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Home My WebLink AboutORD 4405 C�TY OF RENTON, WASHINGTON SUNIMARY OF ORDINANCE NO. 4405 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING THE CITY' S LAND USE ELEMENT OF THE COMPREHENSIVE PLAN, MAPS AND DATA IN CONJUNCTION THEREWITH. SECTION 1. The Comprehensive Plan, maps, data and reports in support of the Comprehensive Plan are modified by this Ordinance, and the properties contained within the City are hereby designed the land use designations as shown on the City' s Comprehensive Land Use Map. SECTION II. A full text of this Ordinance will be mailed, without..char.ge, .upon request to the .City Clerk. r.•. Date o�f� Publication: June 18, 1993 ORD. 318 : 6/09/93 :as . Amended By ORD ��4416 CITY OF RENTON, WASHINGTON ORDINANCE NO. 4405 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING THE CITY' S LAND USE ELEMENT OF THE COMPREHENSIVE PLAN, MAPS AND DATA IN CONJUNCTION THEREWITH. WHEREAS, the City Council of the City of Renton has heretofore adopted and filed a "Comprehensive Plan" and a "Land Use Element of the Comprehensive Plan" as part thereof, and the City Council of the City of Renton has implemented and amended said Comprehensive Plans from time to time, together with the adoption of various codes, reports and records; and WFIEREAS, the Planning Commission has heretofor.e _ duly recommended the _City Council, from time to time, certain amendments to the City' s ".Comprehensi�e Plan" ; and� <WHEREI�S, the City of- Renton, pursuant to the Washington State- Growth Management Act, has been required to review its Comprehensive Plan; and WHEREAS, the Planning Commission has held several public hearings on this matter, and the City Council having held public hearings, both as the City Council and as a Committee of the Whole of the City �ouncil; and WHEREAS, the Planning Commission has made certain findings and recommendations to the City Council, including implementing policies; and WHEREAS, the City Council has duly determined after due consideration of the testimony and evidence before it that it is , advisable and appropriate to amend and modify the City' s ORDINANCE NO. 4405 "Comprehensive Plan" , in particular the portion of the Comprehensive Plan known as the "Land Use Element, " and such modification being in the best interests and for the public benef it; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORI7AIN AS FOLLOWS: SEC�ION I. The above findings and recitals are found to be true and correct in all respects . SECTION II. The Comprehensive Plan, maps, data and reports in support of the Compreherisive Plan are hereby modified and amended, and the properties contained within the City are hereby ! designated the . land u.se designations as shown on Exhibit "A" •attached .h.ereto ..and incorporated herein. as if fully set forth-. �:SECTION "III.. __ The _Director of the. Planning/Building/Public. Works '.D:epartmen.t .is .hereby aut-horized and. directed to make the necessary changes on said City' s "Comprehensive Plan" and the maps in conjunction. therewith to evidence the afore-described amendment. SECTION IV. The� City Clerk is authorized and directed to file this ordinance as provided by law, and a complete copy of said document likewise being on file with the office of the City Clerk of the City of Renton. SECTION V. This ordinance shall be effective upon its passage, approval and thirty days after publication. PASSED BY THE CITY COUNCIL this �th day of June � 1993 . ��, c� 5 Cindy ��. Anderson;r�e�u�ty�City �lle-�� 2 ORDINANCE NO. 4405 APPROVED BY THE MAYOR this 7th day of June , 1993. ,, � Ea 1 Clymer, yor Approved y� to f orm: � Lawrence J. War , City Attorney Date of Publication: June 18, 1993 ORD. 310 :5/24/93 :as . 3 OR ,�. /1/�O • ��o� �c�,i� <-T-- � �, ��,t .. < < ,, i Citof Renton �''''`� """��°°"° `� '� Y ,. �..•• qij►runn�! . '` ': ``iK• '-`� � tw�y K t Y yy X■ ■/I:, � II 11 (t��t�� . Yr q� i�[tr�� : ,� � �� Interim LAND USE ELEMENT of the COMPREHENSIVE PLAN � �,�� ' d� ,�.�� .-�,.o �'�f�t `_�� t .. � .+�'� .i�� `4�� .,y,. .� '�' ' o � 1 r. - ��,� --_��.. �� -:i i`��'° �"� '.'�'.:J a - �'_ �� 1�� y l;.- ' �� - '��sy�i��j ; '��'- `�'� �' b,aj ,.,y�, ��-�-- �� 1�Y � O�� + �f; ,—. + � �ki �.'�T��,;� �� r.l� O� � o � „��! � ., �N`r ., ,,, �,, �, Ci of Renton '�� ty ^ ,.�, "j;, : ,��;=, �:- ��,' � � ?: ' Planning/Building/Public Works Department � ��;;�� .�'r'�� ,,�� A'� Adopted June 7, 1993 ,,� -`r�� '��'(Df�� , � - > ' n� � � � i I a `'� ''�� CITY C.�F RENTUN �u � ^" Mayor Earl Clymer July 19, 1993 . Dear Interested Party: C)n June 7, 1993, the attached Interim Land Use Element of the Camprehensive Plan for the City of Renton was adopted by the Renton City Council. The element is in response to the Growth Management Act of the state of Washington and changin� canditions within the City. It provides a clear vision for our future to the year 2010, ensuring our continued vitality as a City and a prime rnember of the governments of the Puget Sound region. It, and its companion document, the Interim Zoning Code, will serve to direct development fram this date to July 1994. The element is the result of over three years of hard work by citizens, the Renton Planning I Commission, staff and the City Council. Fram the visianing exercises to the final ublic meetin s p � on the adoption, the citizens and property owners of Renton have worked an land use designations, zoning language, mapping, and policy and goal formation. As stipulated by the Growth Management Act, this was indeed a "bottorn up" approach. I am sincerely appreciative of the efforts and time put into this docurnent by literally hundreds of peaple. This is an interim plan because it will be evaluated for consistency and currency during 1993 and I the first half of 1994 by its campanion elements: the Transportation Element, the Utility Element; � the Capital Facilities Element, and the Housing Element. These effQrts are underway presently. Through these plans we will determine if our various palicies are cansistent with each other and with those of surrounding jurisdictions and if we will be able to provide necessary urban services to meet our praposed land uses (concurrency). Both consistency and concurrency are required by the Growth Management Act {GMA). These are exciting times in the Czty. We ur�e you to stay invalved and interested in the planning effarts during 1993 and the first half of 1994. We hope you find the Land Use Element clear and useful. IFyou have any questions, please call Kay Shoudy ar Mary Lynne Myer at 235-2552. Sincerely, C� � �lymer • � Mayor " � I 200 Mill Avenue South - Renton, Washington 98055 - (246)235-2584 THIS PAPER CONTAINS 50%RECYCLED MA'iE22lAL,20%POST CONSUMER HOW TO �JSE THIS DOCUMENT This Interim Land Use Element is the first part of the Comprehensive Plan adopted by the City. The other elements required by the 1990 Growth Management Act, Housing, Transportation, Utilities, and Capital Facilities, must all be in conformance with the Land Use Element by July 1994. Land use regulations must conform by July 1994. This document is divided irao the following major sections: Introduction - explaining the purpose, process and legal context of the plan; Vision - summarizing the past and present physical setting of Renton and describing a vision for the future; ' "Vision" is followed by the land use topics, each containing the following: Discussion - a brief overview describing the background, existing conditions, trends, issues and future scenarios for the particular land use topic; Policies - a listing of the goal (broad statement of community aspirations), I ob jectives (refinements of the goal and its intentions), and p olicies (more � m n s of the communit 's sitions on articular issues to uide specific state e t y po p g land use review and development decisions); and Strategies & Implementation - a sampling of approaches that may be used to carry out the policies with the ultimate purpose being to achieve the goal and objectives. There are three imponant points to remember when using this document: 1) Policies are the foundation for decision-maldng and represent the "officiai" position of the City; 2) To better understand the intent of the policies it is necessary to review the information in the relevant discussion sections; and 3) Policies should not be applied in isolation but weigherl in relation to other relevant policies and considered in the context of their related goal and objective. There is also a glossary in the appendix of this document defining terms which may be unfamiliar or applied differently from everyday use. Finally, if you have any questions or comments regarding this document, please call the City of Renton, Long Range Planning staff at (20� 235-2552. TABLE OF CONTENTS CHAPTER I INTRODUCTION 1-1 CHAPTER 2 VISION OF THE FUTURE 2-1 Exhibit A 2-10 CHAPTER 3 RESIDENTIAL 3-1 DISCUSSION — 3-1 - POLICIES 3-� I. Location of Population Growth 3-7 II. General Policies: Residential Types and Density 3-10 III. Area Specific Policies A. Low Density Single Family — - - 3-13 B. Single Family Residential 3-15 C. Single Family/Multi-Family Mix-New Development 3-19 D. Single Family Up to 4 Unit Mix-Infill 3-25 E. Existing Multi-Family District 3-27 F. Residential Uses in the Mixed Use Core 3-29 G. Residential Uses in Other Centers 3-33 H. Residential Uses in Employment Area-Commercial Designations 3-35 N. Affordable Housing 3-35 V. Design and Improvement Standards in Residential Areas 3-37 A. Residential Streets 3-37 B. Subdivision of Land 3-39 C. Architecture 3-39 STRATEGIES AND IMPLEMENTATION- 3-40 CHAPTER 4 CENTERS 4-1 DISCUSSION 4-1 POLICIES 4-9 I. General Centers Policies 4-9 A. Concentration of Development 4-9 B. Locational Criteria 4-9 C. Boundary: Function and Criteria 4-10 D. Mix and Intensity of Uses 411 E. Transit/Pedestrian Orientation 4-13 F. Design Elements 413 II. Neighborhood Centers 417 III. Community Centers 4-19 IV. Mixed Use Core 421 V. Office/Residential Center 4-24 VI. Institution Center 4-2� VII. Commercial Areas 4-30 � A. Convenience Commercial 4-30 B. Regional Commercial-Recreational ' 432 STRATEGIES AND IMPLEMENTATION 4-34 i Table of Contents (cont.) X. Atmos heric Conditions 8-14 P XI. Steep Slopes, Landslide, and Erosion Hazards 8-15 XII. Seismic Areas 8-16 XIII. Coal Mine Hazards 8-16 STRATEGIES AND IMPLEMENTATION 8-17 CHAP'TER 9 COMMUNTTY DESIGN 9-1 DISCUSSION 9-1 POLICIES 9-5 I. Community Form 9-5 II. Urban Form 9� III. Community Sepazators 9-7 IV. Gateways 9-g V. Views 9-g VI. Vegetation 9-10 VII. Urban Design — 9-11 A. Streetscape- 9-11 - B. Signs 9-11 � C. Lighting 9-12 D. Architectural Design 9-12 E. Pedestrian Facilities 9-12 F. Public Transit 9-13 STRATEGIES AND IMPLEMENTATION 9-14 � CHAPTER 10 TRANSPORTATION 10-1 DISCUSSION 10-1 �� POLICIES 1� • I. Transportation and Land Use Planning 10� II. Street System � 14-fi III. Traffic Flow 10-7 IV. Transit and Other High Occupancy Vehicles 10-9 V. Other Modes of Transportation 10-10 �, p��g 10-11 VII. Transportation Facility Design 10-12 VIII. Funding 10-13 IX. Intergovernmental Cooperation 10-13 STRATEGIES AND IMPLEMENTATION 10-14 CHAPTER 11 AIRPORT 11-1 DISCUSSION 11-1 POLICIES 11-3 I. Air Transportation Facilities 11-3 STRATEGIES AND IMPLEMENTATION 11-4 CHAPTER 12 PUBLIC FACILITIF.S 12-1 DISCUSSION 12-1 POLICIES 12-6 I. Local 12� II. Regional 12'� III. Cultural Facilities -12-g iii Table of Contents (cont.) Figures PaQe Chapter 2 - Vision Figure 1 City of Renton Comprehensive Land Use Plan -- 2-3 Chapter 3 -Residential Figure 2 Low Density Single Family Residential 3-12 Figure 3 Single Family Residential — 3-14 � Figure 4 Single Family Residential Infill Development— — 3-16 Figure 5 Single Family Up to 4 Units Mix-- — 3-18 , . Figure 6 Planned Neighborhood Townhomes 3-22 Figure 7 Single Family Up to 4 Unit Mix-Infill 3-26 Figure 8 Existing Multi-Family District 3-28 Figure 9 Residential in Mixed Use Core 3-30 Figure 10 Residential in Neighborhood Center 3-32 � Figure 11 Residential in Community Center-- 3-34 Figure 12 Residential in Employment Area-Commercial 3-36 . Figure 13 Street Development Standards-- 3-38 Chapter 4 - Centers Figure 14 Mix and Intensity of Uses 412 Figure 15 Transit/Pedestrian Orientation- 4-14 Figure 16 Focal Point Within Center 4-16 Figure 17 Neighborhood Center 4-18 Figure 18 Community Center 420 Figure 19 Downtown Mixed Use Core— 4-22 Figure 20 Office Residential Center 4--25 Figure 21 Institution Center----- - 4-28 v - �ill . Comprehensive Plan Lend Uae Element Introduction CHAPTER ONE INTRODUCTION The Interim Land Use Element of the Comprehensive Plan provides a new approach to future growth and redevelopment within the City of Renton. The land use element sets forth a vision of what the City can become which will guide Renton into the 21 st century. This vision is expressed in the form of policy statements of how the City intends to gaide public and private development, and includes long term strategies which�could occur over the next 20 years as well as shorter term, 2-5 year programs. I The policies were developed by the Renton citizens, Planning Commission, City Council, and City staff over a three year period. Outlined below is a background discussion of the context in which the Land Use Ele- ment was developed, the planning process the City used to develop the plan, and a "summary of State requirements for planning. This discussion includes cunent trends and development issues. Some of this information is described in further detail in a 1989 background report titled "Community Profile, City of Renton." The Existing Comprehensive Plan Renton's cunent comprehensive plan is more than a quarter-century old, having been first adopted in 1965, and last amended in 1986. Generally, the life of a land use plan is about 10 years. After this point, cities typically revisit their plans to evaluate � whether the plan is still valid, since the existing plan may encourage a kind of development which no longer reflects community values, or the policies in the plan may no longer adequately guide decision malQng. Typical symptoms of an outdated plan include public controversy over projects which conform to the plan, major requests for plan amendments, numerous rezone requests, or applications for development projects which do not comply with the plan. Other , symptoms may include the continuing existence of underutilized or nonconforming ar- eas which do not redevelop under the plan, even after a long period of time. In Renton these conditions lead to the City's decision to begin a major Comprehensive Plan revi- , sion in 1989. Growth Management Act ', In addition to recognizing Renton's own desire to update its Comprehensive Plan, it is important to aclrnowledge that the City exists within a larger framework of State laws which not only give Renton the authority to manage growth, but also require it to meet certain standards. State planning laws were recently revised under the State's Growth Management Act of ' 1990 (GMA). This legislation requires cities in rapidly growing areas to adopt , Page 1-1 Comprehensive Plan Land Use Element Introduction Community Survey Following up on the visioning workshops, the City conducted a telephone and mail survey of resident opinions on planning issues. The purpose of the survey was to pro- vide guidance to the Planning Commission in developing draft Comprehensive Plan policies. A sampling of issues from the survey results includes: . o concern about the number of apartments and condominiums, o the need for development of businesses of all kinds, a development paying its fair share of infrastructure costs, o neighborhood preservation, and o traffic congestion. More detailed information is contained in the report titled Renton Comprehensive Plan Survey Report published in August 1989. ,Public Review Process The Planning Commission developetl several alternative concepts of a future vision for Renton throughout 1990. These concepts were presented for public review and com- ment at a series of three Open Houses in 1991. At the Open Houses, a questionnaire - was distributed giving the public an opportunity to make further written comment. In addition, four joint Commission/City Council workshops were held to discuss alternatives to the land use concepts and to provide a briefing for the public and the City Council on the progress of the Plan. Prior to selection of the final alternatives to be included in the Land Use Element Envi- ronmental Impact Statement (EIS), the City staff conducted a public meeting to facilitate public comments on the scoping of the environmental document. The City Council also held a public hearing on the Land Use Alternatives which would be analyzed in the EIS. Upon completion of the Draft Land Use Policies and Draft environmental Impact Statement on the Policies, the Planning Commission conducted public hearings on the proposal. After receiving additional public input, necessary revisions and refinements to this document were made. Three additional public workshops were held for review of the draft policies before the Commission made its final recommendation to the City Council. City Council Review The Draft Land Use element was presentetl to the Renton City Council by the Planning Commission in April, 1992. The City Council also established processes for public review of the draft Plan and for selecting a "prefened land use alternative," which was completed in August of 1992. The "prefened land use alternative" was use,cj as the Page 1-3 Comprehensive Plan Land Use Element Introduction Centers Provide a well-balanced, and robust hierarchy of Mixed Use Centers incorporating residential, commercial, office and institutional uses. Community Design Provide a distincdve community identity and an aesthetically pleasing city image. Employment Areas Develop a strong employment base in the City. Environmental Protect Renton's natural systems, natural beauty and environmental quality. M Open Space � Develop and maintain a diverse open space network; Public Facilities Develop a system of facilities which meet the public and quasi-public service needs of present and future Renton residents. Residential Promote neighborhoods in the city which: a. Have community and neighborhood identity; , b. Are pedestrian orienteti communities where people can work, shop and play within the proximity of their homes; c. Are developed at densides sufficient to support public transportation; d. Offer a variety of housing types for a population diverse in age, income and lifestyle; e. Retain traditional neighborhood development patterns; and f. Are visually attractive, safe and healthy environments in which to live. Resource Lands Protect the City's agricultural, mineral and historic resources. Transportation Provide a balanced multi-modal transportation system which will adequately serve existing and future residential and employment growth of the City. Utilities Provide an adequate level of public utilities in response to and consistent with land use, protecrion of the environment, and annexation goals and policies. Page 1-5 Comprehensive Plan Land Use Element Vision CHAPTER TWO VISION OF THE FUTURE Physical Setting Renton covers appro�cimately 16 square miles of land at the south end of Lake Washington. It includes portions of the valleys through which the Cedar and Green Rivers flow as well as adjacent uplands to the east and northeast. Its location between Seattle, Bellevue, and Tacoma places Renton in the center of a region that is the economic hub of the State. The City is at the crossroads of a regional transportation network where seven State and Interstate highways converge and is central to national and international air traffic. The topography and location of the City afford beautiful scenic views of a variety of � � significant natural features including Mt. Rainier, the Olympic Mountains, Lake Washington, and the Cascade Mountains. Renton's Past Renton was formally established with the platting of 480 acres of land by Erasmus Smithers in 1856. This original plat comprises much of present downtown Renton. The town grew as local coal deposits were mined. Coal mining remained the most important industry in Renton up to the 1940s. Other industries included production of brick and tile, production and transport of lumber, and the supply of steel, pig iron, and equipment to railroad companies. During this period, the City established itself as an important industrial center. The Boeing Company's decision in the early 1940s to build a new plant at the south end of Lake Washington dramatically influenced the City's future. Rapid growth of the Boeing Company together with the merger of Pacific Car and Foundry into PACCAR, Inc. accelerated the City's rise as a regional industrial and employment center. While Renton's development was dominated by enormous industrial expansion, it also grew as an independent city with its own downtown area and surtounding neighborhoods. Through a series of annexations, it expanded from one square mile in 1901 to sixteen square miles in 1991. With growth, the City provided more and more urban services to an increasing number of businesses and residents. Renton Today Renton is currently home to more than 43,600 people and ranks fourth in population in King County. An additional 60,000 people live in the unincorporated area sunounding the City. It is a city with many well-established neighborhoods--as well as some new neighborhoods. Its neighborhoods are varied in character and attract people who work in and outside of Renton. 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'i'i'i�i'i�i'i�i�i�i�i'i'i�Dii��. �, �!��!�!��:�0��0 •��♦ ♦ �•,e1i''.<'a, .�:t��•�♦ •��. 00�� O�O� �'�Di`i'�'i•OOOOi�i'��i�i�i�C��i�ii�'O��i�i'��i�� • ��♦ ��0i��♦ � ♦��♦ ♦♦ \ ♦��c�� !�!�!�i:��^�!Di�i�i�i�i ��i�i��'�i�i�i�i�i�i�i�i�i�i�i�i�i�i.'��i�i�i�i�i�i�i�i��i�i�i�i� � � 1 ■I� .....�. .�►��ti�e.�"'�•1D.1•!•tQ,!�!�!�!�!Q:►!�!�:�'%p��p�t .... .. � . , � � i • ! • � /, e� \ <:.>:�.:::::.,.::.��:=:>:::;�>�:>::::::::::>:-:::::>::>:>�::::: ��:;.:;»::<:::::::::a • �I ' • • � � �, • ,�/ �� /� � i .. • � � . Comprehensive Plan Land Use Element Vision � T'here would be also one or more com act estrian-oriented office and service centers in the P , P� Valley. Th�se would serve the manufacturuig and industnal areas and connect to �reen belts and boulevards, a network of sidewalks, and bicycle paths. These areas would combine professional offices, retail stores, restaurants, and limited residential uses. �ture Neighborhoods: Existing single family neighborhoods would look much the same as they do today. Many vacant lots in neighborhoods would have new homes on them. New development would be encouraged to in-fill on smaller lots to reduce sprawl, but the existing character of the single-family neighborhoods would be protected and maintained. Existing multi-family neighborhoods would remain, but no new large-scale multi-family , development would occur, except in centers. Many neighborhoods would look better and be mor� livable than before. Neighborhood improvement programs would be in place and would result in more amenities such as new sidewalks, street trees, bicycle paths and small parks. Outside of the downtown new residential neighborhoods would be organized in a way that would be reminiscent of small towns of the past. The newly developing areas would have a noticeable absence of large multi-family complexes. Small lot single family and small multi- plex homes would be most common. Buildings would face tree-lined streets with wide sidewallcs. Often garages would be off alleys at the back of a lot. Parks would be within walking distance of almost every home. �ture Divers�ed Commercial Areas: Existing commercial areas elsewhere in the City would be transformed into more compact mixed use Centers with well defined boundaries for their growth. Parldng lots would be smaller and development more pedestrian oriented. Businesses in these Centers would provide community goods and services; most regional services would be relocated downtown. New residential development would be at compadble scale and density. In some neighborhoods, new small business centers would become informal gathering places. Most residents would be able to walk to one of these centers. They often would consist of one �� „ , or two small stores (such as a mom and roce store or hair salon desi ned to blend in P�P g rY ) g architecturally with the neighborhood. �ture Open Space and Parks: Throughout the City,� and extending beyond the City � boundaries, would be continuous corridors of green blending into outlying rural areas. The corridors would form a network of public and private open space running through and around the City and its neighborhoods, and providing separation between more dense urban areas. Some of the network would be land that is protected from extensive development to protect sensitive areas--such as steep slopes, wetlands and stream corridors. Some would be publicly ' owned park land. Some of the network would also include low density "rural" residential areas which would be boundaries between urban areas or neighborhoods, be environmentally sensitive, or have special scenic value. Page 2-5 I Comprehensive Pian Land Use Element Vision Regional Growth Policies GOAL: The City of Renton will plan for regional growth based on regional growth forecasts and objectives defined in the King County Countywide Planning Policies. Objective V-1.0: Plan for future growth based on regionally developed growth forecasts and locally_determined targets. Policy V-1.1: Accept preliminary Puget return to the City Council if there are Sound Regional Council (PSRC) growth changes. No changes in growth targets will forecasts as a starting point, but continue to occur without direction from the Council. analyze the impacts of these numbers as the Comprehensive Plan is prepared and Discussion: The amount of growth is implemented and the forecasts are revised. imponant for planning because the Plan must be tailored to fit growth forecast by Policy V-1.2: Use the preliminary the Washington State 0,,�''ice of Financial forecasts for environmental analysis and to Management and the Puget Sound Regional determine what capacity the City's land Council. The State Growth Management base and infrastructure can handle. Act requires that communities anticipate Reassess infrastructure and environmental and plan for twenty year's growth. These impacts as the targets change. growth targets should be revised to be consistent with current forecasts and PoGcy V-1.3: Monitor and participate in countywide planning objectives. growth target setting with King County and Objective V-2.0: Establish goals for the mix of residendal housing as growth occurs. PoGcy V-2.1: Future residential growth Discussion: Single family houses and should achieve a 50/50 mix of single family apartments fu�ll varied housing needs for and multi-family housing. di,,�`'erent population and income groups, but each housing type has d�erera impacts on Policy V-2.2: Infrastructure impacts of the the community. The Ciry must identify a goal for residendal mix should be studied housing miz that adequately addresses and and monitored. balances the needs of both the residents and the community as a whole. The SO/SO goal Policy V-2.3: Analyze the capacity created generally re,flects the exisang housing miz by the residenfial goal with and without the in the community and is a desirable mix to Urban Center classificarion. maintain. Page 2-7 ' Comprehensive Plan Land Use Element Vision Ob'ective V-6.0: Pursue desi nation of an Urban Center in central Renton that includes , J g in facilides and the existin ci core and links these areas to the re ional the Boe g g ty g transportation system. Discussion: The Countywide Planning Policies define a concept for establishment of concentrated centers for employment and housing served directly by the regional high capacity transit system. The establishment of an Urban Center in central Renton will contribute to thn revitalization of the city core, maintain a high level of employment, and integrate the city center with the regional transportation system. The Downtown Renton Association adopted a Ysion Statemeni for central Renton which supports this Urban Center concept. The Downtown Renton Association statement is included in Exhibit A. � Page 2-9 � Compce6ensive Pian L.and Use Element Residential CHAPTER THREE I' RESIDENTIAL DISCUSSION The purpose of the Residential policies is to provide a vision for future housing devel- opment in Renton's neighborhoods and throughout the City. The Residential policies address the location of housing development, housing densities, non-residential uses allowed in residential areas, urban design, and housing types in neighborhoods. The Residential policies will be implemented through zoning controls, subdivision regulations and other City plans, programs, or actions requiring City approval. Background The Residential policies of the Comprehensive Plan respond to a variety of issues raised by local citizens during the planning process. When considering the City's future, City residents are most concerned about protecting the single family character of their neighborhoods. They point to neighborhoods in the City that are being transformed by large-scale multi-family development as examples of what they do not want to encourage in the future. They are also concerned about the loss of rural areas and open space in their communities, about the loss of affordable housing, about worsening traffic congesdon on local arterials, and about more general "quality of life" issues such as keeping or encouraging a strong sense of community in their neighborhoods. At the same time, under State planning legislation, the Growth Management Act, the City must accommodate its fair share of the region's 20 year populadon growth. State policies require existing cities to plan for development at urban densities and take steps to reduce sprawl by discouraging the inappropriate conversion of undeveloped land into low density development. They also encourage local governments to provide affordable housing by promoting a variety of residential densities and housing types and by helping to preserve the existing supply of housing. T'he challenge for the future is how to plan for residential development which enhances the quality of life in Renton, but at the same time provides for responsible levels of �� growth. These issues are taken into account in the Plan's Residential policies. Existing Conditions Renton values itself as being a city of neighborhoods. Its neighborhoods are diverse in character and setting and they are found throaghout the City, in the downtown near industrial and commercial lands, and on the sunounding hillsides. Page 3-1 i � Comprehensive Plan Land Use Element . Residential City's developable land. However, according to the 1990 Census, in recent years (between 1980-89), the supply of multi-family housing has grown at a faster rate than single family housing. Between 1980 and 1990, 5600 housing units were built in Renton: 67% of these were multi-family units. This has brought the amount of multi- family housing within the city from roughly 40% of the total housing stock in 1980 to 50% in 1990. If cunent trends continue, the City's total supply of multi-family housing could outpace single family housing in the future. Issue.s * Preserve the character of existing single family neigh6orhoods: City residents are concerned about the impact of growth on the character of their neighborhoods. Most want their neighborhoods to change as little as possible. However, with less and less vacant land in the City, growth could create pressure for more multi-family development in single family neighborhoods especially those areas adjacent to commercial areas and existing multi-family neighborhoods. As development occurs within and on the fringes of existing neighborhoods, it will be important to assure that these neighborhoods are protected. * Accommodate future development in high quality new neighborhoods: Under State planning legislation, the City must plan for and accommodate its share of forecast population growth and, at the same time, discourage urban sprawl. Present forecasts indicate that the City must develop a plan that will accommodate 6,000 - 12,000 new housing units over the next 20 years. The challenge is how to plan and design new housing developments in a way which can accommodate these levels of growth but still create neighborhoods that have single family as well as multi-family uses, opportunities for homeownership, and affordable housing. The challenge becomes even greater in view of the City's diminishing vacant land resources. * Pc�ovide affordable housing: The Growth Management Act (GMA) directs the City to provide for affordable housing by creating zoning for a variety of residendal den- sities and housing types. While Renton cunently has a supply of affordable housing, costs are increasing. Presently, the typical cost of new housing in Renton exceeds the price that a typical moderate income family in King County can afford. Over the next decade the City will need to encourage constn�ction of affordable units in order to keep pace with the demand. * Reduce traffic congestion: Population growth generally leads to traffic increases, the major component of which is the private automobile. Development patterns can help minimize traffic congestion by reducing the need to travel by car, dispersing traffic flow, providing alternate traffic routes, and by maldng other modes of travel more feasible. However, in most parts of Renton, land uses are currently segregated Page 3-3 Ili Comprehensive Plan Land Use Element Residential small multi-family (2-4 units) and convenience commercial uses could occur. In resource areas and critical areas larger lot single family residential uses combined with agricultural or resource uses will be encouraged. Several major residential issues will be addressed through implementation of this overall concept. * Preserve F�cisting Single Family Neighborhoods: Single family neighborhoods will remain much as they are today. These areas will see some infill development on smaller lots. The minimum lot size will be changed to allow smaller lots of 4,500 square feet. This change will increase the number of lot splits and new single family residences in areas with vacant land. The City will take additional steps to ensure new homes are compatible in scale and character with existing homes by using new development standards that are based on existing neighborhood characteristics. Existing neighborhoods will also be improved by requiring new development to be interconnected with adjacent development, creating a better system of sidewalks and " placing more emphasis on visua] enhancement of neighborhood streets through street tree plantings. Local improvement districts or special sources of funding can also be developed to provide sidewalks, street trees, parks and other improvements in neigh- borhoods that need these amenities. Existing neighborhoods will also be protected from commercial and multi-family areas through creation of a strong boundary around the Centers and Multi-family neighborhoods. (See discussion in Chapter 4, Centers). * Preserve and Maintain Multi-family Neighborhoods: The plan recognizes existing multi-family areas and allows for infill development of vacant parcels within them in a manner consistent with cunent development. Multi-family districts will also be bounded and not allowed to expand into adjacent single family areas. * Create Better New Neighborhoods: T'he City's undeveloped areas present oppor- tunities to establish new development patterns and reverse the trend toward urban sprawl. New neighborhoods will be created which are dense enough to promote effi- cient use of urban services and public transportation and yet have the character and feeling of a single family neighborhood. Most homes built could still be single family homes but with lots smaller than are now common in Renton's more recently developed areas. * Create Miued Use Centers: Centers containing a mixture of commercial and multi-family residential development will provide an urban living environment. These Centers will provide convenient shopping and transit service for residents. These Centers will gradually be developed from existing commercial districts. These Centers are intended to 4e more than shopping centers and housing developments The intent is Page 3-5 Comprehensive Plan Land Use Element Residential POLICIES GOAL: Promote neighborhoods in the City which: ' a. have a strong sense of community and neighborhood identity; b. are pedestrian-oriented communides where people can work, shop and play within proximity of their homes; c. are developed at densities suffici^nt to support public transportadon and make . efficient use of urban services and infrastructure; ' d. offer a variety of housing types for a population diverse in age, income and lifestyle; e. are varied or unique in character; � f. retain traditional neighborhood development patterns where appropriate; and g. are visually attractive, safe, and healthy environments in which to live. I. Location of Population Growth Objective R-1.0: Manage and plan for high quality residential growth in Renton which preserves open space and discourages urban sprawl. Policy R-1.2: Residential development Policy R-1.1: Future residential growth should be limited in community separator should be accommodated through: areas, and environmentally sensitive areas a. development of new neighborhoods such as 100 year floodways, high risk cval in environmentally suitable vacant mine areas and hazardous landslides and land on the hills and plateaus erosion areas. surrounding downtown; b. development of vacant lots in Policy R-1.3: Phasing mechanisms and/or Renton's established neighborhoods; incentives should be developed to promote c. development of single family/multi- the timely and logical progression of family mix neighborhoods in residendal development. Priority should be appropriate locations; given to development of vacant land with � d. new larger scale multi-family infrastructure capacity which is located ' development located in Renton's closer to the city's Urban Center. downtown, as infill in exisdng multi-family areas, in designated Policy R-1.4: Priority should also be given Centers, and to redevelopment of land located in or e. mixed use commercial/residential closer to the city's urban center. projects in employment areas. Discussion: Policy R-1.1 refers to di,,�`'erent rypes of areas where some level of future residential growth will occur. These have Page 3-7 Comprehensive Plan L,and Use Element Residential a,,�`'ordable housing. Projects of up to five 2) Community Centers: acres would have a density of 10 dwelling units per acre with a mix of single family. A mix of residential and commercial Larger projects could receive higher uses is allowed. Residential densiry densities when combined with a Master is 1 Q25 dwelling units per acre. Plan. The maximum densiry would be 24 dwelling units per acre with a Master Plan 3J Neighborhood Centers: and a 54-SO mix of single family and multi- family housing A less intense mix of residential and commercial uses is allowed. Density ,fl Existing Multi family District will be up to IS dwelling units per acre. This category recognizes existing multi- family neighborhoods. The designation is 4� 0,,�'ice/Residenrial Centers: intended to allow development of vacant or underutilized parcels within the mulri- A mix of o„�"ice/residential and hotel family district at a similar scale and uses are allowed at 16-25 dwelling density as existing multi family uses. units per acre. g) Multi family within Mixed Use Centers. h) Convenience Commercial: Higher density residential development is � convenience commercial designarion encouraged in four designated Ceruers � Qllows a limited amounx of small scale within Renton: multi family development within it. It is envisioned that small retail uses could be 1) Mixed Use Core: combined with second story single or multi- family dwelling units. These uses would be Residential uses are encoura ed in 8 allowed onl with desi n review or y a f the historic business district, compatibiliry and scale, and adequate adjacent retail and o,,��ce use areas. landscaping and parking. Base densi is 75-10�0 dwellin tY 8 units per acre, however with density iJ Employmeru Area-Commercial: bonus ISO units per acre could be achieved on some projects. Residential uses in this designation are limited to sma11 scale multi family units at 20 dwelling units per acre which are inregrated into commercial projects. Page 3-9 Co rehensive Plan Land Use Element mP � Residentisl Policy R-3.1: Pursue an overall City- density of 8 dwelling units per net wide density goal of 8 dwelling units developable acre. per net developable residential acre. Ihscusscon: To both meet its growth Policy R-3.2: New development within management objectives and achieve the all residendal designations except Low minimum threshold necessary to support Density Single Family should achieve a frequera transit service, the City should minimum density of 8 dwelling units require residential development to per acre where possible. The minimum achieve a minimum density c`8 density may be adjusted to reflect dwelling units per acre where possible environmental constraints on a site. and where this goal would not exceed the underlying zoning. If a site is not Policy R-3.3: New development within expected to develop to its fullest all resider�tial designations except Low potential immediately,partial de- Density Single Family should be platted velopmeru or platting of a site should be in a way which does not preclude dorr.e in a way that will not preclude ul- eventual development at a minimum timately obtaining the minimum density. C. Residential Uses and Supporting Small Commercial Uses Objective R-4.0: Help reduce automobile travel by providing opportunities for people to shop for convenience goods near their homes or work in their homes. Polic R-4.1• m y . S all-scale home within a Single Family up to 4 Units Mix or , occu ations that rovide o rtunities for Planned Nei hborhood Di ' P P pP� stnct should be g �� people to work in their homes should be compadble with the single family character allowed in residential areas. Standards of the residendal area. Standards should be i should govern the design, size, intensity, developed to govern the design and and operation of such uses to ensure their operadon of such areas to ensure their compatibility with residential uses. functional and visual compatibility with residential neighborhoods. (See policies in I Policy R-4.2: Small-scale convenience Chapter 4, Centers, Non-Center commercial areas that rovide a nei h- Comm r i p g e c al Uses, Objective 14). ' borhood focus and supply domesdc goods and sernces should 'be allowed m Ihscussan: The size, intertsity, and specifically designated areas adjacent to operating hours of conunercial uses should residential areas. Such districts should be be corarolled through development limited to commercial or civic uses that regulations. The intent of this policy is to serve surrounding residential areas. provide opportunities for the least intenrive type of co»unercial activity to occur in a Policy R-4.3: Commercial structures in manner which does not impact neighbor- adjacent convenience commercial hood character. An odditional iniention is designations or in planned developments to allow the integration of small scale , Page 3-11 Comprehensive Plan Land Use Elemen[ Residential multi family units into these areas when they are compatible with adjacent A further irueru of the policies is to only residential uses. 7ypically this residential allow uses which would not generate use would be small apartments on the additional tra,,�Yc and encourage pedestrian second story of a convenience commercial circulation. use at a low density. III. Area S ecific Policies P �� A. Low Density Single Family ! Objective R-5.0: Preserve open space and natural resources and protect environmen- tally sensitive areas by limiting residential development in critical areas, areas identi- fied as part of a city-wide or regional open space network, or agricultural lands within the City. PoGcy R-5.1: Development densities with rural lifestyles. These uses are should be limited to a minimum of 1 expected to continue and are given home per 10 acres or 1 home per 1 acre priority status over more intensive in Low-Density Single Family areas. urban uses on adjacent lots." ' Polic R-5.2: Rural activities in- PoGc R-5.5: Minimize im acts of Y � Y P cludin a riculture and animal animal and cro raisin on ad'acent g g P g J ,, husbandry, are prefened land uses in residential uses and critical areas such ' this designation and should be allowed as wetlands, streams, and rivers. except where such uses would have negative environmental impacts which Policy R-5.6: Control scale and can not be mitigated. density of accessory buildings and barns to maintain compatibility with other Policy R-5.3: To provide for more residential uses. efficient development patterns and maximum preservation of open space, Policy R-5.7: Low Density Single residential development may be Family areas may be incorporated into clustered in rural residential areas. community separators. Clusters should not exceed 6 dwelling units in one cluster. Policy R-5.8: Undeveloped portions of Low Density Single Family areas may � Policy R-5.4: Deeds of lots adjacent to be considered as part of the private � rural residential areas should carry a open space network. notice reading "The adjacent lot may be expected to have impacts associated Page 3-13 Comprehensive Plan Land Use Element Residential Discussion: Low Density Single Family separator benveen jurisdictio�s. Such m also border Ci arks designation is intended to provide a low lands ay ry p density use for Zands which are not and/or public or private open space. suited for development at urban densities due to environmerual features Commercial agriculture may also be or agricultural soils. These lands also allowed in this designation. provide an opportunity within the City for a bu,,�'er between more intensely developed areas within the City, or a B. Single Family Residential Objective R-6.0: Protect and enhance the character of Single Family Residendal neighborhoods, improve opportunities for better public transportation, and make more efficient use of urban services and infrastructure. Policy R-6.1: Net development densities location of driveways and garages; 5) of 8 dwelling units per acre should be number of garages; and 6) roofline. allowed in Single Family Residential Building scale in single family neighbor- neighborhoods. 