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Home My WebLink AboutLUA99-173 2000-M-3 4/(4 r • K_ )1j 1 ' Robert Erickson -' Carole Goss ' Linda Perrine 111 16`h Street SE 2720 SE 16th 1157 Glenwood Avenue NE Auburn,WA 98002 Renton,WA 98058 Renton,WA 98056 Frances Murph Malu Salavea Owen C. Gormley 1053 Shelton Avenue NE PO Box 2694 2820 NE 23`d Place Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Ruth Gibbs Doris Sanders Kathie McAvoy PO Box 1693 1909 Union Avenue NE 801 Jefferson Avenue NE Renton,WA 98057 Renton,WA 98059 Renton,WA 98056 Kim Rendle Rose Fiscus 671 Jefferson Avenue NE #A-2601 Sunset Lane Dr. Donald Keltz• Renton,WA 98056 Renton,WA 98056 15518 Southeast 24th Street Bellevue,WA 98007 Olympic Condominum Assoc. Fred Crothamel Penny Eskenazi c/o Manager Box 14205 SE 36th Street 951 Lynnwood Avenue NE 1100 Harrington Avenue NE Suite 100 Renton,WA 98056 Renton,WA 98056 Bellevue,WA 98006 Donald Kelts,DVM Mike O'Halloran Leland&Helen Russell 3241 NE Sunset Blvd. 4420 SE 4th Street Hilands Barber Shop Renton,WA 98056 Renton,WA 98059 2842 NE Sunset Blvd. Renton,WA 98056 Fred Martichuski,Jr. Sheryl Hauser Terrilyn Perry VINCES JoAnn Fabric Bridal Affair 2815 NE Sunset Blvd. 2823 NE Sunset Blvd. 2836 NE Sunset Blvd. Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Marie McPeak Keith J.Nielsen Lynda Mead 409 Jefferson Avenue NE 110 Harrington Avenue NE,#310 1609 Hoquiam Pl.NE Renton,WA 98056 Renton,WA 98056 Renton,WA 98059 Shannon O'Neal John Petit Indru Primlani 901 Sunset Blvd.NE,#A301 2516 NE 19th Street 2616 NE 19th Street Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Rich Wagner Kim Brown John Harris 2411 Garden Court N. 1211 N.28t Place 1115 N. 35th Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 2000-M-3 a .. k '� 1 Ginette Bruzzi Denny Dochnahl Terry Moss 2300 Jefferson Avenue NE,I-138 13200 Lake Kathleen Road SE Commercial Realty Group Renton,WA 98056 Renton,WA 98059-7211 4620 95th Avenue NE Bellevue,WA 98004 Theresa Elmer Dale Gerring Sung&Shin Kang 3101 A NE 13th 2834 Sunset Lane NE 2830 Sunset Blvd. Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Shaleen Pruitt Mrs.Letty E. Cole Liz Marchetta 2086 Ilwaco Avenue NE 1073 Harrington Avenue NE Marketing Coordinator Renton,WA 98059 Renton,WA 98056 Mulvanny Architects 11820 Northup Way,#E300 Bellevue,WA 98007 Jan Feng 926 Harrington Avenue NE Jeff Naprawa Renton,WA 98056 777 108th Avenue NE Bellevue,WA 98004 4. Amends: Ord 4722 4587, 4517 lnfd CITY OF RENTON, WASHINGTON s P p' oc r 0 ORDINANCE NO. 4777 . AN ORDINANCE OF. THE CITY OF RENTON, WASHINGTON, AMENDING TITLE, IV BY CREATING THE CENTERS RESIDENTIAL DEMONSTRATION OVERLAY DISTRICT WITHIN THE `CENTER SUBURBAN AND CENTER NEIGHBORHOOD ZONES, ESTABLISHING A MODIFICATION PROCESS WITHIN THE DISTRICT, AND AMENDING RESIDENTIAL USE PROVISIONS IN THE COMMERCIAL ARTERIAL ZONE. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Section 4-1-050.A of Chapter 1, Administration and Enforcement, of Title IV (Development Regulations),,of Ordinance No. 4260 entitled "Code of General Ordinances of the City of • Renton, Washington" is hereby amended by inserting a new subsection k and renumbering the remainder of this section. • k. Modifications to development standards in the Centers Residential Demonstration Overlay District. SECTION H. Section 4-2-060.B, Zoning Use Table, of Chapter 2, Land Use Districts, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to add the following notes: 1. Note P116 add to the following categories in the Center Neighborhood and Center Suburban Zones. a. "Detached dwelling." b. "Townhouses up to 4 consecutive attached.' 2. Note P116 add to category "Semi-attached dwelling" in the Center Neighborhood and Center Suburban zones. 3. Note P116 add to category: "Other Residences and Lodging" Adult Family Homes • Boarding and Lodging Houses, Group Homes II or 6 or less, Group Homes II for 7 or more, Retirement Residences 4. Note 116 add to category"Flats" in the Center Neighborhood and Center Suburban Zones 1 ORDINANCE NO. 4 7 7 7 SECTION III. Sections 4-2-070.J and K, USES,RESIDENTIAL, of Chapter 2, Land Use Districts, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton are hereby amended to read as follows: 4-2-070.J: A new subheading is hereby added which reads as follows: USES: TYPE: RESIDENTIAL Detached and Semi--attached Dwelling Detached and Semi-attached Dwelling P116 4-2-070.J: Subheading Other Residences and Lodging is hereby amended to read as follows: USES: TYPE: RESIDENTIAL Other Residences and Lodging Adult Family Homes P116 Group Homes II for 6 or less . P116 Group Homes II for 7 or More . P116 Retirement Residences P116 4-2-070.K: A new subheading is hereby added which reads as follows: USES: TYPE: RESIDENTIAL Detached and Semi-attached Dwelling Detached and Semi-attached Dwelling P116 4-2-070.K: Subheading Multi-Family is hereby amended by changing the following uses to read as follows: Other Residences and Lodging Adult Family Homes • .P116 Group Homes II for 6 or less . P116 Group Homes II for 7 or More P116 • . Retirement Residences P116 2 . • ORDINANCE NO. 4777 SECTION IV. • Subsections 4-2-080.A.107 and 116 of Chapter 2, Land Use Districts,. of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the • City of Renton are hereby amended to read as follows: • 107. Subject to the density limits of the Development Standards provided that flats or townhouses are within a structure containing retail and/or service uses on the ground floor. Residential uses are not • permitted in the Employment Area, Valley (EAV) Comprehensive Plan Designation. See EAV Map in RMC 4-2-080B. 116. Subject to the density limitations located in the development standards. Projects within the. • Neighborhood and Suburban Centers Residential Demonstration District, 4-3-120B3, are also subject to •the provisions and. development standards in Section 4-3-120 C and D., Suburban and . Neighborhood Center Residential Demonstration District • • SECTION V. Subheading DENSITY; category Of section 4-2-120.A of Chapter 2, Land Use Districts, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances • of the City of Renton, Washington" are hereby amended to read as follows: • • 4-2-120.A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS • CC CN CS CA DENSITY'`Net " ilig. Minimum Net None 10 dwelling units per net 10 dwelling units per net None • Residential Density acre acre Maximum Net 5 dwelling units 15 dwelling units per net 20 dwelling units per net 20 dwelling units per Residential Density per net acre acre acre net acre Maximum Density N/A District A District A N/A within Residential A bonus up to a total of A bonus up to a total of • Demonstration 60 du/net acre may be 60 du/net acre may be Overlay District - granted for provision of granted for provision of • a)mixed use projects • a)mixed use projects • defined as a minimum defined as a minimum • depth of 30 feet of depth of 30 feet of commercial use on the commercial use on the first floor of the first floor of the primary primary structure structure facing the 3 • ORDINANCE NO. 4777 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS 1 CC PN ICS CA facing the arterial,and arterial,and b)parking b) parking enclosed enclosed under or under or enclosed enclosed within the within the first floor of first floor of the primary the primary structure structure with either side with either side or rear or rear access. access. District B District B A bonus for A bonus for • architectural innovation architectural innovation may be approved up to may be approved up to -- a total of 36 dwelling a total of 36 dwelling units per net acre units per net acre through the through the modification modification process of process of Section and Section and the design the design criteria of criteria of Section Section SECTION VI. Subheading BUILDING LIMITATIONS, category Maximum Gross Floor Area of Any Single Use on a Site, of section 4-2-120.A of Chapter 2, Land Use Districts, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: • • • • • ORDINANCE NO. 4.7 7 7' - - CC N • CS CA Maximum Gross 5,000 gross sq. 35,000 gross sq. ft. 65,000 gross sq. ft. None Floor Area of Any ft.,except by except by conditional except by conditional Single Use on a conditional use use permit. This use permit.This Site. permit. This restriction does not restriction does not restriction does apply to uses subject to apply to uses subject to not apply to net density limitations. net density limitations. uses subject to • - net density limitations SECTION VII. Chapter 3, Environmental Regulations and Special Districts, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances Of the City of Renton is hereby amended by adding section 4-3-120 which reads as follows: 4-3-120: SUBURBAN AND NEIGHBORHOOD CENTER RESIDENTIAL DEMONSTRATION DISTRICT A. PURPOSE: These regulations are intended to ensure high quality residential developments within the Center Suburban and Center Neighborhood Zoning Districts. The intent is to require superior residential projects which complement commercial uses, provide first floor commercial activity along arterials, and provide a • transition between intensive commercial areas and surrounding single family neighborhoods B. APPLICABILITY: - This section applies to all residential development and mixed commerciaLresidential development proposed within the following districts. • . 