HomeMy WebLinkAboutORD 5573CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5573
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SUBSECTIONS 4-2-020l.2.a, "F" (MULTI-FAMILY), AND 4-2-110D, CONDITIONS
ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR RESIDENTIAL
ZONING DESIGNATIONS, OF CHAPTER 2, ZONING DISTRICTS - USES AND
STANDARDS, AND SUBSECTIONS 4-9-065A, PURPOSE, AND 4-9-065D, BONUS
ALLOWANCES AND REVIEW CRITERIA, OF CHAPTER 9, PERMITS - SPECIFIC, OF
TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED
"CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON", TO
ALLOW DENSITY BONUSES IN THE RESIDENTIAL MULTI-FAMILY ZONE.
WHEREAS, the intent of the Residential Multi family Comprehensive Plan designation is
to provide shelter for a wide variety of people in differing living situations, from all income
levels, and in all stages of life; and
WHEREAS, density bonuses are authorized in the Renton Municipal Code in order to
further the intent of Comprehensive Plan policies, including but not limited to Land Use and
Housing Element policies and the purpose and intent of the zoning districts; and
WHEREAS, it is appropriate to allow a density bonus in the Residential Multi-Family
(RMF) zone provided that criteria such as provision of affordable housing and the use of
building practices that minimize their environmental impact are met; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation,
study, and the matter having been duly considered by the Planning Commission, and the zoning
text amendment request being in conformity with the City's Comprehensive Plan, as amended;
and
ORDINANCE NO. 5573
WHEREAS, the Planning Commission held a public hearing on July 7, 2010, having duly
considered all matters relevant thereto, and all parties having been heard appearing in support
or opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. Subsection 4-2-0201.2.a, "F" (Multi-Family), of Chapter 2, Zoning Districts
- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled
"Code of General Ordinances of the City of Renton, Washington", is hereby amended as
follows:
a. "F" (Multi-Family): The RM-F suffix allows for the development of both
infill parcels in existing multi-family districts with compatible projects and other
multi-family development. Densityies ranges from ten (10) to twenty (20)
du/acre with opportunities for bonuses up to twenty-five (25) dwelling units per
net acre.
SECTION II. Subsection 4-2-110D, Conditions Associated with Development Standards
Table for Residential Zoning Designations, of Chapter 2, Zoning Districts - Uses and Standards,
of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington", is hereby amended to add a new subsection 29
to read as follows:
29. The density bonus may allow up to twenty five (25) dwelling units per
acre within the RM-F Zone pursuant to requirements in RMC 4-9-065.
ORDINANCE NO. 5573
SECTION III. Subsection 4-9-065A, Purpose, of Chapter 9, Permits - Specific, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington", is hereby amended as follows:
A. PURPOSE:
The purpose of the density bonus review is to provide a procedure to review
requests for density bonuses authorized in chapter 4-2 RMC. Density bonuses
are offered to meet the intent of the Comprehensive Plan policies, including but
not limited to Land Use and Housing Element policies and the purpose and intent
of the zoning districts. These bonus provisions are intended to allow greater
flexibility in the implementation of the purpose of the zones in which density
bonuses are allowed. Bonus criteria encourage higher amenity neighborhoods,
affordable housing, building practices that minimize the environmental impacts
of buildings, mixed use development, aggregated open space, superior
architecture and site design, and/or significant environmental
enhancement/restoration. Bonus provisions for assisted living are intended to
allow assisted living to develop with higher densities, but within a building
footprint and scale of building that would be expected for other multi-family
structures in the applicable zone. It is expected that all density bonuses will be
achieved with no variances to the development regulations of the applicable
zone.
SECTION IV. Subsection 4-9-065D, Bonus Allowances and Review Criteria, of Chapter
9, Permits - Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled
ORDINANCE NO. 5573
"Code of General Ordinances of the City of Renton, Washington", is hereby amended as shown
in Attachment A.
SECTION V. This ordinance shall be effective upon its passage, approval, and five (5)
days after publication.
PASSED BY THE CITY COUNCIL this 15th day of November , 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 15th day of November f 2010.
I LJ
Approved as to form:
^iUtm ftf
Denis Law, Mayor
r^
Lawrence J. Warren, City Attorney ,• .; *
n „ (n ... .. 11/19/2010 (summary) \A
Date of Publication: JJ .,,,•-
ORD:1668:9/23/10:scr
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ORDINANCE NO. 5573
4-9-065
D. BONUS ALLOWANCES AND REVIEW CRITERIA
The following table lists the conditions under which additional density or alternative bulk standards may be achieved:
Density and Unit Sizo
Bonus—Purpose:
R-14 ZONE
Tho bonus provisions
ntondod to allow are intended to a
greater flexibility in
tho implementation
of the purpose of tho
R 14 designation.
Bonus criteria
encourage highor
amenity
neighborhoods and
affordable housing.
RMFZONE RM-U ZONE
Tho bonus
provisions aro
intended to
allow I allow greater
densities
within tho
tion of the porti'
RM-U zono
located within
the Urban
Dosign District
and north of
South 2nd
Street for
those
development
proposals that
provide high
quality design
ri nrl nrivx
amenities.
COR ZONE
The bonus provisions
are intended to allow
greater densities
within tho COR zone.
Bonus criteria
encourage affordable
housing, mixed uso
dovolopmont,
aggregated opon
ipaco, superior
irchitoctur arcnitocture and sito
dosign, and
significant
environmental
enhancement and/or
restoration.
