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HomeMy WebLinkAboutLUA98-168 January 4, 1999 Renton City Council Minutes Page 8 single family development on the Conrad parcels,the City would be in danger of selectively setting development standards for particular areas. He maintained that this is a private property issue, saying that if a proposed development meets the City's regulations, it should be allowed and not further restricted. Also,he did not believe that the proposed expansion would change the character of the neighborhood. Mrs. Keolker-Wheeler replied that if any precedent is being set by the agreement pertaining to the Conrad parcels, it is that a developer,the City,and affected residents can work together to reach an agreement which is acceptable to all interested parties. Responding to Councilman Edwards,Mike Kattermann, Director of Neighborhoods & Strategic Planning, said that any development agreement for the Taco Time property would be the subject of a public hearing before the City Council prior to its being approved. *Moved by Keolker-Wheeler, seconded by Schlitzer, Council concur in the majority committee report as presented. Roll call: two ayes (Keolker-Wheeler, Schlitzer); four nays (Parker, Clawson,Edwards,Nelson). Motion failed. **MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE MINORITY COMMIT hE REPORT AS PRESENTED. CARRIED. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council President Parker noted the addition of item 6.j., described on page 9. Court Case: CRT-98-015, Court Case filed on behalf of Local 32 of the United Association of Journeymen Plumbers &Pipefitters Union and Apprentices of the Plumbing and Pipefitting Industry alleging that NW GM v. Renton, et al. Contractors (a subcontractor on the City Hall remodel project)has not paid required wages, nor made required monthly fringe benefit contributions to Union employees. Refer to City Attorney and Insurance Services. Appeal: Pierre Grady Way City Clerk submitted appeal of Hearing Examiner's decision denying a zoning Rezone from CO to IM, SA- reclassification from Commercial Office(CO)to Medium Industrial (IM)for the 98-126 Pierre Grady Way site located on SW Grady Way between Oakesdale and Powell Avenues SW; appeal filed on 12/30/98 by Vicki Morris, representing James and Barbara Pierre(File No. SA-98-126). Refer to Planning&Development Committee. Vacation: Lake View Blvd City Clerk Submitted petition for street vacation of a portion of Lake View Blvd. (104th Ave SE), (104th Ave. SE) located east of Lake Washington Blvd. and south of NE 20th MartindaleNAC-98-004 St.;petition submitted by James S. Martindale, 9712 237th Pl. SW,Edmonds, 98020 (VAC-98-004). Refer to Board of Public Works; set a public hearing for January 25, 1999 to determine the advisability of the vacation. (See page 11 for resolution setting the public hearing.) Plat: Estates at Hidden Creek, Development Services Division recommended approval,with condition, of the Final(NE 8th St/Chelan P1 Estates at Hidden Creek Final Plat; 10 single family lots on 1.73 acres in the NE),FP-98-154 vicinity of NE 8th St. and Chelan Pl.NE (FP-98-154). Council concur. (See page 11 for resolution.) Planning: R-10 and R-14 Zone Economic Development,Neighborhoods & Strategic Planning Department Changes recommended amendments to the R-10 and R-14 zones to: promote small lot development; resolve Code conflicts and clarify fencing and buffering requirements for commercial uses; and incorporate a definition system that January 4, 1999 Renton City Council Minutes Page 9 classifies single family as traditional detached and semi-attached, and multi- family as including townhouses and flats. Refer to Planning&Development Committee. LID: 336, 3700 Lk Wash Blvd Transportation Systems Division recommended acceptance of the final cost of N RR Xing, Final Costs $76,880.64 for construction of LID 336 (railroad crossing in the 3700 block of Lake Washington Blvd. N.) for a term of five years with an interest rate of 6.5%. Set public hearing for February 1, 1999 on this matter. Airport: Seaplane Dock Transportation Division reported plans to replace the Municipal Airport's Rehabilitation seaplane docking facility to achieve a decreased footprint, improved appearance and easier maintenance. Refer to Transportation(Aviation) Committee. Lease: Lane Hangar Condo Transportation Division recommended approval of a lease with the Lane Hangar Association Condominium Association, Inc., for operation of a condominium hangar at Renton Municipal Airport. Refer to Transportation (Aviation) Committee. Public Works: Kennydale Utility Systems Division recommended approval of a contract in the amount of Lakefront Sewer Replacement $66,200 with KCM, Inc. for pre-design services on the Kennydale Lakefront Pre-Design, KCM Inc Sewer Replacement project. Council concur. Added Item 6.j. Executive Department requested Council confirmation of its previous Puget Western Parcel"A" authorization to the Administration to purchase property adjacent to City Hall Property Acquisition(City Hall from Puget Western(described as parcel "A",the parking/access parcel, Parking&Access) consisting of 24,188.77 square feet), at a cost of$185,842.09. Council concur. MOVED BY PARKER, SECONDED BY KEOLKER-WHEELER, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO ADD ITEM 6.j. CARRIED. HR&RM: Claims for Responding to Council inquiry regarding the court case filed by the Plumbers and Damages, Periodic Status Pipefitters Union (see page 8), Mayor Tanner explained that it is not at all Reports to Council unusual for municipalities to be named in lawsuits against contractors or subcontractors for public projects. Assistant City Attorney Zanetta Fontes confirmed that, in fact,this is required procedure for any person or group asserting a claim against a public works contract retainage. Councilmember Keolker-Wheeler requested that the Human Resources &Risk Management Department provide Council with brief, periodic reports on all claims filed with the City. CORRESPONDENCE Correspondence was read from Jonathon &Joyce Siu, 2549 SE 16th St. Renton, Citizen Comment: Siu - 98058, expressing disfavor with allowing additional gambling establishments in Gambling Establishments & Renton as doing so would hurt, rather than enhance,the City's image. The Sius Renton City Image also asked that the site containing the"Welcome to Renton" sign on Grady Way be better maintained. MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL REFER THIS MATTER TO THE PLANNING & DEVELOPMENT COMMITTEE. CARRIED. OLD BUSINESS Council President Parker presented a report recommending the following Committee on Committees committee chairmanships and committee assignments for the Council for 1999: Council: 1999 Council Community Services Committee: Toni Nelson, Chair; Kathy Keolker-Wheeler, Committee Assignments Vice-Chair; Tim Schlitzer, Member; Finance Committee: Bob Edwards, Chair; Toni Nelson, Vice-Chair; Randy Corman, Member; Planning &Development Committee: Kathy Keolker-Wheeler, Chair; Bob . ;; > .. CITIf'OF REIVTON CURRENT PLANNING DIVISION' AFFIDAVIT OF SERVICE BY MAILING On the i'1 '' day of t ecevvxbe_v" , 1998, I deposited in the mails of the United States, a sealed envelope containing EC. detevwAt vttvt4 documents. This information was sent to: Name Representing Department of Ecology Don Hurter WSDOT KC Wastewater Treatment Division Larry Fisher Washington Department of Fisheries David F. Dietzman Department of Natural Resources Shirley Lukhang Seattle Public Utilities Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe Joe Jainga Puget Sound Energy (Signature of Sender) If{.an[i&IL. SieAmayee- STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that �w h Qom-« ?i .fie c f�� signed this instrument and acknowledged it to be his/her/their free and voluntary act for tlfe' uses and purposes mentioned in the instrument. t.1 Dated: 'U-t 3 ) I5tig ) l i in ��1 G Notary Public and for the State oof W shington Notary(Print) MARILYN KAMCHEFF My appointment x ires: COMMISSION tcrit{ES6729/99— Project Name: ta_10 I R_1'4 0.vinev4w•ee.IS Project Number: LUPt. cl8 . 168, e`-'1 NOTARY.DOC CITY OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.;Administrator December 17, 1998 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on December 15, 1998: DETERMINATION OF NON-SIGNIFICANCE PROPOSED R-10 AND R-14 CODE AMENDMENTS LUA-98-168,ECF The proposed code amendments help implement the Comprehensive Plan, promote small lot detached housing, provide consistent terminology, and remove some code conflicts. Location: City Wide, primarily in R-10 and R-14 zones. Appeals of the environmental determination must be filed in writing on or before 5:00 PM January 4, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 S. Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-6578. For the Environmental Review Committee, Lisa Grueter Project Manager cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Shirley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Joe Jainga, Puget Sound Energy AGNCYLTR.DOC\ 1055 South Grady Way- Renton, Washington 98055 0 This paper contains 50%recycled material,20%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATION NUMBER: LUA-98-168,ECF APPLICANT: City of Renton, Neighborhoods and Strategic Planning Div PROJECT NAME: R-10 and R-14 Code Amendments DESCRIPTION OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, promote small lot detached housing, provide consistent terminology, and remove some code conflicts. LOCATION OF PROPOSAL: City-wide, primarily in R-10 and R-14 zones LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 PM January 4, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 S. Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: December 21, 1998 DATE OF DECISION: December 15, 1998 SIGNATURES: a94/1eV re�g Z m erm �Admin� to� DATEZ1/"/9Y Department of'Planning/Building/Public Works I al/ (QV Jim Shepherd, Admin. rator DATE Community Services Department Lee Wheeler, Fire Chief DAT Renton Fire Department • DNSSIG.DOC AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL 600 S. Washington Avenue, Kent, Washington 98032 NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL a daily newspaper published seven (7) times a week. Said newspaper is a legal REVIEW COMMITTEE newspaper of general publication and is now and has been for more than six months RENTON,WASHINGTON prior to the date ofpublication, referred to, printed andpublished in the English language The as Environmental a Review Committeeof 9 (ERC)has issued a Determination of Non- continually as a daily newspaper in Kent, King County, Washington. The South County Significance for the following project under Journal has been approved as a legal newspaper by order of the Superior Court of the the authority of the Renton Municipal Code. State of Washington for King County. R-10 AND R-14 CODE AMENDMENTS The notice in the exact form attached, was published in the South County LUA-98-168,ECF Environmental review of aroposed code Journal (and not in supplemental form)which was regularly distributed to the subscribers amendments.Location:City wide,primarily during the below stated period. The annexed notice, a in R-10 and R-14 zones. Appeals of the environmental determina- tion must be filed in writing on or before LUA-98-168, ECF 5:00 PM January 4,1999.Appeals must be filed in writing together with the required $75.00 lication fee with: as published on: 12/21/98 Exam era City of Renton, 1055 S Grady Way, Renton, WA 98055. Appeals to the The full amount of the fee char ed for said foregoing is the sum of$39.07 Examiner are governed by City of Renton g g Municipal Code Section 4-8-110.Additional Legal Number 5564 information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-6510. Publication Date:December 21, 1998. Published in the South County Journal Legal Clerk, South County Journal December 21,1998.5564 Subscribe sworn before me o is -day of , 19 9 oil it i ? S0NFp'Gj��i Notary Public of the State of ashington 4 NOTAgy 9F•. residing in Renton _•_ King County, Washington • i f' i9 pU B ••'Z� ��i'�l•CH10 ;• ' • z* i4��F�P WAS ASH,o� NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance for the following project under the authority of the Renton Municipal Code. R-10 AND R-14 CODE AMENDMENTS LUA-98-168,ECF Environmental review of proposed code amendments. Location: City wide, primiarily in R-10 and R-14 zones. Appeals of the environmental determination must be filed in writing on or before 5:00 PM January 4, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 S. Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Publication Date: December 21, 1998 Account No. 51067 dnspub ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROPOSED R-10 AND R-14 CODE AMENDMENTS PROJECT NUMBER: LUA-98-168,ECF The proposed code amendments help Implement the Comprehensive Plan,promote small lot detached housing,provide consistent terminology,and remove some code conflicts.The code amendments address: Unit True Definitions. R-14 Zone. • Incorporate a definition system that classifies • Clarify the unit types based upon new single family as traditional detached and semi- definitions. attached,and multi-family as including • Clarify code conflicts about which townhomes and fiats. civic/commercial development standards are R•10 zone; applied to some non-residential uses such as recycling collection stations,churches,etc. • Provide a density bonus allowing a maximum • Clarify fencing and buffering requirements for 13 units per acre If all units are detached. commercial uses. • Clarify unit types based on new definition structure for single family and multi-family. Other Code Amendments • Allow for condominium ownership. • Modify the use table using the unit type • Delete the specific requirements for site plan classification system. review. • For the commercial/mixed-use zones,move the • Reduce lot size,lot width,and lot depth density requirements from the use table to the development standards table. standards. • Increase lot coverage and Impervious surface • Amend other code sections to provide allowances. consistency in use of unit type names. • Reduce building setbacks. LOCATION:City Wide,primarily in R-10 and R-14 zones. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM January 4,1999. Appeals must be filed In writing together with the required 575.00 application fee with:Hearing Examiner,City of Renton, 1055 S.Grady Way,Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional Information regarding the appeal process may be obtained from the Renton City Clerks Office,(425)430.8510. FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. eiwysnaoaa CERT f n ICA JfTON I, '0� �� j ��� , hereby certify that copies of the above �0 �'�� document were o`�t d byme in conspicuous 1 ��P� • I��'�P'YJ p p paces on or nearby �8 � the described property on is- f- • Signed: . X41/' � ATTEST: Subcribed and sworn before me,a Nortary Public, in d for the Stat Washington residing in —„ r.„ , on the )s day of 0,1,, l S 4 ' PAL,151 MARILYN KAMCHEFF • COMMISSION EXPIRES 6/29/99 STAFF City of Renton Department of Planning/Building/Public Works REPORT ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE December 15, 1998 Project Name R-10 and R-14 Code Amendments Applicant City of Renton,Neighborhoods and Strategic Planning Div. File Number LUA-098-168,ECF Project Manager Lisa Grueter Project Description The proposed code amendments help implement the Comprehensive Plan, promote small lot detached housing, provide consistent terminology, and remove some code conflicts. The code amendments address: Unit Type Definitions: • Incorporate a definition system that classifies single family as traditional detached and semi-attached,and multi-family as including townhouses and flats. R-10 Zone: • Provide a density bonus allowing a maximum 13 units per acre if all units are detached. • Clarify unit types based on new definition structure for single family and multi- family. • Allow for condominium ownership. • Delete the specific requirements for site plan review. • Reduce lot size,lot width,and lot depth standards. • Increase lot coverage and impervious surface allowances. • Reduce building setbacks. R-14 Zone: • Clarify the unit types based upon new definitions. • Clarify code conflicts about which civic/commercial development standards are applied to some non-residential uses such as recycling collection stations,churches, etc. • Clarify fencing and buffering requirements for commercial uses. Other Code Amendments: • Modify the use table using the unit type classification system. • For the commercial/mixed-use zones,move the density requirements from the use table to the development standards table. • Amend other code sections to provide consistency in use of unit type names. Project Location City-wide,primarily in R-10 and R-14 zones Exist. Bldg. Area gsf N/A Proposed New Bldg.Area gsf N/A Site Area N/A Total Building Area gsf N/A RECOMMENDATION Staff Recommend that the Environmental Review Committee issue a Determination of Non-Significance. 1 ERCRPT.DOC City df Renton P/B/PW Department Envir ntal Review Committee Staff Report , R-10 AND R-14 CODE AMENDMENTS LUA-98-168,ECF REPORT AND DECISION OF(DECEMBER 15, 1998) Page2 of 4 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. X Issue DNS with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 da A eal Period. Issue DNS with 15 day Comment Period with Issue DNS-M with 15 day Comment Period followed Concurrent 14 day Appeal Period. by a 14 day Appeal Period. C. MITIGATION MEASURES None proposed. D. ENVIRONMENTAL IMPACTS Whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Earth Impacts: No impacts are anticipated from the non-project legislative proposal. At a site-specific level, erosion could occur as a result of development allowed consistent with the proposed regulations,or alternate regulations analyzed. Future site-specific proposals would be subject to the Tree Cutting and Land Clearing Regulations, Greenbelt Regulations, Storm and Surface Water Regulations,Mining,Excavation and Grading Regulations, and Environmental (SEPA)Ordinance,as applicable. Mitigation Measures: None proposed. Nexus: Non-applicable. 2, 7b Air and Noise Impacts: No impacts are anticipated from the non-project legislative proposal. Future site-specific proposals may cause air emissions or odors during construction and after occupancy,and may result in short-term construction noise and increased traffic noise over the long-term. Future site specific developments would be subject to Environmental (SEPA)regulations,Noise Level regulations,and Puget Sound Air Pollution Control Authority regulations where applicable. Mitigation Measures: None proposed. Nexus: Non-applicable. 3. Water Impacts: The proposal and alternate regulations reviewed in the SEPA checklist would increase lot coverage and impervious surface allowances in the R-10 zone. Future site-specific development may result in additional stormwater runoff. Future site-specific proposals would be subject to the Tree Cutting and Land Clearing Regulations, Storm and Surface Water Regulations,Mining,Excavating,and Grading Regulations,Aquifer Protection Regulations,and Environmental(SEPA)Ordinance,as applicable. ERCRPT.DOC City of Renton P/B/PW Department Envi, mtal Review Committee Staff Report R-10 AND R-14 CODE AMENDMENTS LUA-98-168,ECF REPORT AND DECISION OF(DECEMBER 15, 1998) Page3 of 4 Mitigation Measures: None proposed. Nexus: Non-applicable. 14. Transportation Impacts: In the R-10 zone, allowing for other styles of ownership such as condominium may result in additional use of private streets/access. Currently the zone allows one structure per lot; the amendments propose that lot also means another mechanism which creates individual title for the unit and any associated private yard (e.g. condominium). The current Street Improvements code limits the use of private streets to serve 6 or fewer lots. Condominium arrangements often have few parcels since much of their area is held in common. Allowing for condominium ownership would not change the current public and private Street Improvement standards. Future developments would be reviewed on a site-specific basis. Future developments would be subject to Parking and Loading Regulations, Street Improvement Regulations, Transportation Concurrency Regulations, Environmental (SEPA) Regulations, and others,as applicable. Mitigation Measures: None proposed. Nexus: Non-applicable. 15. Public Services Impacts: Dwelling Unit Increases The code amendments implement Comprehensive Plan policies. The R-10 density bonus of 3 units,allowing a maximum of 13 dwelling units per acre for 100%detached dwellings,was reviewed by the Environmental Review Committee with the DNS for Comprehensive Plan Text Amendments, 98-T-1 through 98-T-9,May 19, 1998. In terms of capacity estimates,the Comprehensive Plan and EIS assumed a maximum density of 12 units per acre in the RO/R-10 designation since that was the maximum allowable density when the plan was being reviewed and ultimately adopted. After 1995,the density was reduced to 10 units per acre when affordable housing bonuses were removed. The adopted 1998 text amendments to the RO policies allows a density bonus of 3 du/acre for a maximum density of 13 du/acre if all units are detached. Using the higher density in the remaining net available land designated RO/R-10 would not significantly change the number of units projected by the Comprehensive Plan capacity model. RO/R-10 CAPACITY CALCULATIONS 1993 NET 1993 TOTAL 1998 NET 1998 UNITS 1998 UNITS AVAILABLE ACRES UNITS(@ 12 AVAILABLE @12 du/ac @ 13 du/ac du/acre) ACRES' 28.26 339 22.37 268 291 Difference 23 (+8.5%) The area of three approved/constructed R-10 projects(Hyde Park Condominiums,Village on Union,and Kirkland Court Preliminary Plat)have been subtracted from the 1993 net available acres,resulting in the 1998 net available acres. The small increase in expected dwelling units could slightly increase the demand for public services. No significant impacts are anticipated. The Police Department indicates there will be minimal impacts to their services. Fire Prevention indicated "no major impacts noted." No other comments have been received from City departments. ERCRPT.DOC City of Renton P/B/PW Department Envit rntal Review Committee Staff Report R-10 AND R-14 CODE AMENDMENTS LUA-98-168,ECF REPORT AND DECISION OF(DECEMBER 15, 1998) Page4 of 4 Access In the R-10 zone, allowing for other styles of ownership such as condominium may result in additional use of private streets/access which are allowed reduced pavement widths of 20 feet minimum.The amendments do indicate that where other styles of ownership are proposed that there be"access and infrastructure to serve the development, equivalent to those requirements established in the Subdivision Regulations." The R-10 amendments would not change the current public and private Street Improvement standards. The minimum private street width accounts for required fire lanes. Individual developments may warrant more review and potentially establishing project conditions/mitigation greater than minimums or within ranges provided in City regulations depending on the combination of site conditions,proposed unit type,proposed parking arrangement,and proposed access. Future site-specific proposals would be subject to Environmental (SEPA) Ordinance, Uniform Fire Code, Street Improvements Regulations, Parking and Loading Regulations, as well as requirements for mitigation fees, utility requirements, and others as applicable. Mitigation Measures: None proposed. Nexus: Non-applicable. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable,these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report.. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM January 4, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 S. Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-6510. ERCRPT.DOC City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: j COMMENTS 0-E: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER (Neighborhoods & Strategic Planning Div.) PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458 LOCATION: City Wide SITE AREA: N/A 1 BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, promote small lot detached housing, provide consistent terminology, and remove some code conflicts. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoriclCultural Natural Resources Preservation • Airport Environment 10,000 Feet 14,0 0 Feet�(� j A I aza. kOdzin/0 6606 B. POLICY-RELATED COMMENTS ji\j271 C. CODE-RELATED COMMENTS • 7t1 - We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized R presentative ate 7 DEV APP.DOC Rev.1053 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F2:3`( COMMENTS DUE: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER (Neighborhoods & Strategic Planning Div.) PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458 LOCATION: City Wide SITE AREA: N/A I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, promote small lot detached housing, provide consistent terminology, and remove some code conflicts. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals _ Transportation Environmental Health Public Services - Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • 791s2/g //rt/OC7 079 fbI.tC% .A vfCJ4 ) B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whereAdditional information is needed to properly assess this proposal. -I rr c/../ Q .).2r �A,e) J 2. 9— 9, Signatdie of Director or Authorized ffepOsentative Date DEVAPP.DOC Rev.1 C/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:. vv4/Yttc. FtM m OMMENTS DUE: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER (Neighborhoods & Strategic Planning Div.) PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458 LOCATION: City Wide SITE AREA: N/A BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, promote small lot detached housing, provide consistent terminology, and remove some code conflicts. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 444i"Alit' Signature f irector or A houzed Representative Date DEVAPP.CIOF , Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ftye pre&.'r l4� COMMENTS DUE: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER (Neighborhoods & Strategic Planning Div.) og cJ 1998 PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458 LOCATION: City Wide SITE AREA: N/A I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, promote small lot detached housing, provide consistent terminology, and remove some code conflicts. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet A) /ffie4 / fit / B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 1.)1 We have revi ed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addth al inforrnation is nee ' to properly assess this proposal. // t/ f.- Signs re f Director or Authorized Repre ntative Date DEVAP Rev.loco City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1:lbh Retjt.u)_ r'COMMENTS DUE: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 C} APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER `1)- (Neighborhoods &Strategic Planning Div.) 3 -7A �`� PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458 �< (2 , Lj. LOCATION: City Wide ' pjs SITE AREA: N/A BUILDING AREA(gross): N/A L 6 SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, promote Swall lot detached housing, provide consistent terminology, and remove some code conflicts. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services _ Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS �v Go1M14iCia We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Jedt1 ,-z/�yI Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/83 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:sur f (U) LtITJCOMMENTS DUE: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER `�'/1, (Neighborhoods & Strategic Planning Div.) 471.-Opt, PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458 ivo /c OJT _LOCATION: City Wide klu 25. SITE AREA: N/A BUILDING AREA(gross): N/A / ryG SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, promote sr v detached housing, provide consistent terminology, and remove some code conflicts. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS U c D►44w1ta • We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 'UryGtde WQ, z� Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT.—yribr—r�.h� COMMENTS DUE: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER (Neighborhoods &Strategic Planning Div.) PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458Ok LOCATION: City Wide s9 SITE AREA: N/A I BUILDING AREA(gross): N/A °� �? . �.e,.'ho4, SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive Plan, prof e small' '. detached housing, provide consistent terminology, and remove some code conflicts. 404, 04, A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the ' Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth _ Housing Air Aesthetics • Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation • Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. G(la l I i/r/ J Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.1 C/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: tu, chcro SeA nc () COMMENTS DUE: DECEMBER 8, 1998 APPLICATION NO: LUA-98-168,ECF DATE CIRCULATED: NOVEMBER 25, 1998 APPLICANT: City of Renton/Mike Kattermann PROJECT MANAGER: LISA GRUETER (Neighborhoods & Strategic Planning Div.) PROJECT TITLE: R-10 and R-14 Code Amendments WORK ORDER NO: 78458 e+ r LOCATION: City Wide Op Q� SITE AREA: N/A BUILDING AREA(gross): N/A 0fr. SUMMARY OF PROPOSAL: The proposed code amendments help implement the Comprehensive PIarr 'mote m' II +,t. detached housing, provide consistent terminology, and remove some code conflicts. /Iyc U/v's. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS �U/t(C C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad itional information is needed to prop y assess this proposal_ 7444Cr l//3l) ' gnature of of D� Authorized Representative y Date DEVAPP.DOC Rev.10/93 I • 04) +0:11R + Land Use: osed amendments include clarifications to unit type names and *'? definitions,but do not change the intent of uses allowed.The amendments allow A rry for greater consistency with the Comprehensive Plan,particularly the Residential Options and Residential Planned Neighborhood policies. NOTICE OF APPLICATION Density: For the R-10 zone,the proposed amendments include a density bonus of 3 units per acre,fora total 13 dwelling units per acre if all units are detached.This AND PROPOSED DETERMINATION OF NON- amendment implements recently adopted Comprehensive Plan policies. SIGNIFICANCE Environmental Documents that Evaluate the Proposed Project: DNS for Comprehensive Plan Text Amendments,98-T-1 through 98-T•9,May 19, 1998;also SEPA checklist for current code amendment proposal. DATE: November 25,1998 Development Regulations Mitigation: Used For Project Mitigation: As a legislative proposal,the amendments are not subject to development LAND USE NUMBER: LUA-98-168 regulations.Future development that occurs in the zones where code amendments are proposed would be subject to site-specific review and to development regulations Including Renton's SEPA Ordinance,Tine IV APPLICATION NAME: Proposed R•10 and R-14 Code Amendments Development Regulations addressing zoning,environmental regulations, infrastructure standards,etc,Uniform Building Code,Uniform Fire Code,and any PROJECT DESCRIPTION:The proposed code amendments help implement the Comprehensive Plan,promote small lot other applicable regulations. detached housing,provide consistent terminology,and remove some code conflicts.The code amendments address: Proposed Mitigation Measures: No mitigation measures are proposed for the legislative proposal. Unit Tvoe Definitions. R•14 Zone • Incorporate a definition system that classifies • Clarify the unit types based upon new single familyas traditional detached and semi- definitions. 9 Comments on the above application must be submitted in writing to Lisa Greeter,Project Manager,Development Services attached,and multi-familyas including • Clarify code conflicts about whichThis civic/commercial development standards are h 1055 South Grady Way,Renton,WA 9805e,by Sing PM on dember matter will h also or, townhomes and flats. p scheduled for a public hearing.When scheduled,the meeting will be held at the Council Chambers,Seventh Floor, R-10 Zone' applied to some non-residential uses such as Renton City Hall,1055 South Grady Way,Renton.If you are interested in attending the hearing,please contact the • Provide a density bonus allowing a maximum 13 recycling collection stations,churches,etc. Development Services Division,(425)430-7282,to obtain the hearing date and time and to ensure that the hearing has units per acre if all units are detached. • Clarify fencing and buffering requirements for not been rescheduled.If comments cannot be submitted in writing by the date indicated above,you may still appear at the • Clarifyunittypes based on new definition commercial uses. hearingandpresent our comments on the proposal before the CityCouncil.Ifyou havequestions about thisproposal,or Y P P - structure for single family and multi-family. Other Code Amendments' wish to be made a party of record and receive additional information by mail,contact Lisa Greeter at(425)430-6578. • Allow for condominium ownership. • Modify the use table using the unit type Anyone who submits written comments will automatically become a party of record and will be notified of any decision on • Delete the specific requirements for site plan classification system. this project. review. • For the commercial/mixed-use zones,move the • Reduce lot size,lot width,and lot depth density requirements from the use table to the CONTACT PERSON: Lisa Grunter(425)430-6578 standards. development standards table. • Increase lot coverage and impervious surface • Amend other code sections to provide allowances. consistency in use of unit type names. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • Reduce building setbacks. PROJECT LOCATION: City Wide,Primarily R-10 and R-14 Zones OPTIONAL DETERMINATION OF NON-SIGNIFICANCE(DNS):As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project.Therefore,as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period.There will be no cernnlent period following the issuance of the Threshold Determination of Non-Significance(DNS).A 14 day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: November 18,1998 NOTICE OF COMPLETE APPLICATION: November 25,1998 Permits/Review Requested: SEPA Review,City Council Approval of Code Amendments Other Permits which may be required: No other permits required Requested Studies: No studies requested Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department,1055 South Grady Way.Renton,WA 98055 PUBLIC HEARING: A public hearing before the City Council will be scheduled. CONSISTENCY OVERVIEW: Analytical process Consistency refers to whether a proposal is consistent with adopted and applicable development regulations,or in their absence,comprehensive plan policies.RCW 36.70B.110(2)(g)provides that the Notice of Application(NOA)include a statement of the preliminary determination of a project's consistency with the type of land use,level of development, infrastructure,and character of development if one has been made at the lime of notice.At a minimum,every NOA shall include a determination of the project's consistency with the zoning,comprehensive plan and development regulations. CODNOA.DOC CERTIFICATION L i C. t, Lr 1-ei I, - ;0 6�i , hereby certify that J copies of the above docummnt were po ed by me in conspi uous places on or nearby , 4 the described property on //— �'- qq • c 1; ref Signed: ...."