3 hoods should be compatible with existing , development. Policy R-6.2: A minimum lot size of 4,500 square feet should be allowed in Policy R-6.5: New single family single family residential neighborhoods. neighborhoods should be compatible with adjacent single family areas. Standards Policy R-6.3: Ma�cimum height of struc- should be developed which address: 1) tures should generally not exceed 2 stories transportation and pedestrian connections in single family residential neighborhoods. between neighborhoods; 2) compatible boundaries between neighborhoods; and 3) Policy R-6.4: Infill development standards compatible street landscaping and setbacks. should be developed that reflect char- acteristic or unique features of established Policy R-6.6: Commercial structures in neighborhoods. These standards should ad- adjacent Convenience Commercial dress: 1) building height, width, and designations should be compatible with the length; 2) front, side, and back yard single family character of the residential setbacks; 3) maximum lot coverage; 4) area in height, front yard setbacks, lot coverage, and building design. 3 Net development density refers to density to be allowed on developable portions of a Policy R-6.7: Site plan review should be Pro�rty. required for newly-developing single family li "Developable" refers to those portions of the SUbd1V1S10riS. site which are free of environmentally valuable or hazardous conditions-such as prime agricultural soils, Sceep s�o�s,wettan�, Discussion: At present older established landslide or erosive areas, �oo y�r floodways. neighborhoods in Renton range from 8 t0 Page 3-15 II Comprehensive Plan Land Use Element Residential 12 dwelling units per acre while newer on small lots contrast greatly with e.xisting neighborhoods average 4 to S homes per development and have a negative impact on acre. Under current land use policies and neighborhood character. zoning regulations the minimum lot size for single family homes is 7,200 square feet. This policy should not be rigidly interpreted The proposed 4,500 square foot lot size to preclude what is commonly referred to as minimum is a common lot size in traditional "two and a ha�story homes where there is neighborhood developmeru and in the a partial third,tloor under a pitched roof City's older neighborhoods. provided that the overall height � requiremenss are maintained. By allowing a minimum lot size of 4,500 square feet, densities in single family Other importani factors observed as a districts will come closer to the 7 dwelling result of the small lot infill survey were unit per acre threshold necessary to support importance of front, side, and back yard frequent bus service. A modest increase in setbacks; location of driveways and densities will also encourage construction garages; number of garages; and roofline of smaller single family residential units in determining how well a new project fit and increase opportunities for home into an existing neighborhood. For exam- ownership in both infill and new ple, where setbacks and rooflines match the development scenarios. These increases surrounding neighborhood projects tend to are modest and will have minor impacts on fit in better. established neighborhoods, especially when coupled . with new infill development These factors should be examined and more standards as proposed in Policy R-6.3 and refined standards developed as part of 6.4. zoning code revisions. This approach is referred to ns "contextual zoning. " A set of Fxisting established neighborhoods are new zoning designations with standards predominantly single family in use and will based on the characteristics of existing coruinue to be under proposed residential neighborhoods would need to be developed. policies. C'haracteristics identified included those listed in Policy R-6.4. The two story height limit proposed for new development in Policy R-6.3 is based on a For newly developing single family areas, survey of small lot housing conducted developmens patterns are not yet during the planning process. Building established. Site planning is essential to height was sign�cant in determining provide contiguous, healthy, safe, and , whether or not new developmeru "fit" with aesthetically pleasing development. New existing homes. roads and utilities will be needed with these futccre developments. The current zoning code permits three story single family homes, but few homes in Renton's established neighborhoods are built to the allowed heighx limit. The survey showed that most three story homes Page 3-17 A Comprehensive Plan Land Use Element Residential C. Single Family/Multi-family Mi�c-New Development Objective R-7:0 Create new residential neighborhoods on large parcels of undeveloped land in a "traditional neighborhood" development style while at the same time supporting affordable housing, transit service, and the efficient use of urban services and infrastructure. General Policies for all Single Family Up to 4 Units and Planned Neighborhoods Categories. Policy R-7.1: Single family housing, a) height of buildings may range duplexes, triplexes, fourplexes or up to from 1 story to 3 stories; four attached townhouses should be b) width and length of structures allowed in Single Family Up to 4 Units should be designed to resemble Mix and Planned Neighborhoods. single family housing, with similar setbacks from the street Policy R-7.2: The base net devel- as single family; opment densities should be 10 dwelling c) parking should be in the rear or units per acre. side yards of multi-family lots or under the structure; PoGcy R-7.3: Minimum net develop- d) structures should be located on ment densities should be 8 dwelling lots to ensure adequate light and units per acre. air, and views if any, are ' preserved between lots; Policy R-7.4: A density bonus should e) buildings should be massed in a , be allowed for provision of affordable manner that promotes a housing. Specific provisions for such a pedestrian scale with a small density bonus should be developed as neighborhood feeling; part of the development standards. fl units and entrances of each dwelling unit should be Policy R-7.5: A minimum lot size of individually distinctive. 3,000 square feet per multi-family dwelling unit should be permitted. Policy R-7.8: A maximum of 503b of units allowed within an individual de- Policy R-7.6: A range and variety of velopment may consist of multi-family lot sizes should be encouraged. The units. The majority of attached units range of lot sizes should be 3,000 - should be duplexes, if possible. The 11,500 sq. ft. remaining 50% of units should be single family. A maximum percentage Policy R-7.7: Specific design standards of triplexes and fourplexes should be should be developed governing height, established in the development I width and length of structures, and standards. massing of building. Standards should be based on the following criteria: I Pa e 3-19 I g � ' Comprehensive Plan Land Use Element Residential c) project size over 20 acres a) Density may reach 10 dwelling + (acreage may be in separate units per acre. ownerships); b) Multi-family buildings may be � d) site is buffered from single four-plexes or smaller. ` family areas or other existing incompatible uses; and Policy R-7.12.4: Projects in a Planned F e) a SF50%-MF50% mix is Neighborhood designation should have � achievable. a mix of 50-50 single family and multi- family development. The single family Policy R-7.12: Development criteria may be attached, detached, or a mixture for developments in the Planned of both styles and may be met by zero I� Neighborhood category should be lot line development and townhouses subject to the following additional with attached outdoor open space. The policies. dwelling types should be mixed throughout the project to create a Policy R-7.12.1: Projects of 20 acres neighborhood which functions on the or more: traditional neighborhood development model. a) Master Plan is required. b) Residential density of 24 Policy R-7.12.5: To realize maximum dwelling units per acre is density potentiai, projects should allowed. provide at least ten (10) percent of units c) Multi-family buildings may be as affordable housing. 12-plexes or smaller. Policy R-7.12.6: Planned Neighbor- Policy R-7.12.2: Projects of 5-19 hoods may have a public square, park, acres: or commercial center which functions as a central place within the a) If a Master Plan is approved: development. The central place should i) Density may reach 22 include passive amenities such as dwelling units per acre. benches and fountains, and be unified ii) Multi-family buildings may by a design motif or common theme. be 10-plexes or smaller. Policy R-7.12.7: Mixed use develop- b) If a Master Plan is not approved ment in the form of convenience or desired by the applicant: ' commercial development ma be Y i) Density may reach i'� allowed in the central places of planned dwelling units per acre. neighborhoods. Civic buildings in u) Multi-family building may these areas may range in height from 1 be 8-plexes or smaller. to 3 stories and are expected to have other dimensions iarger than residential Policy R-7.12.3: Projects of less than uses. (See Policies in Chapter 4, 5 acres.. Objective 14, Convenience Commercial and Chapter 3, Objective 4, Residential Pa e 3-21 I S Comprehensive Plan Land Use Element Residential Uses and Supporting Small Commercial and views, if any, to adjacent Uses.) structures; d. units and entrances should be . Policy R-7.12.8: Multi-family individually distinctive; complexes should be located near or e. fences may be constructed if adjacent to central places. they contribute to an open spacious feeling between units PoGcy R-7.12.9: Concentrations of and stivctures; and multi-family complexes should be f. streetscapes should include discoura ed. Develo ment standards reen o n s ace for e�:h unit. � g P g , Pe P should require mixing lot sizes and different sized residential structures. Policy R-7.12.14: Maximum height of structure should not exceed 3 stories in Policy R-7.12.10: A minimum lot size Planneti Neighborhood Districts except of 1500 square feet per multi-family as needed to reach multi-family dwelling unit should be permitted in densities in eight or twelve-plexes. Planned Neighborhood designations. Discussion: The Single Family/Multi- Policy R-7.12.11: Development should family mix policies are intended to occur on a flexible grid street system to encourage several new rypes of the extent feasible given environmental residential development within ihe Ciry. constraints. The policies encourage nvo types of single family/multi family mix develop- Policy R-7.12.12: Buildings should ments: those achieving densities of 10- front the street rather than be organized 12 dwelling units per acre and small ' around interior courtyards or parking scale multi family (up to four plezes) areas. mixed with single family, and those allowing up to 24 dwelling units per Policy R-7.12.13: Specific design acre with mulri family occurring in 8-12 standards should be developed plez structures. governing height, width and length of structure and massing of buildings. The policies encourage developments Standards should be based on the which typically will have some type of following criteria: community center, a place where people meet and gather within walking distance a. size and dimension of buildings, of their homes. Often these are fornted� while larger than single family, by a small commercial center, a public should be scaled to be pedestrian square, or neighborhood park. friendly and be of small to medium mass; One of the most distinctive features of , b. parking should be either under both types of single family/multi;family the structure or in the rear or mix projects is their platting pattern. side yards; Streets are laid out in a geometric or c. structures should be located to grid-like fashion fornung a densely provide open space, light, air, inZercvnnected network of roads. Land Page 3-23 ' Comprehensive Plan Land Use Element I Residential i D. Single Family Up to 4 Units Mix-Inf"ill Objective R-8.0: Encourage infill development in a "traditional neighborhood" development style, mixing lot sizes and unit types in designated neighborhoods. Policy R-8.1: Single family housing, sin- as part of the development standards for gle family housing with accessory units, this district. duplexes, triplexes, fourplexes or up to four attached townhouses should be allowed Policy R-8.6: A minimum lot size or in Single Family Up to 4 Units Mix Infill 3,000 sq. ft. per multi-family dwelling unit neighborhoods. should be permitted. Policy R-8.2: Residential neighborhoods Policy R-8.7: A range and variety of lot may be considered for infill development sizes and unit types should be encouraged under this designation if they meet the within the constraints of the existing following criteria: development pattern. a. The azea aiready has a mix of small Policy R 8.8: As an overall goal, a � scale multi-family units, or the area balance between single family and multi- has had iong standing duplex or low family units should be sought. The mix of density multi-family zoning. units should be based on minimum lot size � b. Development patterns are estab- required and should be determined by the , lished, development code. c. Vacant lots exist or parcels have redevelopment potential, Policy R-8.9: Structures should generally d. Few new roads or major utility range from 2 to 3 stories in height and upgrades will be needed with future contain from 1 to 4 dwelling units. Specific development. design standards should be deveioped gov- erning height, width and length of Policy R-8.3: The base net development structures, and massing of buildings. densities should be 10 dwelling units per acre. Policy R-8.10: Green spaces should be in the street side of the structure, with Policy R-8.4: Minimum net development individually distinctive entrances and units densities should be 8 dwelling units per part of the building design. ParlQng should acre. be under the structure or in rear or side yards. Policy R-8.5: A density bonus allowing development at 12 dwelling units per acre Policy R-8.11: Single Family Up to 4 should be allowed for provision of Units Mix-Infill should be compatible affordable housing. Specific provisions for with existing development. Design such a density bonus should be developed standards should be developed that re- , Page 3-25 ' I r� � Comprehensive Plan Land Use Element Residential flect present development patterns and be allowed to develop at higher densities aze sensitive to unique features and than 8 dwelling units per acre but should differences among established remain low enough to have smaller scale, neighborhoods. Standards should traditional neighborhood character. address, but not be limited to: 1) building height, width, and length; 2) TripleYes and fourplexes should be allowed. front, side, and rear yard setbacks; 3) Development Standards should govern maximum lot coverage; 4) location of design, location, and other factors driveways, garages, and parldng areas; pertinent to maintaining neighborhood 5) number of garages and off-site character for all new development. Such parking spaces, and 6) roofline. standards should be incorporated into the zoning code, as set forth in Policy R-8.9 and R-8.11. Iliscussion: Within existing neighborhoods it will be much naore dif�'icult to aclzieve a It will be necessary to consider a range of "traditional neighborhood" type of minimum lot sizes for di,,�`'erent unit types in development pattern (See discussion in the developmeru standards in order to Single Family/Multi family Miz-New implement the densiry and unit mix Developmerrt policy Section 7) due to the provisions in the policies. Single Family/ constraints of the existing plat and street Multi family split is a goal in this patterns. However, in some infill designation. Lot size will be used to neighborhoods, these patterns are determine the mix and to prevent established and new development can conversion of these infill areas to all enhanee the community which already triplexes or four plexes. exists. Vacaru land or lots which could provide infill opponunities in neighborhoods should E. Existing Multi-family District Objective R-9.0: Encourage the development of infill parcels in existing multi-family districts with compatible projects. PoGcy R-9.3: Design standards , Policy R-9.1: Development density should be applied that reflect should generally be in the range of present development patterns and 10-25 dwelling units per acre. aze sensitive to unique features and differences among established Policy R-9.2: New development in neighborhoods. Standards should Existing Multi-family Districts address, but not be limited to: 1) should be compatible in size, scale, building height, width, and length; bulk, use, and design with other 2) front, side, and rear yard set- existing multi-family developments. backs; 3) maximum lot coverage; 4) ' location of driveways, garages, and Pa e 3-27 S �__ . �Comprehensive Plan Land Use Element Residential parking areas; 5) number of garages Policy R-9.6: Existing Multi- and off-site parking spaces; 6) family Districts should not be roofline; and '� compatibility with expanded. Land within the districts � adjacent uses. should be used efficiently to meet multi-family housing needs. Policy R-9.4: Siting and design of new structures should be sensitive to Discussion: Multi family develop- site constraints and adjacent uses. ments currently exist in several Provision of adequate buffers or areas of the City. Some of these setbacks or scaling down building areas are included within Ceruers heights may be required to transition and will be regulated by the policies from Existing Multi-family District in Chapter 4. The majoriry of to adjacent lower density uses. existing multi family neighborhoods outside of Cenxers are designed as Policy R-9.5: Adequate green Fxisting Multi family Districts. The spaces, recreation, design amenities, intention of the policies is to signing and lighting should be encourage infcll development of the determined as part of the site remaining undeveloped and under planning process. Allowable developed parcels in these densities should be based on designations but not to expand these , meeting these objectives. multi family neighborhoods. , F. Residential Uses in the Mixed Use Core Objective R-10.0: Maximize the use of e�cisting urban services and civic amenities , and revitalize the City's urban core by promoting medium to high density residential development in the downtown area. Allowed densities will conform to the criteria for Urban Centers in the Countywide Policies. Policy R-10.1: Mixed use development where residential, commercial, and office Policy R-10.3: A density bonus allowing uses are allowed in the same building or on up to 150 units per acre may be granted the same site, should be encouraged m sub�ect to design review and consistent with downtown areas that are suitable for relevant ordinances and land use residential development. Incentives should regulations. be developed to encourage future devel- opment or redevelopment projects that Policy R-10.4: Mixed Use Office and incorporate residential uses. residential development may reach heights of 6-10 (medium rise) stories depending on Policy R-10.2: Net residential develop- other applicable ordinances (i.e. seismic , ment densities in the downtown area should . considerations, airport flight patterns, and achieve a range of 75-100 dwellings units aquifer protection areas). � per acre. i Page 3-29 � Comprehensive Plan I,and Use Element Residential ., Policy R-10.5: A Downtown Plan should regulatory barners to mixed use develop- be developed in conjunction with down- ment and remove those where feasible, and town property owners to examine land use, 3) develop incenxives to encourage future density, transportation, urban design, and developmenx or redevelopment projects that economic issues associated with plan incorporate residential uses. objectives for downtown and develop more specific strategies and recommendations for High density housing is advocated for the realizing those objectives. downtown to absorb growth and to create a population in the area to support the mixed Policy R-10.6: The Downtown Plan use commercial redevelopment envisioned should identify specifically where in Ren- for the area, and to support transit serving � ton's downtown area medium-rise devel- downtown. opment should be located and establish building heights and other design standards Allowing 6-10 story (medium rise) devel- to guide future high rise development. opment downtown is an important part of the Downtown Plan's strategy for Policy R-10.7: Unusual attributes of the accommodating forecast growth and downtown - cultural opportunities, views, providing new housing alternatives. These historic development pattern, mix of uses, medium rise development would generally proximity to the river, and transportation be mixed use (o„�"ice% amenities - should be used to site residential/commercial structures). High residential uses downtown. rise development could occur through bonuses. Iliscussion: Encouraging residential mixed To realize the plan objectives, the use developmeru downtown is an important Downtown Plan should identify areas where part of the plan strategy for revitalizing the historic scale and character of downtown, accommodating forecast development should be preserved, areas growth, and providing new housing al- that are suitable for mixed use ternatives. It is the intent of the City to development, and areas suitable for high � designate downtown Renton as one of the rise developmenr. The plan should identify future Urban Centers. In order to refine, appropriate use mixes, building heighis, ' tailor, and implement these policies, a and special downtown development downtown subarea plan should be standards. These should be coordinated prepared. This would augment this Land with an urban design and transportation � Use Plan, but would be consistent with this plan for dowruown. , , Plan. The Downtown Plan should also evaluate To make mized use developmeru work factors creating economic incentives or dowruown, the Downtown Plan should: I) disincentives for new growth and ident� areas suitable for mixed use development downtown. It should develop development, 2) ident� existing policy or strategies to achieve plan objectives. Page 3-31 Comprehensive Plan L,and Use Element Residential G. Residential Uses in Other Centers Objective R-11.0: Maximize the use of existing urban services and facilities and revitalize commercial areas outside of Renton's downtown by permitting new mixed use residential development in commercial areas designated as Community Centers, Neighborhood Centers, and Office/Residential Centers. Policy R-11.1: Mixed use development, where residential, commercial, and office Policy R-11.3: Residential development in uses are allowed in the same building or on Neighborhood and Commercial Centers the same site, should be encouraged in ar- should comply with the policies in Chapter eas designated in the plan as community 4, Section II, Objective 9 and Section III, and neighborhood centers and office/ Objective 10. residential centers. Incentives should be developed to encourage future development Policy R-11.4: Residential development in or redevelopment projects that incorporate Office/Residential Centers should allow 16- ' residential uses. 25 dwelling units per acre. Heights of residential structures should be established Policy R-11.2: Residential densities should during the Master Plan process. vary between Neighborhood and Community Centers with Neighborhood Policy R-11.5: Residential development in , Centers at densities from 10-15 dwelling the Office/Residential Center should - units per acre and heights of 1-3 stories. comply with policies in Chapter 4, Section Community Centers should allow 10-25 V, Objective 12. dwelling units per acre and heights should not exceed 4-5 stories. Page 3-33 Comprehensive Plan Land Use Element , Residential H. Residential Uses in Employment Area-Commercial Designations Objective R-12.0: Create a 24 hour population and a source of affordable housing by promoting as a secondary use mixed use-residential/commercial development in the Employment Area - Commercial Designation. Policy R-12.1: Multi-family developments uses. Overall densities may be reduced should be allowed as part of a mix in based on the above impacts. commercial sites in Employment Area- • Commercial as mixed use development at a density of 20 dwelling units per acre. Discussion: The intent of this designation is to guide the redevelopment of the existing ' Policy R-12.2: Single family development single use commercial areas in the Ciry. should not be allowed in this designation. Where feasible, the City intends to intro- duce small multi family units into existing Policy R-12.3: Multi-family development commercial sites either as apartments over should be required to be included in the single story structures or as mixed use same structure as commercial development. redevelopments. Such uses could provide a source of af,�'ordable rental housing at- PoGcy R-12.4: Design and siting tractive to a segment of the population requirements should address the effects of which desires a location close to com- light, glare, �noise, traffic in residenrial mercial activities. IV. Affordable Housing Objective R-13.0: The City should promote the development of affordable housing. Policy R-13.1: The City should continue d. manufactured housing; and to support and participate in a variety of e. mixed use development public housing programs addressing the special housing needs of low-income, Policy R-13.3: The City should provide elderly, and handicapped citizens. zoning for manufactured housing parks to assure their continued existence. Policy R-13.2: The City should promote affordable housing through encouraging private sector development of: Discussio�z: Under proposed Residential ' Policies in the Land Use Element of the a. small lot sizes for single family Comprehensive Plan the Ciry will attached and detached housing; encourage private sector provision of '� b. duplexes and fourplexes; a,,8`'ordable housing. This will be done c. large scale multi-family housing; through land use and zoning code revisions Pave 3-35 , L_ Comprehensive Plan Land Use Element Residential that permit new housing alternatives Following adoption of the Land Use EI- � includin : smaller lot sizes or sin le ement o the Com rehensive Plan oals 8 .f g .f P � 8 family detached and attached housing, and and policies to guide governmera housing development of new high-rise multi family programs or to encourage public/private housing and mixed use development in partnerships in the provision of a,,�`'ordable downtown Renton. housing will be developed. These will be adopted as a separate Housing Element, part of the overall Comprehensive Plan. V. Design and Improvement Standards in Residential Areas A. Residential Streets Objective R-14.0: Reduce congestion on arterials and provide more linkages within and between neighborhoods by developing a system of residential streets which serves both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City. Policy R-14.1: Streets, sidewalks, pedestrian or bike paths in a neighborhood Policy R-14.3: Streets should provide development should be arranged as an convenient access between homes and interconnecting network and should parks, schools, shopping, and other terminate at other streets. Cul-de-sacs community destinations. should be limited to areas where natural barriers occur. Grid pattern streets are Policy R-14.4: Access to and from indi- � referable. vidual residences should be restri t n p c ed alo g arterial streets. In such areas residendal � Policy R-14.2: Streets, sidewalks, and site design should ensure primary access to pedestrian and/or bike paths should connect residences comes from collector streets. with those of adjacent developments and P rovide for connections to future devel- • opment. Objective R-15.0: Promote development of attractive, pedestrian-oriented communities by ensuring that streets are safe, convenient, and pleasant for pedestrians and visually enhance neighborhoods. Policy R-15.1: To discourage vehicles curb) feasible without impeding emergency from exceeding speeds safe for pedestrians, vehicle access. residential streets should be constructed to the narrowest widths (distance from curb to Policy R-15.2: Parking should be allowed li along one or both sides of streets both to ' Page 3-37 Compcehensive Plen Land Use Element Residentisl serve as a safety buffer between pedestrians , and moving vehicles and to reduce the need Policy R-15.5: Sidewalks should be pro- for on-site parking. vided along both sides of residential streets. Sidewalk width should be ample to safely Policy R-i5.3: Intersections should be and comfortably accommodate pedestrian designed to minimize pedestrian crossing traffic. distance. Policy R-15.6: Trees should be planted Policy R-15.4: To visually improve the along residential streets. public streetscape and the safety of perimeter sidewalks and facilitate off street Policy R-15.7: Parking lots associated parldng, construction of alleys providing with neighborhood commercial uses, rear access to service entries and garages apartments or other uses should be located should be encouraged. Alleys should be re- behind or adjacent to structures. Parl�ng quired where commercial or small lot lots should not be located between development occurs. ' structures and street rights-of-way. B. Subdivision of Land Objective R-16.0: Create a neighborhood development pattern consistent with the pattern of development in Renton's older neighborhoo�ds and facilitate development of an interconnected road network. Policy R-16.1: Land should generally be Policy R-16.3: Residential site plans , subdivided and blocks sized to minimize should preserve sensitive areas, take ad- walldng distances and provide convenient vantage of significant views, and routes between destination points. incorporate natural features. Policy R-16.2: Land should be arranged in blocks divided into lots with all lots re- quired to front on a public street or a park. C. Architecture Objective R-17.0: Ensure structures built in residential areas are compatible with the existing or desired character of established neighborhoods and the desired character of new neighborhoods. Policy R-17.1: Architectural standards ensure the visual compatibility of structures I governing the design of structures in with the site and adjacent development. residential areas should be developed to Pege 3-39 Comprehensive Plan Land Use Element Residential c. permit density increases in existing single family neighborhoods by allowing small lot single family homes, and some duplexes on remaining developable lots � (change from 6 dwelling units per acre to 8 dwelling units per acre); and d. maintain a rural level of development in environmentally sensitive areas or areas designated as part of the City's open space system. 4. Provide more affordable housing alternatives and a full spectrum of housing tYP�= a, allow small lot single family development, small-scale multi-family housing (duplexes, triplexes, fourplexes) in specified locations. 5. Reduce trafCc congestion and improve opportunities for better public transit service: a. encourage development to occur at densities that will support public transit; b. develop new site design and improvement standards that encourage transit fa- cilities and a better environment for pedestrians; and _ c. create a more interconnected network of residential streets that offers more route alternatives. Summary of Implementation Measures: 1. Revisions to the Cunent Zoning Code. 2. Revisions to Current Subdivision Standards. 3. Development of a Neighborhood Enhancement Program. 4. Development of a Design Review Program. 