5 • ORDINANCE NO. 4 7 7 7 1. Centers Residential Demonstration District A: That area depicted in Subsection(s) 3.a., b., and c. below within 150 feet of the public right-of- ways of Sunset Blvd. NE and NE 4th St, within the Suburban Center and Neighborhood Center Zoning Designations, 2. Centers Residential Demonstration District B: That area depicted in Subsection(s) 3.a., b., and c. below beginning 150 feet from the public right-of-ways of Sunset Blvd. NE and NE 4th St. within the Suburban Center and Neighborhood Center Zoning Designations, 3. Centers Residential Demonstration District Maps: See maps of Centers Residential Demonstration District below. - C. USES PERMITTED IN CENTERS RESIDENTIAL DEMONSTRATION DISTRICT. The following residential uses are permitted in addition to all other non-residential uses, existing flats/townhomes, and accessory uses permitted in.the underlying zoning. ; SES ALL€ WED;IN.>DIST C:::::. :<.:::.>:U :...:.: : :. .....::::::::::::.::::......RIGT:A..:>:;.;::I(JEg>.. . .:: .. :.. :.......;;;:.;:.:.:;.;:.:.;:.:.::.::.: Flats or townhouses,when in a mixed Detached dwelling use structure that combines residential Semi-attached dwelling,up to 4 consecutively with a first floor commercial use and attached when located above the first floor. Townhouses, up to 4 consecutively attached Adult Family Homes Adult Family Homes Boarding and Lodging houses Group Homes II for 6 or less Group Home II for 7 or more Retirement residences • • D. SPECIAL . DEVELOPMENT STANDARDS FOR RESIDENTIAL USES AND RESIDENTIAL/COMMERCIAL USES LOCATED WITHIN THE CENTERS RESIDENTIAL DEMONSTRATION DISTRICT. 6 • ORDINANCE NO. 4777 • Unless special development standards are specified below in this Subsection,. the development standards listed in-the underlying CS and CN zoning are applicable. The modification procedure specified in Subsection E. may be used.for residential and residential/commercial mixed use projects proposing to exceed the development standards in this Subsection: 4 E. ..::OPIS '�..y��::::,: UN OATy').S4N.:.`:':::':':':::::::::: • 011 3 ~i?%�::'::i:::::::•ii:::v'}ii:•ii:•ii:•ii:•i)i:•i:•i:::•:tii::::f:??'.'��i:":{{i:::ri:•::i:•:•:•iiii:??'i:i .ii:?•i:?M:4:?•ii:?h:9i:??;?•i:Liii:•i:vi%•it•::i::::::•.�:.:::::.:::::::•::::::::::::::?::::::::::.:::::::::::::::::n�::::::::•....::.+.•:::................................:............................... Site Layout NA The applicant must demonstrate to the reviewing official that the proposed development will: .a) meet standards for yards, land areas, and setbacks b)provide access and infrastructure to serve the development equivalent to those requirements established in the subdivision regulations. • Minimum Land' None 1,200 square ft. including building .Area per Dwelling footprint. Within this square footage Unit, 250 square ft. must be developed in landscaping or private yard abutting each unit. Minimum Lot Size None None iiiigtigiciiimpliitimatniningesignmemonegassoligmeannimenamen Maximum Lot 65%, or up to 75%with structured parking 65% Coverage For Buildings • • *:• "r 4777 ORDINANCE NO. •• SETBACKSgagas anoesommommengsgaitalmagagem sommipsommongesmisignommo Setbacks, General Use standards in the base zone A 3 ft. minimum side setback is required . and no projections are allowed (e.g. eaves, bay windows)within the setback Special Setbacks Not subject to maximum setback Not subject to maximum setback. Not detached accessory • permitted within 20 ft. of a public street. garages Not permitted within 20 feet of a public street Garages must provide a minimum 24 ft. of back out space including the alley • •• • • . . • • iBUILDINGliffinfe MENESEEMIliiiiiingillitiaMMEMPERNIENNEMEMOMMINignii LJMITATIONS menIESIEMENERBEIMENUMInstmpummaingungoiniiiimannittnianimi', Building Design 1)Variation or modulation of vertical and 1)Variation or modulation of vertical and Standards horizontal facades is required at a minimum of horizontal facades is required at a two feet at an interval of a minimum of 40 feet on minimum of two feet at an interval of a a building face. minimum of 40 feet on a building face. 2) Modulation of roof lines is required. 2) Private residential entry features • which are designed to provide individual ground floor connection to the outside are required • Maximum Building No requirement 100 ft, except for retirement residences Length Building Location None The relationship of the dwelling, parking Standards and the street shall create the appearance of a single family neighborhood. - Residential units and any associated • • commercial development within an • overall development shall be connected through organization of roads,block, • • yards, central places, pedestrian linkages and amenity features. • • Front facades of structures shall address the public street, private street or court • by providing: a landscaped pedestrian connection, and an entry feature facing the front yard. • . . 8 • - • ORDINANCE NO. 4777• • Garage Not permitted to open directly onto a principal Not permitted to open. directly onto a Structure/Entry arterial street. principal or minor arterial street. and Exit• Maximum Units per No requirement 4 units maximum Building, iniNOWEENEEINEEMERNEMEMERM. Maximum Height 50 feet 35.feet ig.MEMENESIMENEMORMENEMEIFIREMEMENNEN.Miiiiiiininang.i. Parking Location of As required in Section 4-4-080 with the following As required in Section 4-4-080 with the additional requirements. following additional requirements. • The required number of parking spaces for the Must be within an enclosed residential units shall be provided within an structure(detached or attached garage) enclosed garage. The required .25 guest spaces Garage must be located on a different per residential unit may be surface parking. No facade from the main entry of the more than 6 stalls may be consecutively clustered building. The required .25 guest spaces without an intervening landscaped area of a per attached residential units may be minimum of 5 feet in width by the length of the surface parking. No more than 6 stalls stall. Surface parking not permitted within the may be consecutively clustered without first 30 ft. of any street frontage an intervening landscaped area of a minimum of 5 feet in width by the length • • of the stall. Surface parking not allowed • within the first 30 ft. on any street frontage. Parking must be located to the rear of the primary structure or in a detached garage with rear access. • • E. MODIFICATION PROCEDURE To provide greater flexibility in meeting the purpose of the Centers Residential Demonstration • District, projects not meeting the Special Development Standards of Section 4-3-120 D may be approved . through a modification process when superior design is- demonstrated. Application may be made for . modification of these development standards pursuant to RMC section 4-9-250.D. and the decision 9. ORDINANCE NO. 4777 criteria stipulated in RMC section 4-9-250.D.2. For a modification to be granted, applicants must comply with the design criteria in RMC section 4-9-250.D:2 and section 4-9-250.D.3. SECTION VIII. Section 4-8-100.A.1 of Chapter 8, Permits and Decisions, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton is hereby amended to read as follows: 1: Recommended: A pre-application meeting prior to formal submittal of a development application is recommended but not required unless a waiver of submittal requirements is recommended or a modification of special development standards is requested in a Centers Residential Demonstration District, RMC section 4-3-120.B3. SECTION IX. Table 4-8-120.C, under heading LAND USE APPLICATIONS, of Chapter 8, Permits and Decisions, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by inserting the following category after section Public Works Approval Letter which read as follows: Report on Design Criteria for Modifications: Under Type of Application/Permit the following language shall be added: 12(6) copies required. SECTION X. Table 4-8-120.0 of Chapter 8, Permits and Decisions, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton. Washington" is hereby amended by adding footnote 6 which reads as follows: 6. Only required for residential projects requesting modification to special development standards in a Centers Residential Demonstration District Section 4-3-120.B.3. • 10 ORDINANCE NO. 4 7 7 7 SECTION XI. Section 4-9-250.D.1 of Chapter 9, Procedures and Review Criteria, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 1. Application Time and Decision Authority: Modifications from standards, either in whole or in part, shall be subject to review and decision by the Planning Building/Public Works Department upon submittal in writing of jurisdiction for such modification. SECTION XII. Section 4-9-250.D of Chapter 9,Procedures and Review Criteria, of Title IV (Development Regulations), of Ordinance No.. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"is hereby amended by adding the following subsection which reads as follows: 3. Additional Decision Criteria Only for Center Residential Demonstration District For a modification to special development standards in the Centers Residential Demonstration District RMC Section 4-3-120.B.3,the Department shall rely on the recommendations contained within the Report on Design Criteria for Modifications prepared by the Economic Development, Neighborhoods and Strategic Planning Administrator or designee as the basis for approval or denial of the request. In addition to the criteria in Section 4-9-260.D.2, the request for modification in the Center Residential Demonstration District shall meet all of the following criteria: a. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist, a private street grid system within the project is provided. b. Project orients residential developments to the street and has primary, building entries facing the street. Entries are identified with a prominent feature or detail. c. Parking garages are designed in a way which does not dominate the facade of the residential building. When garages must be located with vehicular access in the 11 • ORDINANCE NO. 4 7 7 7 front due to physical constraints of the property, they are stepped back from the facade of the building. d. Parking lots are oriented to minimize their visual impact on the site and are designed so that the size and landscaping support the residential character of the developments in contrast to adjacent commercial areas. e. Project provides direct pedestrian access from the street fronting the building and from the back where parking is located. f. Walkways through parking areas are well defined and provide access from public sidewalks into the site. Walkway width is a minimum of five feet. Pavers, changes in color, texture or composition of paving are used. g. Pedestrian connections are provided to the surrounding neighborhood. h. Distinctive building design is provided. No single architectural style is required, however, reliance on standardized"corporate" or"franchise" style is discouraged. i. Exterior materials are attractive even when viewed up close. These materials have texture, pattern, or lend themselves to a high level of quality and detailing. j. A consistent visual identity is applied to all sides of buildings which can be seen by the general public. k. An superior level of quality is provided for materials, detailing and window placement. 1. At least one of the following features is, incorporated in structures containing three or more attached dwellings: (i) For each dwelling unit, provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide, or. 12 • • ORDINANCE NO. 4 7 7 7 (ii) Incorporate building modulation to reduce the overall bulk and mass of buildings, or (iii) Vertical and horizontal modulation of roof lines and facades of a minimum of two feet at an interval of a minimum of 40 feet on a building face or an equivalent standard which adds interest and quality to the project. SECTION XIII. Section 4-8-120.D of Chapter 8, Permits and Decisions, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton is hereby amended by adding the following definition which reads as follows: REPORT ON DESIGN CRITERIA FOR MODIFICATIONS : A written evaluation issued by the Economic Development, Neighborhoods And ,Strategic Planning Administrator. This report assesses whether a proposed project qualifies as a superior design and is eligible for modification of development standards based on adopted criteria of Section 4-3-250D3. SECTION XIV. Section 4-11-130 of Chapter 11, Defnitions, of Title IV (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding the following definition which reads as follows: MODULATION: A measured setback or offset. SECTION XV. This ordinance shall be effective upon its passage, approval, and five (5) days after publication. PASSED BY THE CITY COUNCIL this 19th day of Apr , 1999. • arilyn J. ete en, City Clerk 13 • a r ORDINANCE NO. 4 7 7 7 APPROVED BY THE MAYOR this 19 th day of April' 1999. Jesse" nner Appr ed as to form: Lawrence J. Warren, City Attorney Date of Publication: April 23, 1999 (Summary Only) ORD.776:4/06/99:as. • 14 Section 4-3-120B3. CENTERS RESIDENTIAL DEMONSTRATION DISTRICTS a 2._-_1‘-t- -t- --ic L.3! ii. -15 a7-ri....T1077. _ ,C L ll F, ym ¢ v v iii.-i 22,,t AI t.,..i „., j--.— di — P ..k—C, -• - .....1.— TRH i.I I -i \ F �©AGE' -IC;- I f -17---! -1-Y- -ILI LL-iN,' ; FIIIFF.AP 7 *0 rl [- -•ir- 1 E 4c1 'I * - 6 • --;' -_-; ti '�'�� a •.,4-1 tt�t•- 1_ a Qi j - fJJ f-4r--J9,thd 1F17:- i- Et Nertotn - - a � 7 = IP I s .�';I r C 41 _E Oii,th J v" F �� :�- •'E Oi1� ri - HiilI;11' NEigth g:; I 41= e - � �P;E� rtpt, • ..,.., _ „.„,„: „.,.,..,,,, ......_ ..7,-_„- 1;1 T,c-n--I k 1 rtutn:::bil.-n-tr u +it_:I tll•J _J 41111 fj —i >�YL Y• J _ `dr'f-man r J iTI- _ I - • I/t I '. s `�"I� oti-F x �a, � = H;itt- �� F i �, -i!1't� l Ili � � ?k�• rrT-- , .`:4••.:?.51 ip.tom ! ' -t 1 ,' Ji • L�4Eth r4 FetTj _S 4.. / --._. tk , b L. - I NE rt2th St; •` w"• 1 .. '. I -1rt n • •Yin,f.w. ,••I tl,I.ct^ »a LI jZ I 1_,' 1 . .-- - /-N tl,tr - - Z -FL'-i g 2 =:.-1 ,, 42� ___-1 __ e o C. II L:Otll:'�i t Ki T I.M': a - } - _�--r/ ;1 ,__ INT --�- '6th St, s -� - =MOBS,-1- `I: 5th S :,��:s.:..: =I LE. _ 0-5 ±4:`,0i0. /s.,4÷t:,, es,.. 4,,g Af,..g 1"1 ": a ''sfeA .atett 1 -Nf to;,t.C-(I ) - irk . E:1 %jyy , : ‘ ..-L-1J----L-1-> —11" --: _ 6.1 NE2ndSt • k - '1 ' 41.- !7. r i i M 1 -M 1 1 .1 I Area A :1 Area B This figure is a graphic representation, not guaranteed to survey accuracy. To find the districttsl applicable to a specific parcel, refer to Sections 4-31-12081 and 82. APPP.C.WED BY _ CITY COUNCIL Date r' l 7 PLANNING & DEVELOPMENT COMMITTEE COMMITTEE REPORT March 8, 1999 Multi-family Development Standards in the CS,CN, and CA Zones (Referred Sept. 14, 1998) The Committee conducted several study sessions on the moratorium currently in effect on properties within these designations, including meeting with property owners, developers, and planning consultants who reviewed draft proposals for new development standards. The Committee met February 18, 1999 to consider the proposed Overlay Zone amendments to the CS, CN, and CA zones. The Committee recommends that an ordinance be adopted creating a Centers Residential Demonstration District Overlay in the Center Suburban, and Center Neighborhood Zones, and restricting residential uses in the Commercial Arterial zone to mixed use buildings. 4.-2/ diut/ //ukusf2,__\ Kathy Keoiker-Wheeler, Chair Bob Edwards,Vice Chair an Clawson,Member cc: -J Sue Carlson planning/zoning/CSP&D •'" CI-TY OF.-RENTON;,;:. pEmormExt 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: Revisions to Multi-family Development Standards in Surburban Center,Neighborhood Center,and Commercial Arterial Zoning Designations 2. Name of Applicant: Rebecca Lind 3. Address and phone number of applicant and contact person: 1055 Grady Way Renton Wa.98055 425 430-6588 4. Date checklist prepared: January 19,1999 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule(including phasing, if applicable): Begin Construction NA End Construction NA 7. Do you have any plans for future additions, expansion, or further activity related to or connected to this project? ❑ Yes X No. If yes,explain. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None known 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? ❑ Yes x No. If yes,'explain. Environmental Checklist 10. List any governmental approvals or permits that will be needed for your proposal,if known. N/A 11. Give brief,complete description of your proposal,including the proposed uses and the size of the project and site. Citywide application of development standards in the existing Center Suburban,Center Neighborhood and Commercial Arterial Zones. The proposal is to change existing development standards for multi-family uses in these areas. Currently multi-family development is subject to the commercial development standards in the Center Surban and Center Neighborhood designations, and the Multi-family Infill standards in the Commercial Arterial Zone. In the Commercial Arterial zone, two options are under consideration: 1)Eliminate residential uses in all Commercial Arterial zoned areas or 2)Eliminate residential uses in the Employment Area-Valley Land Use District only,but restrict residential uses to mixed use structures within 300 feet of major access roads in Commercial Arterial areas located outside of the Valley In the Center Suburban and Center Neighborhood zones the proposal is to allow ground related townhouse development up to 20 dwelling units per net acre in the portions of properties 300 feet back from the arterial roadways. Within 300 feet of the arterial,the proposal is to allow residential uses above the first floor provided that the first 30 feet of the structure is commercial. Two options are under consideration for density: 1)40 dwelling units per acre and 2) 60 dwelling units per acre. In all three zones,parking for all residential uses would follow current code for the number of residential and guest spaces. The location of residential parking is limited to under or within the residential structure with access from the rear portion of the site. Guest parking is allowed in open stalls, however,parking lots are limited to configurations of up to 6 stalls separated by a 15 foot landscaped strip. A hardship exception to the parking location requirements is provided for sites with topographical or access constraints however garages located within or attached to the front facades are limited to 12 feet in width. Minimum lot width and depth standards are not required for townhouse uses in these zones,however an average yard area of 1,700 square feet per unit is proposed. A shadow plat is required for townhouse development. Side,rear,and front yard standards are proposed. Standards are also proposed to guide building design and location. 