‘'' ,/ ATTEST: Subcribed and sworn before me,a Nortary Public,in e1,44: for the S •,1_f'f Washington residing iri ,.0 , on the 31t e- day of 0 /q`e • \----77-1 al__ 9?)---?...,_ 4,0 MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 - NT0 • ti NOTICE OF APPLICATION— AND AND PROPOSED DETERMINATION OF:NON- r. Y:A'ei - ' :" SIGNIFICANCE DATE: November 25,1998 LAND USE NUMBER: LUA-98-168 APPLICATION NAME: Proposed R-10 and R-14 Code Amendments ... • PROJECT DESCRIPTION: The proposed code amendments help implement the Comprehensive Plan,promote small lot detached housing,provide consistent terminology,and remove some code conflicts. The code amendments address: Unit Type Definitions: R-14 Zone: • Incorporate a definition system that classifies • Clarify the unit types based upon new single family as traditional detached and semi- definitions. • Clari attached,and multi-family as including code conflicts about which townhomes and flats. civic/commercial development standards are R-10 Zone: applied to some non-residential uses such as • Provide a density bonus allowing a maximum 13 recycling collection stations,churches,etc. units per acre if all units are detached. • Clarify fencing and buffering requirements for Clarify unit types based on new definition commercial uses. • structure for single family and multi-family. Other Code Amendments: Allow for condominium ownership. • Modify the use table using the unit type • classification system. • Delete the specific requirements for site plan review. • For the commercial/mixed-use zones,move the • Reduce lot size,lot width,and lot depth density requirements from the use table to the standards. development standards table. • Increase lot coverage and impervious surface • Amend other code sections to provide allowances. consistency in use of unit type names. • Reduce building setbacks. PROJECT LOCATION: City Wide,Primarily R-10 and R-14 Zones OPTIONAL DETERMINATION OF NON-SIGNIFICANCE(DNS): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no • comment period following the issuance of the Threshold Determination of Non-Significance(DNS). A 14 day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: November 18, 1998 NOTICE OF COMPLETE APPLICATION: November 25, 1998 Permits/Review Requested: SEPA Review,City Council Approval of Code Amendments Other Permits which may be required: No other permits required SI w V-/ Requested Studies: No studies requested Location where application may Mkt kat it/ ZeifaCkAgf be reviewed: Planning/Building/Public Works Division,Development Services (�'LSI9 Department,1055 South Grady Way,Renton,WA 98055 8 PUBLIC HEARING: A public hearing before the City Council will be scheduled. CONSISTENCY OVERVIEW: Analytical process Consistency refers to whether a proposal is consistent with adopted and applicable development regulations,or in their absence,comprehensive plan policies. RCW 36.70B.110(2)(g)provides that the Notice of Application(NOA)include a statement of the preliminary determination of a project's consistency with the type of land use,level of development, infrastructure,and character of development if one has been made at the time of notice. At a minimum,every NOA shall include a determination of the project's consistency with the zoning,comprehensive plan and development regulations. CODNOA.DOC Land Use: The pr :d amendments include clarifications to unit type nar nd definitionb,out do not change the intent of uses allowed. The amendments allow for greater consistency with the Comprehensive Plan,particularly the Residential Options and Residential Planned Neighborhood policies. Density: For the R-10 zone,the proposed amendments include a density bonus of 3 units per acre,for a total 13 dwelling units per acre if all units are detached. This amendment implements recently adopted Comprehensive Plan policies. Environmental Documents that Evaluate the Proposed Project: DNS for Comprehensive Plan Text Amendments,98-T-1 through 98-T-9,May 19, 1998;also SEPA checklist for current code amendment proposal. Development Regulations Used For Project Mitigation: As a legislative proposal,the amendments are not subject to development regulations. Future development that occurs in the zones where code amendments are proposed would be subject to site-specific review and to development regulations including Renton's SEPA Ordinance,Title IV Development Regulations addressing zoning,environmental regulations, infrastructure standards,etc,Uniform Building Code,Uniform Fire Code,and any other applicable regulations. Proposed Mitigation Measures: No mitigation measures are proposed for the legislative proposal. Comments on the above application must be submitted in writing to Lisa Grueter,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 14,1998. This matter will also be scheduled for a public hearing. When scheduled,the meeting will be held at the Council Chambers,Seventh Floor, Renton City Hall,1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to obtain the hearing date and time and to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the City Council. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Lisa Grueter at(425)430-6578. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Lisa Grueter(425)430-6578 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • • CODNOA.DOC . /2-—/C/e7/9 a44/1,6 -102e-0-:12 /Or/9/ Jeff Lukins Becky Lemke m Richard Wagner Planning Commissioner Planning Commissioner Planning Commissioner 1113 South 23rd Street 415 Cedar Avenue South 2411 Garden Court N. Renton WA 98055 Renton WA 98055 Renton WA 98056 Scott Springer Dick Gilroy Jack Willing Lincoln Properties Northward Northwest Commercial . 1756 114th Avenue SE,#135 1560 140th Avenue NE,#100 11555 SE 8th,Suite 100 Bellevue WA 98004-6931 Bellevue WA 98005 Bellevue WA 98004 Fred Bentham Jim Granger Charlie Laboda Parkwood Homes Inc. Granger Group Dally Homes 12330 NE 8th,Suite 101 7981 168th Avenue NE 3316 Furhman Avenue E.#100 Bellevue WA 98005 Redmond WA 98052 Seattle WA 98102 Bruce Conner Mike Hubbard Lis Soldano Fletcher Wright Construction Trammell Crow INTERCORE PO Box 3764 5601 6th Avenue S. 2505 2nd Avenue#300 Seattle WA 98124-2264 Seattle WA 98108 Seattle WA 98121 Judy Stoloff Eric Evans Wayne Jones 8705 25th Place NE Centex Homes Lake Ridge Development Seattle,WA 98115 2320 130th Avenue NE#200 PO Box 146 Bellevue,WA 98005 Renton,WA 98057 Jeff Cox Bob Wenzl Peter Tiersma Triad Associates Belmont Homes,Inc. PO Box 1029 11814 115th Avenue NE PO Box 2401 Woodinville,WA 98072 Kirkland,WA 98034 Kirkland,WA 98083-2401 CITY OF RENTON DEVELOPMENT SERVICES DIVISION MASTER APPLICATION OWNER(S) PROJECT INFORMATION(cont) Note: If there is more than on legal owner,please attach an additional notarized EXISTING LAND USE(S): Master application to each owner. n/a NAME: ADDRESS: PROPOSED LAND USE(S): City: ZIP: n/a TELEPHONE NUMBER: CONTACT PERSON/APPLICANT EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: NAME: Lisa Grueter/Mike Kattermann Residential Options and Residential Planned Neighborhood Neighborhoods&Strategic Planning Div. ADDRESS: 1055 Grady Way South PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION: n/a City: Renton ZIP: 98055 TELEPHONE NUMBER: (425)430-6578/(425) 430-6590 EXISTING ZONING: R-10 and R-14 PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROPOSED ZONING: R-10 and R-14 Code Amendments n/a SITE AREA(SQ.FT.OR ACREAGE): n/a PROPERTY/PROJECT/ADDRESS(S)/LOCATION: PROJECT VALUE: City Wide n/a KING COUNTY ASSESSOR'S ACCOUNT NUMBER: IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? n/a n/a CrL LOrNIEN r PLAN, IS THE SITE LOCATED IN ANY OTHER TYPE OF CITY OF RC;a �" 1.n^�EII RONMENTALLY SENSITIVE AREA? Cl r1L^, nonV 1 1998 �'`' �L, RECEIVED 18 Nye RECEJ VET H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-RI O\MSTRAP.DOC\LG LEGAL DESCRIPT ivN OF PROPERTY (Attach separate sheet if needed) n/a TYPE OF APPLICATION & FEES Check all application types that apply -- City staff will determine fees. _ANNEXATION $ _ SUBDIVISION _REZONE $ _SPECIAL PERMIT $ LOT LINE ADJUSTMENT $ _TEMPORARY PERMIT $ _SHORT PLAT $ _CONDITIONAL USE PERMIT $ TENTATIVE PLAT $ _SITE PLAN APPROVAL $ PRELIMINARY PLAT $ _GRADE&FILL PERMIT $ _FINAL PLAT $ (No.Cu.Yds: ) _VARIANCE $ (from Section: ) $ PLANNED UNIT DEVELOPMENT $ _WAIVER $ _PRELIMINARY _ROUTINE VEGETATION _FINAL MANAGEMENT PERMIT $ BINDING SITE PLAN MOBILE HOME PARKS $ SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE $ _VARIANCE $ _EXEMPTION $ NO CHARGE X ENVIRONMENTAL REVIEW $ _REVISION AFFIDAVIT OF OWNERSHIP I,(Print Name) ,declare that I am(please check one) _the owner of the property involved in this application, the authorized representative to act for the property owner(please attach proof of authorization),and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that signed n/_�It at/WE this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and �/`��('�1�/�,o p� purposes mentioned in the instrument. • ilitt/ ,>'g 1.1 (Name of Owner/Representative) Notary Public in and for the State of Washington Notary(Print) (Signature of Owner/Representative) My appointment expires: `�)^ry ��^ HIS SECTION TO BE COMPLETED BY CITY STAFF.) City File Number: V EC SA R SHPL CU LLA PP FP TP SP RVMP V AAD W FPUD SM SME MHP BSP A CPA TOTAL FEES: $ ( TOTAL POSTAGE PROVIDED:$ H:\ECONDEV\STRATPLN\PLANNING LGRUETER\RO-R1O\MSTRAP.DOC\LG CITY OF RENTON EVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: The State Environmental Policy Act(SEPA),Chapter 43.21C RCW,requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement(EIS)must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal(and to reduce or avoid impacts from the proposal,if it can be done)and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant,requiring preparation of an EIS. Answer the questions briefly,with the most precise information known,or give the best description you can. You must answer each question accurately and carefully,to the best of your knowledge. In most cases,you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer,or if a question does not apply to your proposal,write"do not know"or"does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations,such as zoning,shoreline,and landmark designations. Answer these questions if you can. If you have problems,the governmental agencies can assist you. The checklist questions apply to all parts of your proposal,even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals,even though questions may be answered"does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS(part D). For nonproject actions(actions involving decisions on policies,plans and programs),the references in the checklist to the words"project," "applicant,"and"property or site"should be read as"proposal," "proposer,"and"affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project,if applicable: R-10/R-14 Code Amendments 2. Name of Applicant: City of Renton,Neighborhoods&Strategic Planning Div. 3. Address and phone number of applicant and contact person: Lisa Grueter/Mike Kattermann (425)430-6578/(425)430-6590 4. Date checklist prepared: November 24, 1998 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule(including phasing,if applicable): Begin Construction n/a End Construction n/a 7. Do you have any plans for future additions,expansion,or further activity related to or connected to this project? ❑ Yes ❑ No. If yes,explain. n/a 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. DNS for Comprehensive Plan Text Amendments, 98-T-1 through 98-T-9,May 19, 1998 Draft and Final EIS,Land Use Element,January 1992 and February 1993 Draft and Final SEIS,Comprehensive Plan,December 1994 and February 1995 'Environmental Checklist 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? ❑ Yes ❑ No. If yes,explain. n/a 10. List any governmental approvals or permits that will be needed for your proposal, if known. City Council Approval 11. Give brief,complete description of your proposal,including the proposed uses and the size of the project and site. R-10 AND R-14 CODE AMENDMENTS-SUMMARY To ensure the implementation of the recently approved Comprehensive Plan text amendments,to promote small lot single family development,to provide consistent unit type terminology,and to remove code conflicts,the proposed code amendments address the following: Unit Type Definitions: • Incorporate a definition system that classifies single family as traditional detached and semi-attached,and multi- family as including townhomes and flats. This will allow a system based upon unit types. The categorization will allow for consistency with the Comprehensive Plan capacity model approach. R-10 Zone: • The density bonus up to 13 units per acre for detached units is included. This bonus would be available directly in the base zone. The key requirement is that the units be detached. Changes to lot size/width standards will help achieve the allowable density and facilitate small lot development. • Clarify unit types based on new defmition structure for single family and multi-family. • Allow for condominium ownership by indicating that"legal lot"also includes other mechanisms which create individual title for the residential building and any associated private yards. • Delete the specific requirements for site plan review. Although deleted,the Site Plan Review regulations would still require multi-family developments with more than four units to undergo the process. The subdivision regulations will result in appropriate detailed review of detached and semi-attached units in subdivisions. • Lot size and lot width standards for detached and semi-attached and townhouse have been revised.(See chart) • Lot coverage and impervious surface are proposed to be increased.(See chart) • Front and street side setbacks are proposed to be amended to 10 feet for primary structures. Zero lot line side yard requirements for detached units are clarified to be 10 feet on the side of the property without zero setback. Reduced interior side yards(5 feet)for attached structures are under consideration. Rear yard requirements would remain at 20 feet,although a 15 foot rear yard requirement is under consideration.(See chart) R-10 STANDARDS PROPOSED FOR AMENDMENT STANDARD CURRENT PROPOSED OTHER REQUIREMENT REQUIREMENT PROPOSALS FOR SEPA REVIEW Max. Density 10 du/ac 10 du/ac for< 100% detached 13 du/ac for 100% detached Min. Lot Area-Detached/ 4,500 s.f. 3,000 s.f. Semi-Attached Min. Lot Area-Townhome 3,250 s.f. 2,000 s.f. Min.Lot Width- 50 ft. 30 ft. Detached/Semi-Attached 60 ft.corner 40 ft.corner Min.Lot Width- 50 ft. 20 ft. Townhome 60 ft.corner Min.Lot Width-Flat 50 ft. 50 ft. 60 ft.corner Min.Lot Depth 65 ft. 60 ft. 55 feet H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R10\CHCKLST.DOC Page 2 Environmental Checklist STANDARD CURRENT PROPOSED OTHER REQUIREMENT REQUIREMENT PROPOSALS FOR SEPA REVIEW Max. Lot Coverage 50% 70%det./semi-att. 70% -all unit types. 50% flat or Increase above the townhome maximum may be allowed if equivalent common open area is provided. Max. Impervious Surface 60% 75%det./semi-att. 75%-all unit types. 60%flat or townhome Increase above the maximum may be allowed if equivalent common open area is provided. Min. Front Yard-Primary 15 ft. 10 ft. 8 ft. Structure Min. Side Yard-Primary detached: detached: detached: Structure 5 ft. interior 5 ft. interior 3 ft. interior 10 ft. for open side 5 ft.min,. 10 ft. avg. on for detached zero lot open side for detached line zero lot line semi-attached and semi-attached and semi-attached and attached: attached: attached: 10 ft. for unattached 10 ft.for unattached 5 ft. for unattached side side of attached unit side of attached unit of attached unit corner lots: corner lots: corner lots: 15 ft. street side 10 ft.street side 8 ft. street side Min. Front or Side Yard to 20 ft. 20 ft. 18 ft. Attached Garage Min. Rear Yard-Primary 20 ft. 20 ft. 15 ft. Structure R-14 Zone: • Clarify the unit types based upon new definitions. • Clarify code conflicts about which civic/commercial development standards are applied to some non-residential uses such as recycling collection stations,churches,etc. • Clarify fencing and buffering requirements for commercial uses adjacent to or abutting another R-14 or other single family zone. Other Code Amendments: • Modify the use table using the unit type classification system. • For the commercial/mixed-use zones,move the density requirements from the use table to the development standards table. • Amend other code sections to provide consistency in use of unit type names(e.g.permit process requirements, adult entertainment restrictions,etc.) 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project,including a street address,if any, and section,township, and range if know. If a proposal would occur over a range of area,provide the range or boundaries of the site(s). Provide a legal description,site plan,vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency,you are not H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R I O\CHCKLST.DOC Page 3 'Environmental Checklist required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. City Wide,primarily affecting R-10 and R-14 zones B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site: ❑ flat ❑ rolling ❑ hilly ❑ steep slopes ❑ mountainous ❑ other The non-project proposal affects primarily the R-10 and R-14 zones City-Wide. Conditions vary from flat to steep topography. b. What is the steepest slope on the site(approximate percent slope?) n/a-non-project proposal c. What general types of soils are found on the site(for example, clay, sand,gravel,peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. n/a -non-project proposal d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. n/a-non-project proposal e. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. n/a-non-project proposal f. Describe the purpose,type, and approximate quantities of any filling or grading proposed. Indicate source of fill. n/a-non-project proposal g. Could erosion occur as a result of clearing, construction,or use? If so, generally describe. At a site-specific level, erosion could occur as a result of development allowed consistent with the proposed regulations, or alternate regulations analyzed. h. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The R-10 code amendments would increase the impervious surface allowances for detached, and semi-attached units to 75%of the total lot area. Also an alternate proposal for purposes of SEPA review shows potential increases in impervious surface allowances for townhouse or flat style units of up to 75%. Refer to the chart under proposal description. i. Proposed measures to reduce or control erosion,or other impacts to the earth, if any: Not applicable to this non-project legislative action. Future site-specific proposals would be subject to the Tree Cutting and Land Clearing Regulations, Greenbelt Regulations, Storm and Surface Water Regulations, Mining,Excavation and Grading Regulations, and Environmental (SEPA) Ordinance, as applicable. 2. AIR a. What types of emissions to the air would result from the proposal(i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R I O\CHCKLST.DOC Page 4 'Environmental Checklist Not applicable to this non-project legislative action. Future site-specific proposals may cause air emissions or odors during construction and after operation due to automobiles. b. Are there any off-site sources of emission or odor that may affect your proposal? ❑ Yes ❑ No. If so,generally describe. n/a-non-project proposal c. Proposed measures to reduce or control emissions or other impacts to air,if any: Not applicable to this non-project legislative action. Future site-specific proposals would be subject to the Environmental(SEPA) Ordinance, and any Puget Sound Air Pollution Control Authority Regulations, as applicable. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site(including year- round and seasonal streams, saltwater, lakes, ponds,wetlands)? ❑ Yes ❑ No. The proposal is a non-project, legislative action. On a site-specific basis,the presence of water bodies would be reviewed. If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Major water bodies in the City include Lake Washington, Cedar River, Black River, Springbrook Creek, and May Creek. 2) Will the project require any work over,in,or adjacent to (within 200 feet)the described waters? ❑ Yes ❑ No. Non-applicable to this non-project proposal. Future site-specific development will be reviewed for distance from water bodies, and the Shoreline Master Program would govern, where applicable. If yes,please describe and attach available plans. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Non-applicable to this non-project proposal. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Non-applicable to this non-project proposal. 5) Does the proposal lie within a 100-year flood plain? ❑ Yes ❑ No.Non-applicable to this non-project proposal. Future site-specific development near the Cedar River,Black River, Springbrook Creek, and May Creek may be subject to Flood Hazard Regulations. If so, note location on the site plan. 6) Does the proposal involve any discharges of waste materials to surface waters? ❑ Yes ❑ No. Non-applicable to this non-project proposal. If so, describe the type of waste and anticipated volume of discharge. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description,purpose, and approximate quantities if known. H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R I O\CHCKLST.DOC Page 5 'Environmental Checklist Non-applicable to this non-project proposal. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources,if any(for example: Domestic sewage; industrial,containing the following chemicals...; agricultural; etc.). Describe the general size of the system,the number of such systems,the number of houses to be served(if applicable),or the number of animals or humans the system(s) are expected to serve. Non-applicable to this non-project proposal. c. Water Runoff(including storm water): 1) Describe the source of runoff(including storm water) and method of collection and disposal, if any (include quantities,if known). Where will this water flow? Will this water flow into other waters,If so, describe. The proposal and alternate regulations reviewed would increase lot coverage and impervious surface allowances in the R-10 zone. Future site-specific development may result in additional stormwater runoff. Development will be subject to Storm and Surface Water Regulations. 2) Could waste material enter ground or surface waters? If so, generally describe. Non-applicable to this non-project proposal. d. Proposed measures to reduce or control surface,ground,and runoff water impacts,if any: Non-applicable to this non-project legislative action. Future site-specific proposals would be subject to the Tree Cutting and Land Clearing Regulations, Storm and Surface Water Regulations, Mining, Excavating, and Grading Regulations, Aquifer Protection Regulations, and Environmental (SEPA) Ordinance, as applicable. 4. PLANTS a. Check types of vegetation found on the site: Not applicable to this non-project proposal. On a site-specific basis any type of plant may be present. ❑deciduous tree: alder,maple,aspen,other ❑evergreen tree: fir,cedar,pine,other ❑shrubs ❑grass ❑pasture ❑crop or grain ❑wet soil plants: cattail,buttercup,bullrush,skunk cabbage,other ❑water plants:water lily,eel grass,milfoil,other ❑other types of vegetation b. What kind and amount of vegetation will be removed or altered? Non-applicable to this non-project proposal. On a site-specific basis vegetation may be removed. c. List threatened or endangered species known to be on or near the site. Non-applicable to this non-project proposal. On a site-specific basis, the presence of threatened or endangered species would be determined. d. Proposed landscaping,use of native plants,or other measures to preserve or enhance vegetation on the site, if any: Non-applicable to this non-project legislative action. Future site-specific proposals would be subject to the Tree Cutting and Land Clearing Regulations, Landscaping Regulations, Wetlands Ordinance, and Environmental(SEPA)Regulations. 5. ANIMALS H:\ECONDE V\STRATPLN\PLANNING\LGRUETER\RO-R10\CHCKLST.DOC Page 6 'Environmental Checklist a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: (see next page) Birds: hawk, heron, eagle, songbirds,other Mammals: deer,bear, elk,beaver, other Fish: bass, salmon,trout, herring, shellfish,other Non-applicable to this non-project proposal. On a site-specific basis birds, mammals, or fish may be present. b. List any threatened or endangered species known to be on or near the site. Non-applicable to this non-project proposal. On a site-specific basis, the presence of threatened or endangered species would be determined. c. Is the site part of a migration route? If so, explain The entire State of Washington is included within a migration route for birds,known as the Pacific Flyway. This flyway, as it overlies Renton, is used by a variety of migratory birds, including,but not limited to the Canadian goose. d. Proposed measures to preserve or enhance wildlife, if any: Non-applicable to this non-project legislative action. Future site-specific proposals would be subject to the Tree Cutting and Land Clearing Regulations, Landscaping Regulations, Wetlands Ordinance, and Environmental (SEPA)Regulations. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy(electric, natural gas,oil,wood stove, solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Non-applicable. The subject proposal is a non-project action. Future development in the affected zones would need to use energy sources. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The proposed code amendments do not include changes to height standards. Front, side, and rear setbacks may be reduced with the R-10 code amendments which could affect lighting and shade/shadows depending on unit configurations. However,Uniform Building Code and Uniform Fire Code requirements will not change. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts,if any: Non-applicable to this non--project action. Future site-specific development would be subject to the Environmental(SEPA)Regulations,Uniform Building Code and Energy Codes, and Site Plan review, as applicable. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards,including exposure to toxic chemicals, risk of fire and explosion, spill,or hazardous waste,that could occur as a result of this proposal? If so, describe. Non-applicable. The subject proposal is a non-project action. Future site specific developments would be reviewed for potential impacts. 1) Describe special emergency services that might be required. Non-applicable. The subject proposal is a non-project action. H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R10\CHCKLST.DOC Page 7 Environmental Checklist 2) Proposed measures to reduce or control environmental health hazards, if any: Future site-specific proposals would be subject to the Uniform Building Code,Uniform Fire Code, Aquifer Protection Regulations, Environmental (SEPA) Regulations, and Puget Sound Air Pollution Control Authority regulations, as applicable. b. Noise 1) What types of noise exist in the area which may affect your project(for example: traffic, equipment, operation,other)? The proposed amendments would affect various zones,particularly R-10 and R-14 zones City- wide. Noise sources can vary depending on the location of the zones. Generally, traffic noise would be found in any location. Some areas may be affected by other commercial noise sources. 2) What types and levels of noise would be created by or associated with the project on a short- term or a long-term basis (for example: traffic, construction, operation,other)? Indicate what hours noise would come from the site. Non-applicable. The subject proposal is a non-project action. Future site specific development may result in short-term construction noise, and increased traffic noise over the long-term. Non- applicable. 3) Proposed measures to reduce or control noise impacts,if any: Non-applicable to this non-project legislative action. Future site-specific proposals would be subject to the Environmental (SEPA)Regulations, Site Plan Review regulations, and Noise Level Regulations, as applicable. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Not applicable to this non-project action. b. Has the site been used for agriculture? ❑ Yes ❑ No. If yes, describe. Historically, many sites in the City have been used for agricultural purposes. c. Describe any structures on the site. Not applicable to this non-project action. d. Will any structures be demolished? ❑ Yes❑ No. If so,what? Not applicable to this non-project action. e. What is the current zoning classification of the site? Not applicable to this non-project action. The amendments affect zoning allowances,primarily in the R-10 and R-14 zones. f. What is the current comprehensive plan designation of the site? Not applicable to this non-project action. The amendments affect zoning allowances,primarily in the R-10 and R-14 zones. These zones correspond to the Residential Options and Residential Planned Neighborhood Comprehensive Plan designations. g. If applicable,what is the current shoreline master program designation of the site? Not applicable to this non-project action. The Shoreline Master Program designations,Natural, Conservancy and Urban would be reviewed on a site-specific basis where applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R I 0\CHCKLST.DOC Page 8 Environmental Checklist Not applicable to this non-project action. On a site-specific basis,the presence of environmentally sensitive areas would be reviewed(i.e. Greenbelts, SMP Conservancy and Natural environments, 100-year floodway, lands covered by water,wetlands). i. Approximately how many people would reside or work in the completed project? Not applicable to this non-project action. j. Approximately how many people would the completed project displace? Not applicable to this non-project action. k. Proposed measures to avoid or reduce displacement impacts,if any: Not applicable to this non-project action. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: The amendments help implement Comprehensive Plan policies,particularly in the Residential Options (RO) and Residential Planned Neighborhood(RPN) designations. 9. HOUSING a. Approximately how many units would be provided,if any? Indicate whether high, middle, or low-income housing. Not applicable to this non-project action. For Comprehensive Plan capacity information, see page 11, Public Services. b. Approximately how many units,if any,would be eliminated? Indicate whether high, middle, or low-income housing. Not applicable to this non-project action. c. Proposed measures to reduce or control housing impacts, if any: Not applicable to this non-project action. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Not applicable to this non-project action. The amendments do not change maximum height allowances of the code. b. What views in the immediate vicinity would be altered or obstructed? Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. c. Proposed measures to reduce or control aesthetic impacts,if any: Not applicable to this non-project action. Where applicable, future site-specific developments will be subject to environmental(SEPA)review, and Site Plan review. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. What time of day would it mainly occur? b. Could light or glare from the finished project be a safety hazard or interfere with views? H:\ECONDE V\STRATPLN\PLANNING\LGRUETER\RO-R I O\CHCKLST.DOC Page 9 Environmental Checklist Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. c. What existing off-site sources of light or glare may affect your proposal? Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. d. Proposed measures to reduce or control light and glare impacts,if any: Not applicable to this non-project action. Where applicable, future developments will be subject to environmental (SEPA)review, and Site Plan review. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Not applicable to this non-project action.Future developments would be reviewed on a site- specific basis. b. Would the proposed project displace any existing recreational uses? ❑ Yes ❑ No. If so,describe. Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. c. Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant,if any: Not applicable to this non-project action. Future site-specific developments would be subject to environmental (SEPA)review where applicable. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on,or proposed for, national state, or local preservation registers known to be on or next to the site? If so,generally describe. Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. b. Generally describe any landmarks or evidence of historic, archaeological, scientific,or cultural importance known to be on or next to the site. Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. c. Proposed measures to reduce or control impacts,if any: Not applicable to this non-project action. Future site-specific developments would be subject to environmental (SEPA)review where applicable. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans,if any. Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? Not applicable to this non-project action. Future developments would be reviewed on a site- specific basis. H:\ECONDEV\STRATP LN\PLANNING\LGRUETER\RO-R I O\CHCKLST.DOC Page 10 Environmental Checklist c. How many parking spaces would the completed project have? How many would the project eliminate? Not applicable to this non-project action.Future developments would be reviewed on a site- specific basis. d. Will the proposal require any new roads or streets,or improvements to existing roads or streets,not including driveways? If so,generally describe(indicate whether public or private? In the R-10 zone,allowing for other styles of ownership such as condominium may result in additional use of private streets/access. Currently the zone allows one structure per lot;the amendments propose that lot also means another mechanism which creates individual title for the unit and any associated private yard(e.g. condominium). The current Street Improvements code limits the use of private streets to serve 6 or fewer lots. Condominium arrangements often have few parcels since much of their area is held in common. Allowing for condominium ownership would not change the current public and private Street Improvement standards. Future developments would be reviewed on a site-specific basis. e. Will the project use(or occur in the immediate vicinity of)water,rail,or air transportation? If so,generally describe. Not applicable to this non-project action.Future developments would be reviewed on a site- specific basis. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Not applicable to this non-project action.Future developments would be reviewed on a site- specific basis. g. Proposed measures to reduce or control transportation impacts,if any: Future developments would be subject to Parking and Loading Regulations, Street Improvement Regulations,Transportation Concurrency Regulations,Environmental(SEPA)Regulations,and others,as applicable. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services(for example: fire protection,police protection, health care,schools,other)? If so,generally describe. Dwelling Unit Increases The code amendments implement Comprehensive Plan policies. The R-10 density bonus of 3 units,allowing a maximum of 13 dwelling units per acre for 100%detached dwellings,was reviewed by the Environmental Review Committee with the DNS for Comprehensive Plan Text Amendments, 98-T-1 through 98-T-9,May 19, 1998. In terms of capacity estimates,the Comprehensive Plan and EIS assumed a maximum density of 12 units per acre in the RO/R-10 designation since that was the maximum allowable density when the plan was being reviewed and ultimately adopted. After 1995,the density was reduced to 10 units per acre when affordable housing bonuses were removed. The adopted 1998 text amendments to the RO policies allows a density bonus of 3 du/acre for a maximum density of 13 du/acre if all units are detached. Using the higher density in the remaining net available land designated RO/R-10 would not significantly change the number of units projected by the Comprehensive Plan capacity model. H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R10\CHCKLST.DOC Page 11 Environmental Checklist RO/R-10 CAPACITY CALCULATIONS 1993 NET AVAILABLE 1993 TOTAL UNITS 1998 NET 1998 UNITS 1998 UNITS ACRES (@ 12 du/acre) AVAILABLE @12 du/ac @ 13 du/ac ACRES' 28.26 339 22.37 268 291 Difference 23 (+8.5%) The area of three approved/constructed R-10 projects(Hyde Park Condominiums,Village on Union,and Kirkland Court Preliminary Plat)have been subtracted from the 1993 net available acres,resulting in the 1998 net available acres. The small increase in expected dwelling units could slightly increase the demand for public services. Access Fire Department concerns include ensuring adequate access is provided for emergency vehicles as well as development residents whether streets or access are public or private. In the R-10 zone,allowing for other styles of ownership such as condominium may result in additional use of private streets/access which are allowed reduced pavement widths of 20 feet minimum.The amendments do indicate that where other styles of ownership are proposed that there be"access and infrastructure to serve the development,equivalent to those requirements established in the Subdivision Regulations." The R-10 amendments would not change the current public and private Street Improvement standards. The minimum private street width accounts for required fire lanes. Individual developments may warrant more review and potentially establishing project conditions/mitigation greater than minimums or within ranges provided in City regulations depending on the combination of site conditions,proposed unit type,proposed parking arrangement,and proposed access. b. Proposed measures to reduce or control direct impacts on public services,if any. Future site-specific proposals would be subject to Environmental(SEPA)Ordinance,Uniform Fire Code, Street Improvements Regulations,Parking and Loading Regulations,as well as requirements for mitigation fees,utility requirements,and others as applicable. 16. UTILITIES a. Circle utilities currently available at the site: electricity,natural gas,water, refuse service, telephone,sanitary sewer,septic system,other. Not applicable to this non-project action. b. Describe the utilities that are proposed for the project,the utility providing the service,and the general construction activities on the site or in the immediate vicinity which might be needed. Not applicable to this non-project action. C. SIGNATURE I,the undersigned,state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part.Proponen ct,401/4- ) Name Printed: L4 G V 110- ei- Date: t 1 (aq `Z IV H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R10\CHCKLST.DOC Page 12 Environmental Checklist D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS: (This sheet should only be used for actions involving decisions on policies,plans and programs. Do not use this sheet for project actions.) When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. (a) How would the proposal be likely to increase discharge to water; emissions to air; production, storage,or release of toxic or hazardous substances; or production of noise? R-10 zoning amendments would allow increased impervious surfaces. Future development may result in additional traffic which may produce additional air quality or noise impacts. (b) Proposed measures to avoid or reduce such increases are: As applicable, site specific proposals will be subject to environmental review, and subject to RMC regulations regarding noise levels, aquifer protection, land clearing and tree cutting, storm and surface water drainage,Uniform Building and Fire Code regulations, and other requirements. 2. (a) How would the proposal be likely to affect plants, animals,fish, or marine life? The amendments would not change regulations protecting sensitive areas. Future development of properties in the zones with amended regulations could affect these resources, depending on location and site characteristics. (b) Proposed measures to protect or conserve plants, animals, fish,or marine life are: As applicable, site-specific proposals will be subject to environmental review, and the application of RMC requirements regarding storm drainage, aquifer recharge protection, wetlands, land clearing and tree cutting, landscaping, shoreline etc. 3. (a) How would the proposal be likely to deplete energy or natural resources? The proposed amendments would not directly result in impacts to energy or natural resources, as this proposed legislation would be a non-project action. At a site-specific level, new development may result in impacts to energy or natural resources. (b) Proposed measures to protect or conserve energy and natural resources are: As applicable, site specific proposals will be subject to environmental review and Uniform Building Code energy requirements. 4. (a) How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? The amendments would not change regulations protecting sensitive areas. Future site-specific development may affect habitats, historic/cultural sites, wetlands, or floodplains depending on the location of new residential development. There is little farmland in Renton. (b) Proposed measures to protect such resources or to avoid or reduce impacts are: As applicable, future site-specific development will be subject to environmental review, land clearing and tree cutting regulations, aquifer protection regulations, wetland regulations, flood hazard regulations, and others. 5. (a) How would the proposal be likely to affect land and shoreline use,including whether it would allow or encourage land or shoreline uses incompatible with existing plans? H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R I O\CHCKLST.DOC Page 13 • Environmental Checklist The code amendments implement the Comprehensive Plan policies related to the density bonus, forms of ownership. The amendments also provide greater consistency in unit type terminology, and correct other code inconsistencies. On a site-specific basis new development will be reviewed for consistency with land use and shoreline regulations. (b) Proposed measures to avoid or reduce shoreline and land use impacts are: Future site-specific development would be subject to subdivision regulations, zoning requirements for setbacks,height,etc.,shoreline regulations,and environmental review,as applicable. 6. (a) How would the proposal be likely to increase demands on transportation or public services and utilities? With the R-10 density bonus,the small increase in expected dwelling units could slightly increase the demand for public services. See page 11 for additional information. Regarding access,Fire Department concerns include ensuring adequate access is provided for emergency vehicles as well as development residents whether streets or access are public or private. In the R-10 zone,allowing for other styles of ownership such as condominium may result in additional use of private streets/access which are allowed reduced pavement widths of 20 feet minimum. The amendments do indicate that where other styles of ownership are proposed that there be"access and infrastructure to serve the development,equivalent to those requirements established in the Subdivision Regulations." The R-10 amendments would not change the current public and private Street Improvement standards. The minimum private street/access width accounts for required fire lanes. Individual developments may warrant more review and potentially establishing project conditions/mitigation greater than minimums or within ranges provided in City regulations depending on the combination of site conditions, proposed unit type,proposed parking arrangement, and proposed access. (b) Proposed measures to reduce or respond to such demand(s)are: As applicable, future site-specific development will be subject to environmental review, as well as any requirements for street improvements,parking and loading regulations,transportation mitigation fees,fire mitigation fees,utility requirements,and Transportation Concurrency regulations. 7. (a) Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. The proposed action would not conflict with local, state or federal laws or requirements for the protection of the environment. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: C) 2(2401, Name Printed: Date Submitted: t( a-Lii 7 T H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R10\CHCKLST.DOC Page 14 R-10 AND R-14 CODE AMENDMENTS PROPOSAL SUMMARY BACKGROUND Demonstration Ordinances The City Council approved two"demonstration"ordinances for residential projects in the R-10 and R- 24 (now R-14) zones: Village on Union and The Orchards. The intent has been to allow demonstration projects in zones which have problem regulations and need modifications. The City Council has discussed allowing one demonstration project per zone. As a result of the demonstration projects and use of the zones for a period of time, some code amendments are needed to promote small lot development in the R-10 zone, correct inconsistencies in R-14 use conditions and terminology, and to ensure consistent terminology of dwelling unit types in both the R-10 and R-14 zones. Comprehensive Plan In July 1998, Comprehensive Plan text amendments were approved, including a density bonus in the Residential Options(RO)designation allowing a maximum of 13 du/acre provided all units are detached, and clarifications of terminology between single family unit types and multi-family unit types in the RO and Residential Planned Neighborhood (RPN) policies. Other amendments moved policies regarding forms of ownership and street orientation into the General Policies since they are general ideas promoted in both RO and RPN designations. PROPOSED CODE AMENDMENTS To ensure the implementation of the recently approved Comprehensive Plan text amendments, to promote small lot single family development, to provide consistent unit type terminology, and to remove code conflicts,the proposed code amendments address the following: Unit Type Definitions: • Incorporate a definition system that classifies single family as traditional detached and semi-attached, and multi-family as including townhomes and flats. This will allow a system based upon unit types. The categorization will allow for consistency with the Comprehensive Plan capacity model approach. R-10 Zone: • The density bonus up to 13 units per acre for detached units is included. This bonus would be available directly in the base zone. The key requirement is that the units be detached. Changes to lot size/width standards will help achieve the allowable density and facilitate small lot development. • Clarify unit types based on new definition structure for single family and multi-family. • Allow for condominium ownership by indicating that "legal lot" also includes other mechanisms which create individual title for the residential building and any associated private yards. PROPSUM.DOC\ 1 • Delete the specific requirements for site plan review. Although deleted, the Site Plan Review regulations would still require multi-family developments with more than four units to undergo the process. The subdivision regulations will result in appropriate detailed review of detached and semi-attached units in subdivisions. • Lot size and lot width standards for detached and semi-attached and townhouse have been revised. (See chart) • Lot coverage and impervious surface are proposed to be increased. (See chart) • Front and street side setbacks are proposed to be amended to 10 feet for primary structures. Zero lot line side yard requirements for detached units are clarified to be 10 feet on the side of the property without zero setback. Reduced interior side yards (5 feet) for attached structures are under consideration. Rear yard requirements would remain at 20 feet, although a 15 foot rear yard requirement is under consideration. (See chart) R-10 STANDARDS PROPOSED FOR AMENDMENT STANDARD CURRENT PROPOSED OTHER REQUIREMENT REQUIREMENT PROPOSALS FOR SEPA REVIEW' Max. Density 10 du/ac 10 du/ac for< 100%detached 13 du/ac for 100% detached Min. Lot Area - 4,500 s.f. 3,000 s.f. Detached/Semi-Attached Min. Lot Area - 3,250 s.f. 2,000 s.f. Townhome Min. Lot Width - 50 ft. 30 ft. Detached/Semi-Attached 60 ft.corner 40 ft.corner Min. Lot Width - 50 ft. 20 ft. Townhome 60 ft.corner Min.Lot Width-Flat 50 ft. 50 ft. 60 ft.corner Min.Lot Depth 65 ft. 60 ft. 55 feet ' A range of standards is considered in the environmental review based upon the demonstration projects, and input received from staff and developers. The City Council will review the proposed recommendations and alternative proposals when considering the proposed amendments. PROPSUM.DOC\ 2 STANDARD CURRENT PROPOSED OTHER REQUIREMENT REQUIREMENT PROPOSALS FOR SEPA REVIEW' Max. Lot Coverage 50% 70%dd./semi-att. 70% -all unit types. 50%flat or Increase above the townhome maximum may be allowed if equivalent common open area is provided. Max.Impervious Surface 60% 75%det./semi-att. 75%-all unit types. 60%flat or Increase above the townhome maximum may be allowed if equivalent common open area is provided. Min. Front Yard - 15 ft. 10 ft. 8 ft. Primary Structure Min. Side Yard- Primary detached: detached: detached: Structure 5 ft.interior 5 ft.interior 3 ft.interior 10 ft.for open side 5 ft.min., 10 ft.avg. for detached zero on open side for lot line detached zero lot line semi-attached and semi-attached and semi-attached and attached: attached: attached: 10 ft.for unattached 10 ft.for unattached 5 ft.for unattached side of attached unit side of attached unit side of attached unit corner lots: corner lots: corner lots: 15 ft.street side 10 ft.street side 8 ft. street side Min. Front or Side Yard 20 ft. 20 ft. 18 ft. to Attached Garage Min. Rear Yard-Primary 20 ft. 20 ft. 15 ft. Structure R-14 Zone: • Clarify the unit types based upon new definitions. • Clarify code conflicts about which civic/commercial development standards are applied to some non-residential uses such as recycling collection stations, churches,etc. • Clarify fencing and buffering requirements for commercial uses adjacent to or abutting another R-14 or other single family zone. Other Code Amendments: • Modify the use table using the unit type classification system. PROPSUM.DOC\ 3 • For the commercial/mixed-use zones,move the density requirements from the use table to the development standards table. • Amend other code sections to provide consistency in use of unit type names (e.g. permit process requirements,adult entertainment restrictions,etc.) PROPSUM.DOC\ 4 � k CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: November 12, 1998 TO: Planning Commissioners Q FROM: Rebecca Lid(430-6588) STAFF CONTACT: Lisa Grueter(430-6578) SUBJECT: R-10 and R-14 Code Amendments • BACKGROUND Demonstration Ordinances The City Council approved two "demonstration"ordinances for residential projects in the R-10 and R-24 (now R-14) zones: Village on Union and The Orchards. The intent has been to allow demonstration projects in zones which have problem regulations and need modifications. The City Council has discussed allowing one demonstration project per zone. Overall, the demonstration projects appear to be providing innovative home ownership opportunities for the Renton community The Village on Union fmal plat was approved in 1996 with 92 units. The development has 9 attached townhouse units,but is primarily a small lot single family neighborhood. The overall density of the project equals 13.32.' A follow-up interview was conducted with the developers of Village on Union (R-10 site) regarding the demonstration ordinance process. The results of the interview, as well as staff analysis of the project's success is provided under separate cover. It should be noted that the Village on Union developers are considering expanding their development near 4th Street SE and Union Avenue with additional single family units on small lots. The Orchards project (sectors E, F, and G) final plat was approved in 1997, and has 63 detached and 59 attached ownership units. In part due to The Orchards demonstration project, the R-24 zone was substantially revised and replaced with the R-14 zone. At the time of the Village On Union preliminary plat review and approval in 1994/95, staff had not agreed upon an interpretation of net density deductions. While roads were deducted,the area under powerlines was not, which meant that the net density calculation concluded the development achieved 10 units per acre. Using current net density calculation formulas which would exclude the power line easement that appears on the Greenbelt map as well as roads, the original Village On Union,development area achieves 13.32 units per net acre. Nov 18 199B \\TS_SERVER\SYS2:\COMMON\-H:\ECONDEV\STRATPLN\PLANNING\LGRUETER\RO-R10\ISSCODE.DOC\lg November 12, 1998 Page 2 As a result of the demonstration projects and use of the zones for a period of time, some code amendments are needed: • As written now, the R-10 zone would not permit the Village on Union project, or a similar project,in the areas of density, lot size, lot width and other standards. Based upon the staff's Village on Union analysis, and related work underway to prepare Flexible Development Regulations(replacing PUD regulations), amendments to the R-10 zone are needed to further promote small lot single family development. • As a result of preparing the Title IV reorganization which relies on a tabular format, staff has noted some inconsistencies in R-14 use conditions and terminology which should be addressed. • Some refinements are needed to ensure consistent terminology of dwelling unit types in both the R-10 and R-14 zones. Comprehensive Plan In July 1998,Comprehensive Plan text amendments,were approved,including: Residential Options(RO) • A density bonus allowance resulting in a maximum of 13 du/acre provided all units are detached. The bonus helps avoid another demonstration ordinance in the future, and provides an incentive for detached ownership units in the RO/R-10 designation, a use strongly encouraged in the Comprehensive Plan • Minor clarifications to terminology related to unit types allowed. Residential Planned Neighborhood(RPN) • Clarifications of terminology between single family unit types and multi-family unit types. The amendments utilize language about primary and secondary residential unit types which is the classification scheme from the R-14 code. Policies for both RO and RPN • Other amendments moved policies regarding forms of ownership and street orientation into the General Policies since they are general ideas promoted in both RO and RPN designations. The approved policy amendments, in conjunction with the demonstration projects, are guiding the preparation of implementing code amendments presented in this issue paper. The relevant Comprehensive Plan policies are attached. Task Force A Flexible Development Regulations Task Force was informally organized to help develop and review Flexible Development Regulations (still under preparation) and the proposed R-10 and R-14 code amendments. Task Force participants include City staff from Strategic Planning, Development Services, and Fire Prevention, two Planning Commissioners, Jeff Lukins and Rich Wagner, developers Fred Armstrong, Parkwood Homes, Eric Evans, Centex, Dick Gilroy, Northward, Wayne Jones, Lakeridge, 2 November 12, 1998 • Page 3 Joe Strobele, Lincoln Properties, and Jack Willing, Northwest Commercial, and an engineer for Centex, Jeff Cox with Triad. Comments were received in writing and at meetings. ISSUES Two key issue which should be considered when reviewing the proposed code amendments include: • Should density bonuses, including the new R-10 density bonus, be included in the base zone, or achievable only through the Flexible Development Regulations? This question was discussed with the Task Force. Task Force participants suggested that the density bonuses be included with the base zone standard, rather than only in the proposed Flexible Development Regulations under preparation. It was felt that the Flexible Development Regulations will mostly be used for the development of difficult parcels rather than properties with relatively few constraints, which should be allowed to be developed with unit types promoted in the City's Comprehensive Plan. The Flexible Development Regulations process with its open space requirements and permit review process would be disincentives to using the Flexible Development Regulations, and the City may not achieve all of its objectives related to desired unit types. The Village on Union project is an example of the type of • . development that is achievable at the R-10 density bonus level. The code should be amended to provide incentives for small lot single family development. • In the R-10 zone, allowing for other styles of ownership such as condominium may result in additional use of private streets/access. Currently the zone allows one structure per lot; the amendments propose that lot also means another mechanism which creates individual title for the unit and any associated private yard (e.g. condominium). The current Street Improvements code limits the use of private streets to serve 6 or fewer lots. Condominium arrangements often have few parcels since much of their area is held in common. Allowing for condominium ownership would not change the unit mix, unit type, density, or other related requirements that define the zone, and it would not change the current public and private Street Improvement standards. Many Task Force members indicated that condominium ownership should be an option. In relation to the concern about potential greater use of private streets, a Task Force member commented that public street design is what single family developments must overcome to appear pedestrian friendly and marketable as a "neighborhood," and they can be counterproductive to aesthetics, affordability, and environmental responsibility in terms of water runoff. On the other hand, the Fire Department wants to ensure that adequate access is provided for emergency vehicles as well as development residents. In any case, whether the access is public or private, it will need to meet the requirements of the Street Improvements regulations to ensure adequate access. R-10 AND R-14 CODE AMENDMENTS To ensure the implementation of the recently approved Comprehensive Plan text amendments,to promote small lot single family, to provide consistent unit type terminology, and to remove code conflicts, the proposed code amendments address the following: Unit Type Definitions: • Incorporate a definition system that classifies single family as traditional detached and semi- attached, and multi-family as including townhomes and flats. This will allow a system based upon unit types. The categorization will allow for consistency with the Comprehensive Plan capacity model approach. 3 November 12, 1998 Page 4 R-10 Zone: • The density bonus up to 13 units per acre for detached units is included. This bonus would be available directly in the base zone. The key requirement is that the units be detached. Changes to lot size/width standards will help achieve the allowable density and facilitate small lot development. • Clarify unit types based on new definition structure for single family and multi-family. • Allow for condominium ownership by indicating that "legal lot" also includes other mechanisms which create individual title for the residential building and any associated private yards. • Delete the specific requirements for site plan review. Although deleted,the Site Plan Review regulations would still require multi-family developments with more than four units to undergo the process. The subdivision regulations will result in appropriate detailed review of detached and semi-attached units in subdivisions. • Lot size and lot width standards for detached and semi-attached and townhouse have been revised. The minimum lot size for detached and semi-attached is proposed to be reduced from 4,500 to 3,000 square feet. By itself, the lot size would result in a density of 14.5, however, the density cap of 10 (or 13 for 100% detached) will remain meaning that a proposal would not be able to incorporate the 3,000 square foot lot size for all lots. The smaller lot size will allow for more variability and flexibility in a zone where it has been demonstrated that small lot detached housing has been successful(e.g.Village on Union included several lots at 3,060 square feet, and several at 3,640 square feet). Lot widths have been accordingly reduced to 30 feet as general standard, and 40 feet,applicable to corner lots. The lot size and width for attached townhomes has been reduced from 3,250 square feet and 40/50 feet respectively to 2,000 and 20 feet. The current standards preclude the development of typical townhomes, and make the goal of mixing housing types even more difficult. The proposed standards are similar to attached interior units in the R-14 zone. • Lot coverage and impervious surface allowances have been increased for detached or semi- attached units. Small lot development results in a need for greater lot coverage and impervious surface standards as demonstrated by the Village on Union proposal. • Front and street side setbacks are proposed to be amended to 10 feet for primary structures. Zero lot line side yard requirements are clarified to be 10 feet on the side of the property without zero setback. No change is proposed t o the rear yard requirement of 20 feet. 4 November 12, 1998 Page 5 R-10 STANDARDS PROPOSED FOR AMENDMENT STANDARD CURRENT VILLAGE ON PROPOSED DISCUSSION OF PROPOSED REQUIREMENT UNION REQUIREMENT Max. Density 10 du/ac 13.32 du/ac 10 du/ac for< 100% 13 du/ac for 100%detached implements detached the Comprehensive Plan 13 du/ac for 100% detached Min.Lot Area- 4,500 s.f. 3,060-6,000 s.f. 3,000 s.f. Allows additional flexibility/creativity. Detached/Semi- The density cap will assure variability in Attached lot size;not all lots will be able to equal the minimum. Similar to R-14 lot size for detached/semi-attached. Min.Lot Area- 3,250 s.f. 1,800-2,700 s.f. 2,000 s.f. 2,000 s.f. is the min.size of interior units Townhome in R-14. Min.Lot Width- 50 ft. 35 ft. 30 ft. Lot width changes reflect lot area Detached/Semi- 60 ft.corner 40 ft.corner changes. Attached Min.Lot Width- 50 ft. 20 ft. 20 ft. Lot width changes reflect lot area Townhome 60 ft.corner changes. Min. Lot Width- 50 ft. n/a 50 ft. Lot width essentially retained for flats. Flat 60 ft.corner Min. Lot Depth 65 ft. 55-80 ft. 60 ft. Allows for 60x60 wide/shallow lots, typical in small lot projects. Max. Lot 50% 55%-70% (max. 70%det./semi-att. For detached/semi-attached,allows more Coverage- det.60%;att.70%) 50%flat or townhome flexiblity in unit size/style. Staff has Detached/Semi- reviewed pre-applications with detached Attached coverage up to 70%. Coverage for townhome retained in light of lower lot size;similar to R-14 standard. Max. Impervious 60% 65-85%(max.det. 75%det./semi-att. Staff has reviewed pre-applications with Surface 75%;att. 85%) 60%flat or townhome impervious surface up to 75%for detached. Impervious surface for townhome retained in light of lower lot size. Min. Front Yard- 15 ft. 10 ft.to house 10 ft. Applies to primary structure. Attached Primary Structure (8 ft.to porch) garages would have to have greater setback of 20 ft. Min. Side Yard- 5 ft. 3 ft. 5 ft. Applies to primary structure. Attached Primary Structure 15 ft. corner 8 ft.corner 10 ft.corner garages accessing from side street would 10 ft. for open side on have to have greater setback of 20 ft. zero lot line 5 November 12, 1998 Page 6 R-14 Zone: • Clarify the unit types based upon new definitions. • Clarify code conflicts about which civic/commercial development standards are applied to some non-residential uses such as recycling collection stations, churches, etc. • Clarify fencing and buffering requirements for commercial uses adjacent to or abutting another R-14 or other single family zone. 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I.>s bin- _ i S I 30 S I 31 I a z eesr»•5 eLOD 1 TRIPLEX LOTS f_s M.N aam '< 00.00 ' Mm m.lt t00.r1 51 S 66r.•t 171.51 Typical Setbacks s bfz••E yhm -porch r -Home I0• -Garage 1rteem Ind 6tsidewalk Side 3'(V ols.sepoarice0 Lot Dimensions Caller r Rear Alley Let 361 - bl(3 yp .(N0) Ailey Go T tIe Wick/Shallow 96•a V 60•Typxal(3,N -0) Wide/ShOlow 15' Triples a. 30'x 90'Typxal(2.700) c. 2(ya 90Typinl(1S00) Typical Road Section . 3r a 90•Typical(2.700) Street 5tft-3T wcn leve ll(ma l lam,14•parkin:hare,L.'eeider/Ms)UNIi0nts a Eecessar within the right of way sod in adjanfx utility n"" y1in)[" '4e'.l" m'"�"'r)'• 1 PRELIMINARY PLAT \�'`+:...;i% _ L dew(a 1•L OS 112lt06 . T1>/. ,,mm 1bMrM M WM ers.II to 61 e E SE -23 -.5 r November 12, 1998 Page 1 RESIDENTIAL OPTIONS AND RESIDENTIAL PLANNED NEIGHBORHOOD General Policies Objective LU-K: Create new planned residential neighborhoods in areas mapped as Residential Options (RO) and Residential Planned Neighborhood (RPN) which include a variety of unit types designed to incorporate features from both single family and multi-family developments, and to support cost efficient housing, infill development,transit service,and the efficient use of urban services and infrastructure. Policy LU-41. Provision of small lot single family detached unit types, townhouses and multi-family structures compatible with a single family character should be encouraged provided that density standards can be met. Policy LU-42. A range and variety of lot sizes should be encouraged. Policy LU-43. Central place public amenities should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme. Policy LU-44. The dwelling types, including detached and attached units, should be clustered and connected within the overall development through the organization of roads, blocks, yards, central places and amenity features to create a neighborhood with diverse housing types. Policy LU-45. Development should occur on a flexible grid street and pathway system to the extent feasible given environmental constraints,traffic flow,and the pattern of existing development. Policy LU-46. Condominium ownership may occur in any unit type. Policy LU-47. Townhouse development should provide either condominium or fee simple homeownership opportunities. Policy LU-48. Buildings should front the street rather than be organized around interior courtyards or parking areas. Policy LU-49. Non-residential structures may have dimensions larger than residential structures but should be compatible in design and dimensions with surrounding residential development. Residential Options Policy LU-50. Residential neighborhoods may be considered for the Residential Options Designation if they meet three of the following criteria: a. The area already has a mix of small scale multi-family units or had long standing duplex or low density multi-family zoning; b. Development patterns are established. c. Vacant lots exist or parcels have redevelopment potential. d. Few new roads or major utility upgrades will be needed with future development. e. The site is located adjacent to a Center designation. Policy LU-51. The net development densities should be 10 dwelling units per acre. If 100% of the dwelling units are detached, a density bonus may be allowed to a maximum of 13 dwelling units per acre. Policy LU-52. Minimum net development densities should be 7 dwelling units per acre. November 12, 1998 Page 2 Policy LU-53. Detached single family housing, townhouses, and small scale multi-family units should be allowed in Residential Options. Policy LU-54. A maximum of 50% of units allowed within an individual RO development may consist of attached units which includes townhouses,and small scale multi-family units. Policy LU-55. Development in Residential Options should be compatible with existing development patterns and be sensitive to unique features and differences among established neighborhoods. Development standards should reflect single family neighborhood characteristics such as ground related orientation,coordinated structural design,and private yards. Policy LU-56. Non-residential structures, should be clustered and connected within the overall development through the organization of roads,blocks, yards, other central features and amenity features to create a neighborhood. Residential Planned Neighborhood Policy LU-57. Areas.may be mapped Residential Planned Neighborhood on the Land Use Map where the site meets the following criteria: a. adjacent to major arterial(s); b. adjacent to employment area and/or Centers; c. part of a designation totaling over 20 acres(acreage may be in separate ownership); d. site is buffered from single family areas or other existing incompatible uses;and e. development within the density and unit type range is achievable given environmental constraints. Policy LU-58. Density in the Residential Planned Neighborhood designation should be in the range of 8 to 18 dwelling units per net acre. Policy LU-59. A minimum of 50% of a project in the RPN designation should consist of the following primary residential types: traditional detached, zero lot line detached, or townhouses with yards which are designed to reflect a single family character. Policy LU-60. Townhouse building clusters which qualify as a primary residential type should be limited in size so that the mass and scale within the cluster retains a single family character. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU-61. Longer townhouse building clusters, and other multi-family building clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster retains a small scale multi-family character rather than a garden apartment development style. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU-62. The mass and scale of secondary residential types pursuant to policy LU-61 should not preclude their location adjacent to primary residential types. Policy LU-63. Projects in a Residential Planned Neighborhood designation should have no more than 50% of the units designed as secondary residential types, i.e. longer townhouse building clusters, and other multi-family buildings. Policy LU-64 Development standards should reflect single family neighborhood characteristics and access to public amenities and services. 