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HomeMy WebLinkAboutAgenda AGENDA Planning & Development Committee Regular Meeting 5:15 PM - Thursday, June 21, 2018 Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way 1. Multi-family Property Tax Exemptions 2. City Center Community Plan Advisory Board Appointment a) AB - 2148 Mayor Law appoints Bruce McIntyre to the City Center Community Plan Advisory Board for a five-year term expiring on 4/30/2023. 3. Bike Share Survey a) Suggested Questions 4. Title IV Development Regulations Docket #13 a) #D-145: Short Term Rentals b) #D-147: Variance Procedures c) #D-148: Short Plat/Formal Plat Streamline Process 5. Emerging Issues in CED AB - 2148 City Council Regular Meeting - 11 Jun 2018 SUBJECT/TITLE: Appointment to City Center Community Plan Advisory Board RECOMMENDED ACTION: Refer to Planning & Development Committee DEPARTMENT: Executive STAFF CONTACT: April Alexander, Executive Assistant EXT.: 6520 FISCAL IMPACT SUMMARY: None SUMMARY OF ACTION: Mayor Law appoints Mr. Bruce McIntyre to the City Center Community Plan Advisory Board for a five-year term expiring 4/30/23. EXHIBITS: A. Recommendation Memo B. Application-Bruce McIntyre STAFF RECOMMENDATION: Confirm Mayor Law's appointment of Mr. McIntyre to the City Center Community Plan Advisory Board for a five-year term expiring 4/30/23. AGENDA ITEM #2. a) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E MORAN D U M DATE:April 9,2018 TO: : Denis Law,Mayor JJfZ) FROM C E “Chip”Vincent,CED Administrator SUBJECT:Appointment to the City Center Community Plan Advisory Board:Bruce Mcintyre The City Center Community Plan Advisory Board currently has a position that has been vacated by Sybil Turner,who has stepped down due to work commitments.Sybil had served as a representative of the South Renton neighborhood on the Advisory Board. Staff is recommending Bruce Mcintyre be appointed to the Board.He is a resident of the South Renton neighborhood and his dedication to the betterment of the City Center Community Planning Area will be of great benefit to the Advisory Board. I recommend Bruce McIntyre be appointed to the vacant position on the City Center Community Plan Advisory Board,expiring April 30,2023. h:\ced\pianning\community planning\city center\advisory board\appointments &reappointments\appointment memo -bruce mcintyre.docx AGENDA ITEM #2. a) April Alexander From:notiflcation@civiclive.com Sent:Wednesday,May 30,2018 1:56 PM To:April Alexander Subject:Application for Boards/Commissions/Committees 2018-05-30 01:55 PM(PST)Submission Notification Application for BoardslCommissionslCommittees 2018-05-30 01:55 PM(PST)was submitted by Guest on 5/30/2018 4:55:43 PM (GMT-08 :00)Canada/Pacific Name Value Airport Advisory Committee* Civil Service Commission* Community Plan Advisory Board -Benson Hill Community Plan Advisory Board -City Center HistoricaL’1’1useum Board* Housing Authority* Human Services Advisory Committee* Library Advisory Board* Municipal Arts Commission* Parks Commission* Planning Commission* Senior Citizens Advisory Committee* Sister City Committee -Cuautla Sister City Committee -Nishiwaki Gender Mr. Name Bruce 0.McIntyre Address:”J[A - - Emai’f1 1 1 PhoneIL_.f AltPhone: Resident Yes ResidentSincZ •—Rt formerresidence LL Ii. EducationBackground L -ILL’“‘lJjf FlU OccunationalBackround ‘iJ1 Iuni.J.or Employer:13s CommunityActivities Renton downtown civic core advisory conmiittee Reasonforapplying City Center Community Plan Advisory Board Day Meetings Day Meetings Night Meetings Night Meetings To view this form submission online,please follow the link below: 1 AGENDA ITEM #2. a) DRAFT ---Bike-Share Community Feedback Questionnaire The City of Renton is considering allowed private bike share companies to operate in the city. Bike share service would be provided by these companies at no cost to the city. Seattle and Bothell have pilot programs currently in operation while Bellevue, Kirkland, and Redmond are considering pilot programs to be implemented in the coming months. Your responses to the following questions will help the City of Renton determine the level of interest and concerns that need to be addressed if bike sharing is allowed. 1. Do you live in the City of Renton? (Check one) a. Yes, I live in the City of Renton b. No, I do not live in the City of Renton 2. Are you familiar with Dockless Bike-Sharing? (Check all that apply) a. Yes, I have heard of it b. Yes, I have seen green, orange, and yellow bikes parked in Renton or in other cities c. No, I have not heard of Dockless Bike-Sharing 3. What are your initial thoughts on allowing dockless shared bikes in Renton? (Check one) a. Strongly Support b. Mildly Support c. Undecided d. Mildly Opposed e. Strongly Opposed 4. If Renton allows Dockless Bike-Sharing, would you use it? (Check one) a. Yes, if the bikes are conveniently located b. Yes, but only the ones with electric assist c. No, they are too expensive d. No, I have my own bicycle and would not use a shared bike e. No, but I still support sharing bikes f. I am not sure 5. If Dockless Bike-Sharing is allowed, where should the bikes be parked? (Check all that apply) a. Anywhere b. In designated areas specified by the bike-share application c. On sidewalks in the ‘furniture zone’ (outer part of the sidewalk area with benches, newspaper stands, trash cans) d. In parks e. On private property such as store parking lots AGENDA ITEM #3. a) 6. What are some