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 stie(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 required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. City wide on sites currently zoned CA, CN and CS. See attached zoning map. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site: ❑ flat ❑ rolling ❑ hilly Not applicable Non project action ❑ steep slopes 0 mountainous ❑ other b. What is the steepest slope on the site(approximate percent slope?) N/A H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 2 Environmental Checklist c. What general types of soils are found on the site(for example, clay, san, gravel,peat,muck)? If you know the classificatio of agricultural soils, specify them and note any prime farmland. N/A d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. N/A d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. N/A e. Describe the purpose,type, and approximate quantities of any filling or grading proposed. Indicate source of fill. N/A f. Could erosion occur as a result of clearing,construction, or use? If so, generally describe. N/A g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? N/A h. Proposed measures to reduce or control erosion, or other impacts to the earth,if any: N/A 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. N/A b. Are there any off-site sources of emission or odor that may affect your proposal? ❑ Yes❑ No. If so, generally describe. N/A c. Proposed measures to reduce or control emissions or other impacts to air,if any: N/A 3. WATER a. Surface Water: Not Applicable non project action 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. If yes, describe type and provide names. If appropriate, state what stream or river it flows into. N/A 2) Will the project require any work over,in, or adjacent to(within 200 feet)the described waters? ❑ Yes❑ No. If yes,please describe and attach available plans. H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 3 Environmental Checklist 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. N/A 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. N/A 5) Does the proposal lie within a 100-year flood plain?N/A❑ No. If so,note location on the site plan. 6) Does the proposal involve any discharges of waste materials to surface waters? ❑ Yes ❑ No. If so, describe the type of waste and anticipated volume of discharge. b. Ground Water: N/A 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description,purpose,and approximate quantities if known. 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. 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. N/A 2) Could waste material enter ground or surface waters? If so, generally describe.N/A d. Proposed measures to reduce or control surface, ground,and runoff water impacts, if any: 4. PLANTS N/ a. Check types of vegetation found on the site: ❑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? c. List threatened or endangered species known to be on or near the site. H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 4 Environmental Checklist d. Proposed landscaping,use of native plants, or other measures to preserve or enhance vegetation on the site, if any: 5. ANIMALS N/A 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 b. List any threatened or endangered species known to be on or near the site. c. Is the site part of a migration route? If so, explain d. Proposed measures to preserve or enhance wildlife, if any: 6. ENERGY AND NATURAL RESOURCES N/A 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. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. 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: 7. ENVIRONMENTAL HEALTH N/A 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. 1) Describe special emergency services that might be required. 2) Proposed measures to reduce or control environmental health hazards, if any: b. Noise 1) What types of noise exist in the area which may affect your project(for example: traffic, equipment, operation, other)? H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 5 Environmental Checklist 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. 3) Proposed measures to reduce or control noise impacts,if any: 8. LAND AND SHORELINE USE Non project action no specific sites are involved a. What is the current use of the site and adjacent properties? Sites in these zones are generally residential or commercial uses b. Has the site been used for agriculture?N/A If yes, describe. c. Describe any structures on the site. N/A d. Will any structures be demolished?N/A Yes ❑ No.If so,what? e. What is the current zoning classification of the site?All sites are CA,CS,CN f. What is the current comprehensive plan designation of the site? All sites are Employment Area Commercial,Center Suburban and Center Neighborhood g. If applicable,what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an"environmentally sensitive" area? If so, specify. N/A i. Approximately how many people would reside or work in the completed project? N/A j. Approximately how many people would the completed project displace? N/A k. Proposed measures to avoid or reduce displacement impacts,if any: 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: Zoning Code amendments will comply with the Comprehensive Plan Land Use Designation policies adopted for these areas. 9. HOUSING a. Approximately how many units would be provided,if any? Indicate whether high,middle, or low- income housing. N/A on a site specific basis. Increases in density could potentially increase capacity Citywide from 483 units to 999 units in the CS zone and fron 21 unit to 44 units in the CN zone. The CA zone was never included in the original capacity estimates for multi-family development in the City. H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 6 Environmental Checklist b. Approximately how many units,if any,would be eliminated? Indicate whether high,middle, or low-income housing. c. Proposed measures to reduce or control housing impacts, if any: 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. Heights will not change under the proposed amendments b. What views in the immediate vicinity would be altered or obstructed? N/A c. Proposed measures to reduce or control aesthetic impacts,if any: Proposed code revisions increase the review criteria for building design and orientation and impose stricter standards for parking location,parking lot design standards, and building lengths than are included in the current development standards. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce?None What time of day would it mainly occur? N/A b. Could light or glare from the finished project be a safety hazard or interfere with views?No c. What existing off-site sources of light or glare may affect your proposal?None d. Proposed measures to reduce or control light and glare impacts,if any:N/A 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? N/A b. Would the proposed project displace any existing recreational uses? ❑ Yes x No. If so, describe. N/A c. Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant,if any: N/A 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.N/A N/A b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A c. Proposed measures to reduce or control impacts, if any: N/A H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 7 Environmental Checklist 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. N/A b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? N/A c. How many parking spaces would the completed project have? How many would the project eliminate? N/A 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? N/A e. Will the project use(or occur in the immediate vicinity of)water,rail,or air transportation? If so, generally describe. N/A f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. N/A g. Proposed measures to reduce or control transportation impacts, if any: N/A 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. Increasing density from 20 dwelling units per acre to 60 dwelling units per acre within the 300 foot areas adjacent to major access roads in CA, CS and CN zones could increase residential populations and the demand for services. However,commercial uses are also allowed by the zoning in these areas,and the market will determine which uses occur. It is possible that no additional residential uses will be built. Prior environmental review documents and the Comprehensive Plan assume a 50/50 split of residential and commercial land uses and assign a capacity of 483 units to the Suburban Center and 21 units to the Neighborhood Center. With an increase in zoning capacity this number could increase in a worst case scenario to 999 units in the CS and 44 units in CN. b. Proposed measures to reduce or control direct impacts on public services,if any. N/A 16. Utilities a. Circle utilities currently available at the site: electricity,natural gas,water,refuse service, telephone, sanitary sewer, septic system,other. N/A 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. H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 8 Environmental Checklist 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. Proponent: tAelV4a7411t/r/f Name Printed: -the &?# C%nil Date: i f YJ H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\MFERCLST.DOC Page 9 Environmental Checklist D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (do not use this sheet for project actions) Because these questions are very general,it may be helpful to read them in conjunction with the list of the elements of the environment. 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. 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? No significant impact in these areas. This proposal will amend development regulations in zones where substantial commercial and residential development are already allowed. The overall intensity of development of smaller scale townhouse development compared to garden style apartments or mixed use compared to commercial development is negligible. If higher density mixed use development is maximized by the market in these zones a worst case scenario would add potentially 539 units Citywide. This could potentially result in more vehicular trips and air emissions. Proposed measures to avoid or reduce such increases are: 4q- Encouraging transit use in residential develop will mitigate the amount of SOV trip that could be generated by the proposed amendments. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? N/A Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? N/A Proposed measures to protect or conserve energy and natural resources are: 4. 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? N/A Proposed measures to protect such resources or to avoid or reduce impacts are: 5. 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:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\SUPSEPA.DOT Page 9 Environmental Checklist The proposal is consistant with existing plans to increase the intensity of land use in the Commerical Arterial and Center Suburban and Center Neighborhood designations. These zoning amendments are intended to better implement these existing policy LU-119: Suburban Center sites and structures should be more intensive in design and intensity(e.g. signage, buiklding heightk butk and setback landscaping parking than with land uses outside the Center. Increasing density from 20 dwelling units per acre to 60 dwelling units per acre within the 300 foot areas adjacent to major access roads in CA,CS and CN zones could increase residential populations and the demand for services. However,commercial uses are also allowed by the zoning in these areas,and the market will determine which uses occur. It is possible that no additional residential uses will be built. Prior environmental review documents and the Comprehensive Plan assume a 50/50 split of residential and commercial land uses and assign a capacity of 483 units to the Suburban Center and 21 units to the Neighborhood Center. With an increase in zoning capacity this number could increase in a worst case scenario to 999 units in the CS and 44 units in CN. Proposed measures to avoid or reduce shoreline and land use impacts are: The proposal incorporates more stringent design standards for residential structures than current regulations require particularly in the areas of building design,building location,parking lot design, and building heights. These changes will reduce the potential aesthetic impact of these uses on adjacent land use. The proposal also will encourage more owner occupant in townhouse style units rather than rental garden style apartments. This shift may increase pride in ownership and re-invenstment in the neighborhood resulting in reductions in human service, and emergency service responses. 6. How would the proposal be likely to increase demands on transportation or public services and utilities? If higher density mixed use development is maximized by the market in these zones a worst case scenario would add potentially 539 units Citywide. This could potentially result in more vehicular trips. Proposed measures to avoid or reduce such increases are: Encouraging transit use in residential develop will mitigate the amount of SOV trip that could be generated by the proposed amendments 7. Identify,if possible,whether the proposal may conflict with local,state,or federal laws or requirements for the protection of the environment. N/A 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: (tJ(btdeitI v Ii Name Printed: gtheettl.4. Id Date: ffi44,•1 l 1151 H:\COMMON\ECONDEV\STRATPLN\PLANNING\RLIND\SUPSEPA.DOT Page 10 1 O U � a "NTU • City Of Renton, PUBLIC-INFORMATION HANDOUT, • C• .,MAR H•8 1 99 • PCTBLIC"I3EARYNG` PROPOSED CENTERS RESIDENTIAL DEMONSTRATION DISTRICT:,::. : ::. For additional information,please contact::City of Renton Neighborhoods and Strategic Planning at(425)430-6588: The proposal creates an overlay district'in the Center Suburban and Center Neighborhood zones that functions similarly to the City's Automall Overlay. This overlay zone will create special development standards for review of multi-family projects in these zones, but still allow commercial uses to proceed using the standards in the base zoning. The proposed overlay zone establishes two residential demonstration areas. Area A, within 150 feet of N. E. 4th Street or within 150 feet of Sunset Blvd. N. E., allows stacked flats above the first floor of commercial uses. A bonus provision of up to 60 dwelling units per , acre is proposed for provision of: a) commercial uses on the first floor with a minimum depth of 30 feet within the primary structure; and b) parking provided under the structure with rear or side access. Area B includes the remainder of the zones. Within Area B, townhouse development, semi-attached and detached units are allowed at 20 dwelling units per acre. A bonus of up to 36 dwelling units per acre would be allowed subject to design modifications. Townhouses are limited to clusters of four, with a building length of 100 feet and a requirement of 1,200 sq. ft. of land area per unit. A design oriented optional modification process is proposed in which the special development standards in the overlay zone could be modified if the project demonstrates(quality design. Eleven design criteria are proposed to guide review of modification requests. A special review process administered through the Economic Development, Neighborhoods and Strategic Planning Administrator is recommended to facilitate processing of this review. This proposal also amends the Commercial Arterial Zone to restrict multi-family uses in the zone to development in a mixed use structure. For additional information, please contact Rebecca Lind, at 425-430-6588. CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL - NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 8th day of March, 1999, at 7:30 p.m. as the date and time for public hearings to be held in the seventh floor Council Chambers of the Renton Municipal Building, 1055 S. Grady Way, Renton, 98055, to consider the following: Proposed Residential Demonstration District, and amendments to the Commercial Arterial (CA), Center Suburban (CS) and Center Neighborhood (CN) zones. Proposed extension of the moratorium on residential uses in the Center Suburban (CS), Center Neighborhood (CN), and Commercial Arterial (CA) zones. All interested parties are invited to attend the public hearings and present written or oral comments regarding the proposal. The Municipal Building is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Call 430-6510 for additional information. Marilyn t r n City Clerk Published South County Journal February 26, 1999 Account No. 50640 Barton Treece John McKenna Jack Willing Treece and Company ' Fiorilla NW Inc. Northwest Commercial 320 2nd Avenue S.,#200 PO Box 66826 11555 SE 8`h, Suite 140 Kirkland,WA 98033 Seattle,WA 98166-0826 Bellevue,WA 98004 Scott D. Shaull Craig J.Krueger Dick Gilroy Security Capital Pacific Trust Dodds Engineers,Inc. Northward Construction 330 112th Avenue NE 4205 148th Ave.NE,#200 1560 140th Avenue NE, Suite 100 Bellevue,WA 98004 Bellevue,WA 98007 Bellevue,WA 98005 Martin Seelig Ralph Evans Jim Dalpay PO Box 1925 3306 NE 11th Place PO Box 2436 Bellevue,WA 98009 Renton,WA 98056 Renton,WA 98056 Bill Kelley Dick Burr Nadine Zackrisson,AICP Kelley Realty Burr&Temkin Pacific Properties Inc. 4026 133rd Avenue SE 165 NE Juniper Street,#203 14410 Bel-Red Road Bellevue,WA 98006 Issaquah,WA 98027 Bellevue,WA 98007 Pete deLeuw,President Colleen Payne Conrad Vernon Colony Craft Inc. John L. Scott Real Estate 119100 Meridian E.