2 November 12, 1998 Page 3 Policy LU-64.1 Development standards should reflect the following criteria. a. heights, width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family; b. parking should be encouraged in the rear or side yards or under the structure; c. structures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots. f. fences may be constructed if they contribute to an open spacious feeling between units and structures; and g. streetscapes should include green, open space for each unit. Policy LU-64.2 Mixed use development in the form of civic, convenience commercial development, or other non-residential structures, may be allowed in the central places of development subject to compliance with criteria established through development regulations. 3 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM DENSITY (Net Density in Dwelling Units Per Acre) Minimum Housing Density For parcels over 1/2 gross acre: 7 8 units per net acre.13 For any subdivision, short plat and/or units per net acre for any subdivision, Minimum density requirements shall not development:9,10 short plat or development. apply to: a)the renovation or "U" suffix: 25 units per acre For parcels 1/2 acre or less as of conversion of an existing structure, or „ „ March 1, 1995: None required. b)the subdivision, short plat and/or C suffix: 10 units per acre development on a legal lot one-half "N" suffix: 10 units per acre Minimum density requirements shall not (1/2)gross acre or less in size as of apply to the renovation or conversion of "I"suffix: 10 units per acre an existing structure. March 1, 1995. Minimum density requirements shall not apply to: a)the renovation or conversion of an existing structure, or b)the subdivision, short plat and/or development on a legal lot one-half (1/2)gross acre or less in size as of March 1, 1995. Maximum Housing Density 10 dwelling units per net acre. 14 dwelling units per net acre, except For any subdivision, short plat and/or Bonus: The maximum housing density that density of up to 18 dwelling units development: mamay be increased to 13 units per acre, per acre s.1 be permitted subject to "U" suffix: 100 units per acre with the provided that all units are detached. conditions. potential for 150 dwelling units per acre with design review. "C" suffix: 20 units per acre. "N" suffix: 15 units per acre. "I" suffix: 20 units per acre T4CH2R10.DOC Conflicts: See Section 4-1-8 1 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM PLATS OR SHADOW PLATS General NA For the purposes of this subsection, All Uses: NA legal lot means a lot created through All permitted uses may be developed the subdivision process, or through on either: another mechanism which creates a) properties which are platted through individual title for the residential the subdivision process; or building and any associated private b) properties which are to remain yards. If title is created through another unplatted. mechanism other than a subdivision, For properties which are to remain the development application shall be unplatted, the development application accompanied by a shadow plat. shall be accompanied by a shadow The applicant must demonstrate to the plat. For purposes of this zone, "lot" Reviewing Official that the proposed shall mean legal platted lot and/or development will: equivalent shadow platted land area. be developed to standards equivalent The applicant must demonstrate to the to those requirements established in Reviewing Official that the proposed this chapter for yards, land areas, development will: widths, setbacks and frontages, and - be developed to standards equivalent provide access and infrastructure to to those requirements established in serve the development, equivalent to this chapter for yards, land areas, those requirements established in the widths, setbacks and frontages, and Subdivision Regulations . - provide access and infrastructure to Covenants shall be filed as part of a serve the development, equivalent to final plat in order to address the density those requirements established in the and unit mix requirements of the zone. Subdivision Regulations . Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. T4CH2R1O.DOC Conflicts: See Section 4-1-8 2 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM DWELLING UNIT MIX General Existing development: None NA NA required. For parcels which are a maximum size of 1/2 acre as of the effective date hereof : None required. Full subdivisions, excluding short plats: Each development of new subdivisions and existing parcels which are greater than 1/2 acre: A minimum of 50%to a maximum of 100% of detached or semi-attached dwelling units. A minimum of one detached or semi-attached dwelling unit must be provided for each attached dwelling unit (e.g. townhouse or flat, duplex, triplex, fourplcx) created within a proposed development.19 NUMBER OF RESIDENTIAL STRUCTURES PER LOT General Only one residential building (e.g. 1 residential structure and associated NA detached dwelling cinglc family, accessory buildings for that structure attached single family semi-attached shall be permitted per lot, except for dwelling. townhouses, duplex flats, etc.) residential buildings legally existing at with a maximum of four (4) residential the date of adoption of this Section. units and associated accessory structures for that building, shall be permitted on a legal lot except for residential buildings legally existing at the effective date hereof. For the purposes of this subsection, legal lot means a lot created through the subdivision process, or through another mechanism which creates individual title for the residential building and any T4CH2R1O.DOC Conflicts: See Section 4-1-8 3 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM associated private yards (e.g. condominium). T4CH2R1O.DOC Conflicts: See Section 4-1-8 4 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM LOT DIMENSIONS Minimum Lot Size Wherein the event that there is a Residential Uses: None conflict between the number of dwelling Primary Units: units permitted under lot area Detached or semi attached: 3000 standards and the number of dwelling sq. ft. units permitted under the density Attached exterior: 2500 sq. ft. standards the development shall be Attached interior: 2000 sq. ft. required to be consistent with the Secondary Units: density limits. Attached exterior: 2000 sq. ft For parcels which exceed 1/2 acre in Attached interior or flats: 1800 sq. ft. size: -Detached and semi-attached cingle Commercial or Civic Uses: None family-dwelling units: 1,500 3,000 sq. ft. per dwelling unit. -Attached angle family townhouse dwelling units: 3,250 2,000 sq. ft. per dwelling unit. -Duplcxcs2 Flats: 5,000 sq. ft per {Sec above) Nene structure. Triplexes3 Flats: 7,500 sq. ft. per structure. -Fourplexes4 Flats: 10,000 sq. ft per structure. - Density requirements shall take precedence over minimum lot size standards. For parcels as of March 1, 1995, which are 1/2 acre of less in size: None required. Density requirements shall apply. T4CH2R10.DOC Conflicts: See Section 4-1-8 5 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM Minimum Lot Width For lots created after the effective date Residential Uses: 50 feet hereof: Primary Units: Detached or semi-attached dwellings: Detached or semi attached: 30 ft. Interior lots:-5030 feet20'21 Attached exterior: 25 ft. Corner lots: 6040 feet20'21 Attached interior: 20 ft. Secondary Units: Flats: 50 feet Attached exterior/interior: 20 ft. Townhouses: 20 ft. Flats: 50 ft. T4CH2R1O.DOC Conflicts: See Section 4-1-8 6 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM LOT DIMENSIONS (Continued) Minimum Lot Depth for lots For lots cr ated after the effective date Residential Uses: 65 feet created after the effective date hereof: 605 feet20'21 Primary Units: hereof: Detached or semi attached: 50 ft. Attached exterior/interior: 45 ft. Secondary Units: Attached exterior/interior: 40 ft. Flats: 35 ft. SETBACKS8 General NA No structures or parking areas for civic NA uses are permitted within the setback areas. Minimum Front Yard24 Along streets existing as of September Residential Uses: " "U" suffix: 5 feet'.2 1, 1995: 20 feet Detached and semi-attached Primary „ „ Where any front yard is structures with parking access provided C suffix: 20 feet required, no building shall be A front yard setback of less than 20 from the front or side: 18 feet, except "N" suffix: 20 feet hereafter erected or altered so feet may be allowed by the on streets without sidewalk setback that any portion thereof shall be Development Services Division if the may be 15 feet. "I" suffix: 20 feet nearer the front property line average front setback of primary than the distance indicated by structures on lots abutting the side Attached townhouses,stacked flats, the depth of the required front yards is less than 20 feet. In such over 3 units and their accessory yard. case, the front yard setback shall not structures with parking provided from be less than the average of the front the front or side: 15 feet. setback of the abutting primary Attached accessory structures with structures; however, in no case shall parking access provided from the front a minimum setback of less than 20 or side: 20 feet feet be allowed for garages which Detached and semi-attached Primary access from the front yard street(s). structures with parking access provided Modifications to this requirement due from the rear via public street or alley: to site constraints of lot configuration 10 feet, except when the lot is adjacent may be approved by the to a lower intensity residentially zoned Development Services Division property setback must be 15 feet. pursuant to the criteria of Section 4- 89-250.D. T4CH2R1O.DOC Conflicts: See Section 4-1-8 7 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM SETBACKS (Continued) Minimum Front Yard24 Along streets created after September Attached townhouses, stacked flats, (See above) (Continued) 1, 1995: over 3 units and their accessory 101-5 feet for the primary structure and structures with parking provided from a minimum depth of 20 feet for attached the rear via public street or alley: 10 garages which access from the front feet, except when the lot is adjacent to yard street(s). The front yard setback a lower intensity residentially zoned of the primary structure may be property setback must be 15 feet. reduced to 10 feet if all parking if:i Attached accessory structures with provided in the rear yard of the lot with access from a public right of way or parking access provided from the rear via public street or alley: 18 feet. Commercial or Civic Uses: 15 feet-abutting or adjacent to residential development. 10 feet-for all other development(e.g. non-residential development) Maximum Front Yard24 NA Residential Uses: None NA Commercial or Civic Uses: No maximum front setbacks are required for new structures. For additions to existing structures, the maximum setback requirements shall be consistent with setbacks provided in the existing structures. T4CH2R10.DOC Conflicts: See Section 4-1-8 8 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM SETBACKS8 (Continued) Minimum Rear Yard 20 feet. However, if the lot abuts a lot Residential Uses: "U" suffix: 5 feet''2 except when zoned RC, R-1, R-5, or R-8, a 25 feet Detached and semi-attached primary abutting a single family zone3 a twenty setback shall be required of all attached structures: 15 feet. five foot (25') setback shall be required dwelling units. Attached townhouses, stacked flats along the abutting sides of the property. over 3 units and their accessory "C" suffix: 15 feet structures: 15 feet. "N" suffix: 15 feet Attached accessory structures: 15 feet. "I" suffix: 15 feet Commercial or Civic Uses: 15 feet15 - abutting or adjacent to residential development. None -for all other development (e.g. non-residential development). Minimum Side Yard Interior Lots: Residential Uses: Minimum setbacks for side yards are Where any specified side yard Detached single family dwellings on Detached and semi-attached primary based on a minimum of ten percent is required no building shall be lots which do not have zero lot lines: 5 structures: 5 feet. (10%) of the lot width or five feet (5') hereafter erected or altered so feet on each side of the detached unit. Attached townhouses, stacked flats whichever is greater. If ten percent (10 ) that any portion thereof shall be Detached dwellings on lots with zero lot over 3 units and their accessory whole of lot width is not equal to a nearer to the side lot line than line on one side: 10 feet on side with structures: 5 feet on both sides. 10 feet whole integer the percentage shall be the distance indicated by the side yard. when the lot is adjacent to a lower rounded up to determine the required width of the required side yard. 22 intensity residentially zoned property. setback as generally follows: Attached Units A minimum depth of Lot Width: 40' -- Yard Setback: 5' 10 feet for the unattached side(s) of the Attached accessory structures: None structure. required. Lot Width: 50' -- Yard Setback: 5' • Abutting RC, R-1, R-5 or R-8: 25 foot interior sideyard setback for all structures containing 3 or more attached dwelling units on a lot. T4CH2R1O.DOC Conflicts: See Section 4-1-8 9 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) L R-10 R-14 RM SETBACKS8 (Continued) Minimum Side Yard Corner Lots23: Commercial or Civic Uses: Lot Width: 55' -- Yard Setback: 6' (Continued) The side yard along a street shall not 15 feet15 -abutting or adjacent to Lot Width: 60' Yard Setback: 6' be less than 15 feet in depth, except on residential development l previously platted lots which are 50 feet None -for all other development (e.g. Lot Width: 70' -- Yard Setback: 7' or le in width in which case the non-residential development). Lot Width: 75' -- Yard Setback: 8' minimum side yard shall be no leer than 10 feet in depth for a primary Lot Width: 120+' -- Yard Setback: 12' structure, and a minimum depth of 20 feet for attached garages which access The entire structure shall be set back from the side yard street. an additional one foot(1')for each story in excess of two (2) up to a maximum cumulative setback of twenty feet(20'). Special side yard setback for lots abutting single family residential zones: 25 foot along the abutting sides of the property. Minimum Side Yard Along a NA Residential Uses: Twenty feet (20'), except in the urban Street 10 feet for pre-platted lots less than 50 center areas and on previously existing feet wide. platted lots which are fifty feet(50')or Where any specified side yard is inless case required no building shall be yard shall be no less than ten feet (10'). hereafter erected or altered so If a corner lot is less than the minimum that any portion thereof shall be width required by this Section, then for nearer to the side lot line than the each foot in excess of 50 feet, the distance indicated by the width of required shall be the required side yard. minimum of d10 feet by increasedfrom a 1 foot up toa maximum of 20 feet. • T4CH2R1O.DOC Conflicts: See Section 4-1-8 10 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM SETBACKS8 (Continued) Minimum Arterial25/Freeway 10 ft landscaped setback from the 10 ft landscaped setback from the 10 ft landscaped setback from the Frontage Setback street property line, or street property line, or street property line, or 20 ft landscaped setback from the back 20 ft landscaped setback from the back 20 ft landscaped setback from the back of the sidewalk, whichever is less. of the sidewalk, whichever is less. of the sidewalk,whichever is less. BUILDING STANDARDS Maximum Building Height and Limited to A dwelling or structure shall Residential Uses: "U" suffix: 95 feet/10 stories4'7'26 Maximum Number of Stories, neither exceed 2 stories andnor 30 feet Limited toUnit shall be a maximum of 2 a,s.7,26 zs ,a C' suffix: 35 feet/3 stories except for uses having a"Public in height. stories and 30 feet. Suffix" (P)designation.27 "N" suffix: 30 feet/2 1/2 stories a,s.7,26 Commercial Uses: Limited to 1 story and 20 feet. "I"suffix: 35 feet/2 %2 stories a's's'7'26 Civic Uses: Limited to 2 stories. Maximum Height for Wireless See Section See Section See Section Communication Facilities T4CH2R1O.DOC Conflicts: See Section 4-1-8 11 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM BUILDING STANDARDS (Continued) Building Location NA Residential Uses: NA Dwellings shall be arranged in a manner which creates a neighborhood environment, Residential units and any associated commercial development within an overall development shall be connected through organization of roads, blocks, yards, central places, pedestrian linkage and amenity features, Front facades of structures shall address the public street, private street or court by providing: -a landscaped pedestrian connection -an entry feature facing the front yard Building Design NA Residential Uses: NA The development shall include the following features: Architectural design which incorporates: a)Variation in vertical and horizontal modulation of structural facades and roof lines among individual attached dwelling units (e.g. angular design, modulation, multiple roof plans), and b) Private entry features which are designed to provide individual ground floor connection to the outside for primary uses and secondary use townhouses. T4CH2R1O.DOC Conflicts: See Section 4-1-8 12 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM BUILDING STANDARDS (Continued) Building Design (Continued) NA Commercial or Civic Uses: NA Shall provide pedestrian orientation through such measures as: pedestrian walkways, pedestrian amenities and improvements which support a variety of modes of transportation (e.g. bicycle racks). Project Size: NA Civic Uses: NA The maximum lot area dedicated for civic uses shall be limited to ten percent (10%) of the net developable area of a property. Building size shall be limited to 3,000 sq.ft. of gross floor area except that by Hearing Examiner Conditional Use, civic uses may be allowed to be a maximum of 5,000 sq. ft. for all uses. Commercial Uses: • The maximum area dedicated for all commercial uses shall be limited to ten percent (10%) of the net developable portion of a property. Building size shall be limited to 3,000 sq. ft. of gross floor area. Occupancy permits for commercial uses shall not occur until seventy-five percent (75%) of the residential portion of a project is occupied. T4CH2R1O.DOC Conflicts: See Section 4-1-8 13 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM BUILDING STANDARDS (Continued) Maximum Building Coverage Flats or townhomes: 50% of the total 50% of the total lot area. "U" suffix: 75% lot area. "C" suffix: 45% Detached or semi-attached units: 70% "N" suffix: 45% of the total lot area. "I" suffix: 35% -a maximum coverage of 45% may be obtained through the Hearing Examiner process. Maximum Impervious Surface Flats or townhomes: 60% of the total NA Shall not exceed a combined total Area lot area. (building footprint, sidewalks, Detached or semi-attached units: 75% driveways, etc.) of seventy-five percent (75%) of the total lot area. LANDSCAPING General Landscaping requirements shall be Residential Uses: Setback areas and open space areas determined through the site plan review All landscaped areas shall be treated shall be landscaped otherwise process. Setback areas shall be with pervious surfacing and/or determined through the site plan review landscaped, excluding driveways and materials. The entire front setback, process. If adjacent to a single family walkways. excluding driveways and an entry residentially zoned3 lot then a 15 foot walkway, shall be landscaped. landscape strip shall be required along Commercial or Civic Uses: the adjacent street frontage. Lots abutting public streets shall be improved with a minimum 10 foot wide landscaping strip. Lots abutting or adjacent to streets which a e des ate.d n artoriol "44-ef abutting or adjacent to residential property(ies)zoned RC, R-1, R-5, R-8, R-10 or R-14 shall be improved along the common boundary with a minimum 15 foot wide landscaped setback and a sight obscuring solid barrier wall." T4CH2R1O.DOC Conflicts: See Section 4-1-8 14 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM SCREENING Surface Mounted Equipment NA All on-site utility surface mounted NA equipment shall be screened from public view. • Roof Top Equipment NA All operating equipment located on the NA roof of any building shall be enclosed so as to be shielded form view, including telecommunications equipment. Outdoor Storage NA Outdoor storage, loading, repair, NA maintenance and work areas shall be screened by a solid barrier fence or landscaping, or some combination thereof as determined by the Reviewing Official, through the site plan review process. Recyclables Collection & NAAttached flats:All recyclables Shall be screened, except for access NA Storage, Garbage, Refuse collection and storage, garbage, refuse points, be a fence or landscaping or and/or Dumpsters and/or dumpsters shall be screened, some combination thereof. except for access points, by a fence or landscaping or some combination thereof.DUMPSTER/RECYCLING COLLECTION AREA Location NA All recyclables collection and storage, NA garbage, refuse and/or dumpsters shall be contained within areas designated for such uses, and shall be located a minimum of fifty feet (50')from a lot developed with residential uses. In no case shall the recyclables collection and storage, garbage, refuse and/or dumpsters be located within the _required setback area. T4CH2R1O.DOC Conflicts: See Section 4-1-8 15 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM DUMPSTER/RECYCLING COLLECTION AREA (Continued) Location (Continued) NA The Reviewing Official may modify the NA location provisions, through the site plan review process, if necessary to provide reasonable access to the property. PARKING General See Chapter 4, Title 4 of the City Code. See Chapter 4, Title 4 of the City Code. All suffixes: See Chapter 4, Title 4 of A maximum of 4 vehicles may be Parking areas abutting residential the City Code. parked on a single-family property, development shall be screened with a including those vehicles under repair solid barrier fence and/or landscaping. and restoration. Location For any unit, rRequired parking shall be NA "U" and "C" suffixes: Parking should be provided in the rear yard area when provided in either underground parking alley access is available. For flats, or parking structures, unless through wWAthen alley access is not available the site plan review process it is parking should be located in the rear determined that due environmental or yard, side yard or under ground unless physical site constraints, surface or it is determined through the under building parking should be modification process for site plan allowed. exempt proposals or the site plan review process for non-exempt "N"and "I" suffixes: Surface parking is proposals that parking may be allowed acceptable in the side and rear yard in the front yard or that under building areas. parking (ground level of a residential structure) should be permitted. SIGNS General See Chapter 4, Title 4 of the City Code. See Chapter 4, Title 4 of the City Code. See Chapter 4, Title 4 of the City Code. T4CH2R1O.DOC Conflicts: See Section 4-1-8 16 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM SENSITIVE AREAS General See Chapter 3, Title 4 of the City Code. See Chapter 3, Title 4 of the City Code. See Chapter 3, Title 4 of the City Code. SPECIAL DESIGN STANDARDS General Street patterns: Nonmeandering street NA Properties abutting a less intense patterns and the provision of alleys residential zone may be required to (confined to side yard or rear yard incorporate special design standards frontages)shall be the predominant (e.g. additional landscaping, larger street pattern in any subdivision setbacks, facade articulation, solar permitted within this Zone; provided, access, fencing)through the site plan that this does not cause the need for - review process. (Ord.4549, 8-21-95) lots with front and rear street frontages Properties abutting a designated "focal or dead-end streets. Cul-de-sacs shall be allowed when required to provide center" or"gateway", as defined in the public access to lots where a through City's Comprehensive Plan may be street cannot be provided or where required provide special design topography or sensitive areas features similar to those listed above necessitate them. through the site plan review process. EXCEPTIONS Pre-Existing Legal Lots Nothing herein shall be determined to Nothing herein shall be determined to Nothing herein shall be determined to prohibit the construction of a single- prohibit the construction of a dwelling prohibit the construction of a duplex family dwelling and its accessory structure and its accessory buildings on and its accessory buildings on a pre buildings or the existence of a single- a pre-existing legal lot provided that all existing legal lot provided that all family dwelling or duplex, existing as of development standards for this zone setback, lot coverage, height limits and March 1, 1995 on a pre-existing legal can be satisfied. parking requirements for this Zone can lot provided that all setback, lot coverage, height limits and parking be satisfied. requirements for this Zone can be satisfied. T4CH2R1O.DOC Conflicts: See Section 4-1-8 17 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM EXCEPTIONS (Continued) Pre-Existing Residential NA Residential structures that exist or that NA Structures have been vested for land use permits prior to the effective date of this section (INSERT DATE HERE • shall be considered to be conforming structures. Such structures may be replaced, renovated, and/or expanded pursuant to the provisions of this zone. T4CH2R10.DOC Conflicts: See Section 4-1-8 18 11/12/98 4-2-110H LEGEND DEVELOPMENT STANDARDS TABLE FOR MULTI-FAMILY RESIDENTIAL ZONING DESIGNATIONS 1. Front and rear setbacks in the RM-U residential dwelling structure may be Zone may be reduced to zero feet (0') obtained through the site plan review by the reviewing official during the site process depending on the compatibility plan review process provided the of the proposed buildings with adjacent applicant demonstrates that the project existing residential development. In no will provide a compensatory amenity case shall the height of a residential such as an entryway courtyard, private structure exceed forty five (45') feet. balconies or enhanced landscaping. 7. The height of any structure permitted in 2. If the structure located in the RM-U Zone this Zone shall not exceed the limits exceeds four (4) stories in height, a established by Section 4-31-17, Airport fifteen foot (15') front setback from the Height Limits of this Chapter. property line shall be required of all 8. Allowed projection into setbacks: portions of the structure which exceed four (4) stories. This requirement may a. Fireplace structures, bay or garden be modified by the reviewing official windows, enclosed stair landings, during the site plan review process to a and similar structures as determined uniform five feet (5') front setback for the by the Zoning Administrator, may entire structure provided that the project twenty four inches (24") into structure provides a textured or varied any setback in the R-10, R-14 and facade (e.g. multiple setbacks, brickwork RM Zones and may project 30" into and/or ornamentation) and consideration a street setback in the R-14 Zone, of the pedestrian environment (e.g. extra provided, such projection are: sidewalk width, canopies, enhanced landscaping). (i) Limited to two (2) per facade. 3. RC, R-1, R-5, R-8, and R-10. (ii) Not wider than ten feet (10'). 4. The environmental, aquifer, and airport b. Fences, rockeries and retaining regulations and site plan review process walls with a height of forty eight may require a reduction in the allowable inches (48") or less may be height and/or number of stories for any constructed within any required residential building. setback; provided, that they are 5. In all districts except the "U", more located outside of the twenty foot (20') sight-triangle specified in stories and an additional ten feet (10') in Section 4-31-25C of this Chapter. height may be obtained through the Fences six feet (6') or less in height provision of additional amenities such as may be located within the rear and pitched roofs, additional recreation side yard setback areas but must be facilities, underground parking, and/or reduced to forty two inches (42") to additional landscaped open space areas, as determined through the site locate within the front yard setback. plan review process. c. Uncovered porches and decks not 6. In the "I" district, additional height for a exceeding eighteen inches (18") above the finished grade may project to the 19 property line. 13. In the event the applicant show that minimum density cannot be achieved d. In the R-14 Zone only, uncovered due to lot configuration lack of access or porches and decks eighteen inches physical constraints, minimum density (18") or higher above grade at any requirements may be reduced by the point along outer edge of structure Reviewing Official. may project twenty four inches (24") into an interior setback or 30 inches Phasing, shadow platting or land (30") into a street setback. reserves may be used to satisfy the minimum density requirements if the e. Eaves and cornices may not project applicant can demonstrate that these more than twenty four inches (24") techniques would allow the eventual into an interior or street setback in satisfaction of minimum density the R-10, R-14 and RM Zones. In requirements through future the R-14 Zone only, eaves may development. The applicant must project up to 30 inches (30") into a demonstrate that the current street setback. development would not preclude the provision of adequate access and f. Eaves, cornices, steps, terraces, infrastructure to future development. platforms and porches having no roof covering, and being not over 14. Density and Unit Size Bonus: forty two inches (42") high may be built within a front yard. Purpose: The bonus provisions are intended to allow greater flexibility in the 9. Phasing, shadow platting or land implementation of the purpose of the R- reserves may be used to satisfy the 14 designation. Bonus criteria minimum density requirements if the encourage provision of aggregated open applicant can demonstrate that these space and rear access parking in an techniques would allow the eventual effort to stimulate provision of higher satisfaction of minimum density amenity neighborhoods and project requirements through future designs which address methods of development. The applicant must reducing the size and bulk of structures. demonstrate that the current development would not preclude the Applicants wishing such bonuses must provision of adequate access and demonstrate that the same or better infrastructure to future development. results will occur as a result of creative Within the Urban Center, surface design solutions that would occur with parking may be considered a land uses developed under standard criteria. reserve. Permitted Bonuses: The following 10. In the event the applicant can show that bonuses may be achieved minimum density cannot be achieved independently or in combination: due to lot configuration, lack of access or physical constraints, minimum density a. Bonus Densities: Dwelling unit requirements may be reduced by the density may be increased from reviewing official. fourteen (14) units per net acre, to a range of fifteen to eighteen (15-18) 11. Except barns, stables and other animal units per net acre. Densities of or agricultural related structures. greater than eighteen (18) units per net acre are prohibited. 12. In order to be considered detached, a structure must be sited a minimum of six b. Bonus Dwelling Unit feet (6') from any residential structure. Mix/Arrangement: Dwelling units 20 permitted per structure may be the use of the open space. increased as follows: To qualify as common open space (i) Primary Uses: A maximum of an area must meet each of the four (4) units per structure, with a following conditions: maximum structure length of 100 feet. (i) function as a focal point for the development, (ii) Secondary Uses: A maximum of eight (8) units per structure with (ii) have a maximum slope of ten a maximum structural height of percent (10%), 35 feet, or three (3) stories and a maximum structural length of (iii) have a minimum width of 25 feet, 115 feet. except for trails or corridors, Bonus Criteria: To qualify for one or (iv) be located outside the right-of- both bonuses the applicant shall provide way, either: (v) be improved for passive and/or a. Alley and/or rear access and parking active recreational uses, for fifty percent (50%) of primary uses or secondary use townhouses (vi) be improved with landscaping in permitted under Section 4-31-7B. public areas, and b. Civic uses as listed in Section 4-31- (vii)be maintained by the 7B2 Secondary Uses: homeowners association if the property is subdivided, or by the (i) Community Meeting Hall, management organization as applies to the property if the (ii) Senior Center, property is not subdivided. (iii) Recreation Center, or Developments which qualify for a bonus shall also incorporate a minimum of (iv) Other similar uses as determined three features selected from the by the Zoning Administrator. improvements options as described below: c. A minimum of five percent (5%) of the net developable area of the a. Architectural design which project in aggregated common open incorporates enhanced building space. Common open space areas entry features (e.g. varied design may be used for any of the following materials, arbors and/or trellises, purposes: cocheres, gabled roofs). (i) Playgrounds, picnic b. Active common recreation amenities shelters/facilities and equipment, such as picnic facilities, gazebos, village greens/square, trails, sports courts, recreation center, corridors or natural. pool, spa/jacuzzi. (ii) Structures such as kiosks, c. Enhanced ground plane texture or benches, fountains and color (e.g. stamped patterned maintenance equipment storage concrete, cobblestone, or brick at all facilities are permitted provided building entries, courtyards, trails or that they serve and/or promote sidewalks). 21 d. Building or structures incorporating A secured maintenance agreement or bonus units shall have no more than easement for the landscape strip is seventy-five percent (75%) of the required. garages on a single facade. 18. RESERVEDIn the City of Renton e. Surface parking lots containing no Transportation Element of the more than six (6) parking stalls Comprehensive Plan. separated from other parking areas by landscaping with a minimum 19. The goal of the R-10 Zone is to permit a width of 15 feet. range of detached, semi-attached and attached dwelling units. Detached f. Site design incorporating a package dwelling units include traditional of at least three (3) amenities which detached single-family houses as well enhance neighborhood cingle family as semi-attached units. Attached character, such as coordinated residences include attached single- lighting (street or building), mailbox family homes, townhouses, duplexes, details, address and signage details, triplexes and fourplexes. A maximum of and street trees as approved by the four (4) units may be consecutively Reviewing Official. attached. 15. Subject to the landscaping provisions (of 20. For existing parcels which are a the R-14 Zone). maximum size of 1/2 acre, as of the effective date hereof, and which are 16. The Reviewing Official may modify this proposed to be developed with attached provision, through the site plan review cingle family townhouse development, process, where it is determined that an exemption from lot width or depth specific portions of the required requirements may be permitted, if the landscaping strip may be developed and reviewing official determines that maintained as a usable public open proposed alternative width standards space with an opening directly to a are consistent with Site Plan Review public entrance. section criteria. 