
8. Schedule and provide notice of a Planning Commission public hearing;
9. Conduct a public hearing with the Planning Commission;
10. Schedule and provide notice of a Planning Commission meeting to receive deliberations and
recommendations;
11. Prepare a State Environmental Policy Act (SEPA) Report;
12. Schedule and present the SEPA Report to the City’s Environmental Review Committee;
13. Hold a Planning Commission meeting to receive deliberations and recommendations;
14. Schedule a meeting, prepare a Council Committee report, and present for Committee
concurrence;
15. Send the proposed code changes to the City Attorney for legal review;
16. Work with the City Attorney to address any issues;
AGENDA ITEM #4. a)
Title IV Text Amendment Exemptions Page 2 of 3 April 12, 2018
17. Present an ordinance for first reading at a Council meeting;
18. Present the ordinance for second reading at a Council meeting; and
19. Publish the ordinance.
Even with an expedited timeframe where staff is able to reach consensus with the Council Committee,
Planning Commission, other staff, and the City Attorney at each step, and therefore be able to
immediately schedule subsequent meetings, provide notice, and prepare materials, the process to
codify amendments to RMC requires a minimum of three months, but often it consumes anywhere from
five to six months.
Code Interpretations offer the Administrator the ability to amend RMC, but the scope of changes is
limited to the extent necessary to correct contradictory or ambiguous text. Code Interpretations require
staff resources and a minimum of one month before they become effective; nonetheless, in order to
codify the Interpretation it must be go through the legislative process outlined above.
At times there are opportunities to amend procedural or administrative provisions of RMC in ways that
improve procedures, processes, applications, or that simply result in a more efficient use of City
resources (e.g., allowing administrative review of Final Plats would reduce staff time, reduce costs of the
applicant and City, and reduce the timeline for recording Final Plats).
Procedural or administrative amendments would be distinguished from substantive changes, which
relate to regulations that define or limit what can be done in terms of conduct, use, development, or
action (e.g., what use may be made of land, what requirements apply to development, what public
infrastructure may be required of certain developments).
Staff Recommendation: Amend code to allow amendments of purely administrative or procedural text
of Title IV through the Administrative Code Interpretation process.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
None
Effect on the City’s capacity to provide adequate public facilities
None
Effect on the rate of population and employment growth
None
Whether Plan objectives are being met as specified or remain valid and desirable
Not applicable
Effect on general land values or housing costs
None
AGENDA ITEM #4. a)
Title IV Text Amendment Exemptions Page 3 of 3 April 12, 2018
Whether capital improvements or expenditures are being made or completed as expected
Not applicable
Consistency with GMA and Countywide Planning Policies
Not applicable
Effect on critical areas and natural resource lands
None
AGENDA ITEM #4. a)