#325 14410 Bel-Red Road 64 Rainier Avenue So. Puyallup WA 98373-3410 Bellevue,WA 98007 Renton,WA 98055 Richard Galusha Jon Simpson Harry Friebe 1051 Shine Road CWS Design 14211 SE 37th Street Port Ludlow,WA 98365-9287 8924 121 Ave. SE Bellevue,WA 98006 Newcastle,WA 98056 Greg Steinhauer David Halinen Ethan Salkind Gregory Development Company Halinen&Vander Wel,PS Harper Bond Realtors 9311 SE 36th Street, Suite 208 10500 NE 8th 1500 112th Avenue NE Mercer Island,WA 98040 Bellevue,WA 98004 Bellevue,WA 98004 Bryon Ziegler Steve Leitzke Erick Wells Mithun Partners Leitzke Architects Polygon Northwest 414 Olive Way 220 First 4020 Lake Washington Blvd NE, Ste 103 Seattle,WA 98101 Kirkland WA 98033 Kirkland,WA 98033-7862 • Lynnea McSteen Ricky Chang Jim O'Donnell Murray Franklyn,Inc. 3010 77 h Avenue SE,Suite 201 Talbot Development Partners 14410 Bel-Red Road Mercer Island,WA 98040 703 Skinner Building Bellevue,WA 98007 1326 Fifth Avenue Seattle,WA 98101 Don Dally Denny Dochnal Fred Burnstead Daily Homes 3316 Fuhrman E. Dochnal Construction Burnstead Construction Seattle,WA 98102 16442 SE Renton Issaquah Road 1215 120`h Avenue.NE, Suite 201 Renton,WA 98059 Bellevue,WA 98005 ihf Z.P. • Garry Marshall Michael Bradley 15248 SE 39th Harper Bond Inc. Bellevue,WA 98006 1500 112th Avenue NE Bellevue WA 98004 Scott Springer Dick Gilroy Lincoln Properties Northward 1756 114th Avenue SE,#135 1560 140th Avenue NE,#100 Bellevue WA 98004-6931 Bellevue WA 98005 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 Judith 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 Cheryl Girard Beth Alexander American Engineering 2336 NE 3151 Street 4032 148th Avenue NE Renton WA 98056 Redmond,WA 98052 ti�Y � City of Renton 0 . ® DEPARTMENT OF ♦ ..a ♦ ECONOMIC DEVELOPMENT, 'e'P NEIGHBORHOODS, and STRATEGIC PLANNING Sixth Floor Date: 03/05/99 1055 South Grady Way Renton, WA 98055 TO: Lou Zanta FROM: Rebecca Lind Phone: (425) 646-0730 Phone: (425) 430-6588 Fax Phone:; (yj-) - i y'a i Fax Phone: (425) 430-7300 ISUBJECT: I Number of pages including cover sheet REMARKS: ❑ Original to ❑ Urgent ❑ Reply ❑ Please ® For your be mailed ASAP Comment review City Of Renton PUBLIC INFORMATION HANDOUT MARCH 8, 1999 PUBLIC:HEARING:::PROPOSED CENTERS RESIDENTIAL:.::; > DEMONSTRATION DISTRICT For:additional information,please contact: City of Renton::Neighborhoods;and Strategic Planning at(425)430=6588. The proposal creates an overlay district in the Center Suburban and Center Neighborhood zones that functions similarly to the City's Automall Overlay. This overlay zone will create special development standards for review of multi-family projects in these zones, but still allow commercial uses to proceed using the standards in the base zoning. The proposed overlay zone establishes two residential demonstration areas. Area A, within 150 feet of N. E. 4th Street or within 150 feet of Sunset Blvd. N. E., allows stacked flats above the first floor of commercial uses. A bonus provision of up to 60 dwelling units per acre is proposed for provision of: a) commercial uses on the first floor with a minimum depth of 30 feet within the primary structure; and b) parking provided under the structure with rear or side access. Area B includes the remainder of the zones. Within Area B, townhouse development, semi-attached and detached units are allowed at 20 dwelling units per acre. A bonus of up to 36 dwelling units per acre would be allowed subject to design modifications. Townhouses are limited to clusters of four, with a building length of 100 feet and a requirement of 1,200 sq. ft. of land area per unit. A design oriented optional modification process is proposed in which the special development standards in the overlay zone could be modified if the project demonstrates quality design. Eleven design criteria are proposed to guide review of modification requests. A special review process administered through the Economic Development, Neighborhoods and Strategic Planning Administrator is recommended to facilitate processing of this review. This proposal also amends the Commercial Arterial Zone to restrict multi-family uses in the zone to development in a mixed use structure. ,For'additional information, please contact Rebecca Lind, at 425-430-6588. 3/4/99 D.DEVELOPMENT STANDARDS FOR RESIDENTIAL USES LOCATED WITHIN THE CENTERS RESIDENTIAL DEMONSTRATION DISTRICT Where development standards are not specified in Table 1, the standards listed in the underlying CS and CN zoning prevail. The modification procedure specified in Section E.must be used for proposals that exceed the development standards in Table I or the standards of the underlying zoning. Table I. Residential Uses in District A Residential Uses in District B Density,Maximum Base density 20 dwelling units per net acre. A Base density 20 dwelling uni:s per net bonus of 40 du/ac(up to a maximum of 60 acre. A bonus for architectural du/ac) may be granted subject to a)provision of innovation, of up to 36 dwe line units a mixed use project defined as a minimum per acre. may be approved through the depth of 30 feet of commercial use on the first modification process floor of the primary structure facing the arterial, and b)parking enclosed under or within the first floor of the primary structure with either side or rear access. Front entry parking may be approved subject to the modification process. Density,Minimum 10 dwelling units per net acre 10 dwelling units per net acre. Height,Maximum 50 feet 35 feet Building Length No requirement 100 feet Maximum Minimum Building No requirement 6 Feet Separation Setbacks Primary Use the standards in the base zone Standards in the base zone apply except Structure: a 3 feet minimum side setback is required. Projections e.g. eaves. bay windows are not allowed within the 3 foot side setback Setbacks Accessory Use the standards in base zone Front: 10 feet if parking access is Structure: provided from the rear Side: None Rear: 3 feet Garages must provide a minimum 24 feet of back out space including the alley • Lot Coverage 65% , 75%with structured parking 65% Minimum Land No requirement 1,200 square feet (includes building Area per Unit footprint) Units per building No requirement 4 units maximum planning/zoning/2esdef page 4 3/4/99 Parking As required in Section 4-4-080 with the As required in Section 4-4-080 with the following additional requirements following additional requirements. Location: Rear of primary structure or Location: Rear or side access detached garage with rear access. Guest parking location: Surface stalls limited to clusters of 6 spaces separated by 15 feet of landscaping. Shadow plat None required All permitted uses may be developed on either: a) properties which are platted through the subdivision process: or b) properties which are to remain unplatted. For properties which are to remain unplatted,the development application shall be accompanied by a shadow plat. For purposes of this District"lot" shall mean legal platted lot and/or equivalent shadow platted land area. The applicant must demonstrate to the reviewing official that the proposed development will: a)meet standards for yards, land areas, and setbacks b)provide access and infrastructure to • serve the development equivalent to those requirements established in the subdivision regulations. Building Location Residential units and any associated commercial 1)The relationship of the dwelling. Standards development within an overall development parking and the street should create the shall be connected through organization of appearance of a single family roads,block, yards, central places,pedestrian neighborhood. linkages and amenity features. 2)Residential units and any associated commercial development within an overall development shall be connected through organization of roads,block. yards, central places,pedestrian linkages and amenity features. 3)Front facades of structures shall address the public street,private street or court by providing: a) a landscaped pedestrian connection b) an entry feature facing the front yard. planning/zoning/2esdem page 5 • 3/4/99 Building Design 1)Variation in vertical and horizontal 1)Variation in vertical and horizontal Standards modulation of facades and roof lines. modulation of facades and roof lines. 