5. Development of a Downtown Plan. Page 3�1 Comprehensive Plan Land Use Element Centers CHAPTER FOUR CENTERS DISCUSSION , The purpose of the Centers policies is to provide a vision for areas containing a mixture of commercial office institutional and/or multi-famil residential develo ment � , � Y P sunounded by a distinct boundary which sets the Center apart from the surrounding neighborhoods. � The Centers policies provide guidance for decision-makers in evaluating the siting, and designing of projects which foster a sense of identity for the Center. The policies also provide direction for setting boundaries and implementing the Centers concept through incentives, regulations, and other programs. Background The first "center" in Renton, the downtown core, evolved out of the first plat of the town filed in 1876. This plat included the area from the Cedar River south to Seventh Street, between Burnett Street and Mill. Early industries and businesses included coal mining, lumber, brick making, and rail and freight transportation. Early grocery stores and other family-run stores were located in what is presendy downtown Renton. The downtown core was linked to other communides by both the Walla Walla Railroad and. the Puget Sound Electric Railway, In its early days Renton had many stores ranging from drug, hardware and junk, grocery, clothing, home furnishing and banldng. Renton was transformed from a small town of 4,500 population to a thriving city with a population of 16,039 in the decade from 1940-1950 with construcdon of the Boeing Company's Renton plant. As the community grew, several smaller commercial areas developed to serve the outlying areas. Most commercial development was primarily along major arterials. Multi-family development also was constructed along arterials and near commercial development. Office and industrial uses were developed in the Green River Valley. , These trends have continued to the present. Existing Conditions Contemporary Renton is characterized by a traditional downtown, exisdng commercial areas and emerging commercial areas both inside and outside of the city. This land use pattern is typical of the suburban development throughout the United States since the end of World War II. In addition to the downtown and other commercial office , and industrial areas Renton is home to significant regional institutional uses like Valley Page 41 Comprehensive Plan Land Use Element Centers which is increasing as a percentage of the total housing stock, is frequently clustered around these commercial developments along major arterials. Suburban Commercial Areas: Continuation of the low intensity, suburban growth pattern will likely result in more commercial shopping areas in the Renton planning area, and expansion of the existing commercial areas along arterials and into surrounding neighborhoods within the City. Evidence of this development pattern can be seen in the Coal Creek area, Benson Hill and Fairwood, and along Sunset and Duvall in Renton. Strip commercial is another common result of low intensity ' development, especially along principal and major arterial routes; one example is along both sides of Benson Road south of Carr/SE 176th. Unfortunately this development pattern carries economic and environmental costs to the entire City. Economically there is a cost for the extra driving required for work and personal trips. In terms of environmental costs there is the declining air quality from automobile emissions and inefficient land use and disruptions to existing neighborhoods. , Downtown: The Downtown Renton Association is leading an effort to change the gradual decline in the downtown shopping area. Downtown merchants are working with the City to implement a redevelopment concept for the downtown emphasizing mixed use develo ment includin residential uses and su rtin additional street P � g � PP� g , amenities and parking improvements. Although this effort is too new to show many results, several new developments are in process including a multi-story senior housing complex. Institutions: The expansion of the Valley Medical Center and related development is expected to continue. Renton Technical College is currently expanding its operations on campus. As both of these institudonal uses grow to serve the region, they are expected to expand beyond current boundaries and into surrounding neighborhoods. OfCce Development: Office development is currently occurring or proposed in and around downtown Renton in the Green River Valley, North Renton, and Kennydale. Development pressure for new office construction is expected to continue in Renton due to the existing large employment base, availability of land and the relatively good freeway access. Improved tiansit service in the areas is expected to enhance this trend. Multi-family Development: Muld-family units in Renton increased at a faster rate than single family units between 1980 and 1990. Single family increased 12°!0. mobile homes increased 112%, 5-9 unit multi-family increased 141� and 10-49 units multifamily 94%. This growth pattern changed the overall percentage of multi-family housing as a percentage of the housing stock from roughly 40% in 1980 to 50% by 1990. Page 43 Comprehensive Plan Land Use Element Centers style office developments sites outside of the downtown need to be considered. Higher density offices, more typical of Urban Centers, could be accommodated downtown. * Mix of u.ses: Urban areas which have a mix of land uses frequently can display several desirable characteristics. They are active azeas with both day and nighttime populations. They are served by transit. They can use land efficiently because the mixing of uses encourages multi-story construction with different activities locating on different floors. Unr�l recently, planning practice encouraged the separation of residential, commercial and industrial uses. Unfortunately, this approach created living environments where densities are too low to support transit; daily activities are so separated from one another they cannot be conducted without an automobile; and land is not used efficiently. In order to change the direction of the existin� land use pattern a concerted effort will be required. * Multi-family housing: Multi-family housing is a reality of contemporary urban society. It is needed to provide a range of housing types in the City, to provide a source of affordable housing, use land efficiently and promote densities which support transit. The question for multi-family development is how to create positive living environments which function as part of a neighborhood. * Institutions: The major institutions in the City serve a regional market, and will need the opportunity to grow and change over the life of this plan. The challenge in these areas is both to strengthen and intensify the existing uses and provide expansion in the future. * Protection for single family neighborhoods: Commercial, multi-family, institu- tional and office uses which are attracted to the Centers threaten to expand and sprawl along arterials into the surrounding single family neighborhoods. A major issue is how to control the spread of these more intensive uses and the traffic which accompanies them. * Reducing urban sprawl and creating a focal point for neighborhoods: The form of the City will become increasing important as the City becomes more urbanized. Continuous undifferentiated commercial and multi-family development along arterial roads and in older neighborhoods is one type of common urban sprawl. As second type of sprawl is low density suburban shopping areas built on the outsldrts of the City ' where land cost are lower. Page¢s Comprehensive Plan Land Use Element Centers * Commercial uses outside of downtown: It is important to provide an adequate amount of land for commercial use within the City. The policies suggest that these uses should be grouped together to avoid strip development and the proliferation of Centers all over the City. Design of commercial uses can also go a long way toward overcoming residents' objections. Sensitivity to building scale, signage, lighting, site layout, and public ameniries are gradually becoming commonplace in commercial developments at all levels. The policies also set boundaries for the Centers to ensure that they will intensify over time rather than encroach on the residential areas they are intended to serve. Only very small scale convenience commercial uses would continue to be allowed outside Centers, but within residential neighborhoods. * Mucing uses: Past City policies and regulations discouraged mixing residential, commercial, and industrial uses. These policies suggest an approach which is more permissive in land use regulation to allow mixed use projects with an emphasis on compatibility. * 4ffice Uses: Office/Residential Centers represent a new trend in Renton's land use pattern. The policies identify Port Quendall and Stoneway/Narco as having the potential to create high-quality developments at two main gateways into the City. These sites presently contain heavy industrial uses which are expected to redevelop as a mix of office and residential at some point in the future. Both sites are located along water and include large tracts of land which can be master planned to take advantage of natural amenities. * Institutional Uses: The policies address institutional uses by recognizing them in separate Centers, and providing for additional intensification and expansion of these uses within the Center's defined boundary. * Multi-family Uses: Multi-family uses within existing Centers would continue as allowed uses. Additional new multi-family development could be constructed as part of either mixed use projects or as freestanding residential uses. � * Protection for single family neighborhoods: Single family areas would be protected by grouping more intensive uses into the Centers and surrounding them with a boundary. The boundary policies include provisions for creation of a buffer at the edge of Centers and surrounding uses. One objective of the Centers policies is to prevent the expansion of commercial and multi-family uses into single family areas. * Reducing urban sprawl and creating a focal point for neighborhoods: The Centers policies create a focal point within each Center to provide a physical and cultural focus for the surrounding neighborhood. The Centers also occur at several of the City's major gateways. It is andcipated that through quality desigl, landscaping and signage, the Center gateways will furction as major entryways into the City and be ' a source of community identity. � ' Page 47 Comprehensive Plan Land Use Element Centers POLICIES , CErfTERS GOAL: Provide well-balanced, compatible, attractive, convenient, and robust commercial, office and residential development within designated Centers which serve the needs of t6e area. I. General Center Po1►^ies I A. Concentration of Development Ob�ective C-1.0: Create Centers which become the ma�or concentration of commercial, office, and multi-family residential development in the City. Policy C-1.1: Centers may be of within Centers should occur at an equal different sizes. or greater intensity of development than currently exists. Policy C-1.2: Different types of Centers should have a different range, Policy C-1.5: Centers should have mix and character of development. high priority for infrastructure improvements. Policy C-1.3: Centers should provide community focus for their surrounding Policy C-1.6: Centers should function neighborhoods. as gateways into the City , or neighborhoods. PoGcy C-1.4: New development and redevelopment of commercial uses B. Locational Criteria Objective C-2.0: Designate distinctive areas withi.n the City for Center development. Polic C-2.1• . Centers should be c. rinci ai atewa to i 3' P P g Y the C ty as designated where there are the defined on the land use map and following characterisdcs: in Chapter 9 of the Land Use Policies. a. a nucleus of existing multi-use development, PoGcy C-2.2: Center locations should b. potential for redevelopment, or be located on major h�nsit and vacant land to encourage transportation routes. significant concentrations of development. Page 49 Comprehensive Plan Land Use Element Centers boundary may be drawn within 1,200-1,500 feet as a maximum b) The amount of land within a from a line connecting the focal Center is inadequate to allow points, development of the range and intensity of uses envisioned for PoGcy C-4.2: Changes to adopted the Center. boundaries should only be made in the following circumstances: Policy C-4.3: Changes to adopted boundaries should be processed as an a) The original mapping failed to amendment to this Comprehensive consider a major natural feature Plan. or significant land use which would make implementation of the boundary illogical. D. Mix and Intensity of Uses Objective C-5.0: Withi.n the Center boundary, encourage a combination of uses, developed at sufficient intensity to m�imize efficient use of land, support transit use and create an urban district. Policy C-5.1: Encourage a wide range mitigate the impacts of these uses on and mix of uses. Uses allowed for each adjacent development, the Center are specified in the Neighborhood, Community and Mixed Neighborhood Center, Community Use Core Centers. Center, Office Residential Center, Insti- tution Center and Mixed Use Core Policy C-5.6: Encourage mixed uses Sections. either within the same structure or in separate structures. PoGcy C-5.2: Encourage multi-story office, commercial, and multi-family Policy C-5.7: Mixed development uses. within the same structure should include uses which are compatible with each Policy C-5.3: Discourage single story other, i.e. office and certain retail uses suburban style development. with residential; office and retail; light industrial; and heavy commercial. Policy C-5.4: Minimize the percentage of land devoted to surface parking by Policy C-5.8: Commercial uses within encouraging shared parldng and a residential mixed use development, I development of parking structures. should be located and designed to preserve privacy and quiet for residents. Policy C-5.5: Allow for limited light industrial development if conditions can Page 41 I � Comprehensive Plan Laad Use Element Centers � E. Transit/Pedestrian Orientation Objective C-6.0: Create Centers which support a citywide transit system and encourage pedestrian access. Policy C-6.1: Centers should be located on a transit route. Policy C-6.6: Bicycle access, parking and storage facilities should be Policy C-6.2: Centers should encouraged within Centers. incorporate transit stops within them. PoGcy C-6.3: Centers should provide Discussion: Certters are iraended to adequate automobile access to the allow concentraxions of urban land uses Center but encourage pedestrian within which a mix of activities can circulation within the Center. occur. The concept of the Center relies on creating a boundary to contain more Policy C-6.4: Site and building design intenrive uses and prevent them from and use should be oriented primarily encroaching on adjacent neighbor- toward pedestrian/people to maximize hoods. However, within the boundary, pedestrian activity and minimize greater freedom and,flexibility of land automobile use for circulation within use is intended compared to traditional the center. zoning class�cations. The Center is iraended to be an intense urban mixed Policy C-6.5: E�cisting developments use place which is pedestrian oriensed within Centers should be encouraged to that provides a visual and physical focal develop better pedestrian circulation poiru for the surrounding residential plans where possible. area. F. Design Elements Objective C-7.0: Develop at least one major focal point within each Center which defines the core of the Center and is visually distinctive. Policy C-7.1: Focal points should Policy C-7.3: Encourage development include public areas such as parks or of focal points where Centers have plazas connected to pedestrian pathways existing arterial strip commercial if possible. development as a way of visually redefining existing developments. Policy C-7.2: A focal point may include architectural features such as towers or an outstanding building design, a transit stop or outdoor eating areas. �g�a-i3 Comprehensive Plan Land Use Element Centers Policy C-7.4: Vacant commercial sites should not disrupt the pedestrian or auto should be maintained and/or treated as access to the retail component of the appropriate (e.g. screened, mowed, project. Parking should be landscaped) to mitigate adverse visual, accommodated as part of the structure, economic, and health/safety impacts on in back of, or in the side yards for the the surrounding area. residential users. Policy C-7.5: The site design of Policy C-7.8: All parldng areas in the developments should maximize public street side of the building should be access to and use of public areas as well landscaped to improve appearances and as shoreline areas in locations provide drainage control. If transit contiguous to a river, lake, stream, or service is available, parking wetland where such access would not requirements should be reduced or jeopardize the environmental attributes sharerl parking between developments of the waterbody. should be alloweri. Policy C-7.6: Enhancement of public Policy C-7.9: Signage for mixed use amenity features (e.g. parks, plazas, development should be located in the recreation areas), beyond those required manner that will reduce light and glare for the midgation of adverse environ- impacts to the residenrial users. mental impacts, should be encouraged. Policy C-7.7: Parking for residential uses in the mixed use developments Objective C-8.0: Buffering Create a buffer at the boundary of Centers to protect adjacent less intensive land uses from the impacts of urban activities within the Center. Polic C-8.1: Buffers should hel Y P define the boundary of the Center. Policy C-8.3: Parl�ng areas should not be considered adequate buffers for Policy C-8.2: Buffers may consist of: Centers. Parking should be ' accommodated within the in ' _. tenor of � a. less intensive land uses, Centers and be itself buffered from b. open space, other developments. c. structural elements, d. landscape features, e. fencing, and ' f. other features which meet the spirit and intent of these policies. Page 415 Comprehensive Plan Land Use Element Centers II. Neighborhood Centers � Objective C-9.0: Create Neighborhood Centers which include commercial, light , industrial, and residential uses and serve the basic, ongoing needs of the population in � adjacent and surrounding neighborhoods. Polic C-9.1: A mix of retail oods residential above and/or in te Y g �P� and rofessional services and moderate structures within one develo ment. . P P density multi-family residential should be encouraged to cluster in Neigh- Policy C-9.8: Existing residendal and borhood Centers. commercial development should be integrated as much as possible through Policy C-9.2: Adequate retail goods alteradons in parldng lot design, and services should be provided at landscapes, signage, and site plan Neighborhood Centers to encourage alterations as redevelopment residents to shop locally for daily goods opporturuhes occur. rather than drive to regional centers. Policy C-9.9: Neighborhood Centers Policy C-9.3: Residential uses should should provide buffers at the boundary not exceed 50 9b of the overall mix of the Center to reduce the impact of within a center, with the remaining commercial and multi-family on less in- '� 50% commerciaUlight industrial uses in tensive, adjacent uses. order to implement the growth policies set forth in Chapter 2 of these policies. Policy C-9.10: Neighborhood Com- mercial Centers should be: Policy C-9.4: Uses within the a) located adjacent to existing and Neighborhood Center should be the planned population centers. scale and type of business to serve a b) located within pedestrian range local residential service area only. of an existing or planned transit stop. Policy C-9.5: Multi-family uses are c) clustered at the intersection of a intended to be integrated into the collector arterial street and a mi- Center. Residential density should be nor arterial or two minor arteri- 10-15 dwelling units per acre. als. d) located outside of the trade area Policy C-9.6: Office uses should be of other centers offering compa- limited to service office development rable goods and services. , , and should be 1-2 stories in height. I Policy C-9.11: Promote the clustering i Policy C-9.7: Mixed uses are of Neighborhood Commercial uses and �I encouraged within structures, e.g. discourage the development of strip �' commercial ground floor, office or commercial areas. , Page a-1� Comprehensive Plan Land Use Element ' Centers ' Discussion: Neighborhood Centers are insended as a location for medium intended to provide convenient yet density MF developmeru. Another comprehensive shopping for local goods purpose of the policies is to discourage and services meeting daily or weekly the proliferation of strip development. shopprng needs. This Center is also III. Community Centers Objective C-10.0: Develop Community Centers which provide a wide range of consumer goods and services to an area which includes several neighborhoods, but is smaller than the entire city. Policy C-10.6: Mixed uses are Policy C-10.1: A mix of land uses encouraged within structures. Design (e.g. retail, residential, services, office, criteria should specify that uses on the day care, light industrial services) ground floor must foster urban should be encouraged at Community character and encourage pedestrian Centers. circulation. PoGcy C-10.2: Community Commer- Policy C-10.7: In order to achieve a cial sites and structures should be more balanced mix, multi-family uses are intensive in design and intensity (e.g. intended to be integrated into the - signage; building height, bulk and set- Centers. Residential density should be back; landscaping; parking) than with 10-25 dwelling units per acre. New land uses outside the Center. residential only structures may be limited in order to encourage a 50°b Policy C-10.3: Residential uses should commerciaUoffice mix within the not exceed 50% of the mix with Center. remainder of the mix commerciaUlight industrial uses in order to implement Policy C-10.8: Existing residential and the growth policies in Chapter 2. commercial development should be integrated as much as possible through Policy C-10.4: Regional uses should alteration in parlQng lot design, not be encouraged in Community landscaping, signage and site plan Centers. The scale and type of business alterations as redevelopment oppor- acdvity should be limited to those tunities occur. serving a community (several neighborhoods and oudying areas). Policy C-10.9: Community Centers should provide buffers within the Policy C-10.5: Office uses should be Center where the border abuts a single neighborhood or community scale family neighborhood. services and be limited to 3-4 stories in height. Policy C-10.10: Internal site design of Community Center developments Page 419 Comprehensive Plan Land Use Element Centers should be oriented primarily toward c) outside of the trade area of other �, pedestrian traffic with provisions made community centers offering ' for transit and automobiles. similar goods and services. Policy G10.11: Parldng should be Policy C-10.16: Promote the clustering , located to the side and rear of the of community commercial uses and dis- property or under the structure, and courage the development of strip com- should mitigate impacts on adjacent, mercial areas. less intensive uses. Ihscusszon: Community Centers are Policy C-10.12: Vehicular circulation intended to provide a discrete urban should be internal and access to adja- district o,,�`'ering a wide range of cent streets should be consolidated. community oriented goods and services and a quality, higher density living PoGcy C-10.13: Focal points within environment than is available in other Community Centers should include suburban areas of the city. The public areas to provide a public development in the Community Center is gathering place. intended to be more intensive than the Neighborhood Center and should, over Policy G10.14: Existing intersecdons time, present an opportunity for growth � of arterial roadways should be evaluated and expansion of the ezisting for opportunities to create focal points. commercial uses now at these locations. Policy C-10.15: Community Centers The concept of the Community Center should be located: with a public plaza or architectural focal point is an important part of the a) at the intersection of principal Community Center concept. The Cenxer arterial streets; should be a place where people shop b) contiguous to an exisdng or pro- and congregate and it should help posed transit route; and identify the major districts of the City. IV. Mixed Use Core Objective C-11.0: Reinforce downtown Renton as the regional commercial district in the City supporting the King Countywide policy definition of Urban Center. Policy C-11.1: Uses serving the Policy C-11.2: Fstablish downtown region, the community and the local Renton as an Urban Center as defined area should locate within the in the King Countywide policies. downtown district. Policy C-11.3: Sufficient land for de- velopment and redevelopment to meet Page 421 Comprehensive Plan Land Use Element Centers the projected future needs for regional to a river, lake, stream or wetland commercial space as set forth in where such access will not jeopardize Chapter 2 should be provided in the the environmental attributes of the area. downtown district. Policy C-11.10: Regional commercial Policy C-11.4: A mix of regional, developments should be located in areas community, and neighborhood level with immediate access to an interstate goods and services (e.g. retail, or state route and in areas at the inter- residential, services, office, light section of at least two principal arteri- industrial, elder care, child care) should als. be encouraged. Policy C-11.11: Development of other Policy C-11.5: Automobile sales and regional commercial centers or uses service uses which require large which would detract from the economic amounts of land should be encouraged viability of the downtown district to locate in an "auto mall" outside of should be discouraged. the downtown district or to consolidate their sites and provide muld-storied Policy C-11.12: Promote the clustering facilides. of regional commercial uses and discourage the development of strip Policy C-11.6: Site and building commercial areas. designs (e.g. signage; building height, bulk and setback; landscaping; parking) Policy C-11.13: Regional commercial should reflect unity of design to create a uses should be linked by mass transit to distinct sense of place and mitigate major employment and population cen- adverse impacts on adjacent uses. ters. Policy C-11.7: Public amenity features Policy C-11.14: Parking should be (e.g. parks, plazas, recreation areas), structured whenever feasible and serve heyond those required for the mitigadon more than one use. of adverse environmental impacts, ' should be encouraged (i.e. through in- Policy C-11.15: Regional commercial centives or similar means) as part of ev- uses relocating to and within the city ery development. should be accommodated, when practical, in order to retain those PoGcy C-11.8: Site and building commercial uses. design should be pedestrian/people oriented with provisions for transit and Policy C-11.16: Vacant commercial automobiles where appropriate. sites should be maintained andlor treated as appropriate (e.g. screened, Policy C-11.9: Site design of regional mowed, landscaped) to mitigate adverse commercial developments should be en- visuat, economic, and health/safety couraged to maximize public access to impacts on the surrounding area. and use of public areas as well as shoreline areas in locations contiguous ' Page 423 , , • / 1 ' � ' � • / � �� r % � _ '"1�•'` ` .`.r,� ' � � �� '' 1�•�� 1 ��' / � �►�✓��'�� I�--.'�, � n` ', .. , . , � r'�`!'�.� ��; +a.l. �� . - � : �� ;l' �°�'�� ` �`.� ,1► ', � ; � , . ,. ' � ��j�!►��' �� y�� , ,�. �;� �� ,�'r' u� • . �o�� p � , '��.� ,.� , , ,�� ,�. �� , '' . , �+�'i G�! � �� . . . . _ , ' ��', G� � ��. ►., .• r �• ,� � . . �+ � � �1�` \' �'� � � ' �''.�� `� � • .- � � � � � , ' �`� �� .- , � , . . �` �� k�� ' �� 1� �� . � � � �. � ' �•�' , „ �I �,. �, 4,,, �'� � �/ �1� ...< /''� �'' �� - ` ��'I' � , ' ' � ,�' . '' ,�►��*j�:i wy �� r \' , •' '' ' ' ,/'1�� - �`` ��1 � � Q '` �i!%i•�v . �''�,'� ,+�ll�llll� ��j��A1 •` , ��I'��I /� ,�``��ti�p;�}'� ' ' � � �•� � �� s� �`'�. �i r umm�� •, ,� r � � �,s, r � `', / 1`\� � � � r � .�,'� �v:l;`,�, . � �� _� I � r.� ��,J,o �-•� �� .�� y, 111� , , .�f:�.,.,.�d►,i��;�`�`�♦•^►��•:. � ]:vi� _ .� . �,��3 . �� i!► •�i� . � ; �i;, :.to�w,�+ �;,. ��_.;�.��_�,►' -ti �i��.� ,,�j�` � �� u , � ��17'ti�� „�► 1 ''�, 7 N��Y"�� r�T ��a�� / � � � 4 ' «� r � , �,� �'J' , � ` � �� . Jy�- ,,�: ��p�� '••��, �'�!' , �J►��'*i1*. � �� , , ��i�� %,�,t��, �r' ^� � �,. ��:� ��,��- r/ ��,. �. �. / \� � • �// r� _ »q' � 1/" r ►I,i�,� ��.w' , `, �11 � ,�i11�r��...,�,i�� +''i� ��. \ � �� / ��t�r�1 ��u� !'��,�^ �' �I�,'� � �l Nr � ��';n,.�:� -�i�,�� '�r '��F�-.�� 1� � �1��,�C�/ .., � .� � •�!i r � � .� L' r� �111��i"'�'� ►1� � 'w''� � �� :�'�►►'?�► '� / ,�� '�� 11 �1) � / a� Comprehensive Plan Land Use Element Centers YI. L�stitution Center 4bjective C-13.0: Assure that adequate land and infrastructure are available for the development and expansian of facilities to serve the post secc�ndary educatiorial and health care nceds of the area and protect adjacent uses from impacts of these more intensive uses. Policy C-131: Institution Centers at a central paint or by a should be located: significant natural feature. a} contiguous to an existing or PQlicy C-13.3: Sites and structures planne,d transit route; and shouid be designed (e.g. building b) in close proximity to cammer- height, orientation, bullc and setback; cial uses and majar employment landscaping; parking; outdaor activity areas; azeas) ta mitigate adverse impacts on c) in areas with immediate access adjacent land uses and transportation to an Interstate or a State route corridars. and in areas at the inters�ectian of two prirzcipal arterials; Policy C-13,4: Site design should be d) with vehicular access to the site encouraged to maximize public access from a principal arterial street to and use of public areas as well as with the number af access points shoreline azeas in locations contiguous minimiz�ed but designed ta ease to a river, lake, stream, or wetland entrazice and e�cit. � where access will not jeopardize the environmental attributes of the Policy C-13.2: Devetopment in waterbody. Institution Centers shauld: Policy C-13.5: Post secandary (heyond a) include a mix of uses (e.g. high school) and other regional retail, services, office); which educational facilities which require sites are accessory to and support #he larger than five acres should be located principal use of the Center; in Institution-Education Centers. b) be encouraged to include public amenity features (e.g, parks, Policy C-13.6: Regional health andlor plazas, recreation areas); medical facilities larger than five acres c) provide parking on-site, in should be Iocated in Institution Medical parldng structures, and buffer Centers. parlang fram adjacent uses; d) be pec3estrianlpeople and transit Policy C-13.7: Medicai andlor oriented; and ertucational institutions within the e) contain a focal point loca.L�d designated Center boundary area should either at the entry to the area or be master-planned to be consistent with local and regional comprehensive plans. Page 4-2� Comprehensive Plan land Use Element Centers Palicy C-13.8: Baundaries for Institusans should be established based I3iscussion. The purpose of the on the policies in Section I and should Institution Center is to recognize the include the existing eampus plus unique character of two types af large acreage far expansion. scale public and semi publie uses: eda�ccuional and healthcare facilr'ties. PoGcy C-13.9: Expansion of these In bath cases the activity requires e�sting campus facilities (i.e. Renton clustering a variety of uses tagether in a Technical College, Valley Medical campus envirvnment. The use involves Center) �hould be limited until the mas- a range of service and suppon o,,�`ces in ter plans have be�n appraved by the arlditian to the majvr larui user or City. school or hospital. In both cases, tra,,�c management and parking Policy C-13.1Q: Internal site circu- arrangements are critieal to the lation far �ducational andlor medical functioning of the Center and potential institutions shauld be primarily pedes- impacts on adjacent areas. Past trian oriented and should be a compo- secondary educatian facilities in Renton nent of the master plan. include: Reruon Technical College and City Uruversity. Policy C-13.11: Focal pc�ints far educafional andlor medical institutions Fxisting medicaX faciliries include the should be considered at: Valley Medical Center. Health care involves various types of uses includzng a) entry of the Center; hospitals, trauma certters, minor b} a central paint within the emergency clinics, extended care development, or faciliries, mental heulth centers, and c} significant naivral feature of the specialazed treatment centers. There is site. no distinction ma�de in the polieies between fvr profit and not for profit Policy C-13.12: Foca1 paints for these facilities since their land use impacts institutions may include: are the same. ?ypically, health care uses generrue more tra„�ic than other a. prominent azchitectural features, o,,�''zce uses, functzon all day every day, b. significant plazas, open space ar a�rd generate some hazardous wastes. turn arounds, The focur of the policies is to provide c. other features which meet the gui�lance on how these types of uses can spi.rit and intent of these best be sited to provide convenient policies. access for their clientele white ensuring that uses on the site do not adversely Policy C-13.13: Smatl-scale health irrtpact adjacent uses, many of which care facilities (e.g. minor emergency are likely to be residential. clinics, practitioner affices) shauld be encouraged to locate in neighborhoad and comrnunity commercial centers. 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I�/2'-.� .� �,a� �' I '�i�"'-�� %="' ''�, �,�� „`�� ,�-� �3�' +►o �#�/�', '` :�/.�..'��. r � �, � ��ir�''", �� '''�'�� ;�+ ► � ,�,. � �' �•� , ((;�� . � 'i �� f �'�r lj~~,�1�� /��A !! , }�� . ��::�!��ill�� + ��►'.'� %� ��{� �* � '"`iq�' � ��•, -'� °•g fa a� �► i �"' � � ..� �`,.�.`'�'`��/,�,►� w� � � 1 .9� �•►�� \ �', �� L. ��4�1� _, �,� �J`q�i�j��'y►' ¢C� ;��,�,,/�� .� s� : . � ��i �� !� .�,� ��'�f�f ��' : y J. � ,�� ;�,, !S�'�� .��,�`��/,� ��lr��i :�+;��,/ G�'� � ��„� -,�� .i�� ,I� � �.r�i+� �, '°,��'+�� ,- �.•:� !"�"'% �j,��► / .. ,��,�,4,,�� , r�,.�� , ir�`*-. .,rl/ � �_ � ,,=��=� '� '�1� 'r �,�� '' � ��• . �� '�;+�a:� �,;'t� � �� M: � � / ra tt :,, � i; , �'� , ~ , ~ �� _� �� ., t ` �� ,fr �1►N►-�`'�" �q \�' ' � / � �� /�1I ,� . � � • �•y �� s,�i' � f t',/� r �'`,• �� ,�„ � � L t , �t 1 � '( �' i • • � 1 � . .- - -! y. � . .- . . « 1 � �' ��'. �/-•- �� 'i --��Q�` � �►�., � , �;�.--�"'',��;�' -�`��•�"' �-�� ,� �t��,�,� tir��,�9'� � ,�,� r� �� ,t `t�;''�� r'�� i�� ! / �j�� ,� � I,� �,� �' �la '`1 ♦ ,�� .��'!'�'��.� ,� � �:� ��,� •�,r' ��:. _ .#� � '��; • '�. � � ��''��_ ��'`��;�.,�,,�'��i�.+�,��`"�'� `i� .��,�►�, ,� � , �T.,��► �1� �+�•. �� t1 i"�*, 1 '(,� :«'" :� '�i.�� ♦ I r,,';,�%i�, -'��0, ��., =��''��`�� . :;�;��,,;�t � � , • � ��`�f�: � ' +`�� .� � A � ,: '�'��`'% �`�� ♦ � '��a�'��i �'!r� ,� ,�� :r � 'b��?�. ` / �i �, :.. ,�` '' L � t.�'�� ` i�� .��,�� o��':� �� .� �1�� +�.,��'ci�'` '�► !1'','� �. ! �� ..■ ��i+��t!�► ,f� ��! . 4 Q+" �A+tl��a�1�,��j��,a,'�►. ;�*;�3��,��`�� 4cm �`"r" ��[�� ► �'�� 1 m�ia� ,, ►, . ..� �. o� .�►�1' � 1 � �o� . r +� ��i ��r.�y, a ♦ ZYc�•.�,�+� �ii0 ! �r�� ✓ 9!��. (� � � .,7 � � �'`� �,► � �,� a • � '°aS�� -'Y> �r�'�u4��'.`,�.�'��, ��,��\\ �r'�d� ,.� 1��: `:%°%�:o�v`�� ''� ��1► ��, ��`� '% :�.�,► «��, � '�e��. ,��, � ' �, �. ��,�.. :,,�� ,,�t�~� ,��,. � ♦� ��, �?�;�- �. `��.r�t► ;�� ,,, -�� ,�, ia�x ,x .,,�� :� ��.��br�, `��-�►� ' i 4'�� Ai i��}G3 �� + �i� *`� �%� �� J� �0� �„ ,i'�� t�� 4� �/ .� � �., ♦ ;:� ,rs�� i �`!��' �' ''r , �i� '' �c�� !'�� j ,��;�d� �'�'�� +�# �►'��r �.�' `w� _ ,�� Comprehemsive Plan Land Use Element (:enters street with the number of access points minirr�ized, Policy C-16.10: Recreational commercial azeas should be located Palicy C-16.6: Pubtic amenity features outside af the trade area of other {e.g, parks, plazas, recreation areas), recreatianal commercial areas affering beyond thase required for the mitigatian similar recreational opportunities. of adverse environmental impacts, shoutd be enccwraged (i.e. thraugh in- Policy G16.11: Vacant commercial centives or similar means) as part of ev- sites should be maintained and/or ery develaprnent. treated as appropriate (e.g. screened, mowed, Iandscaped) to mitigat;e adverse Policy C-16.7: Sit� and building visual, eCQllOirilC� and heaith/safety design should be transit and impacts on the sunounding area. pedestrianipeogle oriented. Uiscussion: As with the regianal Policy Glb.8: Site design of institutional uses, the plan must also commercial recreational developments consider the siting and design vf re- should he encouraged to maximize gional recreatianal uses such as sports public access to and use of public areas facilities and amusement centers. These as well as shoreline areas in locations policies are simiXar to ather regioruzt ccmtiguaus to a river, lake, stream or policies and reference regional recre- wetland. ational uses in particular. Palicy C-26.9: Recreational com- While thi� use is rurt mapped, it is mercial areas should be Iocated in areas includ.