17. The Reviewing Official may permit, 21. Lots: Irregularly shaped lots, such as Z- through the site plan review process, the lots and zipper lots, may be permitted; substitution for the fifteen foot (15') wide provided, that the lots meet the landscaping strip, of a ten foot (10') wide development standards listed above and landscaped setback and a sight the applicant provides typical layouts obscuring solid barrier wall (e.g. and elevations for the homes that may landscaping or solid fence), in order to be built of the proposed lots. provide reasonable access to the property. 22. Attached single familyTownhouse units, semi-attached_single familydwellings, The solid barrier wall shall be townhouses, duplex, triplex, fourplcx designated in accord with the Site Plan flats, and attached accessory structures. Review section and shall be located a minimum of five feet (5') from abutting 23. If a corner lot is less than the minimum property(ies) zoned and or designated width required by this Section but for"Residential" use. The Reviewing greater than 50 feet in width, then for Official may also modify the sight- every two feet (2') in width in excess of obscuring landscaping provision, 50 feet, the required side yard shall be through the site plan review process, if increased from a minimum of ten feet necessary to provide reasonable access (10') by one foot (1') up to a maximum of to the property. 15 feet. However, in no case shall a 22 structure over 42 inches in height accessory structures. intrude into the 20 foot sight triangle. b. In addition, in zones where the 24. Exemption: When forty percent (40%) maximum permitted building height or more, on front foot basis, of all is less than seventy five feet (75'), property on one side of a street between the maximum height of a publicly two (2) intersecting streets at the time of owned structure housing a public the passage of this Code has been built use may be increased as follows, up up with buildings having a minimum front to a maximum height of seventy five yard of more or less depth than that feet (75') to the highest point of the established by the Code, and provided, building: that the majority of such front yards do not vary more than six feet (6') in depth, (i) When abutting a public street, no building shall be built within or shall one additional foot of height for any portion, save as above excepted, each additional foot of height for project into such minimum front yard; each additional one and one-half provided, further, that no new buildings feet (1%2') of perimeter building be required to set back more than thirty setback beyond the minimum five feet (35') from the street line in the street setback required at street R-2 or R-3 Residential Districts, nor level unless such setbacks are more than two feet (2')farther than any otherwise discouraged (e.g., building on an adjoining lot and that this inside the downtown core area in regulation shall not be so interpreted as the CD zone); to reduce a required front yard to less than ten feet (10') in depth. (ii) When abutting a common property line, one additional foot 25. Includes principal major or minor of height for each additional two secondary arterials as defined in the feet (2') of perimeter building Aarterial Sstreet map of the City's six (6) setback beyond the minimum year Street Improvement Plan. Arterial required along a common Streets within the Central Business property line, and; District--bounded by the Cedar River, FAI 405 Freeway, South 4th Street, (iii) On lots four (4) acres or greater, Shattuck Avenue South, South Second five (5) additional feet of height Street, and Logan Avenue South--shall for every one percent (1%) be exempt from this setback reduction below a twenty percent requirement. (20%) maximum lot area coverage by buildings, for public 26. Exception for Community Facilities: The amenities such as recreational following development standards shall facilities, and/or landscaped apply to all uses having a P suffix open space areas, etc., when designation. Where these standards these are open and accessible to conflict with those generally applicable, the public during the day or these standards shall apply: week. a. Publicly owned structures housing 27. All uses having a "Public Suffix" (P) such uses shall be permitted an designation are subject to the following: additional fifteen feet (15') in height Height: Publicly owned structures above that otherwise permitted in the housing such uses shall be permitted zone if"pitched roofs", as defined an additional fifteen feet (15') in height herein, are used for at least sixty above that otherwise permitted in the percent (60%) or more of the roof zone if"pitched roofs", as defined surface of both primary and herein, are used for at least sixty 23 percent (60%) or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than seventy five feet (75'), the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of seventy five feet (75') to the highest point of the building: a. When abutting a public street, one additional foot of height for each additional one and one-half(1-1/2') of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the downtown core area in the CD Zone); b. When abutting a common property line, one additional foot of height for each additional two feet (2') of perimeter building setback beyond the minimum required along a common property line; and c. On lots four (4) acres or greater, five feet (5') additional feet of height for every one percent (1%) reduction below a twenty percent (20%) maximum lot area coverage by buildings, for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 24 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CC CN CS CA DENSITY (Net Density in Dwelling Units per Acre) Maximum Residential 5 dwelling units per net acre 10 to 15 dwelling units per net 10to20 dwelling units per net 20 dwelling units per net acre Density or Density acre acre Range LOT DIMENSIONS Minimum Lot Size 5,000 square feet. 5,000 square feet. 25,000 square feet. None Minimum Lot Width None None None None Minimum Lot Depth None None None None LOT COVERAGE Maximum Lot Coverage 65% of total lot area or 75% if 65% of total lot area or 75% if 65% of total lot area or 75% if 65% of total lot area or 75% if for Buildings parking is provided within the parking is provided within the parking is provided within the parking is provided within the building or within a parking building or within a parking building or within a parking building or within a parking garage. garage. garage. garage. SETBACKS Minimum Front Yard/ 10 feet minimum30. The 10 feet minimum30. The 10 feet minimum30. The 10 feet minimum30. The Street Setback minimum setback may be minimum setback may be minimum setback may be minimum setback may be Where any front yard is reduced down to zero feet reduced down to zero feet reduced down to zero feet reduced down to zero feet no through the site plan review through the site plan review through the site plan review through the site plan review required,be hereafter building process provided blank walls process provided blank walls process provided blank walls process provided blank walls erectedshall alterede so are not located within the are not located within the are not located within the are not located within the t anyor portion sother reduced setback. reduced setback. reduced setback. reduced setback. tshall be nearer the front property line than the distance indicated by the depth of the required front yard. Maximum Front Yard/ 15 feet shall be required of the 15 feet shall be required of the 15 feet shall be required of the None Street Setback street side facade of the street side facade of the street side facade of the structure.''20,30 structure.''20'30 structure.''20'30 T4CH2CC.DOC Conflicts: See Section 4-1-8 1 11/12/98 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS TABLE #26 CD CO COR DENSITY (Net Density in Dwelling Units per Acre) Maximum Residential Density 25 to 100 dwelling units per net acre N/A 16 to 25 dwelling units per net acre or Density Range Density may be increased to one hundred fifty (150) dwelling units per acre subject to administrative conditional approval. The minimum density requirements shall not apply to the subdivision, short plat and/or development of a legal lot one-half(1/2) acre or less in size as of March 1, 1995. (Ord.4466, 8-22-1994; amd. Ord. 4631, 9-9-1996) LOT DIMENSIONS Minimum Lot Size None 25,000 sq. ft. None Minimum Lot Width None None None Minimum Lot Depth None None None LOT COVERAGE Maximum Lot Coverage for None for properties located within the 65%33 of total lot area or 75%33 if 65% of total lot area or 75% if parking Buildings "Downtown Core Areai15. parking is provided within the building is provided within the building or within For properties located outside the or within a parking garage. a parking garage. downtown core area:65% of total lot area or 75% if parking is provided within the building or within a parking garage. T4CH2CC.DOC Conflicts: See Section 4-1-8 2 11/12/98 • 4.2.120C LEGEND DEVELOPMENT STANDARDS TABLE FOR COMMERCIAL ZONING DESIGNATIONS 7. On lots abutting more than one street, the The Reviewing Official may also modify the maximum setback requirement shall only be maximum setback requirement if the applicant applied to the primary street as determined by can demonstrate that the preceding criteria the Reviewing Official. For additions to existing cannot be met; however, those criteria which structures, the maximum setback requirements can be met shall be addressed in the site plan: shall only apply when the addition is subject to the Site Plan review. a. due to factors including but not limited to the unique site design requirements or physical 15. "Downtown core area" is that area bounded by site constraints such as sensitive areas or the center lines of Smithers Avenue South from utility easements; or South Fourth Place to South Third Avenue and along Avenue South from South Third Street to b. one or more of the criteria would not be South Second Street, bounded on the north by furthered or would be impaired by the Cedar River, east to Mill Avenue South, compliance with the maximum setback; or south to South Fourth Street and west to Smithers Avenue South. This area shall also c. any function of the use which serves the extend to the west property line of those public health, safety or welfare would be properties fronting along the west side of Logan materially impaired by the required setback. Avenue South between South Second and Airport Way, but in no case shall the area extend 30. All uses having a"Public Suffix" (P) designation more than one hundred ten feet (100')west of are subject to the following: Height: Publicly the Logan Avenue South right-of-way. owned structures housing such uses shall be permitted an additional fifteen feet (15') in 20. The maximum setback may be modified by the height above that otherwise permitted in the Reviewing Official through the site plan review zone if"pitched roofs", as defined herein, are process if the applicant can demonstrate that the used for at least sixty percent (60%) or more of site plan meets the following criteria: the roof surface of both primary and accessory structures. In addition, in zones where the a. Orient development to the pedestrian maximum permitted building height is less than through such measures as; providing seventy five feet(75'), the maximum height of a pedestrian walkways, encouraging publicly owned structure housing a public use pedestrian amenities and supporting may be increased as follows, up to a maximum alternatives to Single Occupant Vehicle height of seventy five feet (75') to the highest (SOV)transportation; and point of the building: b. Create a low scale streetscape through such a. When abutting a public street, one additional measures as; fostering distinctive foot of height for each additional one and one- architecture and mitigating the visual half feet (1-1/2') of perimeter building setback dominance of extensive and unbroken beyond the minimum street setback required at parking along the street front; and street level unless such setbacks are otherwise discouraged (e.g., inside the downtown core c. Promote safety and visibility through such area in the CD Zone); measures as; discouraging the creation of hidden spaces, minimizing conflict between b. When abutting a common property line, one pedestrian and traffic and ensuring adequate additional foot of height for each additional two wetbacks to accommodate required parking feet (2')of perimeter building setback beyond and/or access that could not be provided the minimum required along a common property otherwise, line; and 2 - 3 c. On lots four(4)acres or greater, five feet(5') additional feet of height for every one percent (1%) reduction below a twenty percent(20%) maximum lot area coverage by buildings, for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 32. Where included, affordable units must meet the provisions of housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, a transfer of density may be allowed for other portions of the site. Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre may be allowed; provided there is a balance of height, bulk and density established through a floor area ratio system and/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2) du/acre for each provision may be allowed; provided, there is a balance of height, bulk and density established addressing the following public benefits: a) Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site, b) Provision of an additional twenty five foot(25') setback from the shoreline above that required by the Shoreline Management Act, c) Establishment of view corridors from upland boundaries of the site to the shoreline, d) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area ratios may be established for the property to be determined at the time of site plan review as approved by Council. 2 -4 1 4-3-010 ADULT ENTERTAINMENT 2 REGULATIONS: 3 A. PROHIBITED IN CERTAIN AREAS: 4 Adult motion picture theaters, peep shows, 5 panoramas and places of adult entertainment are 6 prohibited: 7 1. Within one thousand feet(1,000') 8 of any residential zone (RC, R-1, 9 R-5, R-8, R-10, R-14. RM, COR 10 or RMH) or any 11 multiple fa detached, semi- 12 attached, attached, or 13 manfactured residential use. 14 2. One thousand feet (1,000')of 15 any public or private school. 16 3. One thousand feet (1,000')of 17 any church or other religious 18 facility or institution. 19 4. One thousand feet (1,000') of 20 any public park or P-1 zone. T4CH3.DOC\ 1 11/12/98 4-8-120 SUBMITTAL REQUIREMENTS--SPECIFIC TO APPLICATION TYPE: The following tables list the submittal requirements for each type of permit application or land use approval which must accompany the required application fees specified in Section A. Table 1---Public Works Permit Submittal Requirements B. Table 2---Building Section Permit Submittal Requirements C. Table 3---Land Use Permit Submittal Requirements. (Ord. 4587, 3-18-96, Amd. Ord. 4722, 5-11-98) T4CH8.DOC 10 11/12/98 4-8-120 B F- Y 0 J BUILDINGQ 0 J w w za F= a x ua ww wU w E w APPLICATIONS 0 0 J a 1- S 2 S O w O 0 w p 0 O 0 CCcCrt2 >- z Z O � O a _J 5w -J w 0 0 I U. Y _, Q O g taZO QEE � a QPd w QQ < Z U. LLIXQ Z uu_ u. p iF co wi5 wO � i ME SUBMITTAL REQUIREMENTS Q a Q 0 0 0 0 - 00 Z z z I- p 0 � � � 02 z ? Q O � a cn in0 u) ? Applicant Agreement Statement(for wireless communications facilities only) 3 Application Form, Building Division 1 2 1 1 2 1 1 1 1 1 Application Form, Construction Permit 2 2 Architectural Elevations 5 2 Architectural Plans,Commercial/Industrial/wily Attached Dwellings 3+Units 4 3(n) Architectural Plans, Detached/Semi-Attached Dwellings and 2 Attached Dwellings 2 2 Blocking/Anchoring/Skirting Details 2 Construction Mitigation description 1 - 2 Drainage Plans 2 5 2(h) Drainage Report 2 Electrical Plans 2 2 , 1(g) Energy Code Checklist, Non-Residential 1(m) 1 Energy Code Checklist, Residential _ 1(k) 1 1(a) Foundation Plans 2 4 2 2 Geotechnical Report 2(b) _ 4 2(b) Grading plan 5 5 Grading Work Description 4 2 Heat Loss Calculation 1(c) 1(c) Installer Certification 1 Inventory of Existing Sites (for wireless communication facilities only) 3 Irrigation Sprinkler Plans 3 King County Health Dept. -Approved Plans 1(f) 1(f) 1(g) Land Use Permit Conditions, approved (if any) 2 2 2 1 Landscaping Plans 4 Lease Agreement, Draft(for wireless communication facilites only) 3 The number of copies (if any) is indicated is indicated in each column, unless waived by the Development Services Division.. 8-33 1 D. DEFINITIONS OF TERMS USED IN 43 d. King County Health Department 2 SUBMITTAL REQUIREMENTS FOR 44 approval on plans submitted to the 3 BUILDING, PLANNING AND PUBLIC 45 City for dining/food-handling 4 WORKS PERMIT APPLICATIONS: 46 establishments, 5 1. Definitions A: 47 e. King County Health Department 48 approval on plans submitted to the 49 City for public pools/spas, 6 Architectural Plans, Commercial, 7 Industrial, Attached 50 f. Independent plan review by the 8 Dwellings with 3 or More Units: A 51 State of Washington Labor and 9 twenty four inch by thirty six inch (24" x 52 Industries Electrical Division for I and 10 36") plan prepared by an Architect 53 E Occupancies, 11 licensed in the State of Washington 12 (unless project exempted by WAC 13 18.04.410) drawn at a scale of one- 54 g. Asbestos assessment by the 14 eighth inch equals one foot (1/8" = 1') or 55 Puget Sound Air Pollution Control 15 one-fourth inch equals one foot (1/4" = 56 Agency (PSAPCA) for interior 16 1') (or other size or scale approved by 57 demolition, and 17 the Building Official) clearly indicating the ' 18 information required by the "Permits" 58 h. Independent review by State 19 section of the currently adopted Uniform 59 Department of Health for hospitals. 20 Building Code and RCW 19.27 (State 21 Building Code Act, Statewide 22 amendments), including, but not limited 60 Architectural Plans, Single 23 to, the following: 61 Family/Duplex Detached Dwellings, 62 Semi-Attached Dwellings, and Two 24 a. General building layout, both 63 Attached Dwellings: An eighteen inch 25 existing and proposed - indicate 64 by twenty four inch (18" x 24"), minimum, 26 square footage of rooms, use of each 65 plan drawn at a scale of one-fourth inch 66 equals one foot (/4 = 1') (or other size or 27 room or area, window and door size 67 scale approved by the Building Official) 28 and ventilation, opening headers, 68 clearly indicating the information required 29 plumbing, ducting, and electrical 69 by the "Permits" section of the currently 30 layout, including penetration 70 adopted Uniform Building Code and 31 protection, UBC occupancy group, 71 RCW 19.27 (State Building Code Act, 32 and UBC type of construction, 72 Statewide amendments), including, but 73 not limited to, the following: 33 b. Cross section details, as needed, 34 to show typical foundation, floor, wall, 74 a. General building layout and room 35 ceiling and roof construction; 75 use, 36 structural members labeled as to size 37 and spacing; bracing. blocking, 38 bridging, special connectors, anchor 76 b. Window and door size and 39 bolts; insulation of walls, floors and 77 window ventilation area, 40 roof/ceiling, 78 c. Plumbing, duct, and electrical 41 c. Details of stairs, fireplaces and 79 layout, 42 special construction, if any, 80 d. Opening headers, size and 81 material, 82 e. Cross section details, as needed, 83 to show typical foundation, floor, wall, 84 ceiling and roof construction, 85 including connection details, 86 f. Structural members labeled as to 87 size and spacing as well as bracing, 88 blocking, bridging, special 89 connectors, and anchor bolts, 90 g. Special details as needed, (i.e. 91 stairs, fireplaces, special 92 construction), and 93 h. Insulation of walls, slab, floors, 94 and roof/ceiling. 95 A t. 1 4-2-020 PURPOSE AND INTENT OF 47 Civic and limited commercial uses may be 2 ZONING DISTRICTS: 48 combined with residential development when 49 they support the purpose of the designation. 3 G. RESIDENTIAL - 10 DU/ACRE (R-10): 50 The R-14 Zone is intended for areas that are 4 The Residential - 10 Dwelling Units Per Acre 51 designated as Residential Planned 5 Zone (R-10) is established for medium 52 Neighborhood (RPN) of the Comprehensive 6 density residential development that will 53 Land Use Map. 7 provide a mix of residential styles including 8 cinglc family detached dwellings, semi- 54 Reviewing Official approval of projects in the 9 attached dwellings, cinglc family attached 55 R-14 Zone is contingent upon the 10 townhouse and attached flat, duplex, triplex, 56 determination that the proposed 11 feeirplex dwellings. It is designed to 57 developments are compatible with site 12 encourage residential areas with better use 58 characteristics and are consistent with the 13 of common and private open space, greater 59 purpose of the R-14 designation and the 14 privacy and more energy and resource 60 Residential Planned Neighborhood policies 15 efficient homes. The R-10 Zone is intended 61 of the Comprehensive Plan. (Ord. 4614, 6- 16 for areas that are designated as "Residential 62 17-96) • 17 Options (RO)" on the Comprehensive Plan 18 Land Use Map. 19 The intent of this Zone is twofold: 1) to 20 create new residential neighborhoods on 21 large parcels of land in a "traditional 22 neighborhood" development style and 2) 23 create high quality infill development that 24 increases density while maintaining the 25 single-family character of the existing 26 neighborhood. (Ord. 4502, 3-13-95) 27 H. RESIDENTIAL - 14 DU/ACRE (R-14): 28 The purpose of the Residential - 14 Dwelling 29 Units Per Net Acre Zone (R-14) is to 30 encourage development of new residential 31 neighborhoods that provide a mix of 32 detached dwellings, semi-attached dwellings, 33 and attached dwelling structures which are 34 organized and designed to combine 35 characteristics of both typical detached 36 single-family and small scale multi-family 37 developments. Structure size is intended to 38 be limited in terms of bulk and scale so that 39 the various unit types allowed in the zone are 40 compatible with one another and can be 41 integrated together into a quality 42 neighborhood. Project features are 43 encouraged such as yards for private use, 44 common open spaces and landscaped areas 45 which enhance a neighborhood and foster a 46 sense of community. T4CH2INT.DOC\ 1 11/12/98 AMENDMENTS TO USE TABLE 11/12/98 . . DESIGNATIONS::::::::::::::::::::1NDUSTRIAL::::::: :::::COMME.RC1At.::ZONING:D.ESIGNATIONS::::::: m E 0 c u E 42) 3 ' _c c • m lc +2 2 o ZONING • ...7. T0o orti T—o .•ca) —.1-2- 0 — c c r 7 r i —1 Z .o 2 —os USE TABLE o In :5 -.° ..° -.-- -05 ° .° = :1:3 = -13 •2. (4 11) //' > 2 -c 2 ' "r- 2 E .1), -0 0 = 0 = c7) = ri) D TS E 7) 0 c7) 0 7) 'I= = = = c E c .0) c E a) c E c '47) a) o mo 00 ma mo me0 mm. m = Ts 13 -13 oo mci a) ot m 0 0 0 re 0 Ce e-• WO cc co cz x cc , ce , ce 2 .E E E t.) t.) c.) z t.) c.) < OBE.S.F.:::::.:::::::::::::::::: :.::::h::::::*•:::H::: ,E:•••.::::.::::::: :::: ..i:Re.:.::i...**::::::-.R5::::::R8:::-.:F,tPillt1:.:,-.R40.._:R14.!...•:RM::::::::k...:::::::11Y1:::::::::1111:::: :::CC:::::::.:04::.•:::-.CS:::::::CA::: :C1:):::.::::.0-0.:::::.P.O.R. • -,.• r pe , A. AGRICULTURE, RESOURCE PRODUCTION AND ANIMAL KEEPING r 4$0iiiitlaRCtitii00snm: :::: :.:.:Mii.;:::: g::m:::::.:; : im::]E.i.:.:.m. ;•i':',.:.0.:.!i..-:g.!.!;Min!ii.!-2i$I':i*:i5:::1';i:;.$iIi::iMili.;i•:.:!;1-ii-:iinii•]ii::ffigigiiigi:::-.igiiiii:::..gigno:.-ER:: goi;.i;::::.i ::::i:.i.m.mg.gin:'iiii.il:Ri•iin:;.ireigii.gg::a.;iii.OmiSli.:in...:i.i.nimi.k:' Botanical gardens (public or commercial) P180 .............::.::.::.::.:::.::.:ig.)::::.:i.:::.::.:Pi.:: ::.::?-...: :.:: :?-•i::.::.::.::.::.::.:: ::k::::::: :::::.:: ::::::.::.: :.::.::.::.::.::.::.:::.::.: ::.:.::.2::•::H::::::.::. .T- H "-: :?-:.::. Garden, community (new) Si Si Si S4 ‘NI Si --.. _:: ... ........:-:-......-. .. ........- . .-.0. 1-dOsT-i:PQ/..6if.f0IN:::::::::::::::::::::::: ::::::::::::::::::::::::::: :::::e:::::::::::f:::::::::::.:::::::::::::::::::::::::::::::::::::::::::::::::.:: Horticultural nurseries(wholesale/retail) P P74 H •::::::::::::: ::::: . :i;i::.:.:: :H..?...: : i.-f: ..:.::4::. :::.:H: :-...::H::-:.:: :H::::::-::: 4:.:.::-:-..-H.::•.-..:p/H.....::::H: :::.H-...:: -::fi::: .....::H-...::i:::.:.:0.....-....:: :iE1::: .:::H62:::::AD/ : B. RESIDENTIAL 4144144#040iitiefilittiediSeiiitattie.h4tC11:Wetiffibti$:.:SigNMONN:ii::1:-..iiiniElfflingingilaiiiiiiiiiliiiiiiAiiiiiii! Single family Detached dwelling (existing legal) P • P P , ..-:$40iji&fe:Filliy,:EIDetabhed-dwelfigg',..:0.3cpginsigg...4).t::.::.::.:::::::::::.:?::::?:::::::::::::::::::::::::: :::::::::::::::::::::::::::'::::::::::::::::;:.:::AP::::::::::::::::.: Single-famityrdDetached dwelling P113 P113 P113 P113 P113 P113 . 3206 Siti§464644i:6:SeiTi+itieheddiliellitt::::::::::.::: i.:::..........-....?:::::.i:::. ::::::. .-........:: :.: :::::::: :::.:::::.iiiii:::::.::::::::::.:::::::. Sifigte-family7-attaehe€1--ElwelliRg Townhouses up to 3 consecutively . attached-gFeund-Feleted-Emits P183 :,-1.6*iii*.Oio,...; .6i.e.i:1:-.§-!5ilooilioejitH::.:.-.:::::::::::::::: atfatti6t1:606614:&rdia4d4iit6.::::.:.:-:.:.:-:-:.:.:.:.:::-.:: .::::::::::::::::::::.:.:.:..:::.:::::.:::::::::::::::::::::::::::::::::::::::::::::::: 464:-:::::::::::::::::::::::::::- : ..__.. :: ... .. .......... :...... .............. . ............ ....... .............. ......:....... ....... ............ ............... ....... ... .........: v..fit4iiiicige-.t...::Lit.:16.:4:t6ritObiltiVelV:::::::::::::: H •:.H:::: -..: : ::::......:H: :::::::::::::::iii::.:P24 : ::....:...-...:*......:.*-.................t::.:: ::: ::.:.::H..H E...::::::::::::: ::::::::::::::::::::.::H:i:H.•: •.....::::::•.._::::...:::::::: 4 Hatch marks=change in condition Page 1 .• AMENDMENTS TO USE TABLE 11/12/98 .4-2-D60: .>: >::.:;`::: .: ::;::RESIDENTIAL ZONING:DESIGNATIONS: :;>::::::::1NDUSTRIAL:'::> ::;:COMMERCIAL ZONING DESIGNATIONS:::>: ..................... . .......................... c m E v d 3 ( E rn ZONING W s ° c c 0 d 0 c w �a w R R �v ea �' J 2 2 2 m 2 - R USE TABLE 0 � U C i `° H 3 a, m Q m Q d Q aa)i a m Q e Q m Y°m ' = ' 0 L .O+ E 4; w 'C 0 C M = 47 = n = U! E wG yG H = 3 O O C E c C E e C E C n d O o G a1 0 w G d O of p m .- 0 O 'O 'a O O a1 a1 a> O - a1 O e of r4 U C4 e- CL N C4 co IX 2 G' r- cc , rc .E C E U U U Z V U < U V U ce :.' .N.;.: ::::::.:CA:::::::CD::: :::GQ:::: QR•: ::RC:: ::.:It=1:'::':R= :Rom:::RIVI H :R=:�U: :R=14:::RM: ::Ii: :::::IM:: ::GM:: :CC::..0... ..CS'.... .. .. ...... ........... .......... ....... Duplex Flats or townhouses.2 units. (existing legal) P P P ............ ....... .. Triplex P244 P113 1:::.:.P21 :' P 13 .Flats..up 4 Io. .attached..'.•.•.•.•.•.•.•.•.•.•.•.......... :':P: 44:: :.:.:<.:::;;;;,:::..:...::...:'' ''..... ....... ... •:....;.;.; Mufti-family Flats or townhouses(existing legal) P P P .' .. ... .....'. . .•Mats.ot.''' ' •''.' '.'.'.' .•..'.'.'.'.'.'. .•.•.•.•.'.•. ''.'.'.' . '.'.':':':':•::'':::: :::::::�:�:�:�:•-:::�:: :.� :::��:�: :':i::;:':� ::: :�::::: :::::�:�:::::�:�:::: :: ::: : :::: � :;:;:::; :: ......'.'.'..'.'..'. .'.'.'.' . 3 116 \ ... ...... tDwJ1h0.Uses'.'.''.''.''.'.'.'.•'.•.•:•.•. '.'.'.'.':'.'..'.•.'.•.':'.'.'.'.. .'.•.•.•..•.•.:.;.;.:.;:•P11: �:::'.::::��:�:�:�: ::;. : � ..:.::�:'':P11 :;;.P... .�:S1Q7,::\:e\. :. ` S120 R7- :•F 46>: .. - - - .p44 Stacked fFlats S184 S120 .......cd-fF:fafs:'wtth-townfto.sss::irt:on:e':: >::.:':'>:':':':' :': :':':: '::•:':':.::':' '.''.•'. . .•.•..'..'. <:: :<:'•::'`:<:>:::»;>:::•:::::•.• :•t :::St :: ..... .............. . ..... ....... S.eta..u ..•.'. ...;,... ............ .............. ::R s l' •':" '. d.E : >::>::;>::;::>::. ::>::>::::»>:>:*>:: ........i.- ;.;<.>:::: :>>: >:::.>.>'::::::>:: .::;...: ::;.;:::>.>::<:::>:<:>: <•'::><:;::>:v:;::s;;'::;.:>::;'<>>.:::;:::>:>::::»>:«:;:::<:>:r<:::::;:»:»::;:. �ther....��..r�ar��e;�:.�r� I�ItI<�.::::::::::.. .....::.::::::.�:::. ...... : I ............... ...... ..�.... Adult family home PP PP P P P P P P P •. 68 - .............. .:Betfrrd:b:reakf2 h st, o4ses............ H3:1;:;::;AD29:::J.�D29 •AD9 :-: 2 :�: ::�:>=•;4©29� . a3.. ..... ..... . ...... .. ....,...... .............. ................:-..$...::. Boarding and lodging houses AD P P 568 •. roup;home :f..:.:.:.:.:.:.:.:>:.:;::;e :. Hatch marks=change in condition Page 2 AMENDMENTS TO USE TABLE 11/12/98 4=24160:;;>;:::;: : .::: ::RESIOENTIAI :ZONING::DESIGNATIONS: ::::::::::>:::INDUS:TRIAL:;::; ;:>COMMERCIALZQNING:DESIGNATIONS:>::- c m v 2 m 3 3 �_ o O m ZONING o °' °' O 0 _ 'r+ t0 !o <o !o 10 !0 to A J _ c •fl USETABLE LL cV . 0 cV = cQ = Q = � It j To -cii Q fg < SaSm ,8 = N = _°fd ' 0 -e d E • a; E m y N c 0 N N D = inE m 0 0 N - 7 3 = c E E. c E C, C E c N coo ma m 0 m 0 ono m p 0f ,. m 3 'a 'a -O O O o d o O . C> O 0 m ce 0 ce ‘- Mtn woo Mx M ,- W , ce 2 .E .E E 0 0 0 Z 0 0 < 0 0 0 re :J ::•:::::f..:::: :::C :::::CN::: :::C ::::•A:::::::CD::: :::C:O:•:::- •O •: IISESt:::::::::::::::::::::::::::::::::::::;::::>::::::>::::::;' ::: :::�:::RC.•. .rR=1_:.:>:I�-�•:�:_I�=8::::Ri111t1,�::R'fD.,,R.14:::::RNt`�:>I�::....M.. N.., _ G., ..,,5.,. ,.C - ._ � •.R, Group homes II P .:Gr ::::..:�.::::..::::::::::::::::::: ::::::::]:::::::::: :::::::::::::::::::p::::::::::::t3:::::::::::::::::::::::: ::::: :::::::::::::::::::P:::::: ouji:Faoi't�es:tl :fioi:6 oc less:::::: ::::::::: : : :::::: ::::�: :::::::::::: ::;:�:;:::: :::P::::::=:::1?:::::: :::::F?:::::::::::P:::::.:::::�?:::::::.. Group homes II,for 7 or more H H H H H H482 H HHHH AD -.- -.-:::::::::::: Hotel/convention center w/office and/or res. uses on site P Fiot�I�:and:istofels:::::: : :::::::: :::: :::::::::::::::::::: ::::::::::::: ::::::::::::::::::::::::::::::::::::: :::::::::::::::::::: :::•::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::: :::::AD127:::::::F :::::::::::p:::: ::::::::: ::::::- Hotels and motels (existing) P ::::::P:::::::::::::::::::::::::P::• •:R�etirement•:rascdences•:�:�:�:�:•:•:•:•:•:•:•::•:•:�:••:•:•:•:•:�:: :::::hl:::::•:::::H::•:-::�:�:�:•:�:•:•::�:� :::•::•:•:•:•:•::••:•:�A43::::::::::::::::::::::::E?:::::::::::::::::::°:::::::::::::::::::::::::�: :::::::::::::::::::F::::: ..-......-.-.-.... ...-..,....5209-:::::F::::: E. :CULTU:RAL;::EN:TER:TAINMENT:AND:RECREATI.ONAL:::::>::::;::: :. :: :: :: : . ::..t.. .,.,...•:..,...:.....::::::::::..:..: : : :•: PirJcs.:�tt#c1::0 . .rft:::S ace::::::;;:.::.:;.:... .::.:::::::::::::::::.�:::::: ;.:...;.;:.::.;.;:.;:.;:.;.::.:;.;;:.;;:.;:.;:.;:.;;:.;:.;.;;;: .........:::::::::::::::::•:•::..•. Open space(new) S2 S2 S2 H OW S2 S174 S117 S117 H AD S2 P S2 S162 H ::6pe>t:spade:(existin9:)::::::: :::::: : : ::: :::: :::::F?:::::::::::P::: ::: :P:::::'::::::a::::::::::: :::::::::I?:::::::::::::::::: ::: :P: :::::::::P:::::::::::P : ::P::::: :::::0::: :::: :: Park, playground or rec./comm. center H H2 H H H H H H H H H H H H H H AD/H AD/H ::-:-AD:::::::...::: :.:.:.P.:.:..:•: 2:::•: 2-::-:•: •: . ::Barks:Re•idital: tii;�it•::::::•:-:•:•:•:•:•:•:•:•:•:•:•:•:•:•:::-:-:-:�: -:::52::::::::52�::::::::S2::j:::::::: :�::�::::::::�::::H::::�\ :::::fi:•::::: 17d.::::Si: 7:::::S1:17:: :::::H::::. •.•.. ..•..-.:52.:::...............�-.,.• .S#6-.• ..f•f..:. Parks, Regional (existing) P P P P P P P PP P P P P PP P •:Par-ks••Cammuris stew• ::•::•:-:•:•::- :•::•:: :•:•52:::::::::S2::::::::52:::-::::::::.: ..:::::::::: : ::H::::: :::::52:::::::51]`.4:::::S:1:f7:: ::S1:17: ::::H 52:: ::::.82::::::::::P::::: :::52:::: ::Sf62:::::::5:::::: Parks, Community(existing) P P PP P P P P P P P , P P . P P P :i?at'ks,:fleti}tsiorbaod.(new:):::: : >� •:::•:•<•:•: •:•:52>::::::22:;>::::52::::::5:52:::: >;;::: :::::53::: .�:::.52�.-::::...:5174::::51:17 S917 S2 : .S2:H:::::52:: P.;:..::::52•:< ::5162::>:;5:;;• Parks, Neighborhood (existing) P P P P P P PP P P P PP PP P .:::::::::. :Tra 1s (neW)>:::::::::::•:•::::;->:::::: :: :.:.:.:.:':.. ..:::.:. :.::S2::.:_ :S2:::.::S2::.::::.... :H:: `....?D.:..S174: S:1a7.. S1:17:: :,:_H::.:.:: :AD.:.-:-:.S2.:.:::::::P::: S2•:.:::S!1G2::>:.:{.L.>:. Trails (existing) P P P P P P P P P P P P P P P P :::.::::::•:::::......::::::::::::::::::::::::......:::::::::::::::::::::::: ... Hatch marks=change in condition Page 3 AMENDMENTS TO USE TABLE 11/12/98 4=2 6 ::: >: ;: :... :: R SIOE311T:IAL E�NIMCn:DfSIGirJAT1UNS'::::;:>::aNttU5:1 RtAL::: ;: OOMMERCIi L:ZONtNG:DESIGNATION ................................. . . ............. c a► ' m0 3 w ZONING O s' !9 10 l3 TO To 16 • J 2 '_ C 4 2 - , USE TABLEC1 > coC C) coC U coC (..) C C Q C Q C .� ` R C C m L .a 0 h 7 G7 m Q m Q m Q m N m m B m w �. w �+ m � mL w w E • '6 N E fq YJ = •N = Vl E 1/� G N G * = 7 3 7 C E C 01 C E m C E C vl m 0 m m o m m 0 m p m m 3 'O 'a O O m m m o f m O C) a, ce EC co IX d' E C E UU UZ U C0Q U U Uct :::::: ..........:..:..........:.:.:..:........ .:. ::: :::•:" _8...:RMH "R=:111: :R=14:: RM: IL::::::IM:::::::::j:'.::: :CC::::CN:: ::CS::::CA: ::CD :COR y..SE::V CE :::>:::i:::::: :::::::::::i:::::'::::::.::::::::':'::::{ :::`:::::::::::::::`::i::::;: :;:;:2::;:?:::`;:::>::i>:::':::::i::;: i':::::`:::Y:':::::::: ::::::i:::::::::::::: :::::::::::::: :::::::::::::::' ::<::::':'::::;::::;':::::: :::::%::::::::: :::::::::::':::::::::::::?:::::::::::::::: ::::'::::::::%':::::::::':::''•';:;:::: :'::: :::::::::i:::::i:::::::'::::::::::::: :ti`':is::::::i:::::::2:'::::i::::::::::::i::::: :hilt•":: re.S'.erviC :::s::::;:::::':::>::><:><:::»>:<�:>:;::; ... Family day care AC AC AC AC P AC AC AC P165 P105 P127 P P P P .•C3ay.•��r.�:ce�ttars.. .:<...... :�.H....:�.H`. �>::::.:`j{:?:::•:<•H•:•:-;:::.:H>:.>> ;::::Ei:�.'•::�:AD:�:��:�:�:H:�:�::`•::H:•.� ;P?Gb:� 'P105 Adult day care I, maximum 4 on residential property AC AC AC AC P AC AC AC AD H H P165 P105 P127 P P P P orl:t3on-res.tctentral::pr perty •:•AC.- :.•.AC...•.•AC.-. ..AC...:.:.F;.::::::::AE::: A AC::::.:::AD:::::H:: :::H::: :F16S:::t?:05::::i�.27:::::::I?:::::::::::•-:::::::::::f?:::::::::..:.:: Adult day care II,5+ on residential property H H H H H H H1-82 H AD H H P165 P105 P127 P P P• S68 ::ori::rrori=residential.:pFape�.:::::::.....::..:...: :: H :.:..:":•H":•:•:.�.�.f•t�.�.� .::::H::::::�:�:�M.. ....":W:::::, :�•"t{:': P105: :1?127.::::P.:: :::P62:: ......................................................... ..... .. . Convalescent centers& nursing homes H H H H482 P/H P105 P127 H P S209 AD :":.:.H.:.:.::::::::::::::::::::::::::: •:Hospitals:�:�:•:�:�:�:•:�:�:�:�:�:_�:�:�:�:�:�:�:�:�:�:�:�:•:�:�:::�:�:�:::�:�:�:_:�:� :..... " .... ..... .......... ..... ... " ........ ........... • ... .. .. . . .... .. ..........H.. ......... , Hospitals,sanitarium or similar uses H H H H H H H H v H H H H H H H H AD/H AD/H S2 .•Metit�abarkstftbtibhts:•:•:•:•:•:•:"::�:;;:�:•;:":�:•:�:•:•:•. ..�. •.•.............. .:":• ::::::< .::::::»::>:::,::.::>::::: :::::::::::::::;.:::.:.:::..:::»:•:•:'::•:':: ::.: ... .... ............ ��': Disposal facilities (dump,solid industrial waste) H H �.............. .............. .............. ....... ......<....... .-ec �.n ::ern er.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:•:�:-:•:�:•:•: ::: :":�.:�:�:�:�:�:�:�•.-.�.•.•.•.•..�.•.•.•.•.•.••.•.•.•.•.•."..•.•.•.•.•.•.•,.•.•.•.•.•.•.••.•.•.•.•....•...... .".".•.:.-."..::.":... .•.•.•.•.•.•.••.•.•.•.