2)Private entry features which are designed to provide individual ground floor connection to the outside. E.MODIFICATION PROCEDURE Application may be made for modification of the development standards in Section D. Applications shall be made pursuant to Section 4-9-250 D. of this title,. In addition to the decision criteria stipulated in Section 4-9-250D.2., applicants must comply with the design criteria in Section 4-9- 250D.3. SECTION EIGHT 4-8-100 APPLICATION AND DECISION-GENERAL: A.PREAPPLICATION MEETING 1. Recommended: A pre-application meeting prior to formal submittal of a development application is recommended but not required unless fta waiver of submittal requirements is recommended4):2) a modification of development standards is requested in the Centers Residential Demonstration District. SECTION NINE TABLE 4-8-120C 4-8-120C Table 4-8-120C is amended to include Report on Design Criteria for Modifications 12 copies required. Note 6 is added to Table 4-8-120C footnotes to read: 6. Only required for modification to development standards in the Centers Residential.Demonstration District. Amendments to Table 4-8- 120C are shown on Exhibit 2 SECTION TEN 4-9-250 VARIANCE,WAIVERS,MODIFICATIONS,AND ALTERNATES: D.MODIFICATION PROCEDURES 1.Application Time and Decision Authority: Modifications from standards, either in whole or in part, shall be subject to approval by the Planning Building/Public Works Department upon submittal in writing of jurisdiction for such modification. For a modification to development planning/zoning/2esx page 6 3/4/99 standards in the Centers Residential Demonstration District,the.Department shall use the recommendations in a Report on Design Criteria for Modifications prepared by the Economic Development.Neighborhoods and Strategic Planning Administrator or designee as the basis for approval or denial of the request. Application will be made prior to detailed engineering and design. 3. Additional Decision Criteria Only for Center Residential Demonstration District In addition to the criteria.in Section 4-9-260D. 2. the request for modification in the Center Residential Demonstration District shall meet the following criteria. a. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist, a grid system within the project is provided. b. Project orients residential developments to the street and has primary building entries facing the street. Entries are identified with a prominent feature or detail. c. Parking garages are designed in a way which does not dominate the facade of the residential building. When garages must be located with vehicular access in the front due to physical constraints of the property,they are stepped back from the facade of the building. d.Parking lots are oriented to minimize their visual impact on the site and are designed so that the size and landscaping support the residential character of the developments in contrast to adjacent commercial areas. e. Project provides direct pedestrian access from the street fronting the building and from the back where parking is located. f. Walkways through parking areas are well defined and provide access from public sidewalks into the site. Walkway width is adequate (approximately five feet). Pavers, changes in color, texture or composition of paving are used. R.Pedestrian connections are provided to the surrounding neighborhood. h. Distinctive building design is provided. No single architectural style is required. However,reliance on standardized"corporate"or"franchise"style is discouraged. i. Exterior materials are durable, easily maintainable and attractive even when viewed up close. These materials have texture,pattern, or lend themselves to a high level of quality and detailing. j. A consistent visual identity is applied to all sides of buildings which can be seen by the general public.An equivalent level of quality is provided for materials, detailing and window placement. k. At least one of the following features is incorporated in structures containing three or more attached dwellings: (i)For each dwelling unit,provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide. (ii)Incorporate building modulation to reduce the overall bulk and mass of buildings (iii)Equivalent vertical and horizontal modulation of roof lines and facades which adds interest and quality to the project. • planning/zoning/2esdern page 7 17' -•-•-,EC)--L1 I I- --_.. - —: ,-- —__-- I 1 I \/ ' 1--- 1 \P • I-- Ini= ___,____I-CD-1 r4F.7): II I _ Cli) I / 1 > li III I ---1—14 Fr--- --ft -o-e- -It -1---1 - L1 1--- - 1 _._-- 1 <C , i '11 1 I , .. t---- 1 • j--- - ...... L, ----1-' (11111111111) ( 1 I 121 <-1' 7- mu -cri I 1 I 1 LL1-1— _... r -NE 5t1 S . -41 [ —5 --, 1 1 _ 0 _ ' 1111We-a cp _ 1 1 r I--7---/Ft-- 1 I —1 IrDistri 1.- 1-1 annum . I _ iiimm 1 — Th rL. (-- Districl A _ 1 , 1 Ni1 L \"\1 z ' , : -.. ," . , -:".A: .-,, ''',:• ,,,11,..`, r, ,.'il-!-I•t... St. - ..,',•,; '`,. . , , \-.', -.1q,,,,, ,,,,,i.,, ,,',„)PN,,,ti .: 'I+LH 1.:.'1—,—. :.,';, ' :- ., ‘ -, . : ,F7: ..4 ' ''',1",:•'-‘'l'' , 't—.7-ti,L\ di-,1 IA .''A ' ' ' 1 ' A A.sA%A, .','A" '' t''i.A,'et ‘i• ^' 'i. A,. ! .A., k,. A., I.'',. ItiAt Wisgtal F.'ktirt..*!II''':0.1 44Mit,,• .1 _ ___k. .4,:mit.t4tt 1 ;7;45,,,N. - <Vag, *,''' ,2 ,.1. , : _ „____ r-N NI 3rd PI __, District ___11 District B Li 0 a) I a rn (1) ui cr) I > ---] __ 1--' LI — —I-1 —I—' NE 2nd St 1 I I I \ 1 / k- \ /\ \ \ \ i 1 1 . Suburban and Neighborhood Center Residential Demonstration District 0,..' 04, Neighborhoods & Strategic Planning 0 500 1 ,000 Center Suburban Zone Boundaries 4. ... En/N/sP I I ?:7 DennisonFebruary 1099 1 :6,000 ti�Y O� CityofRenton o DEPARTMENT OF .,u ECONOMIC DEVELOPMENT, '� NEIGHBORHOODS, and �NT� STRATEGIC PLANNING Sixth Floor Date: 03/23/99 1055 South Grady Way Renton, WA 98055 TO: Ike Nwankwo FROM: Rebecca Lind CTED ED/N/SP Department City of Renton Phone: (360) 586-9118 Phone: (425) 430-6588 Fax Phone: (360) 753-2950 Fax Phone: (425) 430-7300 ISUBJECT: Notice of Intend to Adopt I Number of pages including cover sheet 20 REMARKS: ® Original to ' 0 Urgent ❑ Reply ❑ Please ® For your be mailed ASAP Comment review Please accept the attached Amendments to Title IV,Creating the Centers Residential Demonstration Overlay District Within the Center Suburban and Center Neighborhood Zones,Establishing a Modification Process within the•District,and Amending Residential Use Provisions in the Commercial Arterial Zone,for 60 day review. This FAX is to serve as our Notice of Intent to Adopt,and an original amendment and cover letter will follow. Please contact me if you have further questions. •� �''�- �) . CITY OF RENTON „ . . Economic Development, Neighborhoods and Planning Jesse Tanner,Mayor Susan Carlson,Administrator • March 23, 1999 Ike Nwankwo Growth Management Planner Department of Community,Trade and Economic Development 906 Columbia St. SW P.O.Box 48300 Olympia,WA 98504-8300 • • SUBJECT: NOTICE OF INTENT TO ADOPT AMENDMENTS TO TITLE IV CREATING THE CENTERS RESIDENTIAL DEMONSTRATION OVERLAY DISTRICT AND AMENDING RESIDENTIAL USE PROVISIONS IN THE COMMERCIAL ARTERIAL ZONE Dear Ike, • The enclosed zoning text amendments are the original version of the FAX which I sent to you earlier this week. These amendments address the type of multi-family housing which can occur in several of the City's commercial zones, and add density bonuses for residential/commercial uses within 150 feet of arterials within the Suburban Center and Neighborhood Center Designations, and for superior design in the remainder of these zones. Citywide the estimated potential increase to multi-family capacity is a maximum of 900 dwelling units. Of course provision of these units will depend upon market response to these regulations. Please contact me if you have any questions about the draft amendments. • Sincerely, gotteelD•Ci Rebecca Lind, Senior Planner • H:\COMMON\ECONDEV\STRATPLN\PLANNING\ZONING\CSCTED.DOC • 1055 South Grady Way - Renton, Washington 98055 Cr. This paper contains 50%recycled material,20%post consumer CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS AND STRATEGIC PLANNING MEMORANDUM DATE: February 25, 1999 TO: Planning Commission FROM: .Mike Kattermann, Planning Director STAFF CONTACT: Rebecca Lind (ext. 6588) • SUBJECT: Multi-family Uses in the CS, CN and CA Zones ISSUE: The Planning Commission previously reviewed and commented on an earlier version of amendments to the Center Suburban, Center Neighborhood and Commercial Arterial Zones. Subsequently staff refined the draft code language for Council and public review. The proposal now creates an overlay district in the CS and CN zones that functions similarly to the Automall Overlay. This overlay zone will create special development standards for review of multi-family projects in these zones but still allow commercial uses to proceed using the standards in the base zoning. The proposal establishes a modification procedure based on design criteria. The Planning and Development Committee reviewed this proposal on February 18th, and refereed the issue to the City Council for a public hearing on March 8th. RECOMMENDATION: • Create a Suburban and Neighborhood Center Residential Demonstration District in the Special Districts and Overlay Section of Title IV encompassing special development standards and a design based modification procedure for multi-family uses within this overlay zone. • Amend the Commercial Arterial Zone to require multi-family uses to occur in mixed _use buildings, and to disallow residential uses in the Employment Area-Valley. BACKGROUND SUMMARY: The proposed overlay zone establishes two residential aN Estallto�vs stacked flats aboven areas. Area , within the 150 feet of N. E. 4th Street and 150 feet Sunset B1vd first floor of commercial uses. A bonus provision of up to 60 dwelling unit per acre is proposed for provision of a) commercial uses on the first floor with a minimum depth of 30 feet within the primary structure. and b) parking provided under the structure with rear or side access. Area B includes the remainder of the zones. Within area B, townhouse . • February 18, 1999 Page 2 development, semi-attached and detached units are allowed at 20 dwelling units per acre. Townhouses are limited to clusters of four, with a building length of 100 feet and a requirement of 1,200 sq. of land area per unit. A design oriented optional modification process is proposed in which the special development standards in the overlay zone could be modified if the project demonstrates quality design. Eleven design criteria are proposed to guide review of modification requests. A special review process administered through the Economic Development, Neighborhoods and Strategic Planning Administrator is recommended to allow concurrent review with SEPA processing. CONCLUSION: The proposed amendments are a first step to respond do Council amendments nw'll cernscor about respond idoent�ae • development in commercial zones. The adoption expiration of the moratorium on multi-family development currently in effect. The overlay district will allow the City to work with potential developers of residential uses in the commercial area to achieve the type and quality of development the City desires at these locations. • planning/zoningcsoverlay/ 3/22/99 AMENDMENTS TO TITLE IV,CREATING THE CENTERS RESIDENTIAL DEMONSTRATION OVERLAY DISTRICT WITHIN THE CENTER SUBURBAN AND CENTER NEIGHBORHOOD ZONES,ESTABLISHING A MODIFICATION PROCESS WITHIN THE DISTRICT,AND AMENDING RESIDENTIAL USE PROVISIONS IN THE COMMERCIAL ARTERIAL ZONE. SECTION ONE 4-1-050 ROLES AND RESPONSIBILITIES The regulation of land development is a cooperative activity including many different elected and appointed boards and City staff. The specific responsibilities of these bodies is set forth below: A.PLANNINGBUILDING/PUBLIC WORKS ADMINISTRATOR OR DESIGNEE: The Planning/Building/Public Works Administrator or his or her designee, shall review and act on the following: Ik.Modifications to development standards in the Centers Residential Demonstration Overlay District., (Re-number existing K-X) B.ECONOMIC DEVELOPMENT,NEIGHBORHOODS AND STRATEGIC PLANNING ADMINISTRATOR OR DESIGNEE: • The Economic Development,Neighborhoods, and Strategic Planning Administrator or his or her designee, shall review and issue the following. 1.Report on Design Criteria for those proposals requesting modifications of development standards in the Centers Residential Demonstration Overlay District. (Renumber B-G) SECTION TWO 4-2-060 ZONING USE TABLE SECTION B.RESIDENTIAL is amended to add the following notes as shown on Exhibit 1. 1)Note P115 add to the following categories in the Center Neighborhood and Center Suburban Zones. a)"Detached dwelling" b) "Townhouses up to 4 consecutive attached" 2)Note P115 add to category"Semi-attached dwelling" in the Center Neighborhood and Center Suburban zones. 3) Note P115 add to category "Other Residences and Lodging" Adult Family Homes • Boarding and Lodging Houses, planning/zoning/csfix page 1 3/22/99 Group Homes II or 6 or less, Group Homes II for 7 or more, Retirement Residences 3)Note 116 add to category"Flats"in the Center Neighborhood and Center Suburban Zones SECTION THREE 4-2-070J CENTER NEIGHBORHOOD(CN) RESIDENTIAL Detached and Semi-attached Dwelling—DetachedP115 and Semi-attached Dwelling Other Residentces and Lodging P115 Adult Family Homes P115 Group Homes II for 6 or less P 115 • Group Homes II for 7 or Less P115 • Retirement Residences SECTION FOUR 4-2-070K CENTER SUBURBAN(CS) TYPE: YPE: RESIDENTIAL Detached and Semi-attached Dwelling P115 Detached and Semi-attached Dwelling Other Residentces and Lodging P115 Adult Family Homes P 115 Group Homes II for 6 or less P 115 Group Homes II for 7 or Less P115 Retirement Residences SECTION FIVE 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES A.SUBJECT TO THE FOLLOWING CONDITIONS 107. Residential uses are prohibited in the Employment Area, Valley (EAV) Comprehensive Plan Designation. See EAV Map in RMC 4-2-080B. Outside of the Employment Area Valley Comprehensive Plan Designation, flats or townhouses are allowed at maximum of 20 dwelling units er net acre when rovided within a structure containin retail and/or service uses on the planning/zoni ngJcs fix page 2 • 3/22/99 ground floor. Plan Review procedures;Seetien 4 34 33, may be required to build a ten foot • b ' 115. Projects within the Neighborhood and Suburban Centers Residential Demonstration District are permitted subject to the provisions and development standards in Section 4-3-120,_ Suburban and Neighborhood Center Residential Demonstration District B only. Subiect to the density limitations located in the development standards. —116. Projects within the Suburban and Neighborhood Center Residential Demonstration District are permitted subject to the provisions and development standards in Section 40-3-120, Suburban and Neighborhood Center Residential Demonstration District Commercial and residential Rcsidential_only structures must be unified with b lighting and sib age. • SECTION SIX 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS :CS • ��CA. CC CN DENSITY (NET Density in Dwelling Units per Acre) Maximum 5 dwelling 10 to 15 dwelling 10 to 20 dwelling units 20 dwelling units Residential Density units per acre units per acre per acre per acre or Density Range Residential Residential Demonstration Demonstration Overlay Overlay District District District A District A Bonus of 40 du/ac ( Bonus of 40 du/ac ( up up to a maximum of to a maximum of 60 60 du/net ac) may be du/net ac) may be granted for provision granted for provision of of a) a mixed use a) a mixed use project project defined as a defined as a minimum minimum depth of depth of 30 feet of 30 feet of commercial commercial use on the use on the first floor first floor of the of the primary _ primary structure Ipage 34 planning/zoning/cstix 3/22/99 structure facing the facing the arterial, and arterial,and b) b)parking enclosed parking enclosed under or within the under or within the first floor of the first floor of the primary structure with primary structure either side or rear with either side or access. rear access. District B District B A bonus for A bonus for architectural architectural innovation innovation may be may be approved of 16 approved of 16 du/net ac up to a du/net ac up to a maximum of 36 maximum of 36 dwelling units per net dwelling units per net acre through the acre through the modification process. modification process. This bonus is subject to This bonus is subject design criteria to design criteria Minimum Net None 10 dwelling units per 10 dwelling units per None Residential Density net acre net acre SECTION SEVEN 4-3-120 SUBURBAN AND NEIGHBORHOOD CENTER RESIDENTIAL DEMONSTRATION DISTRICT A.PURPOSE: These re ulations are intended to rovide an o ortuni for hi h uali residential develo ments within the Center Suburban and Center Neighborhood Zoning Districts. The intent is to req>_iire superior residential projects when the development complements commercial uses, provides first floor commercial activity along arterials. and provides a transition between intensive commercial areas and surrounding single family neighborhoods. page 4 planninglzoningJcsfix 3/22/99 B.APPLICABILITY: This section applies to all residential development and mixed commercial/residential development proposed within the following districts. 1. Centers Residential Demonstration District A That area depicted in Subsection(s) 3.a.,b., and c.below within 150 feet of the public right-of-ways of Sunset Blvd. NE and NE 4th St. within the Suburban Center and Neighborhood Center Zoning Designations, • 2. Centers Residential Demonstration District B That area depicted in Subsection(s) 3.a.,b., and c.below beginning 150 feet from the public right of- ways of Sunset Blvd. NE and NE 4th St. within the Suburban Center and Neighborhood Center Zoning Designations, 3. Centers Residential Demonstration District Maps • • • • planning/zoning/csfix page 5 Section 4-3-120B3. CENTERS RESIDENTIAL DEMONSTRATION DISTRICTS • > , \ -LI T r __if - ! Lt a ,.. - et. �-tom'--i i. �Ity - _�".:e �^,n{ 1{ ' J 11 f,$ —•---- ,>;i p no Sill fi _ j� I I-•�a• , ; ,\ 1 , \ QnRaw -c tta ---, rip-,,,,,,. ,/,‘, A 61 '.. -, 71,1thi-P177 -i_iiipk ..,_ .. ... • T FP ,, ,„,,y „op, .„_.4it _ _ •_14..Eillthf 4c.:1 .. ,.., .. r,. ‘ Lli ___, _____.„, . .c. wii„,,,,,, 1,4*A E. - HIE-}OthI- .-tRii- ,,....,,,f.-c, g -NE -- k ! a� '` I �;' „i I C IN ' . J'' AI- V 44)Ziff- :R .-1 L_ Mis pi