�d ta provide for poteruial with immediate access to an interstate developments which may loeate either or a state route and contiguous to a within the ezisting city limits or in the principat arterial. urban growth area. Page 433 Comprehensive Plan Land Use Element Centers c. develop distinctive and well-defined gateways into the city. 6. Reduce traffic congestion and improve opportunities for better public transit service: a. encourage development at densities that will support public transit service. b. improve transit service throughout the community with high capacity transit service within the downtown. Summary of Implementation Measures 1. Revise the Cunent Zoning Code. 2. Revise the Cunent Subdivision Standards. Page�35 Comprehensive Plan Land Use Element Employment Area CHAPTER FIVE EMPLOYMENT AREAS � DISCUSSION Employment Area policies provide direction for the development of commercial, , office and industrial uses outside of the City's"designated mixed use Centers. These areas will be distinguished from Centers by their larger geographic size and the dominance of one type of use. The policies also address preserving adequate land and services to support the expansion of the empl�yment base, and the location, site design, . and environmental impacts of development. Back�round Employment in Renton has been dominated by industry since the City was fust settled in the mid 1800's. Because of the nearby forests and proximity to water for transport, the first local industry was timber harvesting and processing. Beginning in the 1870's and continuing through the 1940's, Renton was lrnown for its coal mining and brick making operations. Two major manufacturing companies, Boeing and PACCAR, have had the most profound impact on Renton in this century. Renton, along with the rest of the region and the country has been experiencing an increase in professional and service jobs over the past few years. Boeing's related research and development facilities in and around Renton have been a major factor in the development of office parks along Grady and in the north end of the Green River Valley. At the same time,, there has been increased demand for goods and services as evidenced by the number and types of commercial uses along Rainier Avenue. As more land is converted to office and commercial use there will be less available for future industrial uses and the type of jobs they provide. ,�ExistinQ Conditions Over 14% of the land in Renton is currently used for industrial purposes. Most of the heavy industrial uses are concentrateri in two areas of the City; one to the north along Lake Washington and the other to the south and west in the Green River Valley. These areas also offer the potendal for future industrial development because of available land, proximity to existing industry, and good regional transportation access (both rail and highway). Additionally, industrial development includes Stoneway Sand and Gravel, and Interpace Brick companies located east of I-405 along the Maple Valley Highway (also known as the NARCO site). There are also several heavy industrial uses to the north and west of the Metro wastewater treatment plant. By comparison, commercial land use, including retail and office, comprises less than 7% of the total acreage in the City. Office uses are concentrated primarily along Grady �e�s-i Comprehetuive Plan Iand Use Element Employmrnt Area lands is slow it is significant because if too much land is converted to non industrial uses. it could have a detrimental effect on retaining the industrial base. The office and service sector is expanding in terms of both overall acreage and intensity of use. New mid-rise office development of 4-6 stories is spreading south and north of the downtown in areas previously zoned industrial. Commercial retail and service areas outside of the downtown are gradually sprawling along major arterials. In these areas the trend is toward continuation of low rise automobile oriented commercial developments. In many cases these developments compete with businesses in downtown Renton. In several areas of the City light industrial developments which were displaced by higher intensity uses in the downtown core/north Valley, or need older structures or cheaper land, are locating along the City's arterials. IssueS � `� The policies address the following major issues. `i * Promoting diversity and stability in the employment base: In order to retain a strong employment base the City must ensure that there will be adequate land for new industries and redeveloping ones but still provide enough land for office and commercial expansion. The City nceds to foster a more stable employment base which ' keeps pace with long term regional trends by retaining and attracting jobs in the professional, technical, retail and service sectors as well as industry. � * Provision of Infrastructure: Development cannot occur without roads, utilities and other public services and facilities. The City needs to address who will provide infrastructure and how it will be paid for. The phasing of infrastructure development is another important issue. * Maintain environmental quality: The Growth Management Act requires the designation and protection of environmentally sensidve areas many of which occur in the employment areas. The policies need to address the balance between environmental preservadon and expansion of the employment base. I, * A ro riate sitin and design: Historicall , Renton did not r uire industrial I� PP P g Y �l developments to submit site plans, though less intensive commercial uses were requirerl to do so. However, as vacant land becomes scarce and Renton urbanizes, efficient use of land, and the careful siting of potentially incompatible uses becomes increasingly important. Site plans can be important tools for improving compatibility with adjacent uses and promoting maximum use of the site while preserving environmentally sensitive areas, ensuring adequate transportadon access, and establishing consistent standards for design. Page 5-3 Compreheasive Plan Land Use Element Employmeot Area * Provision of infrastructure: The availability of streets, utilities, recreation, and public safety services will become more cridcal as the amount of developable land de- creases. Paying for these improvements will also become more critical as the cost of providing services and developing land increases. The Growth Management Act provides for different funding mechanisms, including impact fees and real estate excise taxes to pay for these improvements. The key to growth, however, will be equitably balancing these costs against the benefits to the individual developer and the community at large. * Maintain environmental quality: Protection of sensitive areas such as wetlands, frequently flooded areas, aquifer recharge areas, and geologically hazardous areas is a cornerstone of the 1990 Growth Management Act. The policies protect the quality of the environment through performance standards, design of sites and structures and by restricting development of environmentally sensidve areas. Some ordinances to protect the environment, and the health, safety and welfare of residents and employees in Renton have aiready been written. Several others may need to be revised and updated. � * Require siting and design: The Employment Area policies will require site plan � review in most designations. The objectives of site plan review are to improve compatibility with adjacent land uses, ma�cimize use of a site while preserving envi- ronmentally sensitive areas, ensure adequate transportation access, and establish consistent standards for design. It is just as important to industry to locate in a safe, � accessible, and compatible location as it is for commercial, office and residential uses. � � Policies and ordinances should be applied in such a way as to protect encroachment of industrial uses into non-industrial areas as well as encroachment of non-industrial uses � into industrial areas. � Maintau► light industrial development: The Employment Area policies encourage light industrial within the proposed use designations. These uses are integrated into the industrial, office and commercial categories as allowed uses, especially where they complement large-scale, heavy industrial uses. In all cases they should be compatible with the environment and the uses which are intended for that area. �ge s-s Comprehensive Plan Land Use Eletnent Employment Area emphasis but allow a range of allowable secondary uses. Discussion: The importance of the employment base is rea,,�`'irnied through PoGcy EA-1.7: In order to achieve a these policies. They are designed to mix of uses, a combination of ensure that Renton will have adequuse employment uses either within a single reserves of land as one tool in its project or within different buildings on economic development e,,�`'orts. Ade- the same parcel should be allowed quate Innd is necessary to attract new within each Employment Area. businesses in an e,,�`'ort to expand and diversify the employment base. Policy EA-1.8: Small-scale uses should be encouraged to cluster to The mixed use concept is intende�' to maximize their contribudons to the create flexibility in the development community and their use of code. �th changing technology and infrastructure and amenides. combinations of uses within one business campus, traditional land use Policy EA-1.9: Sites and structures classifications may be too restrictive. A should be designed (e.g. signage and flexible approach can facilitate business facades; building height, bulk and development and stimulate creation of setback; landscaping; parking; stor- nodes of employment activity supponed age and delivery areas) to mitigate by commercial and service uses. adverse impacts on adjacent less intensive land uses. The mix and intensity of uses in � Employmens Areas should be ' " Policy EA-1.10: Development of determined in the development land in the Employment Areas for uses standards of the zoning code. ' other than primary or secondary should be discouraged. B. Infrastructure Objective EA-2.0: Make efficient use of infrastructure. PoGcy EA-2.1: Adequate infrastructure should be encouraged (e.g. parking (e.g. roads, utilities, public services) policies, incentives). should be in place prior to occupancy. li EA-2 n ni n i Po cy .5 Co ve e t trans t PoGcy EA-2.2: As a priority, railroad stops, both along public streets and transport should be encouraged as an within employment areas, should be alternative to heavy truck transport. coordinated between major employers Railroad facilities u► industrial areas and public transit authorities. should be rotected from adverse P develo ment. Policy EA-2.6: Lands with adequate P existing infrastructure should be given Policy EA-2.3: Developments should priority for development. be encouraged to make greater use of the municipal airport, but only for Discussion: These policies are intended aviadon purposes (e.g. hght weight ex- to accomplish two things: 1) make the ', press freight, business jet and charter best use of facilities and services that I services). are already in place, and 2) ensure that i new development does not occur unless I PoGcy EA-2.4: The use of car pools there will be adequate infrastructure to and public transportation by workers serve it. Page s-� Comprehensive Plan Land Use Element Employment Area II. Employment Area-Industrial Objective EA-5.0: Create and sustain industrial areas which function as integrated employment activity areas and include a core of industrial uses and other related businesses and services, transit facilities and amenities. PoGcy EA-5.1: The primar� use in the Policy EA-5.7: Developments which Employment Area - Industnal designa- generate significant, incompatible non tion should be industrial. industrial traffic during industrial . working hours should be discouraged PoLcy EA-5.2: A mix of offices, light from locating m these areas. industrial warehousing and manufac- . turing should be encouraged as the Policy EA-5.8: Development standards secondary uses in the Employment should restrict the number and intensity Area-Industrial classification with con- of secondary uses in Employment Area- ditions as appropriate . Industrial designations to insure that secondary uses do not significandy Policy EA-5.3: Secondary uses which reduce the amount of land available for primarily serve the nearby industries industrial activity in the City. . should be located near those industries or may be developed within the same Policy EA-5.9: Secondary uses should structures. be integrated into Employment Area- Industrial designations in a manner Policy EA-5.4: Industrial uses with a which is compatible with the primary synergistic relationship should be industrial land use. encouraged to locate in close proximity to one another. PoGcy EA-5.10: In ueas where new office uses may locate adjacent to , Policy EA-5.5: Industrial parks which industrial uses, screening of unsightly provide space for several related or industrial views should occur as part of unrelated but compatible users should the office site planning process. be encouragetl in the Employment Area-Industrial designation. Policy EA-5.11: Secondary uses which are impacted by noise, chemicals, Policy EA-5.6: Compatible industrial traffic or other potendally noxious uses should be concentratetl in industrial activities of industrial users should not parks and should be encouraged to: be encouraged. a. include more than one industrial Policy EA-5.12: Off-site impacts from use organized into a single industrial development such as noise, development, odors, light and glare, surface and b. share facilities such as parking, ground water pollution, and air quality transit facilities, recreation should be controlled through setbacks, facilities and amenities, landscaping, screening and/or fencing, c. include properties in more than drainage controls, environmental one ownership, and mitiga6on and other techniques. d. locate in areas with adequate regional access to minimize their Policy EA-5.13: The more intensive impacts on the local street light industrial uses should locate into network. the Employment Area-Industrial desig- Page 5-9 Comprehensive Plan Land Use Element Employ�nent Area zones, kiosks, security lighting, and maacimize public access to and use of covered bus stops. public areas as well as shoreline areas in locations contiguous to a river, lake Policy EA-6.8: On-site open space and wetland or stream, where such access recreadonal facilities in developments will not jeopardize the environmental should be required while allowing for attributes of the area. flexibility of design. Policy EA-6.13: Site design and PoGcy EA-6.9: Vacant sites should be zoning designations should be used to maintained and/or treated as appropriate protect environmentally sensidve areas (e.g. screened, mowed, landscaped) to in applicable industrial employment mitigate adverse visual, economic, and areas. health/safety impacts on the sur- rounding area. Discussion: These policies are Policy EA-6.10: Industrial develop- designed to complement the locational ments may incorporate commercial uses policies of the previous section to as secondary uses on-site or off site provide guidance for the design of which serve the entire industrial center developments. In addition to some complex. specific policies on parking, land- scaping, mobility and amenities, these ""Policy EA-6.11: Industrial uses should policies call for site plan review of all provide adequate buffers for less inten- new development. The industrial park sive, adjacent uses, e.g. setbacks, concept is imponant here as well fencing, intensive landscaping. because it encompasses more than one � industrial use but not an entire sub-area Policy EA-6.12: Site design of de- of the ciry. velopments should be encouraged to III. Employment Area - Office Objective EA-7.0: Promote intensive office activity including a wide range of busi- ness, financial and professional services to local, regional, national, and global markets, supported by service and commercial activities. Policy EA-7.1: Low, medium and high be encourageti to locate on the ground intensity office should be encouraged as floor of office and parking structures. the primary use in the Employment Area-Office designation. Policy EA-7.4: High-rise office de- velopment should be limited to ug to 25 Policy EA-7.2: Secondary uses in the stories in height. Thirty stories may be category should include a mix of obtained through a height bonus system. commercial and light industrial activities. Policy EA-7.5: Height bonuses of 5 stories may be allowed in designated Policy EA-7.3: Retail and services areas under appropriate conditions should support the primary office where sites provide additional public designation in this category and should benefits such as plazas, parks, Page 5-11 Comprehensive Plan Land Use Element Employment Area these policies is the provision for mixing secondary uses add an ameniry value to retail and service uses into the the designation by contributing to a development and individual buildings. vital urban o,,�''tce core which includes a broad range of businesses. The intention of the mixed use policies is to allow businesses to locate adjacent Development regulations will determine to higher intensiry o„�`'ice developments the mix and intensiry of the primary and which can add additional services and secondary uses. retail activities in these areas. The IV. Employment .:rea- Commercial Objective EA-9.0: Provide for commercial uses (primarily retail and service) requiring large amounts of land and/or high visibility and access to large volumes of automobile traffic in areas outside of Centers and the mixed use core. Policy EA-9.1: Employment Area - b) provide for internal circulation Commercial designations should only among adjacent parcels, be located on, and have access to, c) share parldng facilities, streets classified as major arterials or d) centralize signing, above. e) create a unified style of development, and Policy EA-9.2: Secondary uses in the � provide landscaping and Employment Area - Commercial streetscaping to soften visual designation should allow a mix of uses, impacts. including: office, multi-family, and light industrial, with the primary use Policy EA-9.5: Residential uses in the being retail. Employment Area - Commercial designation should be limited to a Policy EA-9.3: Individual parcels maximum density of 20 du/acre and should be encouraged to consolidate to should be secondary uses which are maximize flexibility of site design and integrated into commercial reduce access points. developments. See policies in Residenrial, Chapter 3, Objecdve R-12, Policy EA-9.4: Individual development for specific policy language. Transient projects should be encouraged to: residential developments (i.e. motels, hotels) may exceed this density if they a) minimize curb cuts and share meet all other standards. access points, Page 5-13 Comprehensive Plan Land Use Elecnent Employment Area Objective EA-10.0: Ensure quality development in Employment Areas - Commercial. Policy EA-10.1: Parking areas should d) maximum setbacks which will be landscaped (including street trees, allow incorporating a landscape buffers, berms), especially along the buffer, and roadways, to reduce the visual impacts. e) common signage and lighting requirements. Policy EA-10.2: Landscape buffers, additional setbacks, reriuced height, and Policy EA-10.7: Public amenity other screening devices should be features (e.g. parks, plazas, recreation employed to reduce the impacts (e.g. areas), beyond those required for the visual, noise, odor, light) on adjacent, mitigation of adverse environmental less intensive uses. im acts, should be encouraged as part P of every development. Policy EA-10.3: Increased demand for commercial uses should be accommo- PoGcy EA-10.8: Site design should be dated through redevelopment and encouraged to maximize public access intensification of Employment Area - and use of public areas, as well as Commercial designations rather than shoreline areas, in locations contiguous expansion of those areas. to a river, lake, wetland or stream where access would not jeopardize Policy EA-10.4: Special design environmental attributes of the area. considerations (e.g. landscape, streetscape, signage, building design) Policy EA-10.9: In addition to existing should be encouraged for areas which required safety and mitigation are designated as gateways for the city. measures, commercial uses which use, (see also Gateway Policies, Chapter 9, store, or produce hazardous materials Section N) should be designed and located to minimize their potential threat to public Policy EA-10.5: The primary uses health. (retail and service) should account for a minimum of fifty percent (50%) of the Policy EA-10.10: Development should total building area within Employment � designed to be compatible with Area - Commercial designations. adjacent, less intensive uses, e.g. . lighting, fences, landscaping, setbacks should all be considered during site Policy�EA-10.6: A unified style of design. commercial development should be encouraged through site standards, Policy EA-10.11: Vacant commercial includin sites should be maintained and/or g� treated appropriately (e.g. screened, mowed, landscaped) to mitigate adverse a) minimum lot depth of 200 feet, visual, economic and health/safety b) maximum height of 4-6 stories, impacts on the sunounding area. c) parking to the side or rear of the policy EA-10.12: Employment areas building, located between East Valley Highway Page 5-15 Compreher�sive Plan Land Use Element Employment Area b. make special provisions for those businesses which involve significant modifica- tions of the environment (e.g. extractive) in order to ensure long-term envi- ronmental stability and integrity; and c. develop programs and procedures to ensure local compliance and coordination with federal, state and regional environmental agencies. 4. Appropriately locate and design industrial and commercial uses: a. implement site plan requirements; b. maintain an inventory of developable sites; c. maintain an adequate amount of industrially and commercially zoned land; d. develop site design standards and guidelines; and e. review and streamline existing site plan procedures. 5. Accommodate light industrial development: a. provide location criteria for mixing light industrial uses with commercial and , ° heavy industrial uses; and b. develop site design standards and guidelines. 6. Accommodate commercial uses a. create regulatory incentives to encourage more and better integration of public amenities such as parks, plazas and recreation areas into commercial developments. b. concentrate commercial uses, especially intensive office, into designated areas where they can best be served by other commercial uses, infrastructure, and transit Implementation 1. Revise the City code, as appropriate, to reflect the letter and intent of the Compre- hensive Plan. 2. Develop a database of information on commercial and industrial properties. 3. Develop a sub-area plan for the Green River Valley. Page 5-17 ' _—_ _ ___ I Compre6enaive Plaa Lend Use Elemeni Reaource Lands CHAPTER SIX RESOURCE LANDS DISCUSSION The major river valleys adjacent to the City of Renton contain agricultural lands which have historically been used for farming. Retention of agricultural uses is desirable in some areas to provide open space and rural residendal uses. Agricultural areas are also useful as community separators between areas of higher intensity urban uses. Historic sites and structures are another important resource to the community. Background The economy of the early town of Renton was based on resource industries including mining, timber and agriculture. The town served as a center for many farms located in the Green River, Cedar River and May Creek valleys and on the uplands. Agricultural soils on the valley floors, which were reneweti by frequent flooding, supported significant agricultural production until urban growth and development began to supersede farms in the decades following World War II. Although the Green River valley has been substantially committed to urban development, the Cedar River and May Creek valleys have many remaining parcels of vacant land. In both cases, the valleys also contain other critical areas such as wetlands, steep slopes, wildlife habitat and aquifers which can be impacted by high density urban development. The valleys are natural open space corridors that provide physical and visual separation from adjacent urban uses. For the most part, these vacant lands are located outside the existing Renton city limits. Historic resources include buildings of local significance, such as the Museum and sites where local historic events occuned, such as the Will Rogers-Wiley Post take-off from Renton Airport. Preservation of historic sites, buildings and events fosters a sense of community and local pride. EtcistinE Conditions Agricultural lands are defined in the Growth Management Act as lands with soil � capability classificadons I-IV (established by the U.S. Department of Agriculture Soil Conservation Service), and associated areas that are physically or functionally related to , these lands, or of local or historical importance for agricultural uses. An inventory of lands in these classifications indicates that prime agricultural lands are found almost exclusively in the Green River Valley, May Creek Valley, and Maple Valley. 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' � _ ` --�.u �``1 � � - •.. � � • � j••^" �`CY p � �_ -- :.�:,.� U� ,!� ( �,, �, + + P�B��'W Technical Servic�__ t ,--� • :a ,p- � Date: December 10, 199: l� �-� �N``° , � , Name: LoiTaine Gonzal�; I � i ' / r � 27 No� 9 1�rtm l. � A Pege 6-3 Comprehensive Plan Lnnd Use Element Resounce Lands encourage compatible commercial agricultural uses and reduce semi-industrial agricultural uses near residential or sensitive areas. * Protect historic sites: Renton does not have a program to identify and preserve historic resources. The policies will begin a process of identifying and mapping these sites. ! Scenarios for the �ture Agricultural areas will continue to convert to urban developments if they are not protected in some manner. Premature subdivision of these areas could preclude both the � survival of urban agricultural uses and an efficient use of the land if it does convert to urban uses at some future point. The resource lands policies will accomplish the following in the implementation of the plan: 1. Maintain viability of urban agricultural uses: Many agricultural uses remain viable on tracts 10 acres in size or larger. Establishment of tracts of this size would hold lands in reserve while protecting sensitive natural areas and existing farming uses. Tracts 10 acres in size or larger are eligible for Cunent Use Taxation which could be used to reduce the impact of property taxes. 2. Protect critical areas and resource lands: Agricultural areas are natural , candidates as Communi Se arators, 'cularl in combination with rivers, streams, h' P P� Y and critical areas such as wetlands and geologically hazardous areas. Agricultural uses create open spaces while maintaining private uses of property. 3. Encourage a rural residential lifestyle: Iarge agricultural tracts offer the option for commercial or hobby farming as an alternative to suburban or urban living environments. Some job opportunities may also be provided in crop harvesting and animal husbandry. 4. King County Historic Preservation Program: The King County Historic Preservation Program can be used to identify sites and achieve historic recognition for some older structures. Although some increase in historic amenities is expected, Renton has traditionally not had an aggressive preservation program. ' 5. Effectively manage extractive resources: Extractive resources will continue to exist within the City. However, management of these resources when they occur within an urban environment will require a more comprehensive approach than used in the past including notification to adjacent owners, regulation of hours of operation, protection of critical areas, and restoradon plans. Page 6-5 II , - ----- - i , Comptehensive Plan Land Use Element I�' Reaou�e Lands ', Policy RIr2.3: Regulate access of I domestic animals to shorelines and Polic RIr2.8: Uses in resource R y wetlands. designations should be subject to the policies in Chapter 7, Open Space and Policy RIr2.4: Control impacts of Parks. The intent of these policies is to crop and animal raising on surface and encourage commercial agriculture as a ground water. continuing use within the city. Policy RI.-2.5: Designate areas with Discussion: Many agricultural uses low density single family as community create noise, odors, waste and separators. transponation impacts which are not compatible with residential uses or Policy RIr2.6: Designate areas with public recreational uses. Uses such as prime agricultural land as agriculture food processing, milling, meas packing with a Transfer of Development Rights and feedlots should be prohibited. program. Policy RIr2.7: Encourage public and private recreational uses in agricultural areas. III. Extractive Resources Objective RL-3:0: Maintain extractive industries where their continued operation does not impact adjacent residendal areas, the City's aquifer or other critical areas. Policy RI�3.1: Extractive industries performance standards and the policies including timber, sand, gravel and other in the King County Comprehensive mining within the City's sphere of Plan Section IV. Mining, Sections A. influence should be mapped and Designated Mining Sites, B. Mining appropriately zoned upon annexation to Outside of Designated Mining Sites, C. the City. Policies governing these sites Pernutting Process, and D. Mining should be consistent with the King Practices (Exhibit B). County Comprehensive Plan Section II. Forestry, and IV. Mining, Sections A. Policy RIr3.3: Extractive sites, when Designated Mining Sites, B. Mining mined out, should be regraded and Outside of Designated Mining Sites, C. restored for future development ' Permitting Process D. Mining Practices compatible with land use designations (Exhibit B). for adjacent sites. Policy RIr3.2: Mining and processing Policy RL-3.4: New plats adjacent to of minerals and materials should be operating extractive sites should carry a allowe.�i within the City subject to appli- notice on the fa�ce of the plat specifying cable City ordinances, environmental the impacts which are expected from Page 6-7 , Comprehensive Plan Land Uae Element Resouroe Lands STRATEGIES AND IMPLEMENTATION Strategies 1. Create large lot zoning to protect agricultural and rural residential uses. 2. Incorporate agricultural areas in community separators. 3. Encourage commercial or hobby farming on larger holdings with agricultural soils. 4. Provide for managed use of extractive resources. � 5. Idendfy and protect historic sites. Implementation The policies will be implemented through the following documents: 1. Designate existing or potential agricultural areas as Community Separators. 2. Establish Rural Conservation or low density zoning in areas with prime agricultural lands. 3. Minimize impacts of higher density urban uses on agricultural areas through SEPA and other reguladons. 4. Approve Current Use Taxation on tracts ten acres or larger in size that will be ' maintained in agricultural uses or open space. 5. King County Historic Preservation Program. 6. King County Forestry and Mining policies, King County Comprehensive Plan. �g��-9 Compneheneive Plan Lnnd Use Element Reaource Lands vandalism to forestry and logging equipment, destruction of young trees, an increased residential traffic on narrow haul roads, presenting safety problems. Forest management in developed areas is also more costly, because of additional measures needed to ensure safety and prevent fue hazards. Forest management is a long-term investment which produces little or no income until � harvest time which occurs on a forty to si�cty year cycle. Forest managers look to long- term land use and market trends, and other economic factors to determine the likelihood of producing income from another forest crop, and success will be more certain in areas where forest parcels are consolidated in large districts with few conflicting land uses. To maintain consolidated areas of forestry with few intervening uses, King County, in cooperadon with public and private forest land owners, has established Forest Production Districts based on the following factors: 1. Natural features including soils, topography, and climate are suited to commercial forest production; 2. The predominant land use is forestry; 3. The predominant parcel size is 80 acres or larger, allowing efficient forest management; and � 4. Residential development is scare adjacent to the district, and adjacent lot sizes enable sidng of future dwellings to limit adverse impacts to forestry. The King County Comprehensive Plan -- 1985 Technical Appendix contains more detailed information on these factors, including research by King County and input from the forest products industry. The Forest Production Districts mapped in Figure RL-1 at the end of this chapter are also included as designated Resource Lands on the Comprehensive Plan Map, Figure PG 1. Boundaries follow a combination of natural features and survey lines. The districts are intended to be long-term designations, and will be changed only through amendments using the criteria and community plan process outlined in Chapter Three, Planning and Implementation. RL-201 The primary land use within Forest Production Districts should be commercial forestry. Other resource industries such as extraction and agriculture should be permitted within Forest Production Districts when managed to be compatible with forest management. Residential development should be discouraged within forest production districts Page 6-11 Comprehenaive Plan Land Uee Element Resource Lends In additional to economic value, forest lands have tremendous recrearional value. Both public and private lands provide opportunities for fishing, hildng, hunting, and other forms of outdoor recreation. Some private forest landowners have open gate policies to permit public access. Although day use and int�rpretive centers can be compatible with long-term forestry, other types of recreation may interfere with forestry production. King County works with private and public forest owners to encourage recreation and other uses compatible with forestry; for example, through review and comment on public forestland management plans and public land trades. RL-20F King County should encourage public and private forest managers to provide for recreation and other multiple uses within Forest Producdon ' Districts, compadble with productive forestry and other resource management goals. CommerciaUrecreational or institutional developments such as conference centers, ski areas and associated hotels allow more people to enjoy the aesthetic benefits of forest lands, and are desirable when compatible with continued forestry on adjacent lands. RL-207 A commerciaUrecreadonal or institutional development in a Forest Producdon District should be compatible with long term forestry and other resource management activities. A discretionary review process should be used to ensure that building siting, size, design and supporting public facilides limit impacts to sunounding forest management activities. Adjacent forest managers should be invited to identify potential conflicts and mitigating measures. In addition to preventing land use conflicts within and adjacent to Forest Production Districts, King County can work with other public agencies and service providers to encourage forestry within districts. RL-208 King County should encourage continuing forestry within Forest , Producdon Districts by: a. °�' Supporting land trades that result in consolidated forest ownerships; b. Locatin utilities and roads to prevent disruption to forestry; and g c. Working with forest managers to identify and develop other incentives for continued forestry. RL-209 Establishment or expansion of special purposes taxing districts and local improvement districts in Forest Production Districts should be strongly discouraged unless they directly benefit forestry. �g�6-ts Compreheosive Plan Land Use Element Resource lands Program administered by King County. These laws are designed to protect water quality, shorelines, fish and wildlife habitat, and the public's opportunity to enjoy these resources. � In Urban Areas where medium to high density land uses make farming on lands outside of districts difficult, King County can offer incentives to encourage farming. For example, density bonuses may be an incentive for cluster developments that conserve a parcel of productive farmland. When opportunides for continued farming are assured through plat restrictions or conservation easements, King County can plan adjacent land uses to reduce conflicts for farming. Open space tax benefits are also appropriate, since farms in Urban, Transitional and Rural Areas serve as greenbelts and provide ' other open space benefits. RL-308 King County should offer incentives to conserve farmlands outside of ' Agricultural Production Districts. When permanent conservation of a , parcel of farmland is assured, adjacent land uses, utilities and ', transportadon should be designed to minimize conflicts with farming. C. AGRICULTURAL PRACTICFS Agricultural practices that maintain the productivity of the lands also protect environmental quality. Water quality and stream habitat can be protected through farming practices that prevent erosion, retain bank vegetation, avoid stream bank collapse, properly dispose of animal wastes, and prevent excessive surface water runoff. King County works with state and federal agencies to encourage farming .practices that protect the environment. r r t RL-309 Agriculture should be manageci to maintain wate quality, p otec fisheries and prevent erosion of valuable agricultural soils. IV. MINING This section contains policies to preserve opportunities for mining and to assure extracdve industries maintain environmental quality and minimize impacts to adjacent land uses. A goal of King County is to facilitate the efficient utilization of valuable mineral, oil and gas deposits when consistent with maintaining environmental quality and minimizing impacts. King County contains many valuable mineral resources, including deposits of coal, sand, rock, gravel, silica, peat, clay, metallic ores and potentially recoverable gas and oil. Land uses need to be planned to protect the accessibility of King County's valuable mineral deposits and at the same time protect existing land uses. Planning will need to differentiate between various extractive activities such as oil and gas exploration versus surface mining and tailcr regulation of these activities appropriately. Mining and processing these deposits is an important part of King County's economy, Page 6-15 � Comprehensive Plan Land Use Element Resounce I.ands RL-401 King County should identify and preserve opportunities to extract mineral resources, following study and public review, by designating such resources as Mining Sites when: a. The Mining Site contains a substantial or high quality deposit of rock, sand, gravel, coal, oil or gas or other mineral resource, recovery of which will have public benefits clearly outweighing the environmental and other costs; and b. Ircation, parcel size, site characterisdcs and existing land uses . allow operation with limited conflicts with adjacent land uses and environmental quality can be protected when midgating measures are applied; and c. Roads or rail facilities serving or proposed to serve the Mining Site can safely handle transport of mined products when ' n in. o rat�o s be Pe g ` n h 1 in i in mm ni lan RL-402 Mining Site designatio s s ou d be d cated detailed co u ty p maps, to nodfy adjacent property owners and residents of prospective mining acdvities. When site-specific measures to mitigate adverse impacts have been assured and operators have approval to begin extraction, the designated Mining Site should be given a zone classificadon which permits extractive and related processing activities. T'he size of each designated Mining Site will be based in part on the size and type of the deposit, the proposed extractive technique (surface, underground, open pit, auger or other), and in part on the amount of land required to ensure that adverse impacts are mitigated to meet all applicable standards. RL-403 Designated Mining Sites should be large enough to allow the resource to be extracted and processed, and include enough land to confine operational impacts such as noise, reduced air quality, light and glare, and other adverse impacts to property owned or controlled by the mining operator. RL-404 Permanent structures not related to or consistent with mining should be excluded from designated Mining Sites. Although extractive operations can control most off-site impacts (see Section D, below), concerns about the traffic and aesthetic impacts of mining may effectively preclude mining adjacent to some land uses. In addition, the proximity of conflicting uses to Mining Sites can increase the cost and difficulty of mining, through vandalism to equipment, nuisance complaints, and safety problems. The most compatible land uses adjacent to designated mining sites are mining, industrial, open space, or forestry Page 6-17 Comprehensive Plan Land Use Element Resouroe L,anda D. MINIl�TG PRACTICES These policies will be used to review mining pracdces both in designated Mining Sites and other areas where mining is permitted. Mining practices must be managed to protect water and air quality and minimize problems associated with surface water runoff, dust, and glare. Conflicts between mining and adjacent land uses can also be minimized by using distance or earth barriers to reduce off-site noise, and by operating equipment and trucks to ensure safety and reduce noise levels. RL-409 Extraction and processing of rock, sand, gravel and other mineral resources should be managed to avoid or midgate adverse impacts to surrounding land uses and to protect water and air quality. Special operating procedures, landscaping, fences, buffers, berms, mufflers and other techniques or requirements should be used to minimize off-site impacts. RL-410 Truck traffic for mining operations should avoid neighborhood collector or local access streets. Where two or more arterials serve a mining operation, truck traffic should use routes which produces the lower peak traffic volumes and otherwise rerluces hazards to residential or agricultural traffic on arterials. In Urban Areas, mining operations should have direct access to arterials. ' RL-411 Extractive operators should provide traffic controls at entrances and elcits to the mining site as needed. Trucks and equipment should be operated in a manner that does not cause excessive harm to road surfaces, prevents debris from being deposited on roads, minimizes noise, and is safe for automobile, pedestrian, and bicycle traffic. Heavy truck traffic affecting residential areas should be scheduled for non-peak daylight hours. Operators should contribute to necessary off-site traffic control measures on a pro-rata basis in cooperation with King County. RL-412 Noise and vibration from extractive operations should be minimized. ; Surface blasdng operations and underground blasts causing noticeable I vibrations should be limitsd to daylight hours when adjacent to residendal areas. Blasts should be scheduled for regular and predictable times, except in case of emergencies, and blast time information should be made available to area residents. RL-413 Heavy equipment, mines and pits should be screened from the view of nearby commercial and residential properties and public roads and trails, when possible. Page 6-19 Comprehensive Plan I,and Use Element Resource Lands Historically, underground mining had been the preferred mechanism for extracting coal and clay deposits. Today, most minera:s are extracted via surface mining operations. King County recognizes that economic conditions may favor the increased use of underground mining in the future. In addition, current oil and gas explorations may result in applications for oil and gas extraction in the future. RL-418 Underground mining and oil and gas extraction in King County should be permitted subject to the applicable policies and conditions in this chapter. King County recognizes that state and federal regulations may apply to these operations, and will avoid duplicadon of these regulations if they adequately address local concerns, but King County specifically reserves the ability to address issues of local concern with regard to mining. Pege 6-21 Comprchensive Plan Lend Use Element Open Space and Parks CHAPTER SEVEN OPEN SPACE AND PARKS DISCUSSION The open space and park policies address parks, trails, public rights-of-way, public and private open space and other undeveloped areas. The policies are concerned with en- � suring that an adequate open space system exists in Renton now and in t�►e future. Background What is the meaning of the term "open space?" Open space is defined as the trails and the undeveloped areas which create an inter-connected system throughout the City. These areas include parks from large regional parks such as Gene Coulon Memorial ' Beach Park to smaller neighborhood parks such as Jones Park. Open space is the undevelopable portion of environmentally sensitive lands. Open space includes the natural areas, ravines, and creek beds located throughout the City. Open space is also the undeveloped portions of private property and public rights-of- way. Open space also means views down public streets, golf courses, trails, railroad rights-of-way, power lines, water easements, and cemeteries. Open space is undevel- oped streets on Renton's steep slopes that break the continuity of development. Open space is also numerous public facilities such as schools, substations, and reservoirs which provide opportunities ranging from active recreation facilities to passive greenery as an enhancement to their