•.•.•..•.-.-.'.".•.' ....... ....... ..... . Recycling collection & processing stations P •:Re�cycllrYg:collectl�r�.ce�ter......:.. .".•.•..•...•.• •....-.."."...•.�.•.•.•.•:;:•.".•.�.•.••.".�:•:".•:•:::::;:;:.:.:..:.:.:.:.:...::.:::::::::. .. Recycling collection station H41 P74 P AD AC78 AC78 AC142 AC51 AC51 AC51 Hatch marks=change in condition Page 4 AMENDMENTS TO USE TABLE 11/12/98 �4�2-0Fa: :::RESIDENTIAL ZONING:DESIGNATIONS: >::::aNDUS:TRiAL:<: >: COMMERCIAL ZONING:DESIGNATI.ONS::. ............... ....... . ...................... E c c °f R 3 E ZONING ' c m _� m o c O 0 <0 io l0 !0 Ta ca T J 2 _ H USE TABLE 3 m m Q m Q m c• m a m m m a m w• ' ' ' ' ' .d L r l= •` m. E w •Q m o mo m0 m0 m o me m . m - 3 3 c E c °� c E m c E c a 'a 'o a co mm a► E1` m E mm V ce en re co _ w .E c .E (.) 0 U Z C) V < o U V G' IH USES.............. ............_.,.-.-........-.. . ,...� .., .. � .� ... �Re��iclirig:dillectiaii:s#atiQii:(tePiji:��::::::�:�:�:�:< �>S59>:>:55g�:;�:�559:�::�:S59�:�;:�:359:?:�:�5513:� ��;1 .AO•� .. � - Recycling drop or collection centers H :•:•:•p::' ::.::::::':::::: :R�cyclitig::Gt►Ii�ctiort���:pioCltssing�cr?ritl#t:�:�:�:� :�:�:�:�:�:�:; :::::::::::::::::::::::::::: Recycling, large scale P Solid waste incinerators :1N.Este:reeychng:end:tcansf�.r.:fa�ilities::::::::::::::: ::::::::::::::::::::::::::.::.:.:.:.:.:::..:.:.:.:.:.:.::.:.:.:.:.:.:..:.:.:.:.:.:.:..:.:.:.:.:.:.::.:.:.:�:':':••:•:':•:•:-:•:....... ....... .............. .............. .......... . I.IG•FAeILITtES:':':. S/AC `\ S20/ Community facilities S/H S;H H S/H 53/H S/H k%:•. S/H S177 S173 S173 S S S/H S/H P/S H S224 ..' :...........:... ... ... .... . ....... . . Philanthropic institution HHHHHHHHHHHHHHHH AD62/H AD/H P:rivate:clr�b;:f ra>€emal:r�r.:rlc�n=presf�t ::::::H::::: H H: ...H::. Ft;::::::::H.:::: H.: :Aq l:::ADiil. Service and social organizations H H H H S228 ::::::H•:•:•:::::::::::: :::HS :•:::.:: �Sertick:�Cltli�5:2ir►�l�t?rg��li�atigh's:�:�:�:�;>:�:�:�»:�:< �:�>:�:�::�:: ''::: ::;:::::;>�:�:�»:�:�::�:�:�:�:�:�:�.��`••H•�•'•'�::�Ii:�:::�:>H:> :�:�:H>:::�:�:�M>: :::H::�: �:�:�ff:�:•::�>S/t3�:� ..........H.. •... 2. Service clubs and social organizations H H H Social services S8 • Hatch marks=change in condition Page 5 4-2-080 percent(50%)of the principal residence is used for the guest house CONDITIONS and the number of persons ASSOCIATED WITH accommodated per night shall not exceed four(4). ZONING USE TABLES 31. The guest house must be conducted by the property owner. No more than fifty percent(50%)of the principal A. SUBJECT TO THE FOLLOWING residence is used for the guest house CONDITIONS: and the number of persons accommodated per night shall not 1. Subject to site plan review. exceed four(4). One off-street parking space must be provided for each guest room. The parking space must not be 2. Subject to site plan review and located in any required setback. The consistency with the City domestic water supply and waste water Comprehensive Parks, Recreation and disposal facilities shall be approved by Open Space Master Plan and Trails the City. Master Plan. 41. Used in conjunction with an approved 3. Administrative approval under the Site public or quasi-public use when the Plan Review section (See Section collection station is utilized more than 4-31-33) for new neighborhood parks , ninety (90) days per calendar year. which are smaller than ten (10) acres. Hearing Examiner Approval under the 51. Allowed where incidental to a permitted Site Plan Review section for new primary or secondary use and shall not Neighborhood Parks which are ten (10) exceed thirty three percent(33(Y°) of the acres or larger. In either case, subject gross floor area, except for floor area to consistency with the City that is devoted to food prepared wholly Comprehensive Parks, Recreation and for retail sales on-site, and providing Open Space Master Plan and Trails the structure is not located within any Master Plan. required setback and/or landscaping area. 4. Administrative approval under the Site Plan Review section for new 53. Located adjacent to or on the same lot community gardens which are smaller as the mobile home park. Residential than ten (10) acres. Hearing Examiner accessory structures shall only be Approval under the Site Plan Review allowed on residential lots in section for new community gardens conjunction with an existing primary which are ten (10) acres or larger. residential use. 6. RESERVED. 59. Accessory to a public or quasi-public use. The collection station is portable type mix requirements of the and temporary (not to exceed 90 Development Standards for this Zone. calendar days out of each year). The No more than four('I)units may be collection station is not located on any consecutively attached. public right-of-way unless a right-of- 8. Size and location of these uses will be way use permit is granted by the Board reviewed as part of the site plan of Public Works. The property owners approval. or managers shall keep the area surrounding the recycling station 20. Consideration must be given to maintained and clean of debris. community need (i.e. suitable location). 62. The design of structures, including 29. For four(4) or fewer guests per night. signs, shall be generally consistent in character with surrounding uses. No 30. The guest house must be conducted by drive up windows or outside automobile the property owner. No more than fifty service shall be permitted, except for financial institutions which are 1 T4CH2CON.DOC 11/12/98 permitted three (3) drive-up windows in 78. Provided the structure is not located conjunction with a branch operation within any required setback and/or and integrated into the exterior wall of a landscaped area. "primary use"structure. No exterior display of merchandise is permitted. 105. Retail and Commercial development is Retail and service uses shall be not allowed to exceed thirty five developed as part of larger office thousand (35,000) gross square structures. Such retail or service uses feet/use without a Conditional Use shall not stand alone and shall not Permit and must be scaled and occupy more than twenty five percent oriented to serve the needs of the (25%) of any one floor of a building adjacent neighborhood abutting the whose primary use is office. Direct center. arterial access to individual uses shall occur only when alternative access to 107. Multi-family residential uses located in local or collector streets or consolidated a structure that is restricted solely to access with adjacent uses is not residential uses shall be subject to the feasible. development standards as specified in the Multi-Family Zone, Community 68. Intended and designed to serve the Center, (RM-C), Section 4-31-8D of immediate market area (i.e. contiguous the City Code. Maximum density shall COR Zone). No freestanding buildings- be twenty (20)dwelling units per acre. -must be housed in a "primary use" Density shall be consistent with Section structure. Limited external signage. 4-2-120A, Development Standards for No drive up windows or outside Commercial Zoning Designations. automobile service shall be permitted Projects reviewed under Site Plan (except for financial institutions). The Review procedures, Section 4-31- design of structures, including signs, 33, may be required to build a ten foot shall be generally consistent in character with surrounding uses. No (10') high ceiling for the first story of a exterior display or storage of building constructed solely for merchandise shall be permitted. residential use, in order to maintain the long-term potential for conversion to 74. Temporary Uses as defined by commercial usage. Section 4- 113. Subject to the density limitations 31-19E; except that when operations located in the Development Standards are predominantly conducted out of for this Zone. doors rather than completely enclosed within an enclosed structure, a 114. No more than four two(4)-(2) units may Conditional Use Permit is required. be consecutively attached. Subject to the density limitations located in the 76. Multi-family residential may also be Development Standards for this Zone. located in a mixed use building of commercial and residential uses. 115. RESERVED. Each home is separate Residential uses shall not be located from other homes. Each home may be along the street frontage on the ground detached from its g or attached to floor in the "Downtown Pedestrian garage its garage; garages arc attached to one District". Density shall be consistent another by a common vertical wall, with Section 4-2-120B, Development breezeway or other connection Standards for Commercial Zoning approved by the City. Subject to the Designations. Density may be density limitations located in the incr ased to one hundred fifty (150) Development Standards for this Zone. dwelling units per acre subject to administrative conditional approval. 116. Commercial and residential uses may The minimum density requirements be located within the same structure. shall not apply to the subdivision, short Residential only structures must be plat and/or development of a legal lot unified with existing or planned one half(1/2)acre or less in size as of commercial uses by similar design nn.,�,.ti � �nn� in�,� nna� Q �� goon• themes, pedestrian access, and compatible lighting and signage. 2 T4CH2CON.DOC 11/12/98 Density shall be consistent with Section determined at the time of site plan 4-2-120A, Development Standards for . Commercial Zoning Designations. 120. These uses are permitted when located 117. In conjunction with a primary use when in mixed use building of commercial operated primarily for employees of the and residential uses. Size and location industrial zone in which they are of these uses will be reviewed as part located and with consideration given to of site plan approval. No residential community need (i.e., suitable uses are allowed on the first floor. location). Subject to site plan review Density shall be consistent with Section and consistency with the City 4-2-120A, Development Standards for Comprehensive Parks, Recreation and Commercial Zoning Designations. Open Space Master Plan and Trails Master Plan. 127. Retail and Commercial development is not allowed to exceed 65,000 gross 119. These uses may also be located in square feet/use without a Conditional mixed use building of commercial and Use Permit and may serve more than residential uses. Density shall be one neighborhood, but not provide City- consistent with Section 4-2-120B wide services. Development Standards for Commercial Zoning Designations. — 142. The structure is not located within any Provision for affordable units must required setback and/or landscaped meet the provisions of housing clement area. of the Comprehensive Plan. For COR 2, if a significant public benefit above 162. Subject to site plan review and City Code requirements can be consistency with the City provided for a portion of the property Comprehensive Parks, Recreation and which may be contaminated, a transfer Open Space Master Plan and Trails Master Plan. Consideration must be portions of the site. given to community need (i.e. suitable location). Bonus in COR 1: A bonus density of not more than five (5) dwelling units per 165. The maximum gross floor area of any acre may be allowed; provided there is single commercial use on a site shall a balance of height, bulk and density not exceed five thousand (5,000) gross established through a floor area ratio square feet, except by Conditional Use system and/or a master plan to be Permit. decided at the time of site plan review. 173. Permitted in conjunction with a primary Bonus in COR 2: A bonus density of use when operated primarily for not more than two (2)du/acre for each employees of the industrial zone in which they are located and with there is a balance of height, bulk and consideration given to community need density established addressing the (i.e., suitable location). following public benefits: a) Provision of continuous pedestrian access to the 174. Except that when operations are shoreline consistent with requirement:, predominantly conducted out of doors of the Shoreline Management Act and rather than completely enclosed within an enclosed structure, a Conditional cite, b) Provision of an additional Use Permit is required. twenty five foot (25')setback from the shoreline above that required by the In conjunction with a primary use when operated primarily for employees of the Establishment of view corridors from industrial zone in which they are upland boundaries of th„ sit„to the located and with consideration given to shoreline, d) Water Related Uses. If community need (i.e., suitable the applicant wishes to reach these location). Subject to site plan review bonus objectives in a different system, and consistency with the City a system of floor area ratios may be Comprehensive Parks, Recreation and established for the property to be Open Space Master Plan and Trails 3 T4CH2CON.DOC 11/12/98 Master Plan. Examiner approval, under the Site Plan Review section , for new neighborhood 177. Except that when operations are gardens with an area of ten (10) acres predominantly conducted out of doors or larger. Civic and/or commercial rather than completely enclosed within an enclosed structure, a Conditional with and intended to serve residential Use Permit is required. development in the R 14Zonc. Civic uses and/or commercial uses may be In conjunction with a primary use when allowed-if-it-is-d•eteFFRined-by-the-Gity operated primarily for employees of the that such uses arc: industrial zone in which they are located and with consideration given to a. Designed to serve as a focal point for community need (i.e., suitable location). b. Compatible with architectural character 180. An accessory restaurant and/or gift and site features of surrounding shop is also allowed. characteristics. 182. Subject to applicable commercial/civic development standards of Section 4-2- c. Consistent with applicable City regulations 110F, Development Standards for (e.g. Comprehensive Plan, Site Plan • Residential Zoning Designations. Givie Review requirements). and/or commercial uses are permitted only in conjunction with and intended to , 187. Civic and/or Commercial Uses: Civic serve residential development in the R uses and/or commercial uses are 14 Zone. Civic uses and/or commercial permitted only in conjunction with and uses may be allowed if it is determined intended to serve residential by the City that such uses arc: development in the R-14 Zone. Civic uses and/or commercial uses may be a. Designed to serve as a focal point for the allowed if it is determined by the City residential community. that such uses are: a. Designed to serve as a focal point for the site features of surrounding residential residential community. development, and characteristics. b. Compatible with architectural character and c. Consistent with applicable City regulations site features of surrounding residential {e.g. Comprehensive Plan, Site Plan development, and characteristics. Review requirements). c. Consistent with applicable City regulations 183. Provided the building length does not (e.g. Comprehensive Plan, Site Plan exceed 85 feet. Subject to the density Review section ). limitations located in the Development Standards for this Zone. d. These uses may only be provided in conjunction with residential 184. These unit types shall not exceed fifty development. percent (50%) of the permitted units in a project. Subject to the density e. These uses shall be created as a focal point limitations listed in the Development for the development. Standards for this Zone. Buildings shall not exceed six (6) dwelling units f. These uses shall be designed to include a per structure, except as provided in common motif or theme. section 4-31- 7D2d, Bonuses. Buildings shall not 206. The single-family residence shall not be exceed 115 feet in length. located on a lot platted after the effective date of this subsection. 185. Administrative approval under the Site (March 2, 1997) Plan Review section for new neighborhood gardens with an area The lot size is not greater than 6,000 smaller than ten (10)acres. Hearing square feet. 4 T4CH2CON.DOC 11/12/98 The single-family residence will be exterior display of merchandise shall be located on a block where a minimum of permitted. seventy percent(70%)of the land area of the block is utilized for single-family 244. Permitted subject to the density residential purposes. limitations and dwelling unit type mix requirements of the Development The single-family residence will not be Standards for this Zone. located in the"downtown core area"as defined in section 250. RESERVEDFor four(4)or fewer 4-31- guests per night. Civic and/or 10.1.D.1.a, or along a street classified commercial uses arc permitted only in as a"principal", "minor", or"collector" conjunction with and intended to serve arterial in the Renton Arterial Street residential development in the R 14 Zone. Civic uses and/or commercial Comprehensive Plan. uses may be allowed if it is determined by the City that such uses arc: The provisions of this subsection shall expire on December 31, 1999, or upon a Designed to serve as a focal point for the the creation of a redevelopment residential community. authority by the City of Renton, whichever occurs first. Subsequently, the units developed under this cite features of surrounding residential subsection shall be treated as existing development, and characteristics. single-family dwellings per 4-31-10.1.B.1.k. (e.g. Comprehensive Plan, Site Plan 207. Subject to a location in the Employment Review requirements). Area Valley (EAV) land use designation. See EAV Map In 251. Administrative approval under the Site Section Plan Review section for new neighborhood or community parks 209. Requirements for uses not associated withwhich are smaller than ten (10) with a Medical Institution: Permitted acres. Hearing Examiner approval, with consideration given to community under the Site Plan Review_section , for need. Use must be located within the new neighborhood or community parks Center Institution (CI) Comprehensive which are ten (10) acres or larger. Plan Designation. Signage: For lots Consistency with the City of Renton within one hundred feet (100')of Parks & Trails Master Plan. Subject to residential zoned properties, external applicable commercial/civic signage shall be subject to the development standards of Section 4-2- provisions of Section 110F, Development Standards for (CO Part of Sign Regs) Residential Zoning Designations. Civic and/or commercial uses arc permitted only in conjunction with and intended to 212. Located within the Center Institution serve residential development in the R (CI) Comprehensive Plan Designation. 14 Zone. Consideration must be given to community need (i.e. suitable location). Civic uses and/or commercial uses may be allowed if it is determined by the 224. Intended and designed to serve the City that such uses arc: immediate market area (i.e. contiguous COR Zone). No freestanding buildings- a. Designed to serve as a focal point for the -must be housed in a "primary use" structure. Limited external signage. No drive up windows or outside b. Compatible with architectural character and automobile service shall be permitted cite features of surrounding residential (except for financial institutions). The development and characteristic design of structures, including signs, shall be generally consistent in c. Consistent with applicable City regulations character with surrounding uses. No {e.g. Comprehensive Plan, Site Plan 5 T4CH2CON.DOC 11/12/98 Review requirements). 252. Accessory to a public or quasi-public use. The collection station is portable and temporary (not to exceed 90 calendar days out of each year). The collection station is not located on any public right-of-way unless a right-of- way use permit is granted by the Board of Public Works. The property owners or managers shall keep the area surrounding the recycling station maintained and clean of debris. Subject to applicable commercial/civic development standards of Section 4-2- 110F, Development Standards for Residential Zoning Designations. Civic and/or commercial uses arc intended to serve residential development in the R 14 Zone. Civic uses and/or commercial uses may be allowed if it is determined by the City • that such uses arc: a. Designed to serve as a focal point for the residential community. b. Compatible with architectural character and cite features of surrounding residential c. Consistent with applicable City regulations (n Compreh nci, c Plan Site Plan Review requirements). 6 T4CH2CON.DOC 11/12/98 • lb 1 4-9-200 SITE PLAN REVIEW: 47 within the site and in relation to 48 adjacent areas; 2 A. PURPOSE AND INTENT: The purpose of 49 5. To protect the desirable aspects of 3 site plan approval shall be to assure that the 50 the natural landscape and 4 site plan of proposed uses is compatible with 51 environmental features of the City by 5 existing and potential uses and complies with 52 minimizing the undesirable impacts of 6 plans, policies and regulations of the City of 53 proposed developments on the 7 Renton. Site plan elements subject to this 54 physical environment; 8 Section include, but are not limited to, site 9 layout, building orientation, pedestrian and 55 6. To minimize conflicts that might 10 vehicular access, signage, landscaping, 56 otherwise be created by a mix of uses 11 natural features of the site, screening and 57 within allowed zones; 12 buffering, parking and loading arrangements, 13 and illumination. Site planning is the 58 7. To provide for quality, multiple 14 horizontal and vertical arrangement of these 59 family or clustered housing while 15 elements so as to be compatible with the 60 minimizing the impacts of high density, 16 physical characteristics of a site and with the 61 heavy traffic generation;and intense 17 surrounding area. Site plan review does not 62 demands on City utilities and 18 include design review, which addresses the , 63 recreational facilities; 19 aesthetic considerations of architectural style, 20 exterior treatment and colors. Site plan review 64 8. To promote the creation of 21 should occur at an early stage in the 65 "campus-like" and "park-like" settings 22 development of a project, when the scale, 66 in appropriate zones; 23 intensity and layout of a project are known, but 24 before final building plans are completed. The 67 9. To provide a mechanism to more 25 intent of site plan approval shall be: 68 effectively meet the purposes and 69 intent of the State Environmental 26 1. To protect neighboring owners and 70 Policy Act; 27 uses by assuring that reasonable 28 provisions have been made for such 71 10. To supplement other land use 29 matters as sound and sight buffers, 72 regulations by addressing site plan 30 light and air, and those other aspects 73 elements not adequately covered 31 of site plans which may have 74 elsewhere in the City Code and to 32 substantial effects on neighboring land 75 avoid violation of the purpose and 33 uses; 76 intent of those codes. (Ord. 3981, 4-7- 77 86) 34 2. To promote the orderliness of 35 community growth, protect and 78 B. APPLICABILITY: No building permit shall 36 enhance property values and minimize 79 be issued for any use requiring site plan 37 discordant and undesirable impacts of 80 approval pursuant to this Section until the 38 development both on and off-site; 81 Environmental Review Committee has 82 determined that a public hearing is not 39 3. To promote coordination of public or 83 required or the Hearing Examiner has 40 quasi-public elements, such as 84 approved or approved with conditions the site 41 walkways, driveways, paths, and 85 plan application. All building permits issued 42 landscaping within segments of larger 86 shall be in compliance with the approved site 43 developments and between individual 87 plan. Site Plan Review is required for: 44 developments; 88 1. All development in Certain 45 4. To ensure convenience and safety 89 Zones: All development in the 46 of vehicular and pedestrian movement 90 Industrial Light (IL), Commercial Office 91 (CO) and Public Use (P-1) Zones and T4CH9B.DOC 1 11/12/98 0 S 92 CC, CN, CD, CA, CS and the 138 zones, the following types of 93 Residential Use--Maximum 10 Units 139 development shall be exempt from the 94 per Acre (R-10), Manufactured 140 requirements of site plan review: 95 Housing Park (RMH), Residential 96 Multi-Family (RM) and Residential 141 a. Interior Remodels: Interior 97 Use--Maximum 14 Units per Acre (R- 142 remodel of existing buildings or 98 14) Zones, 143 structures, provided: 99 144 i The alterations conform with any 100 145 prior approved site plan; and 101 proposed in conjunction with a planned 102 subdivision in the R 10 Zone, a Site 146 ii The alterations do not modify the 103 Plan application shall be required to be 147 existing site layout. 104 submitted with the subdivision 105 application. In the event that there is 148 b. Facade Modifications: In addition, 106 no specific residential development 149 facade modifications such as the 107 planned with a subdivision application, 150 location of entrances/exits; the location 108 the applicant shall be required to 151 of windows; changes in signage; or 109 provide structural footprints (including 152 aesthetic alterations shall be exempt. 110 setbacks)for each of the lots which . 153 (Ord. 4008, 7-14-86) 111 would result from the proposed 112 subdivision of the property. 154 c.- Planned u nit developments 113 (Ord. 4636, 9 23 96` ^ 31 6 155 (PUDs). Flexible development 156 plans. 114 2. Specified and Secondary Uses: 115 Secondary uses and other uses 157 d. Conditional use permits. 116 specified within each zoning district, 117 provided that: (Ord. 4404, 6-7-93) 158 e. Off-premises signs (billboards). 118 a. Exceptions for Secondary Uses: 159 f. SEPA-Exempt Developments: All 119 Where secondary uses are required to 160 development categorically exempt 120 file an application for a site plan review 161 from review under the State 121 by the provisions of the Zoning 162 Environment Policy Act (RCW 43.21C 122 regulations, but would otherwise be 163 and WAC 197-11) and under the City 123 exempt from the site plan review 164 of Renton Environmental regulations 124 requirements, the decisions of the 165 (Title IV, Chapter 6). 125 Zoning Administrator shall not be 126 subject to public notice and comment, 166 g. Minor work in Shoreline Areas: 127 or the requirement for a public hearing. 167 Minor new construction, repair, 128 (Ord. 4404, 6-7-93) 168 remodeling and maintenance activities 169 that would otherwise be exempt from 129 3. Development within the Valley 170 Site Plan Approval if they were not 130 Planning Area: All development with 171 located within the shoreline master 131 the Valley Planning Area. 172 program jurisdiction. 132 4. Hazardous Waste Facilities: All 173 2. Development Exempt from Site 133 hazardous waste treatment and 174 Plan Review In the R 10 and R-14 134 storage facilities. 175 Zones: In the R 10 and R-14 Zones, 176 the following types of development 135 C. EXEMPTIONS: 177 shall be exempt from the requirements 178 of site plan review: (Ord. 4614, 6-17- 136 1. Development Exempt from Site 179 96) 137 Plan Review In All Zones: In all T4CH9B.DOC 2 1 1/12/98 • 180 a. New or replacement detached or 224 Zones outside the Valley Planning 181 semi-attached home on a single- 225 Area; 182 previously platted lot. 226 d. Four (4) stories or sixty feet (60') in 183 b. Exterior remodeling or expansion of 227 height; 184 an existing single family home and/or 185 primary residence. 228 e. Three hundred (300) parking stalls; 229 or 186 c. Accessory structures otherwise 187 exempt from SEPA review. (Ord. 4614, 230 f. Ten (10) acres in size. 188 6-17-96) 231 4. Commercial Property Adjacent 189 D. CRITERIA TO DETERMINE IF PUBLIC 232 teor Abutting-Single-Family-Certain 190 HEARING REQUIRED: In all cases, the 233 Residential Zones: Any commercial 191 public hearing for site plan review should be 234 property is adjacent to or abutting a 192 conducted concurrently with any other 235 singlc family the following residential 193 required hearing, such as rezone or 236 zones: RC, R-1, R-5, R-8 and R-10. 194 subdivision, if the details of the development 237 (Ord. 4551, 9-18-95) 195 are sufficiently defined to permit adequate 238 196 review. A public hearing before the Hearing 197 Examiner shall be required for projects not 198 reviewed pursuant to 199 Chapter 35 if: (Ord. 4551, 9-18-95) 200 1. Significant Environmental 201 Concerns Remain: The 202 Environmental Review Committee 203 determines that based on 204 departmental comments or public input 205 there are significant unresolved 206 concerns that are raised by the 207 proposal; or 208 2. Applicant Requests Hearing: The 209 applicant has requested a public 210 hearing; or 211 3. Large Project Scale: The 212 proposed project is larger than any one 213 of the following: 214 a. One hundred (100) 215 semi-attached or attached residential 216 units; 217 b. One hundred thousand (100,000) 218 square feet of gross floor area in the IL 219 or CO Zone or other zones in the 220 Valley Planning Area; 221 c. Twenty five thousand (25,000) 222 square feet of gross floor area in the 223 CC, CN, CM, CA, CB, CO or P-1 T4C1-19B.DOC 3 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM SENSITIVE AREAS General See Chapter 3, Title 4 of the City Code. See Chapter 3, Title 4 of the City Code. See Chapter 3, Title 4 of the City Code. SPECIAL DESIGN STANDARDS General Street patterns: Nonmeandering street NA Properties abutting a less intense patterns and the provision of alleys residential zone may be required to (confined to side yard or rear yard incorporate special design standards frontages)shall be the predominant (e.g. additional landscaping, larger street pattern in any subdivision setbacks, facade articulation, solar permitted within this Zone; provided, access, fencing)through the site plan that this does not cause the need for - review process. (Ord.4549, 8-21-95) lots with front and rear street frontages orProperties abutting a designated "focal dead-end streets. Cul-de-sacs shall center" or"gateway", as defined in the be allowed when required to provide City's Comprehensive Plan may be public access to lots where a through street cannot be provided or where required provide special design topography or sensitive areas features similar to those listed above through the site plan review process. necessitate them. EXCEPTIONS Nothing herein shall be determined to Nothing herein shall be determined to Nothingherein shall be determined to Pre-Existing Legal Lots prohibit the construction of a single- prohibit the construction of a dwelling prohibit the construction of a duplex family dwelling and its accessory structure and its accessory buildings on and its accessory buildings on a pre- buildings or the existence of a single- a pre-existing legal lot provided that all existing legal lot provided that all family dwelling or duplex, existing as of development standards for this zone setback, lot coverage, height limits and March 1, 1995 on a pre-existing legal can be satisfied. parking requirements for this Zone can lot provided that all setback, lot be satisfied. coverage, height limits and parking requirements for this Zone can be satisfied. • T4CH2R1O.DOC Conflicts: See Section 4-1-8 17 11/12/98 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS - (Primary and Attached Accessory Structures) R-10 R-14 RM EXCEPTIONS (Continued) NA Residential structures that exist or that Pre-Existing Residential have been vested for land use permits NA Structures prior to the effective date of this section (INSERT DATE HERE ) • shall be considered to be conforming structures. Such structures may be replaced, renovated, and/or expanded pursuant to the provisions of this zone. • T4CH2R1O.DOC Conflicts: See Section 4-1-8 18 11/12/98 4-2-110H LEGEND DEVELOPMENT STANDARDS TABLE FOR MULTI-FAMILY RESIDENTIAL ZONING DESIGNATIONS 1. Front and rear setbacks in the RM-U residential dwelling structure may be Zone may be reduced to zero feet (0') obtained through the site plan review by the reviewing official during the site process depending on the compatibility plan review process provided the of the proposed buildings with adjacent applicant demonstrates that the project existing residential development. In no will provide a compensatory amenity case shall the height of a residential such as an entryway courtyard, private structure exceed forty five (45') feet. balconies or enhanced landscaping. 7. The height of any structure permitted in 2. If the structure located in the RM-U Zone this Zone shall not exceed the limits exceeds four (4) stories in height, a established by Section 4-31-17, Airport fifteen foot (15') front setback from the Height Limits of this Chapter. property line shall be required of all 8. Allowed projection into setbacks: portions of the structure which exceed four (4) stories. This requirement may a. Fireplace structures, bay or garden be modified by the reviewing official windows, enclosed stair landings, during the site plan review process to a and similar structures as determined uniform five feet (5') front setback for the by the Zoning Administrator, may entire structure provided that the project twenty four inches (24") into structure provides a textured or varied any setback in the R-10, R-14 and facade (e.g. multiple setbacks, brickwork RM Zones and may project 30" into and/or ornamentation) and consideration a street setback in the R-14 Zone, of the pedestrian environment (e.g. extra provided, such projection are: sidewalk width, canopies, enhanced landscaping). (i) Limited to two (2) ( ) per facade. 3. RC, R-1, R-5, R-8, and R-10. (ii) Not wider than ten feet (10'). 