potential concerns you have regarding Dockless Bike-Sharing? (Check all that apply) a. Parked bikes could block sidewalks b. Parked bikes are often tipped over c. Bikes could block sidewalk ramps and bus stops d. Bikes end up in abandoned/discarded inappropriate places e. Other (Specify) 7. Where would you most likely want to access a shared bike? (Check all that apply) a. Near a local or regional trail b. Near a bus stop c. Near a transit center d. At the Tukwila Sounder Station e. Near parks f. Near major employer (Boeing, Valley Medical Center, Kaiser Permanente, IKEA) g. Near Shopping/Entertainment (The Landing, Downtown Renton, IKEA) 8. How do you get around on a regular basis? Select all the different transportation modes you use frequently: a. Walk b. Personal Bike c. Bike Share (e.g. Spin, Lime, ofo) d. Link light rail e. Bus f. Carpool/Vanpool g. Rideshare (e.g. Uber, Lyft, Scoop) h. Taxi i. Carshare (e.g. car2go, ReachNow, ZipCar j. Personal Vehicle (Car, Motorcycle, Moped/Motor Scooter) k. Other (skateboard, scooter) 9. Do you have any other comments? Thank you for your time and interest! AGENDA ITEM #3. a) h:\ced\planning\title iv\docket\docket group 13\d-145 short term rentals\d-145 short-term rentals - supplemental.docxPage 1 of 4 CITY OF RENTON Community and Economic Development Department Short Term Rentals Staff: Paul Hintz Date: June 6, 2018 Applicant or Requestor: City Council SUPPLEMENTAL INFORMATION: The following information is provided in response to questions or commentary directed to staff during the May 5, 2018 Planning Commission briefing. The data provided is sourced from AirDNA.co and based on that website’s determination of Renton’s geographic boundaries related to short-term rentals (STRs) as shown below, which includes areas outside of City limits. AGENDA ITEM #4. a) Short-Term Rentals Page 2 of 4 June 6, 2018 In the map above, the purple dots represent an entire house or apartment available for rent as an STR while the blue dots represent a private room within a residence available for rent as an STR.  The number of STRs in Renton is 196, of which 64% are “private rooms” within residences.  Only 26% of all STRs are available without restricted dates; the absence of restricted dates typically indicates a residence is being used purely as an investment property rather than being rented when not in use by the owner.  53% of hosts have only a single listing (i.e., they don’t have multiple properties used as STRs).  The average number of bedrooms is 1.9, and the average number of guests in a rental is 4.9.  On a monthly average, STRs have a 70% occupancy rate, an average daily rate of $108 (includes cleaning fees), and gross revenue of $1,835. General Description: Short-term rentals are furnished residential units, or in some cases individual rooms within units, in which the owner rents to guests for less than 30 days at a time. Typically the owner of the property will rent their space when they are not using it, though some rentals are shared spaces where owners rent out one or more rooms, or even an entire floor of a home. Short-term rentals have surged in popularity in recent years for many reasons, in part because they often offer more privacy and space for a lesser cost than hotels, but most notably due to websites like AirBnB that facilitate every aspect of renting such as marketing, payment, and owner-guest communications. Renting a home when it’s not being used by the owner or renting a portion of a home that isn’t utilized by the owner is a practical way for owners to gain supplemental income without dedicating their home as a full-fledged rental. Such owners might travel for long durations, have “too much house” for their needs, or be on fixed incomes and therefore renting for short periods might enable owners to continue or pursue a lifestyle that would otherwise be unsustainable. Short-term rentals are not a new concept; they’ve existed in the form of vacation rentals and bed-and- breakfast establishments for an undeterminable amount of time. Their proliferation is due to online services (e.g., AirBnB) that easily facilitate this type of lodging in homes not typically seen as desirable vacation homes (e.g., not lakefront or beach properties) or large historic houses iconic of traditional bed-and-breakfasts. Some local governments have decided to regulate short-term rentals due to concerns such as: 1. Lack of lodging and sales tax collection; 2. Increased traffic, parking, and noise impacts on the surrounding neighborhood; and/or 3. Non-compliance with life/safety standards that are commonly applied to other types of lodging establishments (such as hotels, motels, and bed-and-breakfasts). Background Sample Jurisdiction Regulations  Kirkland limits short term rentals to no more than 120 days total per year and requires landlords or an authorized agent live in the property for 245 days of the year. 288 active short term rentals AGENDA ITEM #4. a) Short-Term Rentals Page 3 of 4 June 6, 2018  Walla Walla requires that homeowners who rent reside in the residences for at least 275 days of the year and requires minimum 29 day rentals. 153 active short term rentals  Tacoma requires a business license and if renting rooms or ADU must be owner occupied. If renting an entire home, does not have to be owner occupied. Rentals of entire homes allowed in most zones, renting more than 3 rooms is allowed in specified zones with a Conditional Use Permit. 