primary function. Existing Conditions The City of Renton is the primary provider of park and recreation facilities in the Ren- ton planning area. These facilities include parks, indoor facilities, open space areas, and recreation programs. Other suppliers that provide service include King County and several private enterprises. Renton currently has a strong parks and recreation program which incorporates several major open space holdings. The existing park and trail system is well planned and maintained. These parks and trails make use of their special locadons and offer a rich variety of water-related recreational opportunides and scenic beauty. Both Gene Coulon Memorial Beach Park and the Cedar River Trail are outstanding examples. Coulon Park is considered one of the finest parks in the Northwest. This facility at- tracts over one million people annually. The Cedar River Trail, which stretches for more than two miles, is a continuous bike and pedestrian trail linlcing various activity Page 7-1 I Comprehensive Plan I,end Use Element Open Space and Parks ISSIIeS The Open Space policies address several issues related to the development and mainte- nance of a dynamic open space system. * Serve parks and open space needs of future population: The number of resi- dences and work places within the City of Renton has increased in the past ten years. As a result, the amount of available vacant land has been severely reduced and the value of land throughout the City has increased. Sufficient amounts, types and loca- tions of open space are neederl to meet the park and open space needs of future generations resulting from growth in residential, neighborhood, commercial, downtown and industrial areas. * Evaluate sensitive areas: Much of Renton's remaining natural area is environ- mentally sensitive and includes areas with unstable soils, steep slopes, native plants, wetlands, areas within flood plains, and wildlife habitats. Environmentally sensitive T '"lands need to be carefully evaluated for possible open space acquisition. In addition, � �other sites located along hillsides, ravines, and other undeveloped areas which were once considered "unbuildable" are now subject to development pressures. Increased land values and new building technologies have made it financially and technologically feasible to develop these previously unbuildable sites. When development does occur on these parcels, frequently a portion of the site is required to remain in open space be- cause of environmentally sensitive features. * Maintain a pleasing urban form: Open space plays an important role in maintain- �ing a pleasing urban form. Topographic conditions, the presence of bodies of water, and the integration of the built environment with these natural features all contribute to Renton's special idendty. Even though natural features physically separate one area from another, they also make possible visual contact between distant parts of the City. Open space provides buffers between incompatible land uses such as industrial areas and residential neighborhoods. Open space promotes and maintains the visual identity of separate and distinct districts by relieving the monotony of urban sprawl. Open space provides visually pleasing natural amenities in an urban environment. In heavily developed areas, even small amounts of open space have a major impact on lo- cal identity because of their special character and the contrast they provide with the sur- rounding built environment. Spaces that are public and highly visible provide a com- mon point of reference, a means of orientation within an area, and create a focus to which people and activities are drawn. Views outward to surrounding areas also pro- vide orientation and offer relief from the congested conditions of densely developed ar- eas. Page 7-3 Comprehensive Plan Land Use Element Open Space and Parks POLICIES OPEN SPACE AND PARKS GOAL: Develop and maintain a diverse open space network. I. Open Space System Objective OS-1.0: The open space network should include public lands such as parks, public open space, trails, environmentally sensitive areas, private open spaces, public rights-of-way, waterways, and visual open spaces. Objective OS-2.0: The function af the open space network should be to: ' �' a) preserve land resources; b) provide relief from urban development; c) maintain a habitat for wildlife; ' d) provide physical access and visual connection within the City; and ' e) define the form of the City. '" 06jective OS-3.0: Adequate open space lands should be preserved to meet the needs of present and future generations. Objective OS-4.0: Multiple open space uses should be provided on lands whenever feasible. Discussion: The intent of these policies plazas or sidewalks, and major land- is to create a system of open space marks or vistas which provide visual which includes public lands such as relief within the urban environment. parks, trails, and public undeveloped The concept of an open space network land, but which also includes a variety includes the nodon that the available of other types of lands. Examples in- open space would function together to clude: larul which is set aside to fu�ll create a sum greater than its pans and open space area requirements in private that, where possible, the pieces of the developments, undeveloped ponions of system would be connected visually, or sensidve areas, undeveloped portions of physically connected through the use of city rights-of-way, landscaped boule- an interconnected trail system. vards, cenain urban areas such as Page 7-5 Comprehensive Plan Land Use Element Open Space and Parks trails program and the Land Use Ele- I ment of the comprehensive plan. Addi- � lliscussion: The trails program for the tional trails policies are also included � Ciry will be implemented through the in the transportation policies chapter of I, Trails Master Plan. The intent of these the Land Use Element. i policies is to provide a link between the ' C. Public Open Space Objective OS-7.0: Expand the City's open space network as population and employment density increase. Policy OS-7.1: The City should place Policy OS-7.5: A management plan for its emphasis on acquiring open space miscellaneous dedicated lands should be that is either archeologically or environ- developed. rnentally sensitive or unique, or can fill a gap in the existing open space net- Policy OS-7.6: Public open space . work. should also include critical areas. Policy OS-7.2: The City should give Discussion: The intent of these policies griority to land acquisitions which pre- is to create a framework to guide ex- serve natural resource based areas or pansion of the City's open space pro- environmentally sensitive areas, provide gram. wildlife habitat or provide relief from urban development. The public open space program is also implemented through the Comprehen- Policy OS-7.3: Where feasible, public sive Park and Recreation Master Plan. access into public open space areas A detailed analysis of existing holdings, should be encouraged. Where projected needs standards and a pro- appropriate, archeologically or posed open space acquisition program environmentally sensitive areas should is included in this document. The open be protected from intrusion. space addressed in this program ' - includes undeveloped natural areas and Policy OS-7.4: Structures should be critical areas. minimized within public open space areas. � ri i 1 III. C t ca Areas Objective OS-8.0: Private open space, comprised of the undevelopable portion of ' critical areas, should be recognized as part of the open space network. Page 7-8 Comprehensive Plan Land Use Element Open Space and Parka Policy OS-8.1: Private open space Policy OS-8.5: Sensitive areas within should primarily benefit the adjacent private open space should be protected. private development. Policy OS-8.6: Sensitive areas should Policy OS-8.2: Private open space be identified and regulated according to should function as a project amenity the policies in Chapter 8, providing a buffer between land uses, Environmental Policies, Section IX, shaping urban form, maintaining Objective EN-15. wildlife habitat, and providing visual relief for the developed portion of Discussion: The interu of these policies critical area sites. is to provide direction as to how unde- veloped portions of critical areas might Policy OS-8.3: Public access should be be incorporated into the open space , encouraged through private open space network. These lands may be zoned for where these open space areas can form a variery of uses. Under development � a link in the community-wide system of regulations, building will be guided to trails, natural areas, and wildlife those less critical portions of the site. corridors. Some portions will, therefore, remain _. relatively free of development and will Policy OS-8.4: Connections via trail provide open space astributes. These easements should be considered where areas can be potential determinants of private open space abuts public open urban form, wildlife habitat, and visual space. open space. IV. Secondary Open Space A. Private Residential and Commercial Open Space Objective OS-9.0: Establish a system of private urban open spaces which provide relief from the built environment, contribute to the amenities of the street, or provide amenities for the residents of a development project or employees and customers of commercial and industrial projects. Policy OS-9.1: Encourage provision of a) recreation, open space areas as part of the b) buffering, development of commercial, industrial c) high amenity landscaping, and residential projects. Such open d) public plazas, space areas should be a functional e) public view areas, element in the open space network fl trails available for piiblic use, or providing any of the following: g) wildlife corridors. Page 7-9 Comprehensive Plan l,and Use Element Open Space and Parks open spaces. Boulevard status would e) potential to develop a non-mo- indicate a higher priority for landscape, torized transportation corridor. sidewalk and trail improvements which would increase the amenity value of the Policy OS-10.5: The open space street. Boulevard status could be based functions of railroad and utility rights- on criteria such as: of-way should be assessed. a) landscape character, Policy OS-10.6: Abandoned utility b) significant views, and/or railroad rights-of-way should c) linkage to other open sp�ce ele- receive high priority for designation and ments, acquisition as trail and/or open space d) location in relation to scenic el- corridors. (See Figure 7-5) ements such as ridgelines or waterfront, and V. Visual Open Space Objective OS-11.0: Maintain the visual quality of major topographical and built features within Renton and its environs, as seen from within the City. . Policy OS-11.1: The major view tops surrounding the downtown area corridors and significant visual features are still heavily forested, making a I�, , , of the City should be identified and scenic setting for the Valley areas. . recognized as part of the open space Similarly, features such as vegetation, network for the community. stand of trees, or unusual architecture define the City at a smaller scale. Discussion: Prominent visual elements Although these features may not be in the City and in the surrounding area within the City limits, they become part define the edges of the urban area and of the ciryscape and contribute to focal points within the community. Renton's urban form. They provide Renton is bounded and defrned by imponant visual relief from urban several dramatic topographical features development and are part of the open including Lake Washington, Mount space network which defines Renton. Rainier, the ridges of West Hill, and the Cedar River. In addition, the ridge Page�a 1 Comprehensive Plan I.and Usc Element Open Space and Parks Implementation The following actions could be taken by the City to implement the strategies: 1. Develop an open space acquisition plan: "The Comprehensive Park, Recreation and Open Space Master Plan" published in May of 1991, describes a vision for a park and recreation system for the City of Renton. The Master Plan presents an assessment of cunent operations and facilities, a survey of recreation demand within the City, de- scribes the parks and faciliries needs, and concludes with a section which summarizes park, open space, and trail acquisition recommendations. 2. Designate open space target areas: The City should designate certain areas as target areas which would be highest on a priority list of additions to the open space system. The City of Renton's Park and Recreation Department's Comprehensive Park, Recreation and Open Space Master Plan includes specific proposals for high priority sites. 3. Develop a trails plan: The City should identify a system of trails to enhance the opportunities for the residents and workers of Renton and the region. Tfie City is cur- rently working on a Trails Master Plan which will begin the implementadon of this program. 4. Evaluate vacation of rights-of-way policies: The City should evaluate policies for vacating rights-of-way and using the undeveloped street rights-of-way and/or portions of these areas. Page 7-13 ---_---__==__=___:_==:__- _:_==_=_=___= Figure 25 .� I Comprehensive Plan Land Use Element I' Environmental I, � � ` ' CHAPTER EIGHT I ', � ENVIRONMENT � � DISCUSSION 11 The purpose of the environmental policies is to provide the policy background and basis ` for future environmental actions by the City of Renton as it attempts to balance urban- ization, economic development, and natural area protection. Environmental policies � � address substantive issues such as development within floodplains, wetlands, and steep � � slopes and procedural issues such as how these areas should be mapped and how they ` l should be regulated. Environmental policies will be implemented through economic l J development decisions, critical areas regulations, and incentives for environmental protection. � Background a The City of Renton exists in a distinctive natural setting, fundamentally shaped during the last million years by the forces of glaciation. As the glaciers advanced and re- treated, they deposited, compressed, and levelerl the soils that form the plateau areas to (�1 the east and west of the City, gouged out Lake Washington and the wide, flat flood- �-� plain of the Green River Valley, and determined the original routes of the Cedar and Green Rivers. � � Existin Conditions � � � Previous settlement of Renton has altered the City's natural terrain so that today the Green River Valley has become a major commercial and industrial area, utilizing the � � flat terrain. The downtown is located on the old river beds, and the Cedar River itself � J has become a major area for recreation for Renton citizens. Trails, fishing, and water sports such as rafting and swimming occur along this prominent natural feature. The � 1 plateau areas hold major residential neighborhoods and remnants of large gravel , J deposits. These deposit areas may contribute to future urban development once they are reclaimed and restored. (Other mineral deposits, such as hard rock, and silica sand ` � may be economically viable for later extracdon in the sphere of influence area directiy ; outside the City limits.) Abundant views and green wooded areas characterize the hillsides encircling the downtown and along the Cedar River and May Creek. Other � natural resources include lakes, springs, rivers, creeks, wedands, and the sole source � � a uifer Renton's munici al water su 1 . q � P PP Y l i ' , I In addition to these natural resources, the glaciers bestowed a wide range of natural i �J hazards upon the City. Some of these hazards pose extreme threats to property and life, while others pose a risk for increased public expenditures and envuonmental . � i � �g�a-� � Comprehensive Plan L.and Use Element Environmental High water quality can be achieved construction periods will aid in the through the use of Best Management protection of surface waters. Further Practices for industries and businesses. protection of surface water will come Preservation of riparian corridors can through aquifer protection policies and protect receiving waters from storm ordinances, which could limit water e,,�'ects such as erosion and discharges of pollutants. Land uses are sedimentation. Construction practices suggested in the plan which will also are also an important mearrs of secondarily address surface water protecting surface waters. Limiting impacts. erosion and sedimentarion during � , III. Rivers and Streams Objective EN-5.0: Protect and enhance the City's rivers, major a��d minor creeks and intermittent stream courses. PoGcy EN-5.1: Maintain the City's 1. Crossing and bridges which ' rivers, creeks and intermittent stream access several properties. courses in their natural state wherever feasible. 2. If crossings and bridges are not =� feasible, culverts could be used ' Policy EN-5.2: Degraded channels and which are oversized and have banks should be rehabilitated by public gravel bottoms which maintain programs and new development. the channel's width and grade. Policy EN-5.3: Develop land use Discussion: The rivers and streams regulations which establish and enhance within the Ciry hold great importance setbacks along all waterways and for the ciazens. These waterways can intermittent stream courses. The be protected through three measures: purpose of the setbacks would be to preservation of their courses, their retain an enhancement of the natural banks, and the vegetarion next to them. vegetadon for infiltration, maintenance For areas that have already been de- of wildlife habitat and normal water graded, all e,,�`'orts should be made to temperatures, filtration, and the restore them. For new areas, the natu- retardadon of run-off and erosiori. ral systems should be protected. For eYomple, the use of closed pipe Policy EN-5.4: If crossings and/or drainage systems for streams in devel- access points are required across opments should be prohibited except fishbearing river and stream channels, where no other feasible alternative ex- improvements should be made in the ists and where the closed system will following order of priority: not cause any significant degradation of water qualiry or habitat. �g�s-s Comprehensive Pian Land Use Element Environmental tion while still encouraging appropriate wetlands in the area are high quality, development. The policies also provide fully functioning wetlands. The policies for the improvemera of degraded sys- provide for a hierarchy for evaluating tems. all wetlands. Each system is evaluated for its size and its imponance to the Some wetlands are recognized as having overall natural system. Subsequens less value than others in the City. In actions are then to be based on the the Green River Valley, some wetlands imponance of the wetland. are isolated, perched on fill, and pro- vide minimal habitat functions. Other V. Flood Plains Objective EN-7.0: Protect the natural funcdons of 100 year floodplains and floodways. Policy EN-7.1: Prohibit permanent any development which is allowed in �_structures from developing in floodways the 100 year floodplain. due to risks associated with deep and fast flowing water. .- Policy EN-7.6: Emphasize non- structural methods in planning for flood ' Policy EN-7.2: Limit development prevention and damages reducdon. within the 100 year floodplain to that which is not harmed by flooding. Policy EN-7.7: Dredge the Cedar Roads and finished floors of structures River bed as one method of flood , should be located above the 100 year control. flood level and new development should . provide compensation for exisdng flood Discussion: Yearly,floods are a reality storage capacity due to filling. for many members of the community. The Cedar and Green Rivers carry wa- Policy EN-7.3: Restrict land uses to ters from large drainage basins and ei- those which do not cause backwater or ther terminate in Renton or pass significantly increase the velocity of through Renton. The preferred methods floodwaters. of addressing,flnods are wise develop- ment practices and land use patterns, Policy EN-7.4: New development or reteruion of water on-site and in natural land modification in 100 year systems, and finally through engineer- floodplains should be designed to ing practices such as dredging and maintain natural flood storage functions channelization. and minimize hazards. Regional impacts from outside the City Policy EN-7.5: Incorporate design limits also a,,�`'ect Renton in ,flooding features which are intended to keep events. The Federal Army Corps of harmful substances from flood waters in Engineers and the City of Seattle have Page 8-7 Comprehensive Plan L,and Use Element Environmental control over dams on the Cedar and coordinaxion is addressed under these Green Rivers which provide ,flood policies. control. Because of this, regional VI. Stormwater Objective EN-8.0: Conduct a stormwater management program which optimizes Renton's water resources. Policy EN-8.1: Maintain and enhance gully erosion or landslides in ravines natural drainage systems to protect and steep hillsides. ' water quality, reduce public costs, and , prevent environment degradation. Policy EN-8.7: Industries and ' businesses should use best management Policy EN-8.2: Preserve natural practices to prevent erosion and surface water storage sites that help sedimentation and to prevent pollutants regulate service flows and recharge from entering ground or surface waters. groundwater. . PoGcy EN-8.8: Implement surface i PoGcy EN-8.3: Provide local funding water management systems which ' for the stormwater program through protect natural features whenever Storm Water Utility. feasible. , Policy EN-8.4: Control quantity and Policy EN-8.9: Promote means of flow quality of stormwater run-off from all control, when required in waterways, new development to be consistent with that maintain the channel in as natural a or improved over existing conditions. state as possible. Policy EN-8.5: Minimize on-site Policy EN-8.10: Utilize, maintain, and erosion and sedimentation during and enhance the natural stormwater storage after construction. capacity provided in existing significant wetlands. Policy EN-8.6: Route stormwater run- off from new development to avoid Objective EN-9.0: Provide a storm and surface water control and drainage system capable of preventing threats to life, property and public safety during a 100 year flooding event. Policy EN-9.1: Control surface water run-off rates, to existing conditions at Policy EN-9.2: Promote the return of the time of development for all new de- preripitation to the soil at natural rates velopment. near where it falls through the use of Page 8-9 Comprehensive Plan Land Use Element Envi:onmental Policy EN-11.1: Provide information Policy EN-11.3: Create the long-term for and participate in informing and community commitment that will be educating individuals, groups, necessary to sustain efforts to protect businesses, industry, and government in the City's water resources and maintain the protection and enhancement of the and improve water quality through edu- quality and quantity of the City's water cational programs. resources. Discussion: Individuals can aid in Policy EN-11.2: Increase the stormwater management through Best cc��nmunity's understanding of the Martagement Practices at the single City's ecosystem and the relationship of family home or single business level. the ecosystem to water resources. These policies provide methods of in- forming citizens of their potential roles. � VII. Ground Water Resources Objective EN-12.0: Ensure the long-term protecdon of the quality and quandty of the groundwater resources of the City of Renton in order to maintain a safe and adequate potable water supply for the City. PoGcy EN-12.1: Designate and protect Cedar River aquifer as a sole source areas of critical recharge and other aquifer for the potable water for the associated aquifers within the City and G�ty of Renton. 98% of the City's wa- the sphere of influence through co- ter supply comes from that aquifer or ordination with surrounding jurisdic- from springs in the Talbot Road area. tions. Srrong policies protect these supplies through a variety of inethods, including Policy EN-12.2: Emphasize the use of protection of natural systems and care- open ponding and detention, grassy ful regulation of development in sensi- swales, clean roof run-off, and other tive aquifer areas. The policies also stormwater management techniques that provide for the City to play a strong maximize water quality and infiltration regional role; iri��aquifer protection, where appropriate and which will not since surrounding jurisdictional actions endanger groundwater quality. could compromise or even destroy aquifer production. In addition, the PoGcy EN-12.3: Acquire the most policies provide for the City to ident� sensitive lands such as wedands and and protect other associated aquifers flood plains for conversion to parks and which a,,�`'ect the sole source designated greenbelts. aquifer. Discussion: In 1988, the Environmen- tal Protection Agency designated the Page 8-11 Comprehensive Plan L.and Use Element Environcnental habitats thas provide shelter and food for many species. Deer have been These policies provide for preservation spotted migrating through the power of these habitats. A variety of inethods line corridors which criss-cross the could be used to implement these poli- G�ty. cies: conservation easements, large lot zoning, city open space purchase and Besides these east-west corridors, a wildlife management, setbacks, reten- north-south corridor of habitat exists tion of vegetation in various areas, and stretching from the Cedar River landscaping.regulations specifying na- drainage to the May Creek drainage tive vegetation which would provide directly outside the city limits on the food and shelter for wildlife. • plateau. IX. Process � Objective EN-15.0: Environmentally sensitive areas should be identified and regulated � to protect life and property according to the severity of the natural hazards. roGcy EN-15.1: Consider the follow- ronmentally sensit�ve areas wluch pose t ing should be considered in designating the most threat to life and property to and controlling environmentally sensi- ensure limitations on uses, densities, tive sites: clearing, grading, and vegetation removal through the application of the a) critical areas and resource lands Greenbelt Regulations RMC 4-31-35. inventory; b) steep slopes drainage swales, Policy EN-15.4: Designate setbacks lakes, wetlands, bogs, streams, around environmentally sensitive areas rivers, or other surface water to protect both the areas and the users. bodies; c) unstable or water bearing soils; Policy EN-15.5: Establish and maintain d) unique flora and unique fauna; a secondary system of comdors to e) historic and archeological sites; protect agriculture, timber, forest lands, and and wildlife habitat and to provide fl unique natural features. linkages between critical areas. Policy EN-15.2: Maintain an inventory Policy EN-15.6: Encourage of environmentally sensitive areas preservation of these secondary including descriptions of criteria for corridors through incentives and designadon and maps. regulations which will provide for public health and safety, and provide Policy FN-15.3: Regulate cridcal areas visual relief from. urban structures and map on the Greenbelt Overlay map development. including utility easements and envi- page 8-13 Comprehensive Plan Land Uae Element Environmental noise impacts on adjacent land uses and living in an urban society. These poli- activides. cies address the desire to protect residerus from unacceptable impacts. Discussion: Clean air and acceptable noise levels are necessary for healthful XI. Steep Slopes, Landslide, and Erosion Hazards Objective EN-17.0: Protect steep slopes, landslide, and erosion hazard areas from impacts from use and development. need to be reduced to prevent erosion Policy EN-17.1: Design land uses on and sedimentation. Limitations on the steep slopes should be designed to time when site work can be done may I prevent property damage and also be appropriate. ., environmental degradation, and to enhance greenbelt and wildlife habitat Policy EN-17.6: Incorporate design values by preserving and enhancing elements which preserve and enhance existing vegetation to the maximum the natural drainage system into extent possible. developments in an effort to control erosion and sedimentation. Policy EN-17.2: Allow land alteration only for approved development Policy EN-17.7: Design, locate, and proposals or approved mitigation efforts construct utility systems in a manner � that will not create unnecessary erosion, which will preserve the integrity of the undermine the support of nearby land, existing land forms, drainage ways, and or unnecessarily scar the landscape. natural systems. Policy EN-17.3: Mitigate problems of Discussion: Renton is located in a drainage, erosion, siltation, and geographically unique area. The walls landslides by decreasing development of the plateaus and river valleys contain intensity, site coverage, and vegetation both steep and erosive conditions. Nu- removai as slope increases. merous landslides create costs borne by the public agencies every year and pri- Policy EN-17.4: Protect high landslide vate owners often su,,�`'er property dam- areas from land use development and age from these same events. Due to the roads. high annual rainfall and soil conditions, erosion domage can occur on relatively Policy FN-17.5: Retain or replace level areas as well as steep ones. These native ground cover after construction policies set up standards which will in areas subject to erosion hazards. protect public health, safery and welfare Special construcdon practices should be and allow development to proceed in used, and allowable site coverage may appropriate areas. peg�s-is Comprehensive Plan Land Use Element Environmental STRATEGIES AND IlVIPLEMENTATION Strategies The following summarizes major strategies and implementation measures proposed in the plan that would be used to shape Renton's approach to critical areas. Summary of Strategies: 1. Preserve wetlands and geologically hazardous areas through ordinances and regula- tions, as well as State Environmental Policy Act reviews. 2. Encourage protection and preservation of natural areas through City acquisition of rime areas and through development incentives such as densit transfers and con- P Y servat�on easements. 3. Combine natural areas with park acquisition efforts to preserve these areas for pas- sive recreational use. 4. Protect the sole source aquifer through regulation of land uses and regulation of dumping of hazardous materials. 5. Protect mineral and agricultural resource areas through lower density uses on large - lot zoning and designation of natural resource uses. Additional protection could be accomplished by notifying neighbors of the primary use of the land and by the introducdon of practices that are important to the protection of the resource but may be considered nuisances by other urban dwellers. 6. Identify and regulate areas which may be impacted by abandoned mines. Implementation 1. Develop an inventory and map of critical areas. 2. Revise the City's regulations to include critical areas ordinances. 3. Develop an acquisition program for open space. 4. Invesdgate open space ta�cation breaks for areas that provide wildlife habitat and , critical area protection. 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MAPIE VAILEY.RO � Note: Aroae wtthin jurledicttons other thcn Renton ( not ahow� unlesa mapped by King County. `' � .:::::. .::::::....::::::::::�. :::::::: � Please refer to the Geoloqical Hazarda CL ....... .......... .............. � �� c mm for a desc on of the .... . � ....... ..................... • : : ary Report ripU CL _ ...... ...................... .. . atego i Se pe�po ylskr .... •�uss�ssriia��-__ - � � � R� -` SPWNG LAX6 , � ♦ � ♦ � y't� w -_ - - � 41 --=- ----- 1 . � CL ` ..... _ _ - ' � ___ �. U =-__ --_- � (� _ "' �1 _ _ _ �SdADY LAXE v O v O O O 12 0 0 0 o : �- y w - F _ _ _ � I � m _ _ _-_- � " _ WN _ J _ � a _- _ ____ _ KENT ' . .+Nrxex uira -- : - ------ - . N -=--- --=--------------=-= - = 1 .72000 � w - ------- ------ - --�� , � -__= _ _- _=.=_-- LONG RANGE PLANNING - - !`Y L1XE YOUNGS ` : P/B/Plf Technical Services � II r � _- 18 January 1992 � = a��c r. � oni., h. � � 8ource: Geo 8nslneers li/17/�1 F �J ��!'g•Z7 � � N � Figure 32 � � C� � L .� -- -__ - --_- ---_---- =-- O � N t� "0 - - - �--__ __ _ _____ __ L -- - - L UE - BEL EV � - - - ---- - - -- � ... - -- - ��, - -- -_ ------__-- -- � � - - --- -- �] � --- -- - ---- � •• L - ' _ __ - - -""""""_.. -""'-'"""' """""' """_ """""''"""-""'"" """' "'""".'-"y-"q"" "-"- -...'-'::'.-:_:�.-._ --:..:. ".:.:. 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' M�II ROQdH .. . . ..... .. . .:... .. . \ ^ (:. ............... �rp ':�I"�::::::::::::::::' .. :...:::�.:.: ':. wqYs EL . .................... .. ............... . ............. " """""' Muni p Boundanes . ......... 'ci al ..... ' LAKE XATXLESN ••• •.•.. ' �.... .... ; ..:�:::.....:::::::.::: : .. ........::.... .:�::::� °°- •- � e of Iniluence Ho � :.... -:::;-_ EL ....... _ _ Spher undary , .. ;.. .. EL .. . ;: . :: �, .. : : ;, : . . :::::: _ . .. . . - . .... EL ` ' ... • ..... . ... ... TUKW EL ;, . •::•.::.. - �,r�u,,c N� i �.,--_ . . :. : ':::::::::: .. .. ....... .F,I ... ........ � � •.. .....��. ' �� `��•••::. ��=� � •Includee areae of both High a�d Medtum. Please .. . ...... .... ::. . ...... .................. .... .. . ... . ...... ... .............................Pec: . ... . rofer to the Geologicai Hazarda Summary Report . ... ......................................... ;. .. ...... ........................................ ... ....... for a de p on of theae g ea . ...... acri ti cate ori . ,,: ..... ..... ...... .. ..... ..... ...... . ... m E� :::::: "�::::: ....... ::::�� :: Note: Areas within uriedictione other than Renton a EL ��"� "" �� ':. not ahown unlesa mapped by King County. sf � _ �' ('�i Ae��yTSY,r �XS D6SlRB-___ �: , .: ::.. . • O __ .. ... .. . �'. Rp ____ ♦ ____ -_,': ._.. . . .. ... .. • -- _: . .. � .. � • _::: - .. :xc'' ... �4� : • ''_:_: ' --- ....... ......SA ...... .... . ..... .... .... ... . .... .. ._-,_' • '_:_' ... -::_ • > • -='- • ------>: ... .. .... .. --- ---- . .. .. �4 EL < • --__-_ • ::: ° . -- = ::::. ':: ;� .. •: t • :.-_;_: • .. s -=__- • .... : � . • :<->-. .... a . • a • -." ' ..... . . _ ^ : .__'�-"_ "_'"" • . .:t:t:tact (��1 - . .. :::. . : v�i -- -= - �SXADY LAKS O �+0 0 0 12 0 0 0 . . . '_"'_'" . . '''-"'-'-" . , . _ . .,,,,.,,,,,...,...:-_ • � m "_ __- > --'- -_ W ' : ' """"'_'-""'-.' ' "':"""""'_'__ _.__ '..'rs'."'_'x'"."' '..' ' """""'__"_-' � ___" -"""'.'-""""' Q� -- � _::--___-�::_::vri_A-= --_--_ . 2 0�0 � ----- KENT -->- .. ------------------- , =-- ------------------- . � _-_._:-::::.:::.::- __P TXER UXE ---_--_ -- 1 • W -�_ - -- - --- '� �. 1 -=----`-= - ---=-= LONG RANGE PLANNING :- <:_�_�r::;;:_>_- � � _ _ LAXS YOUNCS P/B/Plf Technical Services -__ � � 18 January 1992 ^„ __ Robert ?. 1[ao Oaia Jr. �� Sonrce: Geo Bntiaeere 11/17/�1 Page 8-29 0 o N c ' c �- a> 3 • ..D � O C L o � r N � ................. 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' ' - ' ' ' '_ '_"' _ ( � _ _ ____ _ _ ________ __ _ ___ - O _-__ _ ' ' __' _____ " � ______________ __ ___________ __ _ _____ __ _____ __ o '' ---- -- - � :. � � a� --=- - --- ----------- --- a._ -------- - - - - - - - --- - ------ ------- - ---- - -- - --- - P - - - - - � n� - - - --- - c� - - - --- -- -- ------- --- - :::-::r:;.:;.>: -::._-.:-::-:-:.:-::;_'->--::.;:-:-`.:.::.:.....:'.:_;::-r:.-'=:-'-: : : _ ____ __ _ ______ __ _ __ _ ____-- -_ _ LL . �" P V@ h Cit of Renton � - - - ------- - - 7 �6 ' - ' t^ ------ - - - ----- J '¢':'':_:_:_;: ;'-:;':':;y,"�":":"":':'".r'-'":'___=:c:x.:.:..::.:..:.':`" -- o ,. ..... .:... i9 �8 � y ) ..- .:.::.::.:....---=----=------=----___-:_-__-�::,-:;-_ ---�---- . ..... � = Q -_.-__: ......:::.:::::.:_<z_:::::=_;::ax-:<-::.>x-:>:>_:__::-;:x<:_::: . .. .:.... ... y t � .""" """"_""'__""'_"____'__'.________'__"""'_' .. ..... r ----'-------'---'-----"'-.-"---"-""-'-."" ....... .. .. 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O .� . .... t:_'_:o__''_.:._:.'_.__:__''_'."""'.""'.""''"_'._:._"."" ...1l..:..I' .. ... h _ � � � = EATTL _ _ :_:<.::.:::.::.::::.>:-::::-:<-;;:<._;.:<:«<_<-:_<;<-;:_:-;_:;;-:_«->._- .. � o� � _ � --_:-_-<-:;�;>:=>:-::::_><::__»_::>-<:-.::::.--,-.�._:_-�:.._>:._:_-�- : . ;:::: .. z � h Cit of Renton ___________________<-;:_;sa�:.;��t�:::::_?:==>=:- a,o �8 � Y ) _______-__,____=_==_'__=_--___;__-____ -----=---=------ �. - - -=-� ---- - �'�^ --=-==----------------->--- --_----=--------_= e -- - - ---=-- -= - ----=---- ---- -- �' ro ------=-- ---- ---- ------ - 9 a � - - --------- -- - ---- -z:>s==:;--:::-:--::-:i::::-_s<::>::-_-:=:__:�=:-:::._:::-:�:-- ,:.:. ..._. ...-- -�-- ----- -:: , -„__-:::,-'_;:-'_::__:=_s:::`-_:.::=:.r:_':=:r�:::x:3_;c_t- ::: ..:.`.`�.�i:� Me�l1IIl �.`lt O °y , _____________________>___=-=------`---_--_=--- ° ` LL � � � Y f Renton) 9 ",F,� _------------==-<-_-'==---=-----_____=_- Z � --=-=-==----- ---- -_-- o � s . q� .._______==="___________________ � LL , . .r � ->__________________-_---- _- g� e� LL I,o� Cit oi Renton ---=--------------__ �,� � � y ) . . ;;......:..:.::::::::: :.._::>_-:::->_::_. � ______ __ -- J� . , �� :� Hazard (King County) � ........... , � U- � � � � �i �� Q �� Streame ��P ❑ o 0 . ... 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LL a :r� � s ........... ........... . ... .... .... .......................... . ::: - .... ......................................:4uRt .� Note: Areas wtthin jurisdictiona other than Renton . . ... ....................................... : . .... ................................................P1.LEY.qp.:...' � �'�:��. .... ..... ............ ...................................... ......' �� not ahown unleas mapped by kng County. .. ..... ....................... .. . . .. ..... ........ ............ .. • . ...... .. .......:. .......... • � b � • �� ::: Pleose refer to the Geologkal Hazarde ��o: Summary Report tor a desc�ipUon of the categoriea. LL o� � ��'£ LAXS DBS/RB _::_ , �kp yT�Y -__- . ♦ � ♦ ........... ::::�::::: . _ .......... . _ .::::::::.. . -_ 2 " -_ SP ... Rp • W '"" • � . .. � : . .. :-i- �.. ... ___ ' ,. RINC L.IKS _:_-, .... ::__ .. .... ' -:'_::' .. "-:: 4 . a =- ---- a � -__-_ _ LL � o _-- - � � 6�0� _ $ -- -_- �'"� -- p lz000 � : ----=_-__- � .:...:.:.:_ .-----::: � % -_-- E;�=f�"SBADY LAXS � m - - - a = iEti=r-- � - - - - - 1 :72000 ` KENT � ANTXER UXS � " - -- �, __ -- --= - _ :� W - _ __ ___ _ __ ' '.". _____________ .. r_.x:r_ �x=xrrrr:i ' ----�--�-- ::��-�--� ��:�:.�:; LONG RANGE PLANNING :c:�l'-�-'-"-LARE YOUNCS `-= P/B/P1P Technicai Services _-- 18 January 1992 - ' Robert T. l[ao Onia lr. 8onrce: Geo &uineen 11/17/91 Page 8-31 � a � � � -- - - - Figure 34 o� � � � : _ _____________________---_ -____-___--_-___ . t � " '" "'_ _ _ "' __'__ " --- -- - - - -- BELL V E � .. � - ----------- - - E U �� - - - - - --- = � --- - - - � - - ----=------ =-__ =----- - � --- ---------- -- -- - -- q . t - ----- -- --- - --- - � � _ � -� m - -==---- --- ----- -- = --___----_----_=_ - N � ''--' __ ___ ______'__' _"__"-'-_''- °' T� °' a � =_ `=----=- -- =-----= -_-_--_ _-____" ISSAQUAH a � � = o a ----- -=-- -------- -_------=_-__-- � � N " � � -- ----- _- - MERCER ISLAND ------ -= � @ ,� ---_--_-- - - - -= - ----_--- � ------- =--- -- - - U O -- - _ -- --- SEISM � IC --- -- - -- HA � ------ - - ZAR DS - � -- ------ ------- - -_ - - � - - - U _"'' _ "'' '_ ' L " _"'_' _"'_ ' l0 � N (U v" '''" "'; ___ ' -'_'"'" W a ______ __ _____ --_____ _ O __ ' __ _ ' � @ __ _ N C ___ ___- _ _______ __" - � ' _ ' _ _ _ _ _____ _ - R � BO BN ca T ----- -- - ------ - - -==-- - _ �p >. - --- - --- -- ' - I d ... -------_ -=---= - ---- -_ - --- 0I a) - ----- - - - - -- - G � ____ __ > C •_ _ ______ _ ______ ___ __ __ - — -- -- - -- - a > = --- ------- -- -= - >, U - - = -- - - � - -- � �v 3 --- -- ---------------- --------------- '.s � c � _------ -- - ----------=- --- -_-- - --- r v, o d --- ---- -- -- ----' --- =-=--= - _- y O _ L ____ _ ___ _ ____ _____ ____ ______-_'__- u cp ___ __ ____ ________ _._- - _--- - _-_ � ______ _ ______ __ � ' ' ' _ ___' " ' � > .