4. The environmental, aquifer, and airport b. Fences, rockeries and retaining regulations and site plan review process walls with a height of forty eight may require a reduction in the allowable inches (48") or less may be height and/or number of stories for any constructed within any required residential building. setback; provided, that they are 5. In all districts except the "U", more located outside of the twenty foot stories and an additional ten feet (10') in (20') sight-triangle specified in height may be obtained through the Section 4-31-25C of this Chapter. Fences six feet (6') or less in height provision of additional amenities such as may be located within the rear and pitched roofs, additional recreation side yard setback areas but must be facilities, underground parking, and/or reduced to forty two inches (42") to additional landscaped open space areas, as determined through the site locate within the front yard setback. plan review process. c. Uncovered porches and decks not 6. In the "I" district, additional height for a exceeding eighteen inches (18") above the finished grade may project to the 19 property line. 13. In the event the applicant show that minimum density cannot be achieved d. In the R-14 Zone only, uncovered due to lot configuration lack of access or porches and decks eighteen inches physical constraints, minimum density (18") or higher above grade at any requirements may be reduced by the point along outer edge of structure Reviewing Official. may project twenty four inches (24") into an interior setback or 30 inches Phasing, shadow platting or land (30") into a street setback. reserves may be used to satisfy the minimum density requirements if the e. Eaves and cornices may not project applicant can demonstrate that these more than twenty four inches (24") techniques would allow the eventual into an interior or street setback in satisfaction of minimum density the R-10, R-14 and RM Zones. In requirements through future the R-14 Zone only, eaves may development. The applicant must project up to 30 inches (30") into a demonstrate that the current street setback. development would not preclude the provision of adequate access and f. Eaves, cornices, steps, terraces, infrastructure to future development. platforms and porches having no • roof covering, and being not over 14. Density and Unit Size Bonus: forty two inches (42") high may be built within a front yard. Purpose: The bonus provisions are intended to allow greater flexibility in the 9. Phasing, shadow platting or land implementation of the purpose of the R- reserves may be used to satisfy the 14 designation. Bonus criteria minimum density requirements if the encourage provision of aggregated open applicant can demonstrate that these space and rear access parking in an techniques would allow the eventual effort to stimulate provision of higher satisfaction of minimum density amenity neighborhoods and project requirements through future designs which address methods of development. The applicant must reducing the size and bulk of structures. demonstrate that the current development would not preclude the Applicants wishing such bonuses must provision of adequate access and demonstrate that the same or better infrastructure to future development. results will occur as a result of creative Within the Urban Center, surface design solutions that would occur with parking may be considered a land uses developed under standard criteria. reserve. Permitted Bonuses: The following 10. In the event the applicant can show that bonuses may be achieved minimum density cannot be achieved independently or in combination: due to lot configuration, lack of access or physical constraints, minimum density a. Bonus Densities: Dwelling unit requirements may be reduced by the density may be increased from reviewing official. fourteen (14) units per net acre, to a range of fifteen to eighteen (15-18) 11. Except barns, stables and other animal units per net acre. Densities of or agricultural related structures. greater than eighteen (18) units per net acre are prohibited. 12. In order to be considered detached, a structure must be sited a minimum of six b. Bonus Dwelling Unit feet (6') from any residential structure. Mix/Arrangement: Dwelling units 20 permitted per structure may be the use of the open space. increased as follows: To qualify as common open space (i) Primary Uses: A maximum of an area must meet each of the four (4) units per structure, with a following conditions: maximum structure length of 100 feet. (i) function as a focal point for the development, (ii) Secondary Uses: A maximum of eight (8) units per structure with (ii) have a maximum slope of ten a maximum structural height of percent (10%), 35 feet, or three (3) stories and a maximum structural length of (iii) have a minimum width of 25 feet, 115 feet. except for trails or corridors, Bonus Criteria: To qualify for one or (iv) be located outside the right-of- both bonuses the applicant shall provide way, either: (v) be improved for passive and/or a. Alley and/or rear access and parking active recreational uses, for fifty percent (50%) of primary uses or secondary use townhouses (vi) be improved with landscaping in permitted under Section 4-31-7B. public areas, and b. Civic uses as listed in Section 4-31- (vii)be maintained by the 7B2 Secondary Uses: homeowners association if the property is subdivided, or by the (i) Community Meeting Hall, management organization as applies to the property if the (ii) Senior Center, property is not subdivided. (iii) Recreation Center, or Developments which qualify for a bonus shall also incorporate a minimum of (iv) Other similar uses as determined three features selected from the by the Zoning Administrator. improvements options as described below: c. A minimum of five percent (5%) of the net developable area of the a. Architectural design which project in aggregated common open incorporates enhanced building space. Common open space areas entry features (e.g. varied design may be used for any of the following materials, arbors and/or trellises, purposes: cocheres, gabled roofs). (i) Playgrounds, picnic b. Active common recreation amenities shelters/facilities and equipment, such as picnic facilities, gazebos, village greens/square, trails, sports courts, recreation center, corridors or natural. pool, spa/jacuzzi. (ii) Structures such as kiosks, c. Enhanced ground plane texture or benches, fountains and color (e.g. stamped patterned maintenance equipment storage concrete, cobblestone, or brick at all facilities are permitted provided building entries, courtyards, trails or that they serve and/or promote sidewalks). 21 d. Building or structures incorporating A secured maintenance agreement or bonus units shall have no more than easement for the landscape strip is seventy-five percent (75%) of the required. garages on a single facade. 18. RESERVEDIn the City of Renton e. Surface parking lots containing no Transportation Element of the more than six (6) parking stalls Comprehensive Plan. separated from other parking areas by landscaping with a minimum 19. The goal of the R-10 Zone is to permit a width of 15 feet. range of detached, semi-attached and attached dwelling units. Detached f. Site design incorporating a package dwelling units include traditional of at least three (3) amenities which detached single-family houses as well enhance neighborhood tingle family as semi-attached units. Attached character, such as coordinated residences include attached single- lighting (street or building), mailbox family homes, townhouses, duplexes, details, address and signage details, triplexes and fourplexes. A maximum of and street trees as approved by the four (4) units may be consecutively Reviewing Official. attached. 15. Subject to the landscaping provisions (of 20. For existing parcels which are a the R-14 Zone). maximum size of 1/2 acre, as of the effective date hereof, and which are 16. The Reviewing Official may modify this proposed to be developed with attached provision, through the site plan review tingle family townhouse development, process, where it is determined that an exemption from lot width or depth specific portions of the required requirements may be permitted, if the landscaping strip may be developed and reviewing official determines that maintained as a usable public open proposed alternative width standards space with an opening directly to a are consistent with Site Plan Review public entrance. section criteria. 17. The Reviewing Official may permit, 21. Lots: Irregularly shaped lots, such as Z- through the site plan review process, the lots and zipper lots, may be permitted; substitution for the fifteen foot (15') wide provided, that the lots meet the landscaping strip, of a ten foot (10')wide development standards listed above and landscaped setback and a sight the applicant provides typical layouts obscuring solid barrier wall (e.g. and elevations for the homes that may landscaping or solid fence), in order to be built of the proposed lots. provide reasonable access to the property. 22. Attached single familyTownhouse units, semi-attached_cinglc familydwellings, The solid barrier wall shall be townhouses, duplex, triplex, fourplex designated in accord with the Site Plan flats, and attached accessory structures. Review section and shall be located a minimum of five feet (5') from abutting 23. If a corner lot is less than the minimum property(ies) zoned and or designated width required by this Section but for"Residential" use. The Reviewing greater than 50 feet in width, then for Official may also modify the sight- every two feet (2') in width in excess of obscuring landscaping provision, 50 feet, the required side yard shall be through the site plan review process, if increased from a minimum of ten feet necessary to provide reasonable access (10') by one foot (1') up to a maximum of to the property. 15 feet. However, in no case shall a 22 structure over 42 inches in height accessory structures. intrude into the 20 foot sight triangle. b. In addition, in zones where the 24. Exemption: When forty percent (40%) maximum permitted building height or more, on front foot basis, of all is less than seventy five feet (75'), property on one side of a street between the maximum height of a publicly two (2) intersecting streets at the time of owned structure housing a public the passage of this Code has been built use may be increased as follows, up up with buildings having a minimum front to a maximum height of seventy five yard of more or less depth than that feet (75') to the highest point of the established by the Code, and provided, building: that the majority of such front yards do not vary more than six feet (6') in depth, (i) When abutting a public street, no building shall be built within or shall one additional foot of height for any portion, save as above excepted, each additional foot of height for project into such minimum front yard; each additional one and one-half provided, further, that no new buildings feet (1'/2') of perimeter building be required to set back more than thirty setback beyond the minimum five feet (35') from the street line in the street setback required at street R-2 or R-3 Residential Districts, nor level unless such setbacks are more than two feet (2') farther than any otherwise discouraged (e.g., building on an adjoining lot and that this inside the downtown core area in regulation shall not be so interpreted as the CD zone); to reduce a required front yard to less than ten feet (10') in depth. (ii) When abutting a common property line, one additional foot 25. Includes principal major or minor of height for each additional two secondary arterials as defined in the feet (2') of perimeter building Aarterial Sstreet map of the City's six (6) setback beyond the minimum year Street Improvement Plan. Arterial required along a common Streets within the Central Business property line, and; District--bounded by the Cedar River, FAI 405 Freeway, South 4th Street, (iii) On lots four (4) acres or greater, Shattuck Avenue South, South Second five (5) additional feet of height Street, and Logan Avenue South--shall for every one percent (1%) be exempt from this setback reduction below a twenty percent requirement. (20%) maximum lot area coverage by buildings, for public 26. Exception for Community Facilities: The amenities such as recreational following development standards shall facilities, and/or landscaped apply to all uses having a P suffix open space areas, etc., when designation. Where these standards these are open and accessible to conflict with those generally applicable, the public during the day or these standards shall apply: week. a. Publicly owned structures housing 27. All uses having a "Public Suffix" (P) such uses shall be permitted an designation are subject to the following: additional fifteen feet (15') in height Height: Publicly owned structures above that otherwise permitted in the housing such uses shall be permitted zone if"pitched roofs", as defined an additional fifteen feet (15') in height herein, are used for at least sixty above that otherwise permitted in the percent (60%) or more of the roof zone if"pitched roofs", as defined surface of both primary and herein, are used for at least sixty 23 percent (60%) or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than seventy five feet (75'), the maximum height of a publicly owned structure housing a public use may be increased as follows, up to a maximum height of seventy five feet (75') to the highest point of the building: a. When abutting a public street, one additional foot of height for each additional one and one-half(1-1/2') of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged (e.g., inside the downtown core area in the CD Zone); b. When abutting a common property line, one additional foot of height for each additional two feet (2') of perimeter building setback beyond the minimum required along a common property line; and c. On lots four (4) acres or greater, five feet (5') additional feet of height for every one percent (1%) reduction below a twenty percent (20%) maximum lot area coverage by buildings, for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 24 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CC CN CS CA DENSITY (Net Density in Dwelling Units per Acre) Maximum Residential 5 dwelling units per net acre 10 to 15 dwelling units per net 10 to 20 dwelling units per net 20 dwelling units per net acre Density or Density acre acre Range LOT DIMENSIONS Minimum Lot Size 5,000 square feet. 5,000 square feet. 25,000 square feet. None Minimum Lot Width None None None None Minimum Lot Depth None None None None LOT COVERAGE - Maximum Lot Coverage 65% of total lot area or 75% if 65% of total lot area or 75% if 65% of total lot area or 75% if 65% of total lot area or 75% if for Buildings parking is provided within the parking is provided within the parking is provided within the parking is provided within the building or within a parking building or within a parking building or within a parking building or within a parking garage. garage. garage. • garage. SETBACKS Minimum Front Yard/ 10 feet minimum30. The 10 feet minimum30. The 10 feet minimum30. The 10 feet minimum30. The Street Setback minimum setback may be minimum setback may be minimum setback may be minimum setback may be Where any front yard is reduced down to zero feet reduced down to zero feet reduced down to zero feet reduced down to zero feet required, no building through the site plan review through the site plan review through the site plan review through the site plan review shall be hereafter process provided blank walls process provided blank walls process provided blank walls process provided blank walls erected altered so are not located within the are not located within the are not located within the are not located within the t any or altered n d sother reduced setback. reduced setback. reduced setback. reduced setback. tshall be nearer the front property line than the distance indicated by the depth of the required front yard. Maximum Front Yard/ 15 feet shall be required of the 15 feet shall be required of the 15 feet shall be required of the None Street Setback street side facade of the street side facade of the street side facade of the structure.'20'3° structure.''20'30 structure.''20,30 T4CH2CC.DOC Conflicts: See Section 4-1-8 1 11/12/98 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS TABLE #26 CD CO COR DENSITY (Net Density in Dwelling Units per Acre) Maximum Residential Density 25 to 100 dwelling units per net acre N/A 16 to 25 dwelling units per net acre— or or Density Range Density may be increased to one hundred fifty (150)dwelling units per acre subject to administrative conditional approval. The minimum density requirements shall not apply to the subdivision, short plat and/or development of a legal lot one-half(1/2) acre or less in size as of March 1, 1995. (Ord.4466, 8-22-1994; amd. Ord. 4631, 9-9-1996) LOT DIMENSIONS Minimum Lot Size None 25,000 sq. ft. None Minimum Lot Width None None None Minimum Lot Depth None None None LOT COVERAGE Maximum Lot Coverage for None for properties located within the 65%33 of total lot area or 75%33 if 65% of total lot area or 75% if parking Buildings "Downtown Core Areai15. parking is provided within the building is provided within the building or within For properties located outside the or within a parking garage. a parking garage. downtown core area: 65% of total lot area or 75% if parking is provided within the building or within a parking garage. T4CH2CC.DOC Conflicts: See Section 4-1-8 2 11/12/98 • 4.2.120C LEGEND DEVELOPMENT STANDARDS TABLE FOR COMMERCIAL ZONING DESIGNATIONS 7. On lots abutting more than one street, the The Reviewing Official may also modify the maximum setback requirement shall only be maximum setback requirement if the applicant applied to the primary street as determined by can demonstrate that the preceding criteria the Reviewing Official. For additions to existing cannot be met; however, those criteria which structures, the maximum setback requirements can be met shall be addressed in the site plan: shall only apply when the addition is subject to the Site Plan review. a. due to factors including but not limited to the unique site design requirements or physical 15. "Downtown core area" is that area bounded by site constraints such as sensitive areas or the center lines of Smithers Avenue South from utility easements; or South Fourth Place to South Third Avenue and along Avenue South from South Third Street to b. one or more of the criteria would not be South Second Street, bounded on the north by furthered or would be impaired by the Cedar River, east to Mill Avenue South, compliance with the maximum setback; or south to South Fourth Street and west to Smithers Avenue South. This area shall also c. any function of the use which serves the extend to the west property line of those public health, safety or welfare would be properties fronting along the west side of Logan materially impaired by the required setback. Avenue South between South Second and Airport Way, but in no case shall the area extend 30. All uses having a"Public Suffix" (P) designation more than one hundred ten feet (100')west of are subject to the following: Height: Publicly the Logan Avenue South right-of-way. owned structures housing such uses shall be permitted an additional fifteen feet (15') in 20. The maximum setback may be modified by the height above that otherwise permitted in the Reviewing Official through the site plan review zone if"pitched roofs", as defined herein, are process if the applicant can demonstrate that the used for at least sixty percent (60%) or more of site plan meets the following criteria: the roof surface of both primary and accessory structures. In addition, in zones where the a. Orient development to the pedestrian maximum permitted building height is less than through such measures as; providing seventy five feet (75'), the maximum height of a pedestrian walkways, encouraging publicly owned structure housing a public use pedestrian amenities and supporting may be increased as follows, up to a maximum alternatives to Single Occupant Vehicle height of seventy five feet (75')to the highest (SOV)transportation; and point of the building: b. Create a low scale streetscape through such a. When abutting a public street, one additional measures as; fostering distinctive foot of height for each additional one and one- architecture and mitigating the visual half feet (1-1/2') of perimeter building setback dominance of extensive and unbroken beyond the minimum street setback required at parking along the street front; and street level unless such setbacks are otherwise discouraged (e.g., inside the downtown core c. Promote safety and visibility through such area in the CD Zone); measures as; discouraging the creation of hidden spaces, minimizing conflict between b. When abutting a common property line, one pedestrian and traffic and ensuring adequate additional foot of height for each additional two wetbacks to accommodate required parking feet (2')of perimeter building setback beyond and/or access that could not be provided the minimum required along a common property otherwise, line; and 2 -3 c. On lots four(4)acres or greater, five feet(5') additional feet of height for every one percent (1%) reduction below a twenty percent(20%) maximum lot area coverage by buildings, for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. 32. Where included, affordable units must meet the provisions of housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, a transfer of density may be allowed for other portions of the site. Bonus in COR 1: A bonus density of not more than five (5) dwelling units per acre may be allowed; provided there is a balance of height, bulk and density established through a floor area ratio system and/or a master plan to be decided at the time of site plan review. Bonus in COR 2: A bonus density of not more than two (2)du/acre for each provision may be allowed; provided, there is a balance of height, bulk and density established addressing the following public benefits: a) Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site, b) Provision of an additional twenty five foot(25') setback from the shoreline above that required by the Shoreline Management Act, c) Establishment of view corridors from upland boundaries of the site to the shoreline, d) Water Related Uses. If the applicant wishes to reach these bonus objectives in a different system, a system of floor area ratios may be established for the property to be determined at the time of site plan review as approved by Council. 2 -4 1 4-3-010 ADULT ENTERTAINMENT 2 REGULATIONS: 3 A. PROHIBITED IN CERTAIN AREAS: 4 Adult motion picture theaters, peep shows, 5 panoramas and places of adult entertainment are 6 prohibited: 7 1. Within one thousand feet(1,000') 8 of any residential zone (RC, R-1, 9 R-5, R-8, R-10, R-14. RM, COR 10 or RMH) or any cinglc family or 11 multiple family detached, semi- 12 attached, attached, or 13 manfactured residential use. 14 2. One thousand feet (1,000')of 15 any public or private school. 16 3. One thousand feet (1,000')of 17 any church or other religious 18 facility or institution. 19 4. One thousand feet (1,000')of 20 any public park or P-1 zone. T4CH3.DOC\ 1 11/12/98 4-8-120 SUBMITTAL REQUIREMENTS--SPECIFIC TO APPLICATION TYPE: The following tables list the submittal requirements for each type of permit application or land use approval which must accompany the required application fees specified in Section A. Table 1---Public Works Permit Submittal Requirements B. Table 2---Building Section Permit Submittal Requirements C. Table 3---Land Use Permit Submittal Requirements. (Ord. 4587, 3-18-96, Amd. Ord. 4722, 5-11-98) T4CH8.DOC 10 11/12/98 I 4-8-120B ~ Y 0 li J BUILDING w z a Q z a ww WU w EE w u- APPLICATIONS 0o . _ z wo W a Q 0 0 O 0 Z 0 0 0 00 g 0 a _J CC a' CC JZ 5w JZ J2 Z LL D0 D0 D W Y J Q < 0 Q Q - Q a 0 Oa: < Ez et LLI- W C4 o D 0 LLLL LLon�_ LLF_ O wO w wo w0 0 0 DD D5 W p E 2E JD JQ' } w as ago � 0 o � oo 0 zee z � SUBMITTAL REQUIREMENTS 0 0 o = z ? a ? � 0 c z Applicant Agreement Statement(for wireless communications facilities only) 3 Application Form, Building Division 1 2 1 1 2 1 1 1 1 1 Application Form, Construction Permit 2 2 Architectural Elevations 5 2 Architectural Plans,Commercial/Industrial/Multi Family Attached Dwellings 3+Units 4 3(n) Architectural Plans, Detached/Semi-Attached Dwellings and 2 Attached Dwellings 2 2 Blocking/Anchoring/Skirting Details 2 Construction Mitigation description 1 - 2 Drainage Plans 2 5 2(h) Drainage Report 2 Electrical Plans 2 2 1(g) Energy Code Checklist, Non-Residential 1(m) 1 Energy Code Checklist, Residential 1(k) 1 1(a) Foundation Plans 2 4 2 2 Geotechnical Report 2(b) 4 2(b) Grading plan 5 5 Grading Work Description 4 2 Heat Loss Calculation 1(c) 1(c) Installer Certification 1 Inventory of Existing Sites(for wireless communication facilities only) 3 Irrigation Sprinkler Plans 3 King County Health Dept.-Approved Plans 1(f) 1(f) 1(g) Land Use Permit Conditions, approved (if any) 2 2 2 1 Landscaping Plans 4 Lease Agreement, Draft(for wireless communication facilites only) 3 The number of copies(if any) is indicated is indicated in each column, unless waived by the Development Services Division.. 8-33 1 D. DEFINITIONS OF TERMS USED IN 43 d. King County Health Department 2 SUBMITTAL REQUIREMENTS FOR 44 approval on plans submitted to the 3 BUILDING, PLANNING AND PUBLIC 45 City for dining/food-handling 4 WORKS PERMIT APPLICATIONS: 46 establishments, 5 1. Definitions A: 47 e. King County Health Department 48 approval on plans submitted to the 49 City for public pools/spas, 6 Architectural Plans, Commercial, 7 Industrial, Attached 50 f. Independent plan review by the 8 Dwellings with 3 or More Units: A 9 twenty four inch by thirty six inch (24" x 51 State of Washington Labor and 10 36") plan prepared by an Architect 52 Industries Electrical Division for I and 11 licensed in the State of Washington 53 E Occupancies, 12 (unless project exempted by WAC 13 18.04.410) drawn at a scale of one- 54 g. Asbestos assessment by the 14 eighth inch equals one foot (1/8" = 1') or 55 Puget Sound Air Pollution Control 15 one-fourth inch equals one foot (1/4" = 56 Agency (PSAPCA) for interior 16 1') (or other size or scale approved by 57 demolition, and 17 the Building Official) clearly indicating the 18 information required by the "Permits" 58 h. Independent review by State 19 section of the currently adopted Uniform 59 Department of Health for hospitals. 20 Building Code and RCW 19.27 (State 21 Building Code Act, Statewide 22 amendments), including, but not limited 60 Architectural Plans,-Single 23 to, the following: 61 ex Detached Dwellings, 62 Semi-Attached Dwellings, and Two 24 a. General building layout, both 63 Attached Dwellings: An eighteen inch 25 existing and proposed - indicate 64 by twenty four inch (18" x 24"), minimum, 26 square footage of rooms, use of each 65 plan drawn at a scale of one-fourth inch 66 equals one foot (/4 = 1') (or other size or 27 room or area, window and door size 67 scale approved by the Building Official) 28 and ventilation, opening headers, 68 clearly indicating the information required 29 plumbing, ducting, and electrical 69 by the "Permits" section of the currently 30 layout, including penetration 70 adopted Uniform Building Code and 31 protection, UBC occupancy group, 71 RCW 19.27 (State Building Code Act, 32 and UBC type of construction, 72 Statewide amendments), including, but 73 not limited to, the following: 33 b. Cross section details, as needed, 34 to show typical foundation, floor, wall, 74 a. General building layout and room 35 ceiling and roof construction; 75 use, 36 structural members labeled as to size 37 and spacing; bracing. blocking, 38 bridging, special connectors, anchor 76 b. Window and door size and 39 bolts; insulation of walls, floors and 77 window ventilation area, 40 roof/ceiling, 78 c. Plumbing, duct, and electrical 41 c. Details of stairs, fireplaces and 79 layout, 42 special construction, if any, 80 d. Opening headers, size and 81 material, 82 e. Cross section details, as needed, 83 to show typical foundation, floor, wall, 84 ceiling and roof construction, 85 including connection details, 86 f. Structural members labeled as to 87 size and spacing as well as bracing, 88 blocking, bridging, special 89 connectors, and anchor bolts, 90 g. Special details as needed, (i.e. 91 stairs, fireplaces, special 92 construction), and 93 h. Insulation of walls, slab, floors, 94 and roof/ceiling. 95 i 1 4-2-020 PURPOSE AND INTENT OF 47 Civic and limited commercial uses may be 2 ZONING DISTRICTS: 48 combined with residential development when 49 they support the purpose of the designation. 3 G. RESIDENTIAL - 10 DU/ACRE (R-10): 50 The R-14 Zone is intended for areas that are 4 The Residential - 10 Dwelling Units Per Acre 51 designated as Residential Planned 5 Zone (R-10) is established for medium 52 Neighborhood (RPN) of the Comprehensive 6 density residential development that will 53 Land Use Map. 7 provide a mix of residential styles including 8 tingle family detached dwellings, semi- 54 Reviewing Official approval of projects in the 9 attached dwellings, cinglc family attached 55 R-14 Zone is contingent upon the 10 townhouse and attached flat, duplex, triplex, 56 determination that the proposed 11 fourplcx dwellings. It is designed to 57 developments are compatible with site 12 encourage residential areas with better use 58 characteristics and are consistent with the 13 of common and private open space, greater 59 purpose of the R-14 designation and the 14 privacy and more energy and resource 60 Residential Planned Neighborhood policies 15 efficient homes. The R-10 Zone is intended 61 of the Comprehensive Plan. (Ord. 4614, 6- 16 for areas that are designated as "Residential 62 17-96) • 17 Options (RO)" on the Comprehensive Plan 18 Land Use Map. 19 The intent of this Zone is twofold: 1) to 20 create new residential neighborhoods on 21 large parcels of land in a "traditional 22 neighborhood" development style and 2) 23 create high quality infill development that 24 increases density while maintaining the 25 single-family character of the existing 26 neighborhood. (Ord. 4502, 3-13-95) 27 H. RESIDENTIAL - 14 DU/ACRE (R-14): 28 The purpose of the Residential - 14 Dwelling 29 Units Per Net Acre Zone (R-14) is to 30 encourage development of new residential 31 neighborhoods that provide a mix of 32 detached dwellings, semi-attached dwellings, 33 and attached dwelling structures which are 34 organized and designed to combine 35 characteristics of both typical detached 36 single-family and small scale multi-family 37 developments. Structure size is intended to 38 be limited in terms of bulk and scale so that 39 the various unit types allowed in the zone are 40 compatible with one another and can be 41 integrated together into a quality 42 neighborhood. Project features are 43 encouraged such as yards for private use, 44 common open spaces and landscaped areas 45 which enhance a neighborhood and foster a 46 sense of community. T4CH2INT.DOC\ 1 1 1/12/98 AMENDMENTS TO USE TABLE 11/12/98 ::::::::::::::RESID.ENTIALZONING DESIGNATIONS:::::::::::::::::::INDUSTRIAL:::::: : :COMMERCIAL:ZONING:D.ESIGNATIONS::::: 0 u co = • as 3 E .-5 . .. CD 0 ° 0 -0 -0 0 - = :.• 6..— To ra To To To Ti To Z' -i .± 2 76 — .0 .cti 0 ... c ZONING , — ,,-- ....- :c, .., c.) ...., c.) ... •E ,,, (0 ,,, 0 5 USE TABLE e t . 0 . 0 . (..) . . 4, . <, C as .- -E- 14-, = co 0 < 0 < 0 < (II CD 0 --- CD CD .1,- .., ... .., 0 .- .. *.o = 73 .1 In 0 0 c o• c o = in = 47) E E ii i c 1 E c I 47) •'•= = = = c E c 0 t E CD c E c Zii co o 0o 0ci 0o m o WO 0 . . • = "0 -0 -0 0 0 CD li 0 ot 0 o to o cea re ,- rem tteo Mx W .- re ,- ce 2 E .E E (..) 0 OZ c..) a < a 0 0 ce ......... .. .. .. . . . ... USESt.::::::••••••••••••••••••:.:.:-:•:::.•••::::.•.••••••••:••••.••••••••••••:-••••••••••.: :::RC::::::.:11-4...::.......R4:.::::Rgi:::::RM•Fi:--..R40:.:R14:::::RM::::::::11;::::.......:::1M.:::.•':::::111:::: :::CC•7:::CN::::::::CS:::::::CA:::::::CD::.•. Ca....COR: A. AGRICULTURE, RESOURCE PRODUCTION AND ANIMAL KEEPING GAgitiificiiiiWNO.0.44014i1::1;ii.:!E::::!.::;.!.EINNUENiMig:: lniiiiii.glig Botanical gardens (public or commercial) P180 . -.... :.:0 .1".0i.1;:• 10t.ril.-riiiii1itY::(6x48tIbb)::.::.::.: ::.: ::.::.:H:: ::.::::.::.::::. ..::::.:::::::::::.:Hr.': ::.:.::.::.:0::.::.::::: ::::::....::.::.: : H:H::::::.:::..r.r.:::::::::::::::::::::::::::::::::.::.:.::.::::::::::.: ::::::::::::::::::::::::::::.i:"..*::: :...:'::::::.::::::::.:-..-.::::.::.:::::::::::.::::.*::::.::.•::::.*::::.: Garden,community (new) Si Si S1 S4 bakl Si :::::P:::::::.:::.: •:.::.: : ::::::::::::::::..::.::.::.:: ::.::::::::::::::: :::::: ::.:*:::.::........... : :::........i..::::::::::::::::.::.:K:i .......:.:::•::•: ...::::2: ::.::.:"::::•:::::H H•::.t........::.:•.:::•:.::.::.::. .::......:-....:::•:.::. Horticultural nurseries (wholesale/retail) P : :ADK:::::.::::::.::::.• H::.:.-.-..... .......:::.::::.:14::.: H:::::H:i;(::::::::H:::::.: i)4..:..::.i ::f1::::::::::H::::: : i.11.. .:.:..44:::: .:::::.l......: ::::4::::: ::::i4:::H14::::::::.:H: :::::H62::'::.ii :: B. RESIDENTIAL fotiwroogyDitiitheillgehitAttiehiiiitVirtell in cis:iiigi:::-MigigiMig.:iiiii:Iiiiii:iii.ii!:ii:ii!.::taliqiiigiiiiNli:.,iilliliiii:Ogliiliiiii;i::iniiMaiiii i'::iii!i::::::.iniiiiigiiiia:Migii!!,:i.::g!!!'..,:! •,:,::::::::: ::::::::::::::::::::: ::::::: Frifive-famity Detached dwelling(existing legal) P P P .. . ..-:44361e4tfitDetached.dweifiri.......................::::...::::::.....i :-...:::: -.:H:H: ?..::::.*:::::::::::::.::::::::::.*::::::..i:i:if:::::.:::i:ACif.i:::::::::::::.::.i .,. ............ ....... ........ .... Single family, detached dwelling P113 P113 P113 P113 P113 P113 S206 .4giii644eniii4 :46iiiiette-Ciied.:ciWeliind.:.:::.::.::::.: :.::-....::: :................... ....-. ...?..i.... ...:.... ...... ... ...i.:......::::::::..is 'W`4' .-........-. :.:..........:...t..... .....*.i.........: i.-....:. ......i::: ...:. ......-.....::::.:"...... ... ......i'.......:....iii...iiii... ..*:.:::::.ai............'..:::::::::::.ff:::::::::::::::::: Single family, attached dwelling P6 .: 444#66400fAitiktiiii.iftiiietitiiiiiiiiiiniN:igniii Townhouses up to 3 consecutively . attached-gfeuod-Felated-effite P183 .16;i01'.i**0....6 .0.:1:66.4-600,i6ji.:::.: h:: :::::. .:attaChbt1406:64EVFeldt&V.E-8444::::::•:-:-:-:•:-:-:-:-:-:.:.:-: .:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::.:::::::K::::::.::S48:4;:::: :::.:.:?.: 176Wilbijiii4t:,::00:tb.:4: 6:iiii;itiveit: :::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::i:i:"---:-:.:.:-:.:.::.:-:.:-:-:.:. :-:......-:.:-....:-:•::=:::-:.::•:.:.-:.:-..-:.:-:.::......-:.:-:-..-.....--:......-:-:":-:.:..-:..-. aftaeffecti : ::: :: :::::: :::::::::::::::::::: :::::: : :::::::::::::::: ::: :.::::: ::::i::.:15244::: :::::::::::::: :: ::::::::::.:.:i..•..H::•:.•:.......:::::: ::.]:::.....::::::::::::::: •:•::: :H::-.: -.::: •.......22..::::::.:::::: ::::::...........i:i::: a Hatch marks=change in condition Page 1 7 AMENDMENTS TO USE TABLE 11/12/98 - -- '- • :4•42.4)0.13':::::::::."..".. ..::: ::::::::::::: :1 :?:.:? :"..":::::::::. :::::::::::::::RESID.ENTIALZONINIG:DESI:GNATIONS:::::::::::::::: :INDUSTRIAL::::::: :::::COMMERCIAL;:ZONING:DESIGNAT.101sIS:::::/ m E c u 0 ZONING 0 *-5 a)-c CD 0 o , 42 76 {1 Ta Ts Ts Ts 71" Z' --1 2 ±. 2 73.., 2 0 To m USE TABLE °R' in 4,— -•-.-. -- .- :-_- -. -•-.-. (-) 4 (m -a lz7-17(6.. T1e:/1 •Q) 1- c127, L' _. 0o E ill -E m v. 0 0 m o 0 C3 m 0 m 0 m o a) c, a)• = "cs "cs - -0 o o a) ai m o t m o m m -E 5. 5 0 c.) (.) z c.) 0 < C.) 0 0 re titt8ti::::::::::::::::::::::::::::H::: :::::::::::: :::::::.H::::H:H:::*: :::RC:::::::RO::::.::::R5:::::::F :::::13Y111:-...P..-10.:::114::i"....RIV::::::::::i ....:::::::PYI:::::::::1}1::::: ::::ca:::::::PN::::.......eS::::".....:t4::::::::::PP:::::::a0 :so.R.:, Duplex Flats or townhouses.2 units, (existing legal) P P P :..0. 4*:.`::.:::::::.::::::P.1.13:::KH::..:::.:::.: .:::.. . ::::::::::::::::i::::::::::::::::::::::::::::.i:::::::::::::::::::::::::::::.::.::.::.::::::::::.::.*:.*:::::::: --Tr-iialex. 12244 1244.3 440.44:::::::::.::::.::::::.:::::: :::::::.:K:K:H::.::K:H::.::::: ::::::::::.:2:-....::.::.::.::.::.:::::.::::::h: :.......:::h: :::::::.::.::.::::.:::F944 :::::::::::::::.P-4-14:- F "• lat.S.;:iiii:ii)....4.:atiaaieil. :...iiai:::ii:::::aa: ::::::: Multi-family Flats or townhouses (existing legal) P P : . 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Hatch marks=change in condition Page 2 , . • AMENDMENTS TO USE TABLE 11/12/98 .+24)6a: :: :: :::::::*::.::::::::::::.:: ::•:•>.:.:..•RESIDENTIAL:ZON:ING::DESIGMATIONS:: :>::::::::::::1NDUS:TRIAL::::::. :::<COMMERClAI ZONlNG:DESIONATI.ONS:::::: c °' u a 3 w m a� -D - o ° ZONING = . , .m 0 0, d o . c U w Ta To Tv R R R �' —1 2 = c .`° 2 f .3 `� w .�° USE TABLE `° •� ` ° `� ` ° g m m Q N Q m Q 3 : Q1 v 0 m w ro to in' L icr) (Q L L Q> C c In = > to = a G = = c = c E c .0) c Bo c E c N 2 U 2 T.G tin 2 co 2 2 2 O 2 , 2 2 E E E U U 0 z U U Q U U 0 cc Ug ..�:.>.:»::::: : »:>: ::RC> R;1:... '.