371 active short term rentals  Westport allows only one unit per parcel (this could limit to one bedroom only), one off street parking space must be provided, if owner doesn’t live within 50 miles must have local manager, required to have business license, must be approved by city to have vacation rental. 62 active rentals  Seattle requires business license, limits number of guests to the number of unrelated tenants considered to be a household. Short term rentals defined as rented for 30 or fewer nights. Starting in 2019, owners can only rent one unit for short term rental. If one of the units is the owner’s primary residence they can rent two units. Also, in 2019 begin taxing $8 per night for guest rooms and $14 per night for dwelling units. Seattle Metro area. 6,846 active short term rentals, however, this includes Shoreline, Burien, Tukwila, SeaTac, Normandy Park, and Des Moines. o Monies generated by these tax rates are to be distributed as follows: first $5 million initiated equitable development projects, next $2 million applied to investments in affordable housing, remainder of funds shall support the aforementioned.  Redmond appears to have no regulations. 156 active short term rentals  Mercer Island appears to have no regulations. 44 active short term rentals  Kent appears to have no regulations. 92 active short term rentals  Bellevue appears to have no regulations. 410 active short term rentals  Issaquah appears to have no regulations. 80 active short term rentals  Bothell appears to have no regulations. 84 active short term rentals, however this includes Mill Creek Staff Recommendation: Staff recommends adopting the following standards: 1. Business License: Owners of property used as a short-term rental must obtain a City of Renton Business License if they:  advertise their property for overnight accommodations through online marketplaces, newspapers, or other publications;  hire a property manager to handle the rental of the property; or  engage in short-term rentals (less than 30 continuous days) three or more times in a year. (These are the Department of Revenue’s standards for determining if a short-term rental is a taxable business.) 2. Owner-Occupancy: The dwelling must be owner-occupied if individual guest rooms are rented (or anything less than the whole unit). 3. Maximum Number of Guests: The number of guests, and owners or related family if the unit is owner-occupied during rentals, is limited to two per bedroom. The definition of “bedroom” by the International Building Code requires emergency egress (i.e., a window). AGENDA ITEM #4. a) Short-Term Rentals Page 4 of 4 June 6, 2018 4. Off-Street Parking: Off-street parking must be provided pursuant to Title IV RMC. One additional space is required is the unit is owner-occupied. 5. Safety Regulations: Property used as a short-term rental must comply with applicable International Fire Code and Prevention Regulations (RMC 4-5-070), and have safety sign/map in each bedroom that shows the location of fire extinguishers, gas shut-off valves, and exits. 6. Property Maintenance: Property used as a short-term rental must comply with International Property Maintenance Code (RMC 4-5-130). Additionally, staff recommends removing the standards and zoning restrictions for bed-and-breakfasts as the code would be antiquated in comparison to the standards proposed for all short-term rentals. Impact Analysis Effect on rate of growth, development, and conversion of land as envisioned in the Plan Allowing short-term rentals as proposed might enable some homeowners to maintain ownership as a result of supplemental income in cases when they might otherwise have been forced to sell for financial reasons, and therefore properties that are not fully built-out might not be redeveloped to maximize its capacity. This potential effect is likely inconsequential with regard to the City meeting adopted growth targets. Effect on the City’s capacity to provide adequate public facilities There is likely little to no effect. Effect on the rate of population and employment growth There is likely little to no effect. Whether Plan objectives are being met as specified or remain valid and desirable Plan objectives will likely not be affected by the proposal. Effect on general land values or housing costs Allowing short-term rentals as proposed might enable some homeowners to maintain ownership as a result of supplemental income in cases when they might otherwise have been forced to sell or rent for periods exceeding 30 days for financial reasons. The proliferation of short-term rentals can limit the inventory of properties for sale or rent and therefore can increase general land values or housing costs. Whether capital improvements or expenditures are being made or completed as expected There is likely little to no effect. Consistency with GMA and Countywide Planning Policies The proposal is not inconsistent with GMA and Countywide Planning Policies. Effect on critical areas and natural resource lands There is likely little to no effect. AGENDA ITEM #4. a) h:\ced\planning\title iv\docket\d-147 variance procedures\d-147 staff report.docx Page 1 of 2 CITY OF RENTON Community and Economic Development Department D-147 Variance Procedures Staff: Clark H. Close Date: June 6, 2018 Applicant or Requestor: Planning Division ______________________________________________________________________________ General Description: Update variance procedures