� ____'' _-__' __'_ '__ ' '"_-_'_-- p C p y --- - - --- --- ---- _ __ ___- @ ' ___ _ _ _____ __ _____ --- __ ____- ' O _ _' ' '_ "_' ' '_" '__ p'' _ _ 47 " "_ -- "_ __ - '- ' - - -- __ 9 _" _ � �' ' "'_' _ _ _' ' _ �,• _ '_'__ ' _ '' ' ' "' ' ' ' _ " < ' _- '_ - � '' '__'__ "_"''_'' ' " ' "' ' _ _ � '_ C • "_' _"'- _'_-"""__'_-__'__''__''_ "''_ _"__"' _'' "_'_ -� - - ' _ _ "_ " E --- - - --- - - - - �jC@e - - - - ------ - - c+ o -- -= --- -- - -- ------- ----- - - -- ---------- - - - =- ----- -- - --- �a ----==---- a� - - ---- - ------- - o - � -- - -- d- � ---- ----- -- -- --- -- - - - - � -- - - --- - . a._ -- = -- - -- - - - -- - - --- c^ ____ _ __ _ _ ___ _ P - - SL � � -- ---- - - - -- ------- - ---- -- ---- - _ - - - � @ ---- --- - ------------------- = -----=------ � ---- x a' o -' � �o =-- -- - - - -- - -- - - - = - :'::-_:,:,:-..--..---�--•-==�--- -------- -------= �-'-----•-:-�--� --.:...- --,--::-::::::,'-�-----'-�-��-:c::'_,:'.-�- ----- -"'- ""'-'-" " "'-'" '_" --::: '----'-._.'-""-'-"--"":""-,'=::'-::':;_-"' � -"-'- '_:_'-�:-:'_::::_:_"_::_::_-_:'_'_:::'::..:..:.:.:: ' cca E =r::s -- �.� ,D P � a ______ _________ _______ _____ _______ ____ 61� hy + ----- - -- - --- ------ -- 8 � � �1 Clt. 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LAKE KATdLBBN -..:::::: p SL ........... :.. .... :::::::::::::::::: - ,::. . _ ::::::::::::::::::::::::. :: ...:::::::: ::.. _ ::::::::::::::. :: :;:::::::... - _ .......:.:::................ ::: :::.. :::�:::;; ::::::::::::.::::::.:::::::::::... ;::::::::; : --= -::::= .:rr_ :::::. ...: ..::::. ...::::::::::.... --� .......................................... � -�--- Sphere of Influence Bound .......................................... ......... .. .................................. :::...: - . ................................ ---- ................................... ............ ............:: ... .............................................. ............ -- ........... ..... . . ... ... .. . - ... ... -- ::::::::::::::::.::.:::::::::::..:.::::.:::::::::::::: .:::::: ;;: ::: :.:::::::::. .:::: = ::::::::.::.::::::::::.:::::::::::: ... .::. � :.. :::::::::::::::::::::: :::::::::::::::::::. ::::::::: :.... ....::::::. y� :::::::::::::::::::::::.::....:::::::...:: :::::::::.::...... . 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Please ::::::::::::: . .. :::::::::::::;::s:::::::::;:::::::::;::::. .:. ., ...... ....... ............. ....... ry �� ........ .................... . ::::.:::::::::::::::::::::::::::: :::: . .. ... . .. .................. ... .. :::::::::::::::::::::::::: ::: .............. ... . .. ..... ................ .. for a deac p on of th cat .::::.::::::::::::::::::::::::::::::: ::. ........... .... . . ....... .............. eae g nea ro er o e eo oqica aza s umma Re ... . . � � e o, ............... . ........MAP. .. ..... ...... ................."'• - . .. ......... ... " .............. .......... ... ::�::::::::.:::::::::::�:::::::::::::::.:� •VALL ..... ... [[::�[:f:ffff::fE::::E':::f;:::![:::?f:'�:i: 'E:f ... p•. ... NOt6: Af9O8 W � � SL fthin juriadictiona othe� than Rertton . . € �� not ehown uniesa mapped by King County. � ��; ::::::::::::::::::::::::::::::::: :: .�.. .............................................. . .. S ........................................... . . .......................................... . ...... ...... ........................................ f aF�oy LAXB D6SIRS _ .. ........................................ . .... ..... Tsj�r -_ _ ............................................ '-- ............................................ '-- .......................................... ... ......... .. ... ......................... .. ......... R� '- SPR/NG UXE ♦ � ♦ `1 W - �4 SL � ==:_ ___-_ :: � _-____ � . . . . . --=-- . ---- . ....... . ...... � .. -_:- , . ...... �.::. N. a .:.'_ • .a.... 2 °• _ __ -- � �: �� ... ""'"""" Z • �SHAOY LAKE O �o 0 0 12 4�� v�i ''�j�',• _' - _ � SL m '` . � = _ '�i<-<;::�- r:. ....... :,-::-�- -- KENT � -_ ,4NTNSR LAJC6 -_- - -- -- � _=-- - - =- -- 1 :72000 W _ _ ' ' - _ � _ - -- =----- -- LONG RANGE PLANNING _--- "�uxE rouN�s p�B�pR Technical Services _ - 18 January 1992 � - Eobert T. l[ao Onle. Jr. ' 8oazce: 6eo �neers 11/17/�1 II Page 8-33 � 0 0 � c c �- d C � � L � O -� d N � � � � � � Figure 35 � L C C C � m 4l . O � . N __ ' "' - � �� L a � , =--- - -- - -- --- __--- _ ___ BELLEVU E d U O ' '"' ' ' '' ' '_ p> O - ___ N t0 (n ___ - - -- -- - _ U _ __ _ ' � � C ___ _ - _____ - _- -_ � U � 1] O 'D ,�2 . "' ' _ '_ '"_'_'_ _ _.�.�,.:,�. _ - V LL ______ _ _____ _ -__ - __ � - -- - ---- -- ISSAQUAH Q @ � N � Q - -__ ' _' ____" "- " _ � � _ ' ' � >. cC "0 T • _-- ----� - --=- - --- ----- �, �, � � � -- MERCER ISLAt�D - -- _ -- - _ __- - -- -- = = _-- - C OAL � R > ES - OU RCES co ?,� U ----_- --_ == _---- y � C � p � ---- - -- -- - _-- ---- � _ _ _ ______- ___- _- .- O - L ' '' ' '- ' - '- -'_- ' w � - _ _-___ - ____ _' _ _ ' _ __ ' _ ' � � _' ' ____ '-- _ F ___ _ _ ' •�. > _ - -- KS BO p O --_ --- -- - - ---- � ___ __ - ____ _____ __ C -- � " � _' "-- "_ _""' ___'_'_'_'_ > G a> " a� — - - - ------- --- - _---- - - - -- -- a 4 �a -- --- - - - - - RCS v, - -- --- - - s - - � � "O p C •— --- - - -- - --- =-- =--- --=--_ -- c � � d.� N -- - -___-_ _ ______ ______ - __-- io U � " '_'" - "'__'_ '__'_" - _ '_ ' ' � _ _' ' � O "' � tC '_' _" '_"_'_" ""'_' '_ ' '"_ '_'_'___' C __--_ _ ' _ _- _ _- __ __ __ _ _ ____ C� d - _ "_ ' _ ' _'_' ' O O -� _ ____ _ N E -- _ _ _ ___ - E - ----- - -- - - ----- -- - -- - -- -- - - --- - - --- - e- �n v� ------- - - ------ -- ----- - --- -- g co - - - = - - - ----- - - >. O ---- - - - _ _ - __ - -_- "- _- _ _ ' - - - -- _ (+ � �, ____________ _ _ -- '_ __ _____ -__ _ � _ ___ �. .._ L ___ - P _ C __ __ -_ ___ ___-_- ____ _ _ __ ___ F- LT U .- F-- _' _ _'"'_ ''_"" " ' F P - - J' _ ___ -- -_ c^ -_ ___ _ _ ___ ___ __ - _ _ __' _ _ p ___ ___ ___ _____________ ___ __ _ --_ - - K � - '- _ _ '_' p _- __ _ _____ _' __ _ __-___ -- y _ _ �a - ' _" _'-' ' _- __ - _ _ -`_ ' v h __ ___ _ _ _ _ _______ ___ ______ _____y ou9 _____________ ______________ _______-__ -_-_-_ __ 2 ______.-_ EATT - -- ---- - - --- -- ----- - - _- _-- _- - - -- - - o - --- -- - -- - --- - _ --_----- Lakes � ---- ---- - ---- - "��s�s��;_r:;__=-- - - - ---- .. - ��. � - --- - - � --=--_-------------------------__-=-_____-_-_,--_--__-- �,? -. P ______ ______ _ _____ _ ____ ____ ___-_--__---_--_ � F -=-_-_- -_-- <_---_-----_----------- --- � 1, `-=---__-- ----- - --- - `---__-'_- --- Q �o ----'- --=- _- __=_-__`-__=_>-__--__ COfll �t Of y �'(.i '____"_'_"'__ '_____'-'__'- '__' z ( y Renton) ' �ei` eP _ _____________ _______ __ O . S ---------- - - -- -----=---'--_ 9�s.� --=---------=-=----==---`__--_ w �oV'`O Coal (King County) --------=====--==-==-==- �, � -=-=----=-=--' .`' -_ ___ �J 2L w �J- 5`tT@flI718 y a � �VCT6 2 � .. `G��„P O 3 ��111a�8 � �''Y CEMETERY RD `9 "'9rs Main Roade LAXE IGTHLEEN Municipal Boundariee RCl � Sphere oi Iniluence Bound TUKW = AfACDONA:D �APIE VALLEY RO � RCSl RCS3E '•':;:;:; C "�'o�'•'•'•'•'�' 'ff8' RCS2 C2 �'af�R ;f�;4a��;.�;'• . ��I t�/C •-33_. �:::::� �;. Y _ 'r�, ♦ � ♦ ; W x•�� S�FfiC• XE �� W R<'� ' -- G � _x_�� ___ = o .S �:;�::��3:�� -�--;--;-� _--_-- 0 6 0 0 0 12 0 0 0 N 3r�,a::-rx+_': --- -- SflADY LAXE � . . . . . . . . . . -"-' � m % -- = - --- r _ -----=- -- '� _- - -_ KENT � - ------ - ------- N _:PANTXBR LAX6 - __ - � •��O O O . w -- -- ---_---==---- � . - -- - ----= -- LONG RANGE PLANNING - - '�' LAXE YOUNGS -=-- P/B/PX Technical Servicea -_-- 23 January 1992 -- HoDert T. ltao oate, h. Source: Geo eers 11 17 91 S�in � � Pagc 8-35 � � � ` Figure 36 _ � ; - -- ---- - -- ---- 0 -� ----------- ----- - - - --- - o � � � � , ________________________===:= _--___-_-_ =_=- BELLEV (� � a ---._.-----=------------ --- -=-<-= U E L ' '''_"__"'_"_'' _ "'__- C ' _ _ _ " ' ""_' _ � � -- -- -- --=-----== --- - - q � ------ a =- ----- ---- ------ - - 11 _ � � --- - - - - --- =----- _ � °' • --=---==- -----------_- -=___--____-_ - � t�/1 'C � �6 L =__"'_'_ ' '' " '-- "-'"-_''"'--- . m -=------ -------=- --- - =-- -- , ISSAQUAH � T'� L J. C � _ -_ - _ _____ _- __- - __-__ �� d U N f, O _''_-___ ' ' '_ _ ' __ a� m �n a w- =_-`________ _________ __--< =--___ � �. o � ______ ________ _ __ -_------_-_= CLAY & SILICA SAND � � � o � � _-__---____-____-__-_-_--- -__ ___=-_-___ .c U N � ''-'_`"_-_ '- _-___"_-'_ -_ ______' N LAXE BOREN x a m a � �- -- ---_- - _ ___-__--- - RMSl @ o - _- - ------- ------ - RESOURCES � � ---- -- - - -- d� � ----------- ------------- ._---__.-_-_ -- � a � �, ---- ----- --=------- = ----- - � -- a ----- - - =- ----=- Q - � ---- -- = --- = - = -- -- --_--- m -- - - - � - - � _ --- _ -- -_-- - � ` ,,� � � _--__-__-_________________________ -_-__-_-__--- _- � - � -_---- ---- =- --------- -=- -=-_--=>-----== -- �, _ _ �° i � _----- --- ---------------- --- ---=-_--_---- ----- .- N O _ O L _'_"_' _ '""_-- ___""' '_ _" - '_'_"' G cp _________ _____ _ ___ ___________ _________ ___ - C� > tn � _ "'__' _ __"_---_-_'_'_' _'_'- ' __ '__"_- p � C O N � ._ __"_' ' -_'' "__'_"___"""'_'_" '- '_- 9� Q- � __________ __ __ _ ______ ______________ _`-:__��=- � �-' � _____________ ___________________________ _______ __ _ � ______ ____ ___________ __________________ _ _ ________ G� __ ________ __________ ___________ _______ __ __________ _ 9 S , � � C • _ __ _ _ ___ - _ __ _ _ _ ____ ___ ____ ___ O _ " ' _ ' _ ' ' ''' ' ' P P _______ _ ___ ___ -_ -____ _ _ _ _ _____ � ___________ � -- - - ----------- - RM o - --- 7 - - � '_'_ _ ""'_ " ' _"_"' ' '_"_' d._ '_ ' '__' _'_"'_ """ ''_""_ " - ' ' � ' _" " ' K f � ' ' "'__"_"'_'___ _'_ " '' "_""'_' _'__""___ - - - - ------ - Lake a U __ " _ '_ _' ' ''' ' ' _ P _' _"_"'__'__ _' --_"__" ""_ _ _'_"_ �.e ""''_ " ' ' ' _ ' ' � ""'' ' � ' " _ "_ ' ' __ ' _ ' ' _ "'_' '0 � 7 N _ _ -- ' _ O _' _ ' _ ' _ ' ' _ -- _ - - - h � C _ _ ' ' ' -_ ' "'_"'" ' � '"'"-'_'___'_' -___''' ' _ _"" "' �( . -� @ � � - '___"'__""'_'__ _' '_' _ ' "'_ ' � "'_ _____''_ ' '_"_"' ' '' SE --> -----_------------------------=--------=------- - N ATTL - - - - m >, o .N =--------=---"-'-_=-__==_---- --___->_-----_----_--_=--- oz L � � - ---=---------_---"�:�iii��=:`':-_->:-:-:-. - � � Appro ' ate Location r- O� U S � "--_-__''__" "'"_""'"_ __-__' '_"'__ ' �2 --- =- --= ----------- ----------_-_-_--- ----- � �a - --_ --- -- - --- � --- ------ ---- - - alen e 1980 - ---------- ------------- ti.n - - ------ � �` , > <,•.� _- -_-_ _ __________________-________- _____ a �'O _____ ____ _ ______________ ______________ . _ _ � Location (Rice, 1976 ti 'ti =_-__ ____________________;-_--`_--=- � � 9� �FR _-- --------------=-=-=-----=---_ �o `� "�, - - -- __-___ ---- -- � S -- ----- ---= -== - - �° S ---__-<_______ ______________ �e ��— �1'8dII1B -=_"____---____- �`� -__--_ __ �J . ' 2`` w � �P8T8 � � a i 2� � HighAe�ye i G��P��' ❑ o CEIAETERY RD M� �aLLD `� w�"S Municipal Boundaries RM4E r.�xs x�ruaasN RM6 � Sphere of Influence Bound �5 € TUKW �LAXE MACDON.�LD Note: Reaource data ehown limlted to Renton's RM10E ��o ephere of fnfluence. � MAP�E Vq��Ey RD Refer to the Geological Hazards Summary RMS4 Report reyardin9 individual aite desiqnationa. � RMS3E RMS6<E? � RMSS<E) RMS� �RMS2<E> �pf7AD yrSkY UKB DSSJRS -___ ' �2 N . R� -__ SPRINC LAXE ♦ � ♦ �� C+�a a --�"--- -'--� r � _ � 3 - _ ____ � �� -=�=-=-- �SfiAOY LAX6 0 6 0 0 0 12 0 0 0 o Z � =---=--= - � m ----=- ------- } =- -- -_ _== _=- ¢ --_----` -_ KENT � _:=.PANTHER LAA'S _ _______'-__-__--_-_ 1 � 1 �0 O O wN --_ ---- -- - ------ �-� = --=-- ---- ' -- -----== -_ _--=� LONG RANGE PLANNING . --:_:_ UXE YOUNGS P�B�PIf Technical Servicea _-� 29 danuary 1992 -- Bobert Y. Yae onie. ]r. 3ource: Geo Bnaiueers lE/19/91 � Page 8-37 � � � � Figure 37 � �, � ---.-- -- --- - - - --- � --- _ --_ ----- - C � L 1. - - "' _'_"'_"""__ '_""_ __ � . ---- ----- =--------- --- -- - BELLEVUE O N N 4 _____ _ __ _ _ _ ___ -� __ __ _______________� _______ __ _ L _" __ _"' " -'_ " '_ _' "" _ � - -- - ---�_-� -- ---- -- q � - ----- -- - � - --- --- -- -------- � � � �, � . --- -----=-------._-- =--_ ___= -- � .s � `° _ ---=-- =----------=-----`_ =-=_--__---__=_ �, o � m -<_ ________ _________-_- - ___--._<:z=<= lSSA UAH - -------------- Q � T� a� �, C _ _ _ ___ _ _ ____ ____ a � � L a o ------------- --==>>_> MERCER ISLAND ,;;:��-:"-::h>�'_�;::;;-= � � � .. o � ___-________________-_ -____--____-_- P EAT RE S 0 UR C E S U _ ' ' _" '_ U V 1] O � "_ '_' '' _'_ ' '""' ___` - -p � -______ - _ __ __-_-___ __ w +� U ____ __ _ _ ______ _ ____ L _"_ - N C ' _ " """_" '_'' _' (n "_ __' _' _ "_ ' __ _ ----- ---- ORHN - B - -- LdK6 cs '� ----- - ----- - - a ------ -- == --- ----- - �s ` o --- -------- I - --- m � `° -=-=-------= -'- -=-z-___- --__-_=----- > __ � � >, m -o >. --------- -- --=----- ----_- - < - ---=------ -------------- -_-- ----- - - � a� - -- - - - � � � � � ~ _______________________ _______ __ ____ t m � a� C (� _-__-`_ __ _______________ `-__-___ =________ � � - ca � _______ _ _______ _______ ____ __ ____ ___-_- N C - � __________ _____ ______ _____ __ ____ ____ _ -- - _ � ,_ fn p �- O _ _'-__- _' -' ____-'" "' -'_'_ , ___ ' �, � L ________ ______________ ___ __ _______________-__ p N =_'' _ __ ""'_'_""""''_" __'_'_ "__ '_ O > ._ F""' _ ___ _ _ - ____ ____ - _ _ __ -_ -_ -- -- -- ---------- ------ --- - Q' " o - - - - - - - g N ' "_""" _'_' ' _" ' _ ' '' C _'_'' "' _ """"_' � '__'_ - ' ___' "' _"' '' � - --_-->--- =---==-- -'_---<--- --- - --==- ----------- n --- -_---_ a� - --- ��7� - -_-'-------- --------------------- --`---- -_---`--_-_----- .p =_--=--- -- ca - -- - --- � _ ___ __ ____ Q` liUJLeB - -- -- 1 U _-_________ _____ _ __ _______ __ ___ ___ ____ � _ ______ � C � __' "_ ' _ __"' ' P '_ � _ ___ ___ __ _ ____ _ - __- __ "_ � p - _ __'__' ___'___' ''_ �n � __ _______ __________ _ _ _______- O __ ____ _ _____ _ _ ______ � � ' ___ _ K � fl._ N -- ' " "'"""_'"_"'_" ' _"____ _' U � _____ __ __ ___ ___ _____________ _ ______ _ _ Gts� P � _____ __________________________ _______ __ ______ v �i -� � A - --- ------- ----- -- -- - bv 5 � ______________ ____ � ___ _______ ____________________ ___ ______ x \ a __ __ ___________ _______ _ _ ___ __ -� _____ " E --- ------------- - --- -- --- - -- P - --- eat C t m � O - -- - ! Renton E ---- SEA ---- - -_- - ---- - -- - TTL ---- - � - =-- Y - -- ---- ) � � `- y "'""''__'_""__ '--""'_ _'_'_-' ' "-"' p2 - >. o ._ _--_--`--__ --:_c;'I�E-b�-�#�SflfX��1TJSE:_:';::£:_:_._ �. L 7 � C L ""'__"' '_ " "__'"'' ' __'_'_'_' ''"'_' �Z F- Q1 U .- F- ,p "'__'_'_"'"'""'_' '__ ''___ _'' '"__"_ � �^ -- - ------=----`-=---==- -- =----------- --- �' - -- ------ ---------------- Pe -- at kin - ------ Co ti ----- - unt < - -- ------ - --- - � 8 . - -- Y) -- --- - ------ - ---_------ � °y , ---`=---_'_____________-- ____-_=_-__-_--- �^ 9� �'F. __= ,------= ---=--'-_====-__--:-__--_- z FS �q�___ _______ __ _____ ____-____ ___ � �- �,S~______ _________-==_==_=-=_____-___ = W �d° Streame -------------_-_-_-,__:=�`_ �� _____ __ __ h -===-=_ � RP1 =�� RP6 � ��e2'e I y W � R;,, �a� RPS4 "`6hRa�H y� RP7 Q RPS10 ��,� � 3 Main Roads �ti CEAIETERY RD RPS7 �a�q Y S . Municipal Boundariea LAXE KATffLEEN Sphere oi Influence Bound � RPS11 RPS TUKW RP4� �UKE MACDONAI,D Note: Reaource data ahown limited to Renton's RP3 ephere of Influence. MAP�E yq�LEY RD � R8f8� to the Geological Hazarda Summary RP2E Report regarding fndMduai aite deaignaUons. m t: oE, a o '� RPS9Q �;•;LPS12E RPSB � �—�� '°e�o D5S/R6 ___ RPS2 `'TSk,. =_- ♦ � ♦ �2 R� __--- SPRlNC LAKE � ��' � RPSS __ - __ < - - _ -= m � Q RPS6 0 '___ �, x =--' S° - 0 o N � _____ Figure 38 � - --=---- - -------- � � - -- - --= ---- --=--- (� � � � � � =--===- -=---=-= -------= -_-- --_ ` B L `( -- -- - -- -- ---- --- - - EL EVUE \) � -- ------- --- - --- �, - --- --- -- o � - - - -- ------ - - -- I, � -� � ---- - --- --- - ---- - q - L - - "'_'' _'_"'_ __ ' - ' V � � � N _ ' '""_'_ "' - C � � .� '----'--_'-'__'_' '_"' '_ " � - - ----- -- ISSAQUAH �; .= o -� .� __,--=------- -----=-=-=- =--=- _ � � 3 ---- ------ ----- ---- --- Figure 39 0 � � � fn � _______________ _""'""3 -__--_-__--_ � � L .� ------- ---=--=-----=--- _-__---___-__-- BELLEVUE � ... - =------ --=---- ---- ------ --_ - - --- ----- ---- C] � � � ---------- --------- - -------=-- � .. � - - - ------- - � C C CO � _"__ -'- _'_'_"__''_'__ ___-'___'_'-'= R S7 n N C � � � _____" - '__"_'__-"_ '_-__"_'"___ °' ,;-� � �_ � =-`___________ _ ______ _=====___===== � ISSAQUAH mc�a N � a� =--=- --_-- ----- --=---_---- - m � �a .� � � -`-- --- -__-`__-- --- � - - --- - - SAND & GRAVEL U U .� O V � '"__'''____" _'__'_'_ ��i«�_`i`. ' RSS � LAKB BORSN +� o- �° -� �' � o -=--------- -- - - -- --___--_-__-_ � - @ � �u �s : =--- ------ ------- --==-----_=- =_ � >. m a >, ----::�r -A-..=»_.�-::_ _--- ___- - > �. � �, .�w:..��;:--.,�:w:.:.....::.:...: ---- --- -- Q RESOURCES � > �,a � <� -_----- ------ --- _ ___-_ __- -__ � t - � � c � 3 n� =-- - _ _ __ ----___ _----__ - _-- -= e .N N _ L - - _ _ ' _"'- '___'__ --- __'"' ' O ' O ___""'___ -" _ _ � tp _ ' --- ----------- --__ _ '- _ - _ �RS16E RSSBE F, , ' - ' _'_"'_____ '__"' ' '_ __' �-' 0 > v� -- --_- -_______ _____ _ __ -- S1 RSS6 RSS9� O C Y y � . . - _ __ __ __ ______ ____ _ _ __ _ __ _ Q- � " __' " _ ' _'_ __'- '__" _' RSSn RSSBE � _ _ - - _ '_ '__ _ "' _"_'_'_""___ ' _ @ '_' '____ '"-- " _ '_ y ' _ _ _ " _ - '_'_ ' - C " ' _"' "'__" " '_'______'_'_" - � _ _ � - ' ' ' ,j. O - --------- - ' " "' _ ' P ' -- '_' N O _' ' _ '__"'____ '_" -- _' "'_'_ ' � - ___ ___ _ ' ' _ - __ - _ __ ' - ___ � _ ' ' Q._ _ _' ' _ _''_ __-_ _ ' - _- -._' _ ''- _ - � """' '' � - ' __ - -- --- - - --- e - ----- - -- Le�c e U -_ _"_ '_ '__ '_ ' "_'_ _ -- '- ' _''___ " P "'_"_ � _ _" "__ � " _' '""''__ _' " '' ' ' __"'_ � ' ' '"''"'____ ' ' ' � O � '_ ' _"'_""'_"_' - "_" .w�y�. _ �Ll '6 2 r � -----_-------------------------- -- -- k� c0L __-___________ _______ __ ____ _ _ EA _________________________=--=-_-- --=---- =--_=-- =_- �, TTL ---- - --- --- � N N T O . "__"_'-"__' "'- - ' _ '''" "" RSS13 Z \ _ _ -_"'__"-_''_"_' _" _ "'__'_ O t � � � r ---------------.---_ �:=:�==x�i��;..""""_=._i_-==_-_ � ( 1 Sand k Gra��l Rentan F- Q1 U .- H ______ ___________'_____ ___ -_- - - --_-_--' ___ • SS9RSS11• ••Rg �2 \ / 'P ________ __________ _ ____ _______ _______ SIO �S31 � •St] • ? F`y '_"__"_ __--_"_'__ '___-_- ""'_'_''_' Sl7 RSSl3 t2SS1 RSS1�E �'� ""' "_'__'_'_-'__""'__'--_ y "" _ " "_'_'" ___'__'_"__ - �({�� ::.�:-� --------- - - ---- ------=------- -- Se�II - -------------- d dc Gravel ti, -- ---- - =-----= -- -- � Rs Count 9 - ''_'_--_ -__'_'' (auu,Fi --=--- = =- ------ - - � y) �p. FR �.---____`-_--`__`____--`__-'_-_�-: Rs Sq _'_""_-___'_'-_'_'__'"'_"__" S14 �s W _________________:--___=____--- -_= 0�° =-_=_<________________ �,~ ^J'- .S`tT6flIIlB -------- �` RS19 � J�'� � RSS22 � � sz, �`` —�-1 Rivera a RSS1� 2 J . . RS E A�,�h�� (G RS3 S 9 Q • RSS25 • ua6 ��P ❑ a �� CE1AEiERY RD Main Roada `�P hAY S RS4 Municipal Boundariee uaxe ,carvassN RS� RS23 R Z SS29E Rss,s � ' Sphere o! Influence Bound RS30 RSS2B RSSI�E RS2 �qRS24 �j S2 .�.� RS2 p(� RS28C,1 RS23E• `-KSCIRS25 � RS22 6d �•�• TUKW RS29 �.� .�.�.� , RSB • • �LAX%MACDONAf S16E ' ' ' Kss» '•' ' �ssz3 assz6 Note: Resource data ahown lim(ted to Renton's 9 • RSS23 q� 4s aphere of influence. RS26 RSS21 �' '• ' Ap �• RSS26E RSS18 RSS20 • RSS16E Rssz3 � �ev R Note: Refer to the Geologtcal Hazards Summary RsszeE� RaPo� ro9arding individual site designattons. assv' � RSS27 • C RSS26E RSS . RSS26E RSS21 ' RSS31 , RSS12 Sf Pf�kkpyTSKr�• UXB D8S/R6 ____ RSRSS31 , RSS12 /�D ____ � W =- sr�Nc eeKs ♦ � ♦ . �6 N -`--- -__ G RSS12 y� . RSS31E � a RSS31 RSIO . t =____- 6 RS7 T O .RSS2aE -__--_ = o ___ RSS26E S30E RS7 RSS4 � ---_-_=- O o =„ w �� --_-_ --_ �Sd�oY� �� 6 0 0 0 12 0 0 0 � •�• m - ' - - ' RSS26E r �52• ' '- RSS24 KENT � RSS3 --- RSSl2 - - - ______ t �./ F -=.PANTXER LAXE - ' - ------------= 1 • ( �O W --- -_-_-__-:----=--==--===== -_= R==zb o 0 -_--------.-____-- - � -_=-= -___=-==_==-=- RS E LONG RANGE PLANNING . - ____ UKL' YOUNCS � P/B/P1F Technical Services "-=-- 16 January 1992 -_ Eobert T. Yao Onie, Jr. � Source: Geo S�nalne�a lE/13/9E Page 8-43 Corr�prehencive Plan I.and Use Element Community Design CHAPTER NINE COMMUNITY DESIGN DISCUSSION The purpose of the community design policies is to provide a vision for community identity and improvement of the aesthetic quality of the City. The policies address is- sues such as: how the physical organization of neighborhoods and the downtown can create a more desirable living environment; view protection; character of the urban streetscape; vegetation; gateways; architectural and urban design; and, community separators. Background Renton has grown from a small compact town, nestled in the Cedar River and Green River Valleys, to a much larger city which now spreads across the valley floors and into the adjacent hills. Renton's nearest neighbors, Kent and Tukwila, have grown similarly. Once separated by rural areas and open space, Renton and its neighbors are now growing together and becoming part of the larger Puget Sound metropolitan region. The natural features that define the edges of the City and its neighborhoods include Lake Washington, the hills, plateaus, stream corridors, and valleys. While development over time has changed the appearance of the community, the natural features have generally remained constant. One exception to this is in the valleys where farmland and wetlands have been converted to other, more intensive uses. This is because these lands are relatively flat and less expensive to develop thus making them more attractive for uses requiring large amounts of land. Much of the development that has occuned in the valleys and the urban area over the last forty years has focused on accommodating the autom�bile, rather than the pedestrian. The pressures of economic growth and progress have resulted in the construction of of- fice buildings, factories, housing projects, and supporting infrastructure in the City. A network of freeways, arterials and transmission lines criss-cross Renton and divide the community. Development occurring outside of the City has also affected the character of the community. Regional shopping centers competing with Renton's downtown re- tail core have resulted in a shift in marketable goods in the downtown from general merchandise to specialty items. This transition has changed the visual character of the downtown as businesses open or relocate. Page 9-1 Comprehensive Plan L.and Use Etement Community Design cated along arterial roads, and are set back from the street in apartment or condo- minium complexes with surface parking lots rather than structured parking. Commercial and Industrial Development: The concentration of commercial and industrial development in central Renton and the surrounding Valley is a major deter- minant of community form. This area lacks a strong overall focus and is a con- glomerate of low-intensity commercial, residential, and industrial developments. In the outlying areas of the City, cor..mercial development gradually stretches eastward . along major arterials. New commercial development tends to locate in one of several strip commercial corridors rather than in the downtown. The resulting community form is expressed as sprawl-type development. Tren ds Urban growth will probably continue to spread into the remaining rural areas and open space that now separates Renton from adjacent urban areas. As Renton's downtown - grows, it is likely to remain as a relatively low-profile urban center. Destination-ori- ented specialty shopping will draw patrons from the local and regional area. Cunently, the City is working in cooperation with the Downtown Renton Association to improve . the urban design of the area. Commercial and industrial development within Renton will continue to be primarily auto-oriented and dominated by large surface parking lots. On a city-wide basis, only modest improvements are likely to be seen in the pedestrian environment. Renton's residential areas will form loosely defined neighborhoods con- sisting primarily of a collection of housing developments. Issues The goals, objectives and policies in this section are designed to address several issues related to urban design. * Strengthen the unage of Renton as a separate and distinctive entity with in the metropolitan region: Renton faces a dilution of its identity as a separate, distinguish- able City because of the urban growth that continues to sunound it. The City may be absorbed in the urban fabric of the larger metropolitan region unless efforts are made to strengthen Renton's image, revitalize its downtown and preserve the remaining rural areas and open space that separate the City from adjacent areas. * Improve the urban environment downtown and make it a more distinctive , urban destination: A major issue for Renton is how to revitalize the downtown area. ' The economic redevelopment of the downtown is a significant strategy of this plan and is addressed in the commercial and residential policies secdon. However, in order to revitalize the Cifi�C; greater emphasis is needed with regard to urban design improve- Page 9-3 Compreh�sive Plan Iand Use Element Community Design and the downtown. Landscaping, street furnishings, awnings, and building facade treatment are all ways to revitalize the downtown. * Enhance the urban environment for pedestrians: Pedestrians should above all feel safe and comfortable in a community or urban environment. In order to achieve this, the pedestrian must be clearly separated from vehicular traffic, and adequate lighdng and traffic signals need to be provided. The scale of signs and the built environment must also recognize the pedestrian. In addition, residents should be encouraged to leave their private vehicles at home and to take convenient, affordable and comfortable transit options to the downtown core. * Build neighborhoods: A recognizable structure of neighborhoods should be created which offer diversity in housing types and densities. Residential housing should include a range of options from smaller or larger lots to clustered development, and from detacherl single family homes to attached multi-family dwellings. POLICIES � COMMUIVITi' DFSIGN GOAL: Promote a distinctive community identity and � an aesthetically pleasing city image. I. Community Form Objective CD-1.0: Provide for orderly growth of the City, while maintaining the downtown and neighborhood areas, and enhancing the City's natural features. ' PoGcy CD-1.1: Redevelopment of the urban form, vegetation, and river downtown area should be encouraged to should be protected and enhanced. maintain and revitalize the downtown core. Policy CD-1.4: A physical distinction should be created to avoid urban sprawl Policy CD-1.2: The character of within and between Renton and adjacent existing residential neighborhoods communities by establishing community ' should be strengthened. separators or using natural features as community separators. Policy CD-1.3: The City's unique natural features including land form, Discussion: These policies address the form of the communiry and recognize Page 9-S Comprehensive Plan Land Use Element Community Design III. Community Separators Objective CD-3.0: Provide physical and visual distinctions both within Renton and between edges of urban growth. Policy CD-3.1: The function of Policy CD-3.3: Community separators community separators should be: should be idendfied, mapped and desig- nated. • a. to reinforce the character of the City's neighborhoods; PoGcy CD-3.4: Lands included in community separators should be further b. to establish boundaries between defined and regulated by policies in the City's urban growth area and Chapter 7, Open Space and Parks, and other areas; Chapter 8, Environmental, especially Section IX, Objective EN-15.0. . c. to separate high density urban . land uses from areas of low density, semi-rural and conser- vation uses; and, Discussion: Communiry separators are iraended to define neighborhoods within d. to protect environmentally sensi- the City and to establish edges between tive or critical areas. Renton and adjacent areas. These ar- eas will be especially important as ur- Policy CD-3.2: Locational criteria ban areas intens� both within the Ciry should consider the following types of Q� outside of its ultimate growth area. lands for inclusion in community In many cases, natural features such as separators: water bodies and stream courses, land- a. Individual and interconnecting .form, and vegetation already serve as natural features, critical areas, community separators. The built envi- public and private open space ronment also presents appropriate fornis and water features; such as building clusters, plazas, major institutions, industrial areas and urban b. Existing and proposed individual Parks which could be used as commu- and interconnecting parks, nity separators. boulevards, utility easements, and other rights-of-way, rural � Provision of large and continuous residential and agricultural ar- areas of lower density or open space �S uses would provide benefits for densely populated areas. In addition, they c. Areas which provide a logical would provide environmental protection and easily identifiable physical for critical lands and increase public separatio�between urban uses. safery where lands are hazardous. Page 9-7 r Comprehensive Plan Land Use Element . Community Design V. Views Objective CD-5.0: Protect and enhance views of distinctive natural and man-made visual features within the City and the sunounding area. Policy CD-5.1: Scenic roadways and established as a way of increasing view corridors along roadways in the neighborhood identity. City should be defined and preserved through land use and development con- Po�cy CD-5.7: Views of trols. neighborhood landmarks along public streets should be enhanced. Policy CD-5.2: Visual elements of city-wide or regional significance (e.g. Policy CD-5.8: Commercial and land forms, distinctive or historic residential development should be architecture, water bodies, vegetation) encouraged to enhance views of should be identified. neighborhood landmarks and visual focal points. Policy CD-5.3: Visually distinctive public views and vistas (those seen from poGcy CD-5.9: Landscape plans public streets, highways or viewpoints) should reflect the potential impact of should be identified and protected. � mature vegetation on view corridors, views of significant visual elements and Policy CD-5.4: Access from public landmarks. roadways to public views of distinction should be enhanced through the devel- Discussion: Yews of Reruon and views opment of public viewpoints where ap- to features outside Ciry boundaries propriate. leave residents and visitors with an im- pression of the visual character of the PoGcy CD-5.5: Private views of area. Unique natural features are distinctive visual elements should be generally appreciated by a great encouraged. New commercial and number of people and provide visual residential developments should distinction for an area. Vews of preserve views of significant visual distinction within Renton include those elements both within proposed of Mt. Rainier and Zake Washington. developments and as seen from adjacent Tfte policies seek to protect public views parcels. . of distinccion and to encourage the ident�cation of view corridors and Policy CD-5.6: Visual focal points and focal points that should be preserved. . landmarks in neighborhoods should be Page 9-9 Comprehensive Plan Land Use Element Community Design VII. Urban Design Objective CD-7.0: Improve the visual, physical and experiential quality within the City. A. Streetscaae manner which enhances the visual qual- ity of the street corridor. Policy CD-7.1: Aesthetic improve- Policy CD-7.8: In residential areas, ments along street frontages should be pedestrian design elements should be provided, especially for properties emphasized over automobile-oriented abutting major_ streets and boulevards. elements by adjusting requirements for Incentives should be provided for the street widths, street radii, landscaped inclusion of streetscape amenities p��,ays, and standing curbs. including: landscaping themes, street furniture, paving, signs and planting B. Signs strips in developing and redeveloping ��5. Policy CD-7.9: Sign guidelines should be developed which direct the size, Policy CD-7.2: Street trees should be design, and placement of signs in order used to reinforce visual corridors on to insure reasonable aesthetic and safety major boulevards and streets. considerations. Policy CD-7.3: Beautificarion and Policy CD-7.10: All billboards and screening of parking lots should be signs with moving parts should be encouraged through appropriate eliminated: landscaping, fencing and berms. PoGcy CD-7:11: Interpretive and Policy CD-7.4: Freeways should be directional signs for major landmarks visually and acoustically buffereri from and viewpoints within the City should adjacent uses. be provided. Policy CD-7.5: Private development Policy CD-7.12: All bulky and projects should be encouraged to orient unusually large or tall signs such as toward the street and to encourage cre- "highway" signs should be eliminated. ativity in project design and landscaping in the abutting right-of-way. Policy CD-7.13: Sign placement should be limited to on-site locations. Policy CD-7.6: Supports for overhead traffic signals should be designed to Policy CD-7.14: Signs should be diminish visual impacts. regulated as an integral part of architectural design. In general, signs Policy CD-7.7: Streets, sidewalks and should be compatible with the rest of parking areas should be designed in a the building and site design. i Page 9-11 I Comprehensive Plan Land Use Element Community Design ' n ' areas with tele hone stations information stands a) hnlang reside tral p , , employment and commercial newspaper racks, and restroom areas; facilities. b) providing access along arterials; c) providing access within residen- �� az�• Policy CD-7.35: The needs of special � d) filling gaps in the eusting side- populations such as senior citizens, walk system; and persons with disabilities, young adults, e) providing access through open �d children, should be considered spaces and building entries to when designing public transit facilities. shorten walldng distances. F. Public Transit Policy CD-7.36: Adequate lighting and security measures should be included Policy CD-7.30: Public transit within Park and Ride lots. Landscaping facilities should be improved for in the Park and Ride lots should allow aesthetic and functional purposes. for good visibility safety and security. Policy CD-7.31: The City should take Discussion: Community and urban an active role in worldng with the form is further defined by design ele- regional transit agency in planning and ments within the area. Streetscape locating public transit facilities. character can be established by street furnishings, lighting, sigrrs, landscap- � Policy CD-7.32: New transit facilities ing, pavemenl, and building detailing. in downtown Renton, particularly a The r�eeds of both pedestrians and mo- transit or transfer station should be part torists traveling within and through ur- of an activity node. ban areas are addressed by the policies. Safety and securiry through visibility Policy CD-7.33: The design of bus a� appropriate lighxing are empha- shelters should be compatible with sized. These policies also establish sunounding structures and street criteria for the character of buildings furniture, and when feasible, a a� architectural treatment in the urban landscaped area should be provided. area. Movement through the urban Policy CD-7.34: Transit shelters area by a variety of travel modes: should be equipped with seating, signs, auto, transit, bicycle-and foot travel are lighting and weather protection. Major a�O �ressed. transit centers should also include Page 9-13 Comprehensive Plan Land Use Element Community Design 3. Make t6e urban environment more pedestrian-oriented: a. limit the amount of on-site parking and reduce the negative visual impact of parldng areas on the public streetscape; b. upgrade the safety and convenience of pedestrian facilities provided in com- mercial, office, industrial and housing developments; and c. eliminate current barriers to pedestrian access; and, provide better pedestriar connecdons between residential, commercial, office and industrial areas. � 4. Build neighborhoods: a. retain open space that serves as neighborhood separators; b. develop a network of boulevards and landscaped residential streets that delineate and define neighborhoods; c. allow for the development of small-scale, pedestrian-oriented commercial cen- ters that create opportunities for neighbors to meet; and d. provide parks as focal points for neighborhoods (the pocket park idea). Implementation 1. Incorporate urban design standards in the City Code to reflect the policies in the Comprehensive Plan. 2. Develop an urban design plan as part of a land use and economic redevelopment plan for the downtown area. 3. Develop community design plans for neighborhoods and districts as part of subarea plans. 4. Create incentives for private development to incorporate community design features such as public gathering places, art, street furniture and landscaping. 