>:R-6: :R-8:::RMH••.R iO.".R-14:::RM: ::::.:It.::::::::IM;: ::IH:: :CC:• CN CS::::CA: ::CD::::CO:.:COR fS. .._... Group homes II P ::Group laoi.iies:)I;:.fur:6:ar.:less::: : ::::::::::::::::::::::: ::::::::::::::: :+?::::::::::::P:::::::::::P ::::::::p:::::: ? : .............. !3 P P Group homes II,for 7 or more H H H H H H4-82 H HHHH AD F : •..::: ::::::::::::::::::::::::::::::: ...::: ::::: :: :: :: ::: ::::::::: : :::::::::::::: : ::::::::::=:::: =: :::..-.:::::::::: 7:::i:::::::: : Hotel/convention center w/office and/or res. uses on site P ::Abt27::::::P:.:�:::::::p::::::::::::::::: ::::::::: ::- �:Hofefs:and.•.oes............................ .......i..... .... ... . ,. ....�.. . . .�. �.,�.-.... .... .. ... ..... .... . Hotels and motels(existing) P ::::::R::::: :. . - rert etiieiat�sesidertces�:::: �:=:::::::: : =::�:�:�:� : :�� :::::H:::::�:::::H:�::: ::::::::::::::::::::::::::�:::�::::�:=::Afl:�: ::::�:::::::::::P:: :i:::::::::::`::::::i::::::�::::::: ::: :::::::::::::::::::P.:::::::::::?(::::: TI . .... ... ............. . . ... •E:�:�Gl�k:T:t1RAI:;:�EN:'FRRFAIMMENT:AND:REGREA..03�1A�t;:�:::::: � :: : :::�:�::�:� �::.::::: ::: ::•:•:':":':':':':':':::':':'::: ::::':: ':': :::::::::: ::::::•::::: ::::::•:•:•:-:::'::•::•:•:•::::::•:':•::::: ', :-.e i::{;i;:•'••i:}: ''i:{:iiii ii 'ii:;/:�;;r{!:::::::T::iiiiiiiiii vi}iiii'i>iii::i::i::::i::::iri:::::::.:'.,mw.:::i.......::.::::i..::n::::.'....R.:,..::...:.:.....::.:::i::is i:::g:::::::i::::i::::i::::::i:;:y;::�.:....:::::}:::::i::::i'riiiiiii: ::'. ... .... .... ....... ::-` i:� ac',. :::i:i:iiiiii iiiiri'}:iii:vGi:i::i::ii::i::ii::i::::::.. .... .. .. :.: :::i:{.;:iiii::.ii:i^iii :4iiiiii:Liii i::.i}i titiii'•:::•i:::ii:•ii:i F��r.��:.�t >:::»::>::::>::::>::»::<:>::;:::.':::;;':i::i::i::i::i::iii::ii:<i : : �...........P..................................................... ....:...........:..... aaa��..�� ;..;:::i;::i::;::ii:<:i::ii':ii::<:::::>i :i::><::<::ii><::i::i: :::i::ii::>::>::>::>:::>:>:::i. Open space (new) S2 S2 S2 H S2 S174 S117 S117 H AD S2 P S2 S162 H •:C3pein:sjia:ee:rrex►stir9:) :::::::::::::::::::::::::::::::::::::::::::: . :::::-.P:: :::::P::::: Park, playground or rec./comm. center H H2 H H H H H H H H H H H H H H AD/H AD/H ••Parks:fte ioxnal'.new :::52:::::::::S22::::::::S2:::::::::::::: '::'':: :::::.H.::::.� '.'.•ff:::::::S174::::S1:t7:::::5117:: :::::H:::":-::::AD:::::::::82: ::::::P:::: :::52 . :S162:; :::ff:: Parks, Regional (existing) P P PP P P P PPP P P P PP P :::••S :: ::::52:::= :::::H::::: ::::522:: ::517`.4:::..:5.1:17:: :Si17: ::::H::::::::::52::::::::S2::::::::P: =:::::52:::::::S162::::: :i:::5::::: -.F?arks,•Community.(s1e�•)•:•:•:•:•:':•:•:' ':'.•:':':• • .• :•::52�:.�.:. 2.�:. ���� - -- Parks, Community(existing) P PPP P P PP P PP P P PP P S :::::: •::: 2 ::::::'::: -:• \::::S2:::::5174::::S1:17.:::::53:17:: : :82:::='::52:::: 52:: P:::::::::52::.:St62>:»:5:::.:. ��Park; �:Alel�fl)iornaod:(:ri2w) � : :��:':��: � :`52:: 2 . ..S2.?...S ..........53.:n .. Parks, Neighborhood (existing) P P P P P P P P P P P P P P P P Parks... .:d:O .:en CAE: :::>::i>:::::::i:::: ;:'::>':i::i:<::<:i::i::i::::::»ins:<:::>::>::i::i::;:<:::>i::i:;;; :;:::;:. :::::::.i:ii::<;. ::Tra>35::(new) : .:.:A...:':: S17 . .. .'>:.....: 'S2•.'. <'.'Sz'.'..:S2..: ...:.. ...:::::>::�::�:�:�N�::�^ '.•.Al)•.'..�5774:::.5:117•.:'Si:17;. . H::......AD SZ: ...P.:: ..S2..:: S:1.62_:::.:{-f. Trails (existing) P P PP P P P P P P P P P P P P Hatch marks=change in condition Page 3 AMENDMENTS TO USE TABLE 11/12/98 4-2-060 RESIDENTIAL ZONING DESIGNATIONS ::::::::1NDUS.TR1AL ,:-:COMMERCIALZONING:DESIGNATIONS:::::' E c u 3 E 3 la r D -0 -•-• 0 ZONING , . 0) . 0 s 7,3 Ti Ts •?-% --I 2 ± T37, 2 -a T° 15 4= (73 USE TABLE Eo E c o• o 0CI ma co m 0 co c . m "0 -0 1:3 o o a) Ei o o a) in ce co N".• CL E E c.) (.) z 0 0 < 0 ooeC G SERVICES , - Day ootkoetAocumenow:::!::1:maimi Family day care AC AC AC AC P AC AC AC P165 P105 P127 P P P P ::P127:: Adult day care I, maximum 4 on residential property AC AC AC AC P AC AC AC AD H H P165 P105 P127 P PPP ....... ......... ....... ...................... on.n.on-residentrl property AC AC AC AC P AC AC AC At) H H P165 P105 P127 P P P Adult day care II, 5+ on residential property H H H H H H H482 H AD H H P165 P105 P127 P P P S68 Convalescent centers& nursing homes H H H H482 P/H P105 , P127 H P S209 AD Hospitals, sanitarium or similar uses HHI-IHHHHHHHHHHHHHAD/HAD/H ]$.6.Ititi:Wiataiati.iteiaiii:EMBENSEN ,:•• • Disposal facilities (dump, solid industrial waste) H . H I%ecydlng center :::::::::::::: :::::::::::::: Recycling collection & processing stations... P Recycling-collection center P74 P H H ....... Recycling collection station H41 P74 P AD AC78 AC78 AC142 AC51 AC51 AC51 Hatch marks=change in condition Page 4 AMENDMENTS TO USE TABLE 11/12/98 ::::>:1NDUS:TR1AL::::::: :::::COMMERCIAL:ZON1NGDESIGNATI.ONS::::: E c = m ° to 3 E ZONING _. � . . . � . . p d d o � c v ° J 2 _ ° .0 Fa 3 To io is •• io 74 io ! H USETABLE Cti = V = C) = V = = a = a = L 3 m m Q m Q ° Q ° in ° to to r+ �+ w. " io L L Gf 'O ' '0 0 'C M '� In fA ul > w _c w E ' f°A C 0 m m 0 a) era 0 o N . 0 7 't7 'a O o .. d O m m V 1I9 ce co O: = cc , 'a a) 3 a) O cc .- re r2 C C E o U U Z U U Q U V :•:':':':' :':'>:::-:':•:•:•>:•:•>:•;:':':':':':':':':':':- ::':'::.::> .:.RC:: :::R=1;:::::R-5:;::::R :::•RiVIR•::R='t0:::R�14'::':RM::::::::lii.::-::::IM:: :::::IH:::: ::CC:. .CI1:::::::CS:: :CA::: •CD: ::::CQ_:::COI' USES..................•......-..-.....-....•........--. .... _ .. .. .�Re�jrelirig:coliecti[tis:statiQii:(temj3:��:�:�::�::::�:�:�: �:��5a:�::�:559�:��:�S59:�::�:559::�;:�:359:�::�:�55�:���� •• . -.r � �Recycling drop or collection centers H :R:�cy�lihig:�C.QlieCtlork&�:p�oC��sing:C•.�Mtet:�:�:�:� :�:�:�:�:�:�:;�:�:�:�:�:�:�::�::::::��:�:�:�:�:�:�::�:�:�:�:�:�:��:�:�:�:�:�:�: �:�:�:�:�:�:�::�:�:�:�:�:�:��:�:�:�:�:�:�::�:�:�:�:�:�:� ....... .............. .......:.... . Recycling, large scale p .............. .............. .............. ....... .............. Solid waste incinerators :;yataste:recycling:antl::transfer.;facilities::::::::::::::: ::::::::::::::::::::::::::::;:;:;:;;.;..;.;.;.;.;.:'::':':•:•:':•:••:•:•:•:•.'.. .-'.-.......... ..........H... ....... .............. .............. ...................... Seta#fS�itri�t:Slarv�rd�;�3c��iu��t°rrs............... .�.:_:::::::.�:::.:::::>•:: ::::... . ;:'.:;.<:.:>::»:<:>::>:<:>::»>:�:<:::::>::;:<:»::>::>:<:::;::; :> S/AC \\ S20/H Community facilities S/H S/H H S/H 53/H S/H S/H S177 5173 S173 S S S/H S/H P/S H 5224 :��mmunity�srt,Ye�:ng:�.a.li. . .':':.. .. .. :'.' `:::•:':•:•-:':' 's�$ ... . ....... .............. ........ ..... . ....... Philanthropic institution H H H H H H H H H H H H H H H H AD62/H AD/H r. oti- :rofit '.••-'.-.'.'.'.•-•••••••-.---•'.••.'••.••••••••••• .•.•.................................'.... H H......H:-: H H>::::?H:> >F3::::>:fl:: -:::H::2 Af�8 M :AD/.H: '.orgar}tzation.;.'..'.'.'.;.;._.•.•.•.•.•._.;.•.•.•.•.•.•.•.•.'.'.':':'.'.'.'.:•:' ''H••�••;':'.'H_.;.'..'..H.. :':'.H.'...'::'H_.. ....... ..fi.....-.kt... ,. Service and social organizations H H H H S228 H'::'::':-: ':' ':•.•:H.;:;::;::::H:�:�::�:�:�Fi�:�:� ����H :•:�:�:#f:�:�:::::5>kt:: >Sentiee:•Cftlids:a[t�l��rgasli�at�s�hs.-.'.'.':';:';:.<•:•:•: -:':;•:•:•:•::�:�:�:�;:�:� :::';::� :::: ������'� ..f3..:... Service clubs and social organizations H H H Social services S8 • Hatch marks=change in condition Page 5 4-2-080 percent(50%)of the principal residence is used for the guest house CONDITIONS and the number of persons ASSOCIATED WITH accommodated per night shall not exceed four(4). ZONING USE TABLES 31. The guest house must be conducted by the property owner. No more than fifty percent(50%)of the principal A. SUBJECT TO THE FOLLOWING residence is used for the guest house CONDITIONS: and the number of persons accommodated per night shall not 1. Subject to site plan review. exceed four(4). One off-street parking space must be provided for each guest room. The parking space must not be 2. Subject to site plan review and located in any required setback. The consistency with the City domestic water supply and waste water Comprehensive Parks, Recreation and disposal facilities shall be approved by Open Space Master Plan and Trails the City. Master Plan. under the Site 41. Used in conjunction with an approved 3. Administrative approvalpublic or quasi-public use when the Plan Review section (See Section collection station is utilized more than 4-31-33)for new neighborhood parks , ninety (90) days per calendar year. which are smaller than ten (10) acres. Hearing Examiner Approval under the 51. Allowed where incidental to a permitted Site Plan Review section for new primary or secondary use and shall not Neighborhood Parks which are ten (10) exceed thirty three percent (33%) of the acres or larger. In either case, subject gross floor area, except for floor area to consistency with the City that is devoted to food prepared wholly Comprehensive Parks, Recreation and for retail sales on-site, and providing Open Space Master Plan and Trails the structure is not located within any Master Plan. required setback and/or landscaping area. 4. Administrative approval under the Site Plan Review section for new 53. Located adjacent to or on the same lot community gardens which are smaller as the mobile home park. Residential than ten (10) acres. Hearing Examiner accessory structures shall only be Approval under the Site Plan Review allowed on residential lots in section for new community gardens conjunction with an existing primary which are ten (10) acres or larger. residential use. 6. RESERVED. 59. Accessory to a public or quasi-public use. The collection station is portable type mix requirements of the and temporary (not to exceed 90 Development Standards for this Zone. calendar days out of each year). The No more than four(4)units may be collection station is not located on any consecutively attached. public right-of-way unless a right-of- 8. Size and location of these uses will be way use permit is granted by the Board reviewed as part of the site plan of Public Works. The property owners approval. or managers shall keep the area surrounding the recycling station 20. Consideration must be given to maintained and clean of debris. community need (i.e. suitable location). 62. The design of structures, including 29. For four(4) or fewer guests per night. signs, shall be generally consistent in character with surrounding uses. No 30. The guest house must be conducted by drive up windows or outside automobile the property owner. No more than fifty service shall be permitted, except for financial institutions which are 1 T4CH2CON.DOC 11/12/98 permitted three (3) drive-up windows in 78. Provided the structure is not located conjunction with a branch operation within any required setback and/or and integrated into the exterior wall of a landscaped area. "primary use" structure. No exterior display of merchandise is permitted. 105. Retail and Commercial development is Retail and service uses shall be not allowed to exceed thirty five developed as part of larger office thousand (35,000)gross square structures. Such retail or service uses feet/use without a Conditional Use shall not stand alone and shall not Permit and must be scaled and occupy more than twenty five percent oriented to serve the needs of the (25%)of any one floor of a building adjacent neighborhood abutting the whose primary use is office. Direct center. arterial access to individual uses shall occur only when alternative access to 107. Multi-family residential uses located in local or collector streets or consolidated a structure that is restricted solely to access with adjacent uses is not residential uses shall be subject to the feasible. development standards as specified in the Multi-Family Zone, Community 68. Intended and designed to serve the Center, (RM-C), Section 4-31-8D of immediate market area (i.e. contiguous the City Code. Maximum density shall COR Zone). No freestanding buildings- be twenty (20)dwelling units per acre. -must be housed in a "primary use" Density shall be consistent with Section structure. Limited external signage. 4-2-120A, Development Standards for No drive up windows or outside Commercial Zoninq Designations. automobile service shall be permitted Projects reviewed under Site Plan (except for financial institutions). The Review procedures, Section 4-31- design of structures, including signs, shall be generally consistent in 33, may be required to build a ten foot character with surrounding uses. No (10') high ceiling for the first story of a exterior display or storage of building constructed solely for merchandise shall be permitted. residential use, in order to maintain the long-term potential for conversion to 74. Temporary Uses as defined by commercial usage. Section 4- 113. Subject to the density limitations 31-19E; except that when operations located in the Development Standards are predominantly conducted out of for this Zone. doors rather than completely enclosed within an enclosed structure, a 114. No more than four two(4)-(2) units may Conditional Use Permit is required. be consecutively attached. Subject to the density limitations located in the 76. Multi-family residential may also be Development Standards for this Zone. located in a mixed use building of commercial and residential uses. 115. RESERVED. Each home is separate Residential uses shall not be located from other homes. Each home may be along the street frontage on the ground detached from its garage or attached to floor in the "Downtown Pedestrian its garage; garages arc attached to one District". Density shall be consistent another by a common vertical wall, with Section 4-2-120B, Development breezeway or other connection Standards for Commercial Zoning approved by the City. Subject to the Designations. Density may be density limitations located in the increased to one hundred fifty (150) Development Standards for this Zone. dwelling units per acre subject to administrative conditional approval. 116. Commercial and residential uses may The minimum density requirements be located within the same structure. shall not apply to the subdivision, short Residential only structures must be plat and/or development of a legal lot unified with existing or planned one half(1/2)acre or less in size as of commercial uses by similar design March 1, 1005. (Ord. 4466, 8 22 1091; themes, pedestrian access, and compatible lighting and signage. 2 T4CH2CON.DOC 11/12/98 Density shall be consistent with Section determined at the time of site plan 4-2-120A. Development Standards for Commercial Zoning Designations. 120. These uses are permitted when located 117. In conjunction with a primary use when in mixed use building of commercial operated primarily for employees of the and residential uses. Size and location industrial zone in which they are of these uses will be reviewed as part located and with consideration given to of site plan approval. No residential community need (i.e., suitable uses are allowed on the first floor. location). Subject to site plan review Density shall be consistent with Section and consistency with the City 4-2-120A, Development Standards for Comprehensive Parks, Recreation and Commercial Zoning Designations. Open Space Master Plan and Trails Master Plan. 127. Retail and Commercial development is not allowed to exceed 65,000 gross 119. These uses may also be located in square feet/use without a Conditional mixed use building of commercial and Use Permit and may serve more than residential uses. Density shall be one neighborhood, but not provide City- consistent with Section 4-2-120B wide services. Development Standards for Commercial Zoning Designations. — 142. The structure is not located within any Provision for affordable units must required setback and/or landscaped meet the provisions of housing element area. 2, if a significant public benefit above 162. Subject to site plan review and City Code requirements can be consistency with the City provided for a portion of the property Comprehensive Parks, Recreation and which may be contaminated, a transfer Open Space Master Plan and Trails of density may be allowed for other Master Plan. Consideration must be portion f t.,o,-he t given to community need (i.e. suitable location). Bonus in COR 1: A bonus density of not more than five (5)dwelling units per 165. The maximum gross floor area of any acre may be allowed; provided there is single commercial use on a site shall a balance of height, bulk and density not exceed five thousand (5,000) gross established through a floor area ratio square feet, except by Conditional Use system and/or a master plan to be Permit. decided at the time of site plan review. 173. Permitted in conjunction with a primary Bonus in COR 2: A bonus density of use when operated primarily for not more than two (2)du/acre for each employees of the industrial zone in provision may be allowed; provided, which they are located and with there is a balance of height, bulk and consideration given to community need density established addressing the (i.e., suitable location). following public benefits: a) Provision of continuous pedestrian access to the 174. Except that when operations are shoreline consistent with requirements predominantly conducted out of doors of the Shoreline Management Act and rather than completely enclosed within fitting culation pattern within the an enclosed structure, a Conditional cite, b) Provision of an additionai Use Permit is required. twenty five foot (25')setback from the shoreline above that required by the In conjunction with a primary use when Shoreline Management Act, c) operated primarily for employees of the Establishment of view corridors from industrial zone in which they are upland boundaries of the site to the located and with consideration given to shoreline, d) Water Related Uses. If community need (i.e., suitable the applicant wishes to reach these location). Subject to site plan review bonus objectives in a different system, and consistency with the City a system of floor area ratios may be Comprehensive Parks, Recreation and established for the property to be Open Space Master Plan and Trails 3 T4CH2CON.DOC 11/12/98 Master Plan. Examiner approval, under the Site Plan Review section , for new neighborhood 177. Except that when operations are gardens with an area of ten (10) acres predominantly conducted out of doors or larger. Civic and/or commercial rather than completely enclosed within an enclosed structure, a Conditional with and intended to serve residential Use Permit is required. development in the R 14 Zone. Civic uses and/or commercial uses may be In conjunction with a primary use when allowed if it is determined by the City operated primarily for employees of the that such uses arc: industrial zone in which they are located and with consideration given to a. Designed to serve as a focal point for community need (i.e., suitable the residential community. location). b. Compatible with architectural character 180. An accessory restaurant and/or gift and site features of surrounding shop is also allowed. characteristics. 182. Subject to applicable commercial/civic development standards of Section 4-2- c. Consistent with applicable City regulations 110F, Development Standards for (e.g. Comprehensive Plan, Site Plan • Residential Zoning Designations. G4 4e and/or commercial uses are permitted 187. Civic and/or Commercial Uses: Civic ccrve residential development in the R uses and/or commercial uses are 14 Zone. Civic uses and/or commercial permitted only in conjunction with and uses may be allowed if it is determined intended to serve residential b„the Cit„that s, ch „ses_ar-e. development in the R-14 Zone. Civic uses and/or commercial uses may be a. Designed to serve as a focal point for the allowed if it is determined by the City residential community. that such uses are: b. Compatible with architectural character and a. Designed to serve as a focal point for the site features of surrounding residential residential community. b. Compatible with architectural character and site features of surrounding residential (e.g. Comprehensive Plan, Site Plan development, and characteristics. Review requirements). c. Consistent with applicable City regulations 183. Provided the building length does not (e.g. Comprehensive Plan, Site Plan exceed 85 feet. Subject to the density Review section ). limitations located in the Development Standards for this Zone. d. These uses may only be provided in conjunction with residential 184. These unit types shall not exceed fifty development. percent (50%) of the permitted units in a project. Subject to the density e. These uses shall be created as a focal point limitations listed in the Development for the development. Standards for this Zone. Buildings shall not exceed six(6)dwelling units f. These uses shall be designed to include a • per structure, except as provided in common motif or theme. section 4-31- 7D2d, Bonuses. Buildings shall not 206. The single-family residence shall not be exceed 115 feet in length. located on a lot platted after the effective date of this subsection. 185. Administrative approval under the Site (March 2, 1997) Plan Review section for new neighborhood gardens with an area The lot size is not greater than 6,000 smaller than ten (10)acres. Hearing square feet. 4 T4CH2CON.DOC 11/12/98 The single-family residence will be exterior display of merchandise shall be located on a block where a minimum of permitted. seventy percent(70%) of the land area of the block is utilized for single-family 244. Permitted subject to the density residential purposes. limitations and dwelling unit type mix requirements of the Development The single-family residence will not be Standards for this Zone. located in the"downtown core area"as defined in section 250. RESERVEDFor four(4)or fewer 4-31- guests per night. Civic and/or 10.1.D.1.a, or along a street classified commercial uses are permitted only in as a"principal", "minor", or"collector" conjunction with and intended to serve arterial in the Renton Arterial Street residential development in the R 14 Transportation Element of the Renton Zone. Civic uses and/or commercial Comprehensive Plan. uses may be allowed if it is determined by the City that such uses are: The provisions of this subsection shall expire on December 31, 1999, or upon a. Designed to serve as a focal point for the the creation of a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, b. Compatible with architectural character and the units developed under this cite features of surrounding residential subsection shall be treated as existing development, and characteristics. single-family dwellings per 4-31-10.1.B.1.k. c. Consistent with applicable City regulations (e.g. Comprehensive Plan, Site Plan 207. Subject to a location in the Employment Review requirements). Area Valley (EAV) land use designation. See EAV Map In 251. Administrative approval under the Site Section Plan Review section for new neighborhood or community parks 209. Requirements for uses not associated withwhich are smaller than ten (10) with a Medical Institution: Permitted acres. Hearing Examiner approval, with consideration given to community under the Site Plan Review_section , for need. Use must be located within the new neighborhood or community parks Center Institution (CI) Comprehensive which are ten (10) acres or larger. Plan Designation. Signage: For lots Consistency with the City of Renton within one hundred feet (100') of Parks & Trails Master Plan. Subject to residential zoned properties, external applicable commercial/civic signage shall be subject to the development standards of Section 4-2- provisions of Section 110F, Development Standards for (CO Part of Sign Regs) Residential Zoning Designations. Civic and/or commercial uses are permitted only in conjunction with and intended to 212. Located within the Center Institution Gene residential development in the R (CI) Comprehensive Plan Designation. 14 Zone. Consideration must be given to community need (i.e. suitable location). Civic uses and/or commercial uses may be allowed if it is determined by the 224. Intended and designed to serve the City that such uses are: immediate market area (i.e. contiguous COR Zone). No freestanding buildings- a. Designed to serve as a focal point for the -must be housed in a "primary use" residential community. structure. Limited external signage. No drive up windows or outside b. Compatible with architectural character and automobile service shall be permitted site features of surrounding residential (except for financial institutions). The development, and characteristics. design of structures, including signs, shall be generally consistent in character with surrounding uses. No (e.g. Comprehensive Plan, Site Plan 5 T4CH2CON.DOC 11/12/98 252. Accessory to a public or quasi-public use. The collection station is portable and temporary (not to exceed 90 calendar days out of each year). The collection station is not located on any public right-of-way unless a right-of- way use permit is granted by the Board of Public Works. The property owners or managers shall keep the area surrounding the recycling station maintained and clean of debris. Subject to applicable commercial/civic development standards of Section 4-2- 110F, Development Standards for Residential Zoning Designations. Civic and/or commercial uses arc intended to serve residential development in the R 11 Zone. Civic uses and/or commercial uses may be allowed if it is determined by the City • that such uses are: a. Designed to serve as a focal point for the b. Compatible with architectural character and cite features of surrounding residentiai c. Consistent with applicable City regulations (e.g. Comprehensive Plan, Site Plan Review requirements). 6 T4CH2CON.DOC 11/12/98 • 1lo 1 4-9-200 SITE PLAN REVIEW: 47 within the site and in relation to 48 adjacent areas; 2 A. PURPOSE AND INTENT: The purpose of 49 5. To protect the desirable aspects of 3 site plan approval shall be to assure that the 50 the natural landscape and 4 site plan of proposed uses is compatible with 51 environmental features of the City by 5 existing and potential uses and complies with 52 minimizing the undesirable impacts of 6 plans, policies and regulations of the City of 53 proposed developments on the 7 Renton. Site plan elements subject to this 54 physical environment; 8 Section include, but are not limited to, site 9 layout, building orientation, pedestrian and 55 6. To minimize conflicts that might 10 vehicular access, signage, landscaping, 56 otherwise be created by a mix of uses 11 natural features of the site, screening and 57 within allowed zones; 12 buffering, parking and loading arrangements, 13 and illumination. Site planning is the 58 7. To provide for quality, multiple 14 horizontal and vertical arrangement of these 59 family or clustered housing while 15 elements so as to be compatible with the 60 minimizing the impacts of high density, 16 physical characteristics of a site and with the 61 heavy traffic generation;and intense 17 surrounding area. Site plan review does not 62 demands on City utilities and 18 include design review, which addresses the , 63 recreational facilities; 19 aesthetic considerations of architectural style, 20 exterior treatment and colors. Site plan review 64 8. To promote the creation of 21 should occur at an early stage in the 65 "campus-like" and "park-like" settings 22 development of a project, when the scale, 66 in appropriate zones; 23 intensity and layout of a project are known, but 24 before final building plans are completed. The 67 9. To provide a mechanism to more 25 intent of site plan approval shall be: 68 effectively meet the purposes and 69 intent of the State Environmental 26 1. To protect neighboring owners and 70 Policy Act; 27 uses by assuring that reasonable 28 provisions have been made for such 71 10. To supplement other land use 29 matters as sound and sight buffers, 72 regulations by addressing site plan 30 light and air, and those other aspects 73 elements not adequately covered 31 of site plans which may have 74 elsewhere in the City Code and to 32 substantial effects on neighboring land 75 avoid violation of the purpose and 33 uses; 76 intent of those codes. (Ord. 3981, 4-7- 77 86) 34 2. To promote the orderliness of 35 community growth, protect and 78 B. APPLICABILITY: No building permit shall 36 enhance property values and minimize 79 be issued for any use requiring site plan 37 discordant and undesirable impacts of 80 approval pursuant to this Section until the 38 development both on and off-site; 81 Environmental Review Committee has 82 determined that a public hearing is not 39 3. To promote coordination of public or 83 required or the Hearing Examiner has 40 quasi-public elements, such as 84 approved or approved with conditions the site 41 walkways, driveways, paths, and 85 plan application. All building permits issued 42 landscaping within segments of larger 86 shall be in compliance with the approved site 43 developments and between individual 87 plan. Site Plan Review is required for: 44 developments; 88 1. All development in Certain 45 4. To ensure convenience and safety 89 Zones: All development in the 46 of vehicular and pedestrian movement 90 Industrial Light (IL), Commercial Office 91 (CO) and Public Use (P-1) Zones and T4CH9B.DOC 1 11/12/98 0 • . , 92 CC, CN, CD, CA, CS and the 138 zones, the following types of 93 Residential Use--Maximum 10 Units 139 development shall be exempt from the 94 per Acre (R-10), Manufactured 140 requirements of site plan review: 95 Housing Park (RMH), Residential 96 Multi-Family (RM) and Residential 141 a. Interior Remodels: Interior 97 Use--Maximum 14 Units per Acre (R- 142 remodel of existing buildings or 98 14) Zones, 143 structures, provided: 99 144 i The alterations conform with any 100 Developments: For development 145 prior approved site plan; and 101 proposed in conjunction with a planned 102 subdivision in the R 10 Zone, a Site 146 ii The alterations do not modify the 103 Plan application shall be required to be 147 existing site layout. 104 submitted with the subdivision 105 application. In the event that there is 148 b. Facade Modifications: In addition, 106 no specific residential development 149 facade modifications such as the 107 , 150 location of entrances/exits; the location 108 the applicant shall be required to 151 of windows; changes in signage; or 109 provide structural footprints (including 152 aesthetic alterations shall be exempt. 110 setbacks)for each of the lots which . 153 (Ord. 4008, 7-14-86) 111 would result from the proposed 112 subdivision of the property. 154 c. 113 155 (PUDs). Flexible development 156 plans. 114 2. Specified and Secondary Uses: 115 Secondary uses and other uses 157 d. Conditional use permits. 116 specified within each zoning district, 117 provided that: (Ord. 4404, 6-7-93) 158 e. Off-premises signs (billboards). 118 a. Exceptions for Secondary Uses: 159 f. SEPA-Exempt Developments: All 119 Where secondary uses are required to 160 development categorically exempt 120 file an application for a site plan review 161 from review under the State 121 by the provisions of the Zoning 162 Environment Policy Act (RCW 43.21C 122 regulations, but would otherwise be 163 and WAC 197-11) and under the City 123 exempt from the site plan review 164 of Renton Environmental regulations 124 requirements, the decisions of the 165 (Title IV, Chapter 6). 125 Zoning Administrator shall not be 126 subject to public notice and comment, 166 g. Minor work in Shoreline Areas: 127 or the requirement for a public hearing. 167 Minor new construction, repair, 128 (Ord. 4404, 6-7-93) 168 remodeling and maintenance activities 169 that would otherwise be exempt from 129 3. Development within the Valley 170 Site Plan Approval if they were not 130 Planning Area: All development with 171 located within the shoreline master 131 the Valley Planning Area. 172 program jurisdiction. 132 4. Hazardous Waste Facilities: All 173 2. Development Exempt from Site 133 hazardous waste treatment and 174 Plan Review In the R 10 and R-14 134 storage facilities. 175 Zones: In the R 10 and R-14 Zones, 176 the following types of development 135 C. EXEMPTIONS: 177 shall be exempt from the requirements 178 of site plan review: (Ord. 4614, 6-17- 136 1. Development Exempt from Site 179 96) 137 Plan Review In All Zones: In all T4CH9B.DOC 2 11/12/98 • 1110 180 a. New or replacement detached or 224 Zones outside the Valley Planning 181 semi-attached home on a single- 225 Area; 182 previously platted lot. 226 d. Four (4) stories or sixty feet (60') in 183 b. Exterior remodeling or expansion of 227 height; 184 an existing single family home and/or 185 primary residence. 228 e. Three hundred (300) parking stalls; 229 or 186 c. Accessory structures otherwise 187 exempt from SEPA review. (Ord. 4614, 230 f. Ten (10) acres in size. 188 6-17-96) 231 4. Commercial Property Adjacent 189 D. CRITERIA TO DETERMINE IF PUBLIC 232 teor Abutting-Single-Family-Certain 190 HEARING REQUIRED: In all cases, the 233 Residential Zones: Any commercial 191 public hearing for site plan review should be 234 property is adjacent to or abutting a 192 conducted concurrently with any other 235 single family the following residential 193 required hearing, such as rezone or 236 zones: RC, R-1, R-5, R-8 and R-10. 194 subdivision, if the details of the development 237 (Ord. 4551, 9-18-95) 195 are sufficiently defined to permit adequate 238 196 review. A public hearing before the Hearing 197 Examiner shall be required for projects not 198 reviewed pursuant to 199 Chapter 35 if: (Ord. 4551, 9-18-95) 200 1. Significant Environmental 201 Concerns Remain: The 202 Environmental Review Committee 203 determines that based on 204 departmental comments or public input 205 there are significant unresolved 206 concerns that are raised by the 207 proposal; or 208 2. Applicant Requests Hearing: The 209 applicant has requested a public 210 hearing; or 211 3. Large Project Scale: The 212 proposed project is larger than any one 213 of the following: 214 a. One hundred (100) multiple family 215 semi-attached or attached residential 216 units; 217 b. One hundred thousand (100,000) 218 square feet of gross floor area in the IL 219 or CO Zone or other zones in the 220 Valley Planning Area; 221 c. Twenty five thousand (25,000) 222 square feet of gross floor area in the 223 CC, CN, CM, CA, CB, CO or P-1 T4CH9B.DOC 3 11/12/98 /o/e—/I/CO SOA-ate \o9Is Jeff Lukins Becky Lemke Richard Wagner Planning Commissioner Planning Commissioner Planning Commissioner 1113 South 23rd Street 415 Cedar Avenue South 2411 Garden Court N. Renton WA 98055 Renton WA 98055 Renton WA 98056 Scott Springer Dick Gilroy Jack Willing Lincoln Properties Northward Northwest Commercial 1756 114th Avenue SE,#135 1560 140th Avenue NE,#100 11555 SE 8th, Suite 100 Bellevue WA 98004-6931 Bellevue WA 98005 Bellevue WA 98004 Fred Bentham Jim Granger Charlie Laboda Parkwood Homes Inc. Granger Group Dally Homes 12330 NE 8th,Suite 101 7981 168th Avenue NE 3316 Furhman Avenue E.#100 Bellevue WA 98005 Redmond WA 98052 Seattle WA 98102 Bruce Conner Mike Hubbard Lis Soldano Fletcher Wright Construction Trammell Crow INTERCORE • PO Box 3764 5601 6th Avenue S. 2505 2nd Avenue#300 Seattle WA 98124-2264 Seattle WA 98108 Seattle WA 98121 Judy Stoloff Eric Evans Wayne Jones 8705 25th Place NE Centex Homes Lake Ridge Development Seattle,WA 98115 2320 130th Avenue NE#200 PO Box 146 Bellevue,WA 98005 Renton,WA 98057 Jeff Cox Bob Wenzl Peter Tiersma Triad Associates Belmont Homes,Inc. PO Box 1029 11814 115th Avenue NE PO Box 2401 Woodinville,WA 98072 Kirkland,WA 98034 Kirkland,WA 98083-2401