to provide the Community and Economic Development Administrator with the authority to grant variances from certain development regulations, consistent between residential, commercial, and industrial land uses. This docket item aims to expand the Administrator’s authority to grant relief from a number of development standards under Title IV: specifically, variances for setbacks, lot coverage, lot width, lot depth, allowed projections into setbacks, and building height for commercial and industrial land uses. Background A variance permit may be applied for by someone who believes that the strict application of the Renton Municipal Code deprives them of rights and privileges enjoyed by other property owners in the vicinity and under the same zoning classification. The variance process is intended to review situations where uniform requirements would unduly burden one property more than other properties in the vicinity. For example, a setback variance may be applied for and approved if strict application of the standard setbacks would render a lot unbuildable. This discretionary permit allows the City to evaluate each request against a set of four (4) decision criteria (RMC 4-9-250B.5), as well as provide the public an opportunity to comment on the proposal. After review and evaluation of the public comment, and if the application meets all four (4) criteria, then granting relief from the code could be approved. The variance procedures presently do not allow commercial and industrial land uses to apply for an adjustment to specific development standards of Title IV, whereas residential land uses are allotted the opportunity to do so. Request for relief from setbacks or other similar development standards should apply to all land uses alike (residential, industrial or commercial), regardless of designation. Consideration should be given to increase the variance opportunities for both commercial and industrial land uses, such that they are more consistent with those found under residential land uses. Currently, Renton Municipal Code (RMC) limits the authority and applicability for administrative variances for commercial and industrial land uses to only “screening of surface-mounted equipment and screening of roof-mounted equipment.” Per RMC 4-9-250B.1.a-b, variances are allowed from the following development standards for residential land uses: lot width, lot depth, setbacks, allowed projections into setbacks, building height, and lot coverage. Proposed Text Amendments to Code Staff recommends revising the variance procedures regarding development standards for commercial and industrial land uses to include lot width, lot depth, setbacks, allowed projections into setbacks, building height, and lot coverage.1 1 Please note additional items may be recommended for inclusion or removal between now and the public hearing, which staff will clarify with the Planning Commission during the hearing. AGENDA ITEM #4. b) #D-147 Variance Procedures Page 2 of 2 June 6, 2018 Staff Recommendation Text amendment to the City’s Municipal Code. Adopt an ordinance amending applicable sections of RMC 4-9-250 Variances, Waivers, Modifications, and Alternates – Specific to Variance Procedures by adding lot width, lot depth, setbacks, allowed projections into setbacks, building height, and lot coverage to the Subsection B.1.b – Commercial and Industrial Land Uses. Impact Analysis Effect on rate of growth, development, and conversion of land as envisioned in the Plan Not applicable. There is no anticipated effect on the rate of growth, development, and conversion of land envisioned in the Plan. Effect on the City’s capacity to provide adequate public facilities Not applicable. There are no anticipated effects on the City’s capacity to provide adequate public facilities. Effect on the rate of population and employment growth Not applicable. There are no anticipated effects on the rate of population and employment growth created by the proposed changes. Whether Plan objectives are being met as specified or remain valid and desirable Objectives of the Plan would remain valid and desirable. Effect on general land values or housing costs There will likely be no effect in general land values or housing costs. Whether capital improvements or expenditures are being made or completed as expected Not applicable. There are no anticipated effects on capital improvements or expenditures created by the proposed changes. Consistency with GMA, the Plan, and Countywide Planning Policies The proposed amendments are consistent with GMA, the Plan, and Countywide Policies. Effect on critical areas and natural resource lands Not applicable. There are no anticipated effects on critical areas and natural resource lands. AGENDA ITEM #4. b) h:\ced\planning\title iv\docket\d-148 short plat formal plat streamline process\d-148 staff report.docx Page 1 of 3 CITY OF RENTON Community and Economic Development Department Short Plat/Formal Plat Streamline Process Staff: Katie Buchl-Morales Date: June 6, 2018 Applicant or Requestor: Vanessa Dolbee, Current Planning Manager ______________________________________________________________________________ General Description: Streamline procedures for short plats and formal plats, define the number of additional extensions that may be granted for filing formal plats, and make minor corrections to punctuation and modify language to create consistency throughout code. Background This docket