Applicants requesting
such bonuses must
demonstrate that tho
same or bettor
results will occur as a
result of creative
dosign solutions that
would occur with
usos dovolopod
ASSISTED LIVING
The bonus provisions
aro intended to allow
assisted living to
develop with hii p witn mgnor
densities, but with a
building footprint
and scale of buildir juitding
that would bo
expected for other
multi family
structures in the
licablo pplicaPIo zone. It i
expected that the
density bo ensity bonus wi
achieved with no
the
U-be
variances to
development
regulations of tho
applicable zono.
ATTACHMENT A - Page 1 of 5
ORDINANCE NO.5573
Maximum Additional
Units Per Acre:
Dwelling Unit
Mix/ Arrangement:
Bonus Criteria:
3: Up to 4 additional
dwelling units per net
acre. Densities of
greater than 18 units
per net acre are
prohibited.
NA
To qualify for the
density bonus, the
applicant shall
provide either:
(i) Alley and/or rear
access and parking
for 50% of detached
ortownhouse units,
or
(ii) Civic uses such
as a community
Up to 5 dwelling units
per net acre.
Densities of greater
than 25 dwelling units
per net acre are
prohibited.
NA
To qualify for the
density bonus, the
applicant shall first
provide 1 affordable
housing unit, either
for sale or rental, (per
net acre).
Additional bonus
units (per net acre)
may be achieved on a
1:1 ratio for either:
Up to 25 dwelling
units per net acre.
Densities of greater
than 100 dwelling
units per net acre are
prohibited.
NA
Development
projects within the
applicable area that
meet both the
"Minimum
requirements" and at
least one "Guideline"
in each of the
following four
categories:
• Building Siting
under standard
criteria.
Up to 25 dwelling
units per net acre.
Densities of greater
than 75 dwelling
units per net acre are
prohibited.
NA
To qualify for bonus
density the applicant
shall provide either:
(i) Affordable
Housing: 20% or
more of the
proposed dwelling
units within the
development are
affordable to low
income households,
The units in a project
that are for assisted
living are allowed to
develop at 1.5 times
the maximum density
of the zone the
project is in.
In the R-l and R-10
zones the maximum
density for assisted
living shall be 18
units/net acre.
Projects that include
both assisted living
and independent
living may only apply
the density bonus
ratio to the units that
are built as assisted
living units.
Assisted living units
must be designated
for people who are at
least 55 years of age.
The definitions of
Assisted Living in
RMC 4-11-010 and
Dwelling Multi-
Family, Assisted
Living in RMC 4-11-
040 must be met.
ATTACHMENT A - Page 2 of 5
ORDINANCE NO. 5573
meeting hall, senior
center, recreation
center, or other
similar uses as
determined by the
Administrator, or
(iii) A minimum of 2
units of affordable
housing per net
developable acre
(fractional results
shall be rounded up
to the next whole
number) to qualify for
a density bonus.
In addition, in order
to qualify for a bonus,
developments shall
also incorporate at
least 1 of the features
described below:
(i) Active common
recreation amenities
such as sports courts,
recreation center,
pool, spa/jacuzzi.
(ii) Surface parking
lots containing not
more than 6 parking
stalls separated from
other parking areas
by landscaping with a
minimum width of 15
feet.
(i) Affordable
housing units, either
for sale or rental, or
(ii) Units built to
Built Green 3 Star (at
minimum) building
standards. Higher
Built Green standards
are allowed and may
receive a greater
density bonus upon
review and approval
of the Planning
Director.
Combinations of the
above are allowed,
provided that at least
1 unit of affordable
housing (per net acre)
is provided. For
example, 2 units of
affordable housing
and 2 units built to
Built Green 3 Star
standards would
achieve a density
bonus of 4 units.
and Design;
• Parking, Access,
and Circulation;
• Landscaping/Recr
eation/Common
Space; and
• Building
Architectural Design
applying to Area "A"
of the Urban Design
District located in
RMC 4-3-100 shall be
permitted a
maximum density of
100 dwelling units
per net acre.
with incomes at or
below 50% of the
area median income,
or
(ii) Open Space:
Provide increased
common outdoor
open space areas or
recreational facilities
beyond standard
code requirements.
The open space shall
abut the shoreline,
where applicable.
The open space shall
provide a quality
environment through
either passive or
active recreation
facilities, and
attractive common
areas, including
accessibility from
buildings by public
walkways.
In addition, in order
to qualify for a
bonus, developments
shall also incorporate
the features
described below:
(iii) Overall Design:
Provide a
development design
ATTACHMENT A - Page 3 of 5
ORDINANCE NO. 5573
Bonus Criteria
(continued):
that is superior to the
design that would
result from
development of the
subject property
under standard code
requirements,
including but not
limited to superior
architectural design,
placement,
relationship or
orientation of
structures and/or
enhanced ground
plane textures or
colors, and
(iv) Ground floor
commercial shall be
provided at
appropriate levels
given the overall
project design, and
(v) Environmental
Enhancements:
(a) Significant
environmental
enhancement and/or
restoration is
provided that
protects critical
areas and/or
shorelines, that
would not be
ATTACHMENT A - Page 4 of 5
ORDINANCE NO. 5573
protected to the
same degree
otherwise, or
(b) Design
which results in a
sustainable
development; such
as LEED certification,
energy efficiency,
use of alternative
energy resources,
low impact
development
techniques, etc.
ATTACHMENT A - Page 5 of 5