5. Develop design and maintenance standards for landscaping within the City. Page 9-15 I Comprehensive Plan Land Use Element Transpoctation CHAPTER TEN TRANSPORTATION DISCUSSION The purpose of the transportation policies is to guide the development and improvement of the City's circulation system. These policies address problems such as congestion and travel time delays, traffic impacts on residential areas, parldng, and the lack of transit, pedestrian, and bicyclists' services. The policies will be used to guide trans- portation planning within the City. Background From the 1870s to the 1940s, Renton developed around extracdve industries such as coal mining, timber, and brick making which originally used a combinarion of water and land transportation to move products to regional, national and international mar- kets. The Lake Washington water route which connects Renton to Seattle gave Renton an advantage over neighboring communities in establishing a strong employment base. Three major freight and rail lines linked Renton to Seattle between 1900 and 1930. The establishment of Pacific Car and Foundry (PACCAR) began a shift away from extractive industries toward industrial development and manufacturing. In the 1940s, establishment of the Boeing Company's plant at the south end of Lake Washington accelerated this trend, and during this period Renton became a major employment center. The industrial employment center developed at the same locations formerly occupied by extractive industries--perhaps in part because the transportation network to serve these sites was already well established. This became important because the industrial area remained in the heart of the City and was served by a transportation network which converged on the downtown area. With the shift away from rail toward automobile and truck transportation in the 1940s and 1950s, a new type of regional transportation �hub was created in Renton. Two major freeways (Interstate 405 and SR 167) and three State highways (SR 900, 515 and 169) augmented and replaced the rul system. Tlus road system was developed to provide a regional network allowing access around Lake Washington to serve the Renton industrial area. During this period, the transportation demand shifted from ex- I porting raw materials to importing a major work force. I Page lal � Comprehenaive Plan I,nnd Use Element Tranaportation Trends There is one solid traffic trend within the region: traffic is increasing. A variety of reasons explain this increase: the growth in population, jobs and housing; more people are now commuting within the region; the location of employment and housing impacts the length and variety of trips made; new housing development is oc- curring on vacant land in outlying parts of the metropolitan area rather than on land closer to tradidonal urban centers; and employment areas are relocating to suburban � � areas. The general increase in standard of living in the region also generates more traffic because, as the standard of living gces up, car ownership increases and so dces trip maldng. In addition, the average length of trips is also increasing. The cumulative effect of all of these factors is more cars on the road and greater traffic congestion. Current traffic improvement projects and programs undertaken by the City's Trans- portation Division include realignment of the S-Curves and the addition of High Occu- pancy Vehicle (HOV) lanes to Interstate 405, completion of Oakesdale Avenue S.W., the widening of Grady Way, development and implementation of the North Renton Transportation Plan, and establishment of a system of truck routes. The City is also p�esently working on expansion of its system of pedestrian and bicycle trails. � Issues The policies address the following major issues. * Traffic Congestion and Use of High Occupancy Vehicles: In the Puget Sound region in the past, construction of more roads has provided temporary relief from traf- fic congestion. Over the last twenty years, environmental concerns created strong op- pusition to this approach. Due to limited funding and continuing concern for the envi- ronment, few new roads will be built. The current and future challenge is to better manage the existing system and reduce traffic demand as much as possible by encouraging the use of alternatives to single occupant vehicles. * Displaced Regional Traffic on Local Streets: For the last twenty years, a major goal of the transportation system in Renton was to move traffic through town and pro- vide access to employment areas. The wisdom of continuing to accommodate high volumes of "pass through" traffic is now being questioned by business leaders and resi- dents of the downtown and centrally located neighborhoods. Protecting neighborhoods from the impacts of regional and city-wide traffic is desirable. However, this protec- tion may be accomplished at the risk of sdfling employment growth and reducing city- wide accessibility below previously acceptable standards. Page]0-3 Comprehensive Plan L.and Use Element TranspoAation I Congestion could worsen on the existing system; Travel demand could be reduced; A new transit system (bus or rail) could absorb a large number of trips but con- gestion will continue on exisdng roadways. In reality, all of these scenarios may occur to some degree. However, it is clear that funding and environmental considerations will limit the City's ability to expand the road system or provide transit. To prevent overwhelming congestion from occurring, an emphasis should be placed on increasing the efficiency of the existing system. * Displaced Regional Traffic on Local Streets: Without a coherent set of policies designed to prevent regional traffic from overflowing onto the City arterial and local streets, the problem of pass through traffic will continue to worsen. The most feasible way to address this problem is through a combination of neighborhood protecdon poli- cies, and strong incentives supporting HOV alternatives on the arterial system. The City can also work with other jurisdictions on regional transportation issues. � * Improvements to the Street System: Changes in the street system will more prob- ably occur as small improvements to existing streets rather than creation of new road- ways or major expansions of arterial networks. Increasingly, these changes will be a : product of public/private partnerships paid by impact fees. In addition, HOV lanes will become more common. * Transit: Transit may provide the greatest potential change in the Renton transporta- tion system. If a regional high capacity transit system becomes reality, Renton needs to accommodate stops in both the downtown and at the major employment centers. # Parking: As the City seeks ways to support transit and HOV use, the ratio of building area to parldng spaces provided in buildings will come under scrutiny. Similarly, as land becomes more intensively developed large surface parking lots will become less desirable. Alterna6ves such as shared parking facilities and structured parking will become realistic as Renton becomes more urbanized. * Bicycle and Pedestrian Trails: In the future, bicycling and walking to work may also become more realisdc alternatives for more people. Expansion of the eacisting bike and trail systems will make these modes of transportation more convenient, and conges- tion on the road system will make them more attractive. ' Page 10.5 Comprehensive Plan Land Use Element , Transpoflation Policy T-2.1: Each street in the City e. promotes pedestrian safety and ' should be assigned a functional classifi- mobility. cation based on factors including: I3iscussion: The City's arterial system will a. traffic volumes; be reviewed in detail in the Transportation b. type of service provided; Element of the Comprehensive Plan and a c. land use; and new arterial plan will be prepared. As part d. preservadon of existing neighbor- of this process, functional classifications hoods. . will be assigned to city streets. Functional classifications should include definitions for Policy T-2.2: Street standards should be streets, such as principal, minor, and developed for each functional classification collector arterials, and local streets. These in the Transportation Element of the street standards would be based on factors Comprehensive Plan. These street such as roadway width, sidewalk width, standards should be coordinated with design speed, and landscape features. policies in the Community Design (Chapter 9) and Open Space and Parks (Chapter 7) The arterial plan will be implemercted as chapters. part of a multi-year financing plan. Appro- _ priate portions of the multi-year financing Policy T-2.3: A minimum service level plan will serve as,the basis for the six year should be developed for the street system street, road, or transit program for 1he which City. a. achieves consistency with service Service level criteria for the transportation standards of adjacent jurisdictions; system need to be developed to judge per- b. minimizes conflict with other city formance of the system. These service lev- policies (e.g. aquifer protection); els should be developed in conjunction with c. maximizes neighborhood preserva- the service levels for other city systems. don; d. accounts for topographical features which limit intersection improve- ments; and III. Traffic Flow Objective T-3.0: Eliminate disrupdons which reduce the safety and reasonable functioning of , the local transportation system. Policy T-3.1: Maximize traffic flow and Policy T-3.2: Provide a balance between accessibility on arterial roads while protecting neighborhoods from increaseri protecting local/neighborhood roads from traffic and reducing accessibility for the increased traffic volumes. city-wide road network. Page 10-7 Comprehensive Plan Land Use Element Transponstion IV. Transit and Other High Occupancy Vehicles Objective T-4.0: Encourage the development and use of alternatives to single occupancy vehicles. Policy T-4.1: The City should work with Policy T-4.8: Development of a network other jurisdictions in the greater metropoli- of passenger trains should be encouraged. tan area toward providing frequent, coordi- nated and comprehensive bus service and transit facilides in all residential and employment areas. Discussion: In the future,fewer new roads will be built to handle increased tra,,�`'ic. Policy T-4.2: The establishment of a � challenge will be to better manage the multi-modal transit center in downtown existing transportation system and reduce Renton should be promoted as part of a tra,,�`'ic demand by encouraging the use of regional high capacity transit system. alternatives to single occupant vehicles. These policies address this challenge by Policy T-4.3: Parking for the transit sys- focusing on increasing the people carrying tem should primarily serve the collector capacity of the system rather than the ve- portion of the system located outside of the hicular capaciry. downtown. Parking areas serving the downtown transit center should be Policies T-4.1 and T-4.2 support increased accommodated in parldng structures. bus service and the establishment of a regional high capaciry transit system. Policy T-4.4: Park and Ride facilities Policy T-4.S suppons HOV improvemenss should be located out of the downtown and and incentives. The Residential and feed into the downtown transit center. Centers policies of this plan also support transit by encouraging residential densities Policy T-0.5: The completion of a com- � a minimum of 8 dwelling units per acre prehensive system of high occupancy � u mix of residential and commercial vehicle (HOV) improvements and programs uses in Centers which can support public on state highways and regional arterials transportation. which give high occupancy vehicles a travel time advantage over single occupancy Spec�c treatment of the routes and stops (SOV) vehicles should be supported. for a transit system in downtown Renton would be addressed in the Downtown Plan. Policy T-4.6: Measures to increase the use However, it is expected that such stops ' of high occupancy vehicles should be pro- wvuld become commercial. activity nodes moted among employers located within the which would complement the commercial City. and residential activities envisioned in the Centers Ql!!I RP,SIJ�IitIQI pO1lCIP,S of the , Policy T-4.7: Development of a regional plan � network using new technology to move people and goods should be supported. Parking for the future transit system is en- couraged outside of the downtown to dis- courage increased tra„�"zc congestion. Cri- p.8��a9 Comprehensive Plan Land Use Element Transportation Policy T-6.3: Minimize adverse impacts of commercial areas of the City. The intent of railroad operations on adjoining adjacent these policies is to recognize the imponance resident property. of maintaining rail transportation because it supports industrial and commercial land Policy T-6.4: Design railroad crossings to uses, and provides one componens of a minimize maintenance and protect the street multi-modal transportation system. The surface. policies also provide guidelines to insure that existing rail lines do not impact adja- Policy T-6.5: Provide protective devices, cent land uses, create maintenance prob- such as barriers and warning signals on at jems for Ciry streets or pose safery hazards. grade crossings. . In addition, the policies encourage PoGcy T-6.6: Encourage development of establishing passenger rail service passenger rail service connecting Renton to • connecting Renton s employment area.r with a regional rail network. a regional rail system. Discussion: Rail freight service is cur- rently available to several industrial and VI. Parking Objective T-7.0: Promote a reasonable balance between parking supply and parking demand. � PoGcy T-7.1: Appropriate parking ratios an adequate level of public transit can be should be developed which take into ac- demonstrateri. count existing parking supply, land use in- tensity and transit and ride sharing goals. Discussion: The location and supply of parking is an integral part of the local Policy T-7.2: Create incentives transportation system. Inadequate parking encouraging developers to use alternatives can increase congestion on streets as peo- to on-street or on-site parking. ple circle in search of available spaces. Too much parking is an ine�`'icient use of Policy T-7.3: Criteria should be developed land and can deter transit use. A proper to locate Park and Ride lots serving balance needs to be achieved between residential areas, addressing: parking supply and demand. Satellite parking, and shuttle services and collective a. adjacent development structured parking are potential alternatives b. congestion to on-site or on-street parking. c. buffering d. road network Criteria for locating park and ride lots � serving residential areas should address Policy T-7.4: The construction of parking �jors such as the intensi o develo ment .f h' .f P structures should be encouraged. in adjacent areas, the level of tra,,�c i Policy T-7.5• Parking ratios should be congestion in the areas, proximity to arte- I reduced as transit services are increased and �aj streets, and opponunities to bu,,�'er lots from living areas. Ideas such as lowering ,, parking ratios and establishing a maximum Pa e 10-11 8 IIL Comprehensive Plan Land Use Element Transportation VIII. �nding Objective T-9.0: Pursue funding for transportation improvements from all potential sources in an efficient and equitable manner. Policy T-9.1: Growth related traffic im- meru of a funding program for transpona- provements should be funded primarily by tion improvements. impact fees charged to new development. Most transportarion improvement measures Policy T-9.2: Coordinate equitable pub- require funding to become a reality. Lack lic/private partnerships, such as Trans- of funding can be an obstacle to improving portation Benefit Zones (TBZ) and Trans- the transportation system within the Ciry. portation Benefits Districts (TBD) to help There are several sources which can be pay for transportation improvements. used to fund transportation improvement projects, including various governmental Policy T-9.3: Pursue federal, state and agencies, as well as the private sector. It - Iocal sources of funding (e.g. loans, is the intent of the policies to require new matching funds) for transportation im- development to pay for its fair share of provements. needed transportation improvements. Policy T-9.4: Establish a mechanism to Public/private partnerships, such as Trans- provide multi jurisdictional cooperation to portation Benefit Zones and Transportation fund transportation improvements. Benefit Districts are seen as techniques with good potential for implemeruing future im- Policy T-9.5: Create a funding mecha- provements. With new growth anticipaied nism, such as a Transportation Benefit in the Soos Creek and Newcastle Planning District which can be applied across City Areas outside the City of Renton, it will be boundaries to address the impact of growth pQ�jcularly important to establish inter- outside the city limits on the City's jurisdictional funding mechanisms for transportation system. transportation improvement. Discussion: The intent of these policies is to provide a framework to guide develop- IX. Intergovernmental Cooperation Objective T-10.0: Coordinate transportation operations, planning and improvements with other transportation authorides and municipalities. Page 10-13 _ � Comprehensive Plan Land Use Element I Transportation � 2. Provide land use patterns which support transit: a. create enough density in the downtown and residential areas to better support transit; b. create a mix of land uses in the downtown and commercial areas to I� reduce peak hour trip generation; c. protect downtown and residential areas from large amounts of through truck traf�c; and, d. continue to use existing freight rail facilities as an alternative to truck transportation. 3. Reduce the problem of pass through traffic on City streets: a. keep regional traffic on the regional system; b. balance the dual goals of providing accessibility within the local street system with protecting neighborhoods; and c. where overflow traffic from the regional system significantly impacts neighborhoods, protect the residential area. 4. Improve streets in the following manner: a. require street improvements to be provided concurrently with development; b. evaluate the functional classifications assigned to streets based on issues such as land use and neighborhood preservation as well as traffic volumes and type of service to be provided; c. complete an arterial plan for the City; d. define minimum s�rvice levels for the street system; and, e. use public/private partnerships and interjurisdictional agreements to fund transportation improvements. 5. Support transit service by working with Metro: a. improve bus service to the downtown and employment areas; b. establish a multi-modal transfer station in the downtown; c. improve bus service in the neighborhoods to commercial and employ- ment centers; and, Page]0-]5 II Comprchensive Plan Land Use Element Transportation IlVfPLEMENTATION Complete the Transportation Element of the Comprehensive Plan including: Arterial Plan; Transit Plan; Transportation Demand Management Plan; Bicycle and Pedestrian Plan; Financial Plan; Complete the Capital Facilities Element of the Comprehensive Plan; Revise City Subdivision and Zoning ordinances as nceded to comply with the Comprehensive Plan; and Negodate interlocal agreements with King County and other jurisdictions for the funding of transportation improvements. Page 10-17 ' Comprehensive Plan Land Use Element Aicport CHAPTER ELEVEN AIRPORT DISCUSSION The purpose of the airport policies is to guide development and improvement of the _ City's air transportation facilities. Background The City of Renton's Municipal Airport is an important community and regional facil- ity. The airport's function is to divert general aviation aircraft traffic from the Sea-Tac International Airport. The term "General Aviation" excludes only commercial airline and military operations. The Municipal Airp�rt provides for regional and local general aviation services for commercial (air charter, air taxi and courier), corporate and recreational aviation. The Boeing Company leases 52% of the usable airport land area and uses it for airplane producdon related purposes. The Renton Airport is the third busiest airport within the state in terms of the number of take-offs. Recreational, flight instruction, and corporate purposes comprise more than 90% of these take-offs, with less than 10% being by charter airplanes and for manufacturing purposes by the Boeing Company. � The Renton Municipal Airport also facilitates use of the Will Rogers-Wiley Post Sea- plane Base located in Lake Washington by maintaining dockage and access ramps on airport property. The existence of an access ramp and the availability of dockage es- sentially controls the amount of seaplane activity at the seaplane base. Existing Conditions The airport facility is wedged into a location tightly bounded by Lake Washington, the Cedar River, Airport Way, Rainier Avenue and West Hill. Beyond these barriers, urbar: uses are located to the east, south and west. These urban uses include manufac- turing, commercial and residential. To the south and north of the airport are clear zones. T'hese areas are at ground level � beginning at the end of the runway and extending under the approach surface of the airport. The south clear zone extends southward from Airport Way to mid-block be- � tween North 2nd and North 3rd Avenues, and between Shattuck Street on the east and Lake Street on the west. Within the clear zone height restrictions are imposed upon development. The north clear zone extends northward over Lake Washington and height restrictions are affected through a lease of lake area from the Washington State Department of Natural Resources. �ge i�-i Comprehensive Plan Land Uae Element Airport Lake Washington. The City will nced to determine if it favors expansion of the sea- �� plane operadons. '�,, Scenarios for the �ture , Although it is probably not possible to accommodate all of the demand for growth � placed upon the airport, the community must decide if it will accommodate some addi- 'I donal rowth. The other o tions which are available to the communi are to maintain g P h' the status quo or even further limit airport activities from their current levels. I, POLICIES AIRPORT GOAL: Create efficiently functioning air transportation facilities I which are responsibly integrated with the City's transportation system and land ', use pattern. � L Air Transportation Facilities '� Objective A-1.0: Promote and develop local air transportadon facilities in a I responsible and efficient manner. ' Policy A-LL• Support the land base Policy A-1.5: Minimize conflicts ', and seaplane base activides. between development regulations and ' air traffic regulations. j Policy A-1.2: Support increased air I transportation with appropriate mitiga- Discussion: The intent of these policies tion measures of potential adverse im- is to suppon increased aviation activi- pacts. ties when appropriate mitigation of ad- verse impacts is possible. Issues such �, Policy A-1.3: Use existing airport land as the following need to be more fully primarily for direct aviation related addressed in the Downtown Plan: , uses. physical expansion of the airpon land use in the Airport Way vicinity, devel- Policy A-1.4: Develop appropriate opment of regulations especially height land use plans and regulations for restrictions and noise. structures and vegetation within the airport sphere of influence. Page 11-3 Comprehensive Plan Land Uee Element Pubiic Facilities CHAPTER TWELVE PUBLIC FACILTTIES DISCUSSION The u se of these policies is to address the land use impacts and implications of a P � variety of facilities that provide services to residents of Renton and the surrounding area. For purposes of this discussion, public facilities aiso includes quasi-public uses � such as cultural and religious facilides. Faciliries discussed in this section vary widely in their size, function, service area, and impacts. For that reason, these policies are aimed at addressing the generic impacts of all of the facilities and the specific impacts of each. Renton Technical College and Valley Meciical Center are treated as Institution Centers and addressed in Chapter 4 of this Land Use Plan. Background � Public facilities aze an important part of the urban landscape because they shape the form of the City, provide valuable services to the public, and contribute to local iden- tity. Schools also serve multiple funcrions because they foster neighborhood and community identity, provide access to athletic and cultural facilities, and are an important factor in attracting population and jobs. Existing Conditions Renton is home to several local and regional facilities which serve the residents of Renton and the surrounding area. In addition to the municipal facilities, King County � has a maintenance shop, health center and a district court in the Highlands near Renton Technical College. City University, a private institution, is located along I-405 be- ' tween downtown and the Green River Valley. Renton School District 403 covers an area of 32.5 square miles, about twice the land area of the City. The district includes 13 elementary schools, two middle schools, three high schools, one alternative high school, and two schools for special students. Of the facilities mentioned, nine elementary schools, one middle school, one high school, one special school, and the alternative high school are located outside of the City in the urban growth area and sphere of influence. Beginning with the 1991 school year, Renton Vocational Technical Institute became part of the state's post-secondary system and changed its name to Renton Technical College. Three other districts operate within the City's urban growth area and sphere of influence. Kent School District 415 has one high school, one middle school, and four elementary schools in the area north of S.E. 208th Street. A portion of Tahoma School Page 12-1 I Comprehensive Plan Land Use Element Public Facilities ' Green River Valley industrial area as having level of service deficiencies due to the re- sponse time to those area`s. In addition, it states, "If annexations occur in the East Kennydale, Sierra Heig)zts, and East Duvall Avenue communities and in the Cedar River corridor, they will have substandard fire protection based on the five-in;five stan- dard and current station locations. " The "five-in-five" standard is the department's desired level of service; to have five fire fighters on the scene five minutes after receiv- ing the call. Multiple use of school facilities has been a trend that will likely continue. Several of District 403's facilities are ^unently being used for non-teaching functions. T'he old Sartori School in North Renton is cunently under lease to Renton Technical College. Administrative offices for the district are located in the old Henry Ford School in downtown. Dimmitt Middle School is cunently being used for some special programs with the remainder leased out for office space, although it is slated to eventually return to use as a middle school. Spring Glen Elementary is being used by the Kent School District. Renton School District enrollment has been declining overall since its peak in 1970. Table 1 lists total enrollment for the district from 1960 to 1991. While enrollment has declined by 24% since 1970, the rate of decline has slowed from 15% during the 1970's to 10% during the 1980's. Enrollment is down slightly from 1990 figures but overall it is relatively stable. Long term projecdons anticipate larger enrollments and an increased rf�ed for facilities in the district based on increased birth rates for the population in general. TABLE 1 RENTON SCHOOL DISTRICT 403 TOTAL ENROLLMENT 1960 1970 1980 1990 1991 9,426 15,464 13,120 11,823 11,779 The trend over the past decade or so has been for religious groups to provide more services to their members and the public at large. These services require additional land and facilities for schools, gymnasiums, offices, parking, expanded hours of wor- ship and social services. As a result these facilities are having a greater impact on adja- cent neighborhoods and the existing infrastructure. Page 12-3 Comprehcnsivc Plan Land Use Element Public Facililies ' Local and regional facilities: Population growth is expected to continue in this area during the planning period and the nced for local and regional facilities will grow along with it. More significantly, if the cunent growth pattern for the metropolitan area continues the trend of decentralizing regional services will increase the number of re- gional facilities being located in this area. The proposed regional justice center is a re- cent example. Decentralized local services such as fire protection will also become more prevalent as the City grows in population and land area. ' Cultural amenities: A significant increase in cultural amenities is not expected to occur during the remainder of this century. The existing library facilities in downtown, the Highlands, Fairwood and Skyway are projected to meet demands. Increased cultural acdvities such as Renton River Days and the theater groups could heighten Renton's profile in the region and foster more activity downtown. ' School facilities: Although there is no indication that enrollment figures will change dramatically in the short-term, recent increases in the birth rate and relatively stable employment in this area point to potential increases during the remainder of this " decade. When enrollment begins to increase in the district, the City and adjacent land users will still need to address the impacts of facilides and how they are used. If en- rollment does decline, the district will be faced with disposing of facilities and proper- ties it no longer needs. ' Institutional uses: As institutions increase in size they will have greater impacts on the transportadon and utility systems and adjacent land uses. A "catch-22" situation can easily develop as institutions expand to meet demand and simultaneously create adverse conditions (i.e. traffic congestion, inefficient land use patterns) which make them less desirable to their potendal markets. As insdtutional uses become larger they need to be treated as "Institution Centers" (see Chapter 4, "Centers" policies). ' Religious facilities: The number, size and intensity of use for religious facilities is expected to increase. As a result, they may no longer be welcome u► residential neigh- borhoods. By the same token, facilities may be looking for larger parcels of land w�ich are more accessible to their members and provide room for expansion. Page 12-5 Comprehensive Plan L.and Use Element Public Facilities Policy PF-1.12: Fire stations should be located on principal or minor arterials. PoGcy PF-1.17: Satellite police facilities may be located outside of the Policy PF-1.13: Future fire stations downtown. should be sited central to their service area with as few barriers as possible in Policy PF-1.18: New growth should order to achieve minimum response pay its proportionate share of the cost � im t es. for facilities necessitated b that Y growth. PoGc PF 1 14• f r r y . . Land o futu e fire stadons should be acquired in advance Discussion: These policies are intended ' in areas where the greatest amount of to provide location and site design cri- development is anticipated. teria for municipal facilities, other than library and recreational facilities, Policy PF-1.15: Site and building serving the local populaxion. Uses in design of police facilities providing this category may be one-of-a-kind, direct service to the general public such as the municipal complex and should be easily accessible. maintenance shops, or they may be scattered throughout the City serving Policy PF-1.16: Major functions of the spec�c areas such as fire stations and police should be centralized in the utility substations. downtown. � II. Re ional g Objective PF 2.0: Site and design regional facilities to provide the most efficient and convenient service for the clientele while minimizing the adverse impacts on adjacent ' uses and the City as a whole. Policy PF 2.1: Regional facilities Policy PF-2.3: Facili6es should be which provide services on-site to the compatible in design and intensity (e.g. public-at-large on a daily basis (i.e. signage; building height, bulk and set- office uses) should be located in the back; landscaping; parking) with less City's downtown district. intensive adjacent uses. Policy PF-2.2: Siting of regional Policy PF-2.4: Site and building facilities which are specialized (e.g. design should be oriented primarily landfills, maintenance shops) or serve a toward pedestrians, espacially in the limited segment of the population (e.g. downtown area, with provisions for justice centers) should rely more transit and automobiles as well. strongly on the special locational needs of the facility and the compatibility of Policy PF 2.5: Vacant properties (i.e. the facility with surrounding uses. sites and buildings) should be maintained and/or treated as appropriate p.g� i2a Comprehenaive Plsa Land Use Element Public Facilities Policy PF-3.3: When branch libraries greater landscaping, screened parlQng) are developed, they should be located to to ensure compatibility with less , provide convenient access to a majority intensive adjacent uses. of their clientele. Discussion: The Renton Historical Polic PF-3.4: Future branch libraries Museum, library system, and local the- y I and other satellite services may be atrical groups provide cultural acavities located in mixed use developments and and identity for Renton. These policies centers to serve concentrations of are designed to recognize the impor- clients in those areas. tance of preserving the Ciry's culture and its heritage. The policies provide Policy PF 3.5: Facilities should guidance for locating facilities and en- employ mitigation measures (e.g. hancing the existing cultural base limited signage, increased setbacks, through linkages with other land uses. IV. Sc600ls Objective PF-4.0: Assure adequate land at appropriate locations for facilities which meet the educational needs of area residents. Policy PF-4.1: Siting and development Policy PF-4.5: Community use of of school facilities should be master school sites and facilities for non-school planned to be consistent with the activities should be encouraged. Comprehensive Plan, and should be coordinated between the school district Policy PF-4.6: Facilities which are and the City. planned for closure should be consid- ered for potential public use before be- PoGcy PF-4.2: Schools should be the ing sold for private development. designated using the same land use � designation used in remainder of the Policy PF-4.7: School sites which are neighborhood. redeveloped for a different use should comply with development standards for Policy PF-4.3: Alternadve funding surrounding uses. sources (e.g. impact fees) should be explored for facilities necessitated by Policy PF-4.8: Elementary schools new development. should be located near a collector arterial street. Policy PF-4.4: The City and the school district should joindy develop muldple Policy PF-4.9: Safe pedestrian access �i use facilities (e.g. playgrounds, sports to schools should be promoted (e.g. I fields) whenever practical. through pedestrian linkages, safety fea- Page 12-9 Comprehensive Plan I.and Use Element 'I Public Facilities Policy PF-5.5: Site design of health aged to locate in neighborhood and care facilities should be encouraged to community centers. ma�cimize public access to and use of public areas as well as shoreline areas Policy PF-5.8: Health care facilities I in locations contiguous to a river, lake, larger than five acres should be stream, or wetland. designated as Institution Centers and be ' consistent with policies in Chapter 4, PoGcy PF-5.6: Site and building Centers, Section VI, Objective C-13. design should be transit and pedestrian/people oriented. Discussion: These policies are iruended to guide development of health care Policy PF-5.7: Small-scale health care facilities which are too small to be facilities (e.g. �minor emergency clinics, designated as Institution Centers. practitioner offices) should be encour- VI. Religious Facilities Objective PF-6.0: Site religious and ancillary facilities in a manner which provides convenient transportation access and minimizes their adverse impacts on adjacent land uses. Policy PF-6.1: When locating in PoGcy PF 6.5: Site design should be predominantly residential areas, encouraged to ma3cimize public access religious facilities should be on the to and use of public areas as well as periphery of the residential area rather shoreline areas in locations contiguous than the interior. to a river, lake, stream, or wedand when that access would not jeopardize Policy PF-6.2: Large-scale facilities the environmental attributes of the area. should be master-planned to be �' consistent with local and regional Policy PF-6.6: Large-scale facilities , comprehensive plans. should be encouraged to locate contiguous to an existing or planned ' Policy PF-6.3: Parking should be transit route. ' provided on-site and buffered from adjacent uses. Policy PF-6.7: Religious facilities should be located on and have direct Policy PF-6.4: Sites and structures access to either a principal, minor, or should be designed (e.g. signage; collector arterial street. building height, bulk and setback; landscaping; parking) to mitigate Iliscussion: These policies are intended adverse impacts on adjacent less to provide guidance for the siting and i intensive land uses. design of facilities to errsure that they ' ' will have adequate land and trans- Page 12-I1 Comprehensive Pian I.and Use Faemern i � Public Pscilities I li � 3. Assure the compatible siting and develapment +�f schoal facilities: ! � � a. work in close cooperation with the local districts in the planning of schoal properties; b, continue to pursue joint development and maintenance of muiti-use facilities; and, c. explare the potential far the City acquiring surplus school properties. I 4. Foster compatibility of large-scale regionai institutians: . I a. master plan the entire development to meet e�cisting and prajected land ne�ds; b. establish review criteria and standards which address at a minimum: signage, j building height, building bulk, building setback, landscaping, buffering, I public/pedestrian space, and type af on-site parking (structured), on-site vehicle I and peciestrian circulation, pedestrian linkages with e�cisting or proposed trails, I paths and sidewalks; c. identify areas which cauld accornmodate these t�rpes of facilities; d. create regulatory incentives to encourage integratian of puhlic amenities such as parlcs, plazas, and recreation area; and, I e, incorporate the mixed use cancept into appropriate ardinances. 5. Assure tbe compatibility of religious centers: I I a, work in c,ocaperatian with religious graups to develop Iong-range master pians I � for large-scale faciiities; and, j i b. develop compatible standazds and site design techniques to minimize the impacts on adjacent uses. Im.plementation I 1. Develop a proc�ss and criteria for siting and designing large-scale institutional uses. 2. Prepare master plans for the municipal facilities, including general locatians and I phasing of facilities. I l 3. Revise the City Code, as appropriate, to reflect the letter and intent of these , policies. Page i2-13 • Comprehensive Plan I,and Use Element Utilities CHAPTER THIRTE�N UTILITIES DISCUSSION The purpose of the utility policies is to provide a general framework for improvement and expansion of domestic water, sewer, storm water and waste management services within the l:ity. Utility policies also speak to the provision of telephone, electricity, natural gas, and cable services by privately owned purveyors. Specific policies will be developed as part of the Interim Utility Element of the Comprehensive Plan. Background and Existing Conditions The City of Renton provides municipal services including domestic water, sanitary sewer, stormwater and waste management to areas within the current City boundaries. The City is also the purveyor of domestic water outside of its boundaries. Physical growth and greater population have increased the size of the City from one square mile in 1901 to over 16 square miles in 1991. Water Cunently, the City of Renton provides water service to the City and established franchise areas outside the city limits. This represents an area approximately 16 square miles in size with more than 12,000 customers. Customers are classified by land use: single family residential, multi-family residential, commercial, public, or wholesale. Single family and multi-family customers are the largest water users, consuming almost 70 percent of the City's demand. Water demand is calculated based on an equivalent residential unit (ERU). Each single family residential unit is equal to one ERU, while each apartment or condominium is equal to 0.6 ERUs. Water demand for other uses is based on actual use and the ERU is determined based on the conesponding number of single family residences that would have been required to produce the same demand. The existing water supply for the City is obtained from six wells and one artesian spring. Connections to Seattle's Cedar River and Bow Lake supply pipelines provide emergency back-up supply. Currently, wells provide about 95 percent of the City's supply capacity. The existing water system for the City is comprised of six reservoirs (a seventh reser- voir is under construction) and about 35.5 miles of conveyance pipeline. Springbrook Springs, located four miles south of the City center, has supplied about two percent of the City's water supply on a continuous basis since 1901. City watershed land sur- rounds the springs. The flow from the springs varies seasonally, indicating that the Page l3-I Comprehensive Plan Land Use Flement Utilities Sewer The City owns, operates and maintains its own sanitary sewer system made up of 153 miles of gravity flow sewer line. Untreated wastewater is conveyed to facilities operated by the regional wastewater treatment and disposal authority (Metro), with treatment at the regional (Metro) facility in Renton. Approximately 70 percent of the city's land area and 80 percent of the population is � served by sanitary sewers. This translates to over 10,000 customer connections served by the sewer utility. Sanitary sewers were first constructed in Renton in 1910 to dispose of wastewater in the downtown area. Prior to 1910, wastewater had either been disposed of on-site or discharged to the local estuaries. Collection and treatment facilities in the City developed as industry grew and the City's population increased. A secondary wastewater treatment plant was constructed near the site of the Renton High School stadium in the 1950s. This facility discharged treated wastewater to the Cedar River. The Municipality of Metropolitan Seattle (Metro) was formed in 1958 to find solutions to the problem=of pollution in Puget Sound, Lake Washington and surrounding water- ways. A regional plan was developed for wastewater collection and treatment. By 1962, Metro had assumed operating responsibility for regional interceptors and waste treatment systems, including Renton's secondary treatment facility. A new plant pro- viding secondary treatment was constructed during the late 1950s and early 1960s. This facility is located near Grady Way and Monster Road and discharges to the Duwamish Waterway. This plant operates today as one of Metro's regional treatment facilities. The sewer service area of the City is divided into six major treatment basins, each with at least one sub-basin. Wastewater collection basins generally follow natural drainage patterns of the Renton service area. The utility systems sunounding the e�cisting ser- vice area limit the expansion of the City's sewer system. Solid Waste Tfie City contracts with a private corporation for waste disposal services within the City. Solid waste and recyclables are picked up weekly while yard wastes are picked , up every other week. The solid waste service is mandated by City ordinance and cus- �iI tomers are served on a fixed rate structure. Waste is delivered to one of three transfer ' stations, then transported to the Cedar Hills landfill operated by King County. Page 13-3 Comprehensive Plan Land Use Element Utilitiea * Protection of groundwater and environmental resources: Portiens of the City include environmentally sensitive or critical areas such as steep slopes and wedands which are sensitive to development. In addidon, the City's sole source aquifer under- lies areas within the City's boundaries. Development may be limited in these areas, or be subject to stringent reguladons to protect the environment and the public health and safety. Scenarios for the �ture Existing utility systems and f�cilities are in need of upgrading and repair in order to serve the existing population. Under the City's water and wastewater plans, existing systems would first be improved rather than expanding the system. Future expansion will take place according to current and future adopted land use plans. Premature development will be discouraged because utilities will not be extended until land use plans indicate that areas are appropriate for development consistent with state growth management strategies. Renton will be responsible for allowing or preventing residendal, industrial and commercial growth in the City and future growth areas, and managing the utility systems that would adequately and appropriately serve that devel- opment. The provision of utility services will be condngent upon the coordination of land use decisions and protection of the public health, safety, welfare and the environ- ment. POLICIES UTII.ITIES GOAL: Provide an adequate level of public utilities (sewer, water, surface water, solid waste, telephone, cellular telephone, cable TV, gas, and other utility services) in response to and consistent with land use, protection of the environment, and annexation goals and policies. I. Utilities Ob'ective U-1.0: Provide and maintain safe r li � , e a b l e a n d a d e q u a t e u t�h t y s e rv i c e s f o r the City's cunent and future service areas to meet peak anticipated demands. Policy U-1.1: Timely and orderly service areas to meet the public health extension of water, sewer, and and safety requirements. stormwater services should be provided within the City's existing and future Policy U-1.2: Water, sewer and stormwater facilities and services should Page 13-5 Comprehensive Plan Lsnd Use Element ' � Utilities Policy U-2.3: Tfie City should Policy U-2.7: Water supply sources promote efficient and responsible use (i.e. wells, and Springbrook Springs) of water (i.e. through conservation). should be protected from uses and activities which have been determined Policy U-2.4: The City's aquifer to be hazardous to these sources. should be managed in order to ensure that there is an adequate supply of Discussion: These policies recognize potable water to meet current and future the imponance and vulnerability of the water needs. City's sole source aquifer and seek to manage and protect the aquifer, wells Policy U-2.5: The intensity and type of and springs for domestic potable sup- development should be limited in the plies and adequate fire flow. Protec- Aquifer Protection Area to those types tion of the aquifer is not the only of development that do not create means to guarantee adequate future adverse impacts on the aquifer. supplies; therefore, the policies advo- cate conservation of water resources Policy U-2.6: New alternative source and development of alternative sup- supplies of potable water should be de- plies. veloped through wells or other sources. III. Storm Drainage Objective U-3.0: Provide and maintain an adequate storm drainage system that minimizes the impacts on natural drainage systems and protects the quality and quantity of surface and groundwater throughout the drainage basin. Policy U-3.1: Storm drainage systems PoGcy U-3.3: Filling of natural water- should be designed to minimize poten- courses should be prohibited unless the tial erosion and sedimentation prob- channel is modified to meet City lems, and to preserve natural drainage drainage standards. s stems includin rivers, streams, Y g floodplains, lakes, ponds and significant Policy U-3.4: Eacisting natural � wetlands. drainages, watercourses, ravines and other similar land features should be , PoGcy U-3.2: Renton should encourage protected from the adverse erosional the retendon of natural vegetadon along effects of increased stormwater runoff. lakes, ponds, rivers, and streams, ' where appropriate, in or-der to help pre- Policy U-3.5: Storm drainage serve water quality, protect fishery re- programs should be coordinated with � sources, and control erosion and runoff. adjacent local and regional jurisdictions. �.. Page 13-7 Comprehensive Plan Land Use Element Utilities the City connect to the sanitary sewer the availability of sanitary sewers system in order to protect the public w�ich are adequate to support new de- health and safety. Approval of new velopment. development would be contingerct upon V. Solid Waste Objective U-5.0: Provide and maintain an adequate system of solid waste collection and disposal and recycling collection to meet existira and future needs. Policy U-5.1: Renton should required to protect the public health coordinate with regional agencies in and safety. planning for needs, facilities and services of solid waste collection and Policy U-5.4: Contamination of land, disposal. air, and water should be minimized or eliminated. Policy U-5.2: Reduction of the waste stream should be supported and pro- Discussion: These policies seek to moted (i.e. through programs and reduce the waste stream through a va- public educati�n inciuding recycling, riety of inethods. Further, the protec- composting, re-use and energy recov- tion of natural resources is emphasized ery programs that meet environmental by proper handling and disposal of standards). solid waste. Policy U-5.3: The proper handling and disposal of solid waste should be I ' � , Page 13-9 �I Comprehensive Plan Land Use Element ! I Utilities 4. Protect overall environmental quality: a. use on-site detention and filtration systems for development located within criti- cal drainage areas; b. require emergency back-up power supply and emergency overflow monitoring and storage for sewer lift and pump stations; and c. coordinate with the state and fetleral government to encourage waste reducdon during manufacturing, packaging and handling of products or materials. Implementation 1. Revise the City Code as appropriate to reflect the policies of the Comprehensive Land Use Plan. 2. Develop and maintain an Interim Utilities Element of the Comprehensive Plan. 3. Develop and maintain a phasing and financing program for the improvement and extension of utilities within the City's urban growth boundaries. 4. Develop and maintain agreements with private purveyors for the provision of ser- vices within the City and urban growth areas. Page 13-11 Comprehensive Flan Land Use Element Annexation CHAPTER FOURTEEN ANNEXATION DISCUSSION Urban growth is occurring in many areas of the county which may eventually become a part of Renton. The City is challenged to determine when and where future annexations of these areas will occur. The annexation policies are intended to provide tt-� City with guidance when undertaldng decisions about future annexation. They encourage the City to carefully identify, evaluate and conduct annexations that will enhance the quality of life, improve the efficiency of services, protect the environment and promote land use goals. Back�round There are three main types of annexations. The first type is annexation of a large urbanized area. This annexation can be instigated by either the City or local residents and is subject to local voter approval. The second type is annexadon of smaller urbanized areas and is instigated and approved by local properiy owners with the consent of the City. The third type is annexation of a small area of vacant land which is in the process of being developed. This type is also instigated and approved by the local property owners with the consent of the City. Property owners and residents request annexation for reasons usually relating to the differences between City and County development standards. The City also requires the provision of urban services such as sewer and stormwater facilities. Although increase,d density and cost of urban services can instigate annexation, they also tend to be the primary reasons local residents oppose annexation. The City is usually interested in annexation to protect environmental quality, control land use and traffic patterns, and increase the efficiency of providing services such as sewers, parks and police and fire protection. Sometimes annexadon enhances municipal revenue by expanding the tax base. However, this is not always the case. The cost of providing urban services can exceed the gain in talc revenue. Small annexations can also result in confusing boundaries. These factors sometimes inhibit the City from authonizing annexations. Existing Cond.itions In 1901, upon incorporation, the City had a total area of one square mile. Since then, incremental annexations have substantially increased the size of the City. Today the City encompasses appro�cimately 16.7 square miles. The City has established an urban growth boundary which defines the limits of future annexation. Any or all portions of unincorporated territory within the sphere of influence can be annexed to the City. Annexation requires the approval of the King County Boundary Review Baard, the City Council, and, depending upon the method of annexation, the approval of the property owners or voters within the propos�i annexation area. The sphere of influence Page 141 Comprehensive Plan Land Use Element Annexation ignore or make allowances for continuadon of these inconsistencies or take an active approach to resolve these differences to conform with City plans and policies. * Following Fstablished Plans and Policies: Previously, the City did not apply comprehensive plan land use designations to newly annexed areas. As part of the Comprehensive Plan and Zoning code update process, the City addressed inconsistencies between comprehensive plan land use designations and zoning within newly annexed areas. Land use designadons are indicated for areas within the urban growth boundary. Scenarios for the Future One option for the City is to condnue the status quo approach by approving only property owner requested annexations without guidelines. This approach would result in incremental and inegular growth of the City in response to uncoordinated property owner requests for annexation. This policy would allow property owners to act as the primary agent in determining the growth of the City. The other option available to the City is to take a more systematic approach to annexation using a set of criteria to evaluate and propose annexadons of both small and large areas. Annexadons would only be allowetl if they satisfied the standards established to review � - potential annexadons. Although this approach would still allow property owners to petition for annexation, it would allow the City to serve as the primary agent in determining the growth of the City. POLICIES ANNEXATION GOAL: The City of Renton shall actively puisue annexations. I. Potential Annexation Areas ' Objective AX-1.0: Support annexations of county areas which are urban in character, or are � logically served by the City due to drainage basins, boundaries, the location of aquifer recharge areas, community separators, or other environmental constraints. I PoGcy AR-1.1: The City should continue Policy AX-1.2: The City should encourage , to recognize the area within the sphere of annexadon of all territory within the urban influence boundary as the territory in which growth limit line. Specific annexation the City of Renton has an inherent interest proposals should be evaluated against the i in future land use decisions. � annexation criteria outlined in Policy AX- 1.4. Page 143 ! Comprehensive Plan Land Use Element Annexalion �I II. Review Criteria for Annexations Objective AX-2.0: Promote annexations which would enhance the quality of life in the re- sultant City of Renton, maldng the City a good place to work, live, play and raise families. Policy AX-2.1: Support annexations which City services or who impact City infras- would result in future improvements. to..tl�e tructure. resultant City of Renton services through potential enhancements to levels of service Policy AX-2.6: Support annexauons of ru- or through elimination of duplication by � �� which would remain rural in service providers... Services include water, character in order to protect natural re- sanitary sewers, storm water drainage, sources and/or rural zones to provide utility drainage basins, transportation, park community separator areas. and open space, library, and public safety. Discussion: Annexation should only be Policy AX-2.2: Encourage annexations of pursued when it improves the community. areas in which the City of Renton should These policies state that quality of life in logically be the primary provider of urban the community can be enhanced through infrastructure and services. annexation when it improves the e,,�"iciency or level of municipal services and Policy AX-2.3: Support annexations which infrastructure, when it supports local land would facilitate an appropriate balance use goals, when it will simpl� local between the provision of jobs and the goveriunent, or when it would allow availability of housing. protection of the natural environmera. These policies also indicate that areas PoGcy AX-2.4: Promote annexations which already receive or use City services which would simplify governmental and infrastructure should become a part of structure in annexing areas and/or the the City. These policies establish the resultant City of Renton. general framework for reviewing annez- ation proposals. Policy AX-2.5: Promote annexations which would include those who already use III. Boundaries Objective AX-3.0: Seek boundaries that readily define city and county jurisdiction and correct the existing inconsistencies of the City's borders with future annexation proposals. Policy AX-3.1: The City should encourage Policy AR-3.2: The proposed annexation annexations that encompass unincorporated boundary should be defined by the fol- islands and peninsulas; furthermore, the lowing characteristics: City should not support proposed annexations that create islands of a. annexation of territory that is unincorporated lands within Renton. adjacent to the existing City limits; !, Page 145 Cocr�rehensive Pian Iand Use Element Annexation PoGcy AX-4.2: Areas of unincorporated Policy AX-4.5: When annexing areas for 'I King County adjacent to the City's border resource protection, the City should apply ; that are subject to high growth and zoning which will protect the resource and , development pressures should be annexed preserve the area's rural character. i, to the City of Renton. ! Discussion: The City may need to pursue -4 • horeline Master Pro ram annezation o cenain areas to rotect the PoGcy AR .3. S g f P land use designations, including desig- environmental qualiry of the City and nations for associated wetlands, should be surrounding areas. Annexation would impc�sed upon territory within an an- allow the Ciry to alter land use patterns - nexation proposal during the annexation and developmera standards in these areas process. to reduce the environmental impacts of growth. The City could take direct steps to Policy AX-4.4: The City should pursue protect environmental resource areas. The annexations of areas which lie within City could also take steps to regulate existing, emerging or prospective aquifer and/or mitigate any existing adverse recharge zones that cunently or potentially environ»tental conditions such as erosion or supply domesric water to the City should be septic tank failure. pursued. V. Emergency and Public Services 06jective AX-5.0: Create city boundaries through annexations that facilitate the efficient delivery of emergency and public services. PoGcy AR-5.1: Annexations should be transportation) should add balance to the supported that lead to the efficient quality of life in the annexation area. , provision of services to the City, such as P� lice, fire, water, sewer, and Discussiorc: Municipal service standards transportation. and their application to annexed territory will be evaluated in light of land use, Policy A%-5.2: To the extent feasible, an growth management implications, and the annexed territo should receive the same need or rotecan natural resources. rY .f P 8 level of service generally provided throughout the City. These policies are intended to encourage annexation of areas where Renton is or Policy AR-5.3: The quality of emergency could be the primary provider of emergency service should be evaluated in terms of the and public services. The Ciry should type of equipment, training of personnel, approve annexations where it can e,,�`'iciently and numbers of responding units, in provide urban services at acceptable levels addition to response dme. Other public of service. The provision of emergency and services (such as se�cer, water, library, and public services should improve the quality of life in annezed areas. Page 147 Comprehensive Plan Land Use Element Annexation VII. Annexation, Utilities, and Infrastructure I'' Objective AX-7.0: Recognize in the annexadon process the importance that availability of utilities plays in the development of land, and the implications of annexing substandard in- frastructure. Policy AX-7.1: Upgrading of utilities and Policy AX-7.5: Staged or phased ublic infrastructure within the develo annexation should be inidated by the City P P� portions of newly-annexed areas should not within active annexation areas based on x n i n r vailabili of be required unless there is a threat to publ�c planned service e te s o s o a ty health and safety.: services. Policy AX-7.2: The extension of water Ihscusscon: When upgradtng of faciknes and sewer services beyond the City's to City standards is required to avoid boundary should be prohibited EXCEPT public health and safery concerns, a local that an extension may be made if it is deter- improvement district may be formed to mined by the City and/or the King County o,,�`set public expenses. Department of Public Heaith that a public health emergency exists or is imminent, or For a public health emergency situation, if it is determined that existing development either annexation, or a covenant to annex, is a threat to the City's aquifer. should be required before City services are t nded ex e . ' Policy AX-7.3: All property owners of development in unincorporated King � provision of urban services and County that are granted City utilities should infrastructure can serve as a catalyst to be required to sign a covenant to annex and growth. To prevenl premature development agree to develop in accordance with the ��ain the e„�iciency of City services, City's development standards. those services and infrastructure should only be upgraded when there is a threat to Policy AX-7.4: All lands that have the public's health and safety. City ser- recorded covenants to annex or that receive vices should onty be extended outside of the city water and sewer service should be City in the case of a public health annexed. emergency. A�ry unincorporated areas which receive City services should become a part of the City. �TIII. City Administration of Annexations Objective AR-8.0: Provide full and complete evaluation of annexation proposals by all 'i departments upon the submission of the annexation proposal. � PoGcy AX-8.1: Appropriate zoning dis- an annexation proposal. Zoning in the tricts should be designated for property in annexation territory should be guided by I ' Page 149 Comprehensive Plan Land Use Element , Annexation annexation petition does not commit the approved. Once the annexation is City to approve the anne.xation. approved, the Ciry should coordinate and facilitate the transition between County 77iese policies establish a framework for a� �ty governmenl for annexed evaluating, approving and conducting residents. This transition process will proposed annexations. Each annexation include establishment of land use and proposal should be fully reviewed by the zoning designations, review of pending City according to these policies. Each developmeru proposals, and provide review should include a fiscal impact information about City policies and analysis to supplement the evaluation. regulations. Annexations which meet the criteria � established by these policies should be STRATEGIES AND IMPLEMENTATION Strategies The proposed policies set forth a strategy for actively evaluating annexadons. Before annexation occurs, the City should carefully review annexation proposals to evaluate their concunence with several objectives. These objectives include: 1. Urban Areas: The City will define areas in which future urban development and annexation is appropriate. The City will seek annexation of all lands within these areas when they meet the criteria for annexation. 2. Quality of Life: The City will support annexations which enhance the quality of life of ' residents. 3. Boundaries: The City will seek to create logical and identifiable boundaries that use � geographic or topographical features. . 4. Environmental Quality: The City will support annexations to protect and preserve environmental quality. 5. Provision of Services: The City will support annexations which promote the efficient delivery of urban services. The City shall coordinate provision of urban services to newly annexed areas and shall annex all areas with City services. 6. Coordination with King County: The City will coordinate determinations of land uses, densities, urban growth areas, urban service requirements. This will help reduce problems created by annexadon of county lands which are inconsistent with City plans and policies. Page 1411 GLOSSARY accessory housin�: dwellings constructed within an e�cisting single family home, usually for use as a rental unit. An "accessory unit" is a separate dwelling, including ldtchen, sleeping, and bathroom facilities. Also known as "in-law apartment." accessory units: a unit that is incidental to the principal unit and on the same lot. activity node: an area of higher density mixed land uses served by city-wide or I regional transportadon systems. adaptive reuse: the utilization of an older building which is no longer suited for its original purpose, but may be modified and reused for a different purpose such as housing. A common example is the conversion of older public school buildings to rental or condominium apartments. affordable housing: affordable housing is generally defined as housing where the occupant is paying no more than 30 percent of gross income for housing costs, including utilities, and meets the needs of moderate or low-income households. aauifer: a geological unit of porous and permeable rock, sand, or gravel capable of yielding usable amounts of water. annexation: the act of incorporating an area into the domai.n of a city, county, or state. arterial, minor: a right-of-way which serves as a distributor of traffic from a principal arterial to less important streets, directly to secondary traffic generators such as community shopping areas and high schools, and serves trips between neighborhoods within a community. Minor streets are more intensive than collectors, but less intensive than principal arterials. arterial. principal: a right-of-way which connects regional arterial to major activity areas and direcdy to traffic destinations. Principal arterials aze the most intensive rial classification serve ma'or t�affic enerators such as the Central Business � , J 8 G-1 Glossary(cont.) comprehensive:plan: a statutory document which sets forth a government's major policies concerning the desirable future (of the area's people) and physical development of its area; it states the desirable ends and vision of the City. Under the Growth Man ement Act the Plan must include the followin elements: Land Use, ag , g Transportation, Housing, Capital Facilities, and Utilities. A plan almost always includes the three physical elements of land use, circulation, urban design, housing, and an open space section. The entire planning jurisdic6on is covered and the different systems represented of the various sections are all coordinated with each other. District and neighborhood plans normally follow the land use, amplifying its features on a district-by-district or neighborhood-by-neighborhood basis. commercial: a type of land use including commercial office activities and the retail sale of goods and services. communitv: a subarea of the city consisting of residendal institudonal and commercial land uses and sharing a common identity (for example, the Highlands). communi� separators: corridors of natural areas or very low density rural development between higher density urban areas. Examples include lands useful for open space, wildlife habitat, recreation trails and connection of critical areas, agricultural uses, or lands which have a rural character. concurrency: a Growth Management�Act (GMA) requirement that the transportation facilities needed to maintain adopted level of service standards for arterials and transit routes aze available within six years of development. Other services, such as water and sewer, must also be available to serve development at the time of occupancy or within a specified time period. congestion: a condition under which the number of vehicles using a facility is great enough to cause reduced speeds and increased travel times. convenience commercial: small commercial areas providing limited retail goods and services such as groceries and dry cleaning for nearby customers. countywide planning po6cies: as required by GMA, the King County Council adopted a series of policies which embody a vision of the future of King County. G-3 Glossary(cont.) The existence ofa food preparation area within the room or rooms shall be evidence of 'I the e�cistence of a dwelling unit. eff7uent: the liquid that flows out of a facility or household into a water body or sewer system. For example, the treated liquid discharged by a wastewater treatment plant is the plant's effluent. environmental imnact statement (EIS): a docume�t intended to provide impartial _ discussion of significant environmental impacts which may result from a proposed development project or problematic action. If the responsible official determines that a project or action may have a significant adverse effect upon the quality of the environment, the State Environmental Policy Act (SEPA) requires that an EIS be prepared. The purpose of the EIS document is to provide the government decision- makers with informadon to be considered prior to determining a project's acceptability. = The draft EIS, which is circulated for review and comment, describes the action, analyzes the impacts of the action, and proposed alternatives and mitigating measures. Comments on and revisions to the Draft EIS are included in the Final EIS, the findings of which are appealable. ERU equivalent residential unit: a term defining the amount of water a particular customer uses. The measurement is based on the same amount of water consumed by an average single family residence on a maximum day on an annual basis. elrtractive uses: industrial activities involving the mining of natural resources, e.g.: sand, gravel, coal, oil and gas. family: generally, a group of individuals living under one roof. Additional definitions of family include the follows: ea�ctended familv: a family composed of related persons including those who are not nuclear family members or are adult children living with parents. non-traditional familv: any family not composed of a full complement of traditional family members. traditional family: a family unit composed of mother, father and non-adult child/children (also known as nuclear family). I G-S Gloseary(cont.) � hazardous waste: wastes or combinations of wastes which pose a substantial present or potendal hazard to human health or living organisms. heavy industrial: a type of land use including manufacturing processes using raw materials, extractive land uses, and any industrial uses which typically are incompatible with adjacent uses due to noise, odor, toxic chemicals, or other activities which could pose a hazard to public health and safety. heritage trees:_ distinctive individual trees determined to be of historic, cultural or visual significance within a community. high-occupancy vehicle lHO�: generally, a vehicle carrying more than one person, including a carpool, vanpool or bus. housing unit: any dwelling unit, housekeeping unit, guest room, dormitory, or single occupancy unit. industrial: a type of land use characterized by production, manufacturing, distribution or fabrication activities. industrial area: a contiguous group of independent industrial sites with little or no common use of facilities, or a combination of industrial sites and industrial centers. An industrial area is typically larger than an individual site or an individual industrial center. industrial center: a group of contiguous industrial sites which have been designed and/or developed in a unified fashion with attention to common use of circulation, utilities, parking, recreation, and commercial facilities. industrial site: a single parcel of land used or designated for industrial activities. infrastructure: the underlying foundation, or basic framework of a city. This term is often used to refer to utilities, roads, bridges, parks, and other public facilities. G-7 Glossary(cont.) rm re resentin the relafionshi betw een 'obs and housin � ,�obs/housin� balance: a te p g p .1 g within a specified area. It can influence housing costs, pedestrian-oriented �, environment and trans rtation demand. I� �I � Po � land use: a term used to indicate the utilization of any piece of land. The way in I�i which land is being used is the land use. ' land use code: regulating body of language that implements the ci+y's policy goals. The regulations define locations and building characterisdcs of development in the City. land use zoning: traditionally, a technical or physical approach to the segregation of incompatible land uses, such as housing and industrial, through systems of land use and development controls. More recendy, the techniques have emphasized reinforcing - posidon relationships between compatible land uses such as residendal and neighborhood commercial. The contemporary approach also emphasizes the close relationship between transportation and land use to more effectively respond to accessibility, reducdon of infrastructure costs, urban design, air, noise, and water pollution, energy conservation, and conservation of resource lands. large scale multi-family: a residendal building, or group of buildings which contain more that four dwelling units in each building. level-of-service II,OS): a qualitative rating of how well some unit of transportation supply (e.g., street, intersection, sidewalk, bikeway, transit route, ferry) serves its cunent or projected demand. light industrial: a type of land use including small scale or less intensive production, manufacturing, distribution or fabricating activities. Some office activities and supporting convenience retail activities may also be included. linear parks: parks which are long and narrow, and follow a naturat or man-made corridor such as a road or stream course. manufactured housing: a broad term including mobile homes, modulaz homes, and other "factory built" housing. The main distinction is that manufactured housing is . G-9 Glossary(cont.) net densitv: a calculation of the number of housing units that would be allowed on a property after sensitive areas and public streets are subtracted from the gross area (Gross acres minus streets and sensitive areas muldplied by allowable housing units per acre). This calculation applies to residential uses only. master plan: a specific land use plan focused on a particular site which identifies site access and general improvements and is intended to guide growth and development on the site over a number of years. neighborhood: a small, predominantly residential area of the city in which the residents share a common identity focuses around an elementary school, park, community business center or similar feature. neo-traditional neighborhood development: a form of town development based on a modified grid system with small blocks around a central square or plaza. Development includes residential and small scale commercial uses. nodal development: refers to development concentrated around a focal point such as a transit station, commercial center, neighborhood center, or public place. Typically higher in density and oriented to pedestrian and transit access. ' non-structural methods in planning for flood control: achieving flood control by methods not involving building structures e.g. restricting land uses in flood prone areas; diminishing run-off which leads to flooding by requiring hillside vegetation retention. on-street parking: parking spaces in the rights-of-way. ouen space: any area of land, or water which provides physical or visual relief from the developed environment. Open space may be essentially unimproved and set aside, designated or reserved for public use or enjoyment, or for the private use and enjoyment of adjacent property owners. Open space may also consist of undeveloped or developed areas including urban plazas, parks, pedestrian corridors, landscaping, weflands and other natural areas or street ri hts-of- pastures, woodlands, greenbelts, , g G-11 Glossary(cont.) to the recorded plat.. It is usually unlawful to sell land by referring to an unrecorded plat. point source pollution: a contaminant that adversely alters the physical, chemical, or include solid waste sew e biological properties of the environment. Pollutants can , ag , garbage, sewage sludge, and municipal waste discharged into water. prime agricultural land: lands with extremely fertile soil classificadons as estahlished by the U.S. Department of Agriculture Soil Conservation Service. public facilities: streets, roads, highways, sidewalks, street and road lighting systems, traffic signals, domestic water systems, storm and sanitary sewer systems, park and recreational facilities, schools and public buildings. - recycling: recycling involves separating a given waste material from the waste stream and processing it so that it may be used again as a raw material for products which may or may not be similar to the original. regional commercial: a mix of land uses offering a broad array of retail goods and services, offices, and cultural activides which serve an entire city or beyond. religious centers: a broadly defined sub category of public facilities including churches, synagogues, temples, mosques, shrines, holy sites, and related uses and facilities. residential use: any land use that provides for living space. Examples include artist studio/dwelling, boarding house, caretaker's quarters, single family, multi-family, special residence, floating homes, and mobile home park. rezoning: rezoning is a change in the designation or boundaries of the zoning ordinance. Rezoning is a legislative act and can be legal only if enacted by the � governing body. Rezoning can take two forms: (1) a comprehensive revision or modificadon of the zoning text and map: and (2) a change in the map, such as the zoning designation of a particular parcel or parcels. G-13 Glossary(cont.) special benefit districts: subareas of a community designated by city ordinance to assess payments for construction or installa6on of public facilities which primarily benefit the property owners within the district. special needs housing: this category refers to housing that is provided for low income or indigent persons and where applicable their dependents who, by virtue of disability or other personal factors, face serious impediments to independent living and who _ require special assistance and services in order to sustain appropriate housing on a permanent, long-term or transitional basis. s�here of influence: a designated area beyond the existing City boundaries in which the City of Renton has an inherent interest in future land use decisions or acdons. State Environmental Policy Act (SEPA): the state law passed in 1971 requiring State and local agencies to consider environmental impacts in the decision-making process. A determinadon of environmental significance must be made for all non-exempt projects or actions which require a permit, license or decision from a government agency. If the action dces not have significant adverse environmental impacts, a Determination of Non-Significance (DNS) is issued. If the action or project could have substantial impacts, a Determination of Significance is issued and an Environmental Impact Statement (EIS) is required. strip commercial: an area occupied by businesses that are engaged in commercial activity and are composed, or arranged in a line, usually along an arterial street. structural element: a part of a building which can function as a separator, either visual or h sical si naled b a transition in land use and defines the ed e of an PY g Y � g urbanized area. structured parking: parking areas within a building or structure with one or more stories. substandard lots: substandard lots are lots which do not contain the minimum lot area required for the zone in which it is located. surface parking: open lots or grounds with at-grade parking facilities. G-15 Glossary(cont.) upzoning: a change in the zoning classification of land to classification allowing more intensive development, such as a change from single family to multi-family. urban centers: defined as part of the Growth Management Planning Council Policies and by City Council Resolution, Urban Centers are areas with elcisting high employment concentration and excellent accessibility. These areas promote non-SOV I mobility, reduce sprawl, and maximize benefits of existing public investment. n rowth areas: areas desi nated b a count for develo ment over the next ', , urba g y y p ' twenty years as required by the Growth Management Act. Urban growth patterns I should not occur outside these areas. � , Vision 2020: Pu et Sound Re ional Council s SRC s 1990 ado ted re ional g g � ) P g comprehensive vision which describes linking high-density residential and employment centers throughout the region by high capacity transit, and promoting a multi-modal transportation system. watershed: the eo ra hic re ion within which water drains into a 'cular river, _ g g P g P� stream, or body of water. A watershed includes hills, lowlands, and the body of water into which the land drains. wetlands: areas characterized by the presence of surface or groundwater at a frequency or duration to support vegetadon adapted for life in saturatsd soil conditions. , wildlife habitat: an area characterized by wildlife that forage, nest, spawn, or migrate through in search of food, or shelter. zero lot line developmeot: a siting technique which allows single family houses to be built along one lot line. This helps to preserve private and usable yard space, especially in small-lot areas. Variations include angled "Z-lots," alternate-width lots, "zipper-lots," and shared lot lines, which give the appearance of a duplex. zianer lot: the location of a building on a lot in such a manner that one or more of the buildin 's sides rest direcd on a lot line. g Y G-17 Planning/Building/Public Works Lynn Guttmann, Administrator Planning and Technical Services Kay Shoudy, Director Long Range Planning Mary Lynne Myer, Manager Rebecca Lind, Land Use Element Project Manager Michael Kattermann, Senior Planner Jennifer Toth Henning, Senior Planner Allan Johnson, Associate Planner Ronald D. Pike, Planner David Saxen, Intern Owen Dennison, Intern Judy Wright, Administrative Support Laurie Jackson, Administrative Support Consultants David Evans & Associates HuckelUWeinman Associates Geo Engineers Jones and Stokes Bernstein and Klein RH2 Amanda Azous Ruth Dight Margaret Kawasaki Contributing Staf�' Mayor's Assistant -- 7ay Covington City Attorney --Larry Wanen Planning and Technical Services --Dave Tibbott, Robert MacOnie, Donna Visneski, Beth Haglund, Carrie Davis Community Services (Parks,Housing), Development Planning, Transportation Sytems; Utility Systems, Airport, Fire, Police-- Administration and Staff Production --Debbie Williard, Lori Wood Acknowledgment of contribution to this plan is made to the following former Long Range '� Planning Staf1'members: Nancy Laswell-Morris,Bob Burns, Mark Isaacson, Airyang Pahk, Joe Sparr, Rubin Yu, Teri Adams, Lorraine Gonzales, Sam Star. 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