item considers procedural changes for short plats and formal plats and minor revisions to text. Specifically, amendments to code related to completion requirements and expiration periods, requests for additional time extensions and basic changes to text that would correct punctuation and update language to be consistent with other sections of code. The information below briefly defines subdivisions and summarizes Chapter 4-7 of the Renton Municipal Code, Subdivision Regulations. Chapter 4-7 regulates the procedures, submittal requirements, review criteria, and standards for the subdivision of land in conformance with RCW 58.17. As defined in 4-11 RMC, a subdivision is “the division or redivision of land into lots, tracts, parcels, sites or divisions for the purpose of sale, lease, or transfer ownership.” Subdivisions are categorized as either short plat or formal plat, depending on the number of lots proposed/created. Per current code, if 9 or fewer lots are created the subdivision is categorized as a short subdivision and is represented by a short plat. If 10 or more lots are created the subdivision is categorized as a formal subdivision and is represented by a formal plat. This distinction is important as regulations and procedures vary depending on the number of proposed lots. Completion Requirements and Expiration Periods Short plats expire and become null and void within two (2) years of the date of approval. The applicant may request an extension from the Administrator of not more than one year and the required written request must be received prior to the expiration of the plat. Formal plats differ from short plats in that the preliminary plat becomes null and void unless a final plat based upon the preliminary plat is submitted within five (5) years from the date of preliminary plat approval. Similar to short plats, applicants have the option to request a one-one year extension from the AGENDA ITEM #4. c) #D-148 Formal Plat/Short Plat Streamline Process Page 2 of 3 June 6, 2018 Administrator that may be granted provided that the applicant can demonstrate unusual circumstances that would prevent filing the formal plat in a timely manner. Staff has concluded that two years (or maximum of three years, with extension) is not a sufficient period of time to complete the prerequisites needed to file the short plat or have it recorded. The following improvements shall be constructed or deferred before a short plat can be filed or a short subdivision can be recorded: grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs. Given the two year time constraint for recording short plats, applicants frequently request to defer the construction of required on-and-off site improvements. In the event that the applicant requests to defer the improvements and the City approves, the City receives a security bond in the amount of one hundred fifty percent (150%) of the total estimated cost of the installation and required improvements. In addition to deferring improvements, the deferral allows the applicant to record the short subdivision, which could have an adverse impact on the City if the applicant begins selling individual lots with incomplete improvements. As a result, the City would be held accountable for providing the missing improvements with the security bond issued by the applicant. To address the issue of the two year short plat approval expiration and potential adverse impacts caused by deferral of improvements, code should be amended to extend short plat approval from two to five years to provide the applicant more time to complete the filing prerequisites. Additional Extensions To request an additional extension beyond the permitted one-one year extension for subdivisions, the applicant must submit a written request to the Hearing Examiner and Department at least thirty (30) days prior to the plat expiration date. Code allows the Hearing Examiner to grant “additional extensions” beyond the one-one year extension permitted. To that end, the Hearing Examiner could grant an infinite number of extensions if the applicant continues to successfully satisfy the Hearing Examiner’s requirements for unusual circumstances that would prevent filing the formal plat in a timely manner. It is reasonable to restrict the number of times an applicant can receive additional extensions. Staff Recommendation 1. Amend code to create consistent use of language and make revisions to punctuation in Title 4, Chapters 7-9, Subdivision Regulations, where needed; 2. Extend the expiration of short plats from two (2) years to five (5) years; and 3. Define the number of additional extension that can be granted by the Hearing Examiner. AGENDA ITEM #4. c) #D-148 Formal Plat/Short Plat Streamline Process Page 3 of 3 June 6, 2018 Additional amendments to code may be proposed to between now and the public hearing, which staff will clarify with the Planning Commission at the time of the hearing. 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 improves the City’s capacity to provide adequate public facilities as they will protect the City from providing improvements that should be provided by the developer. 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 The proposed amendment has no effect on capital improvements or expenditures. Consistency with GMA and Countywide Planning Policies The proposed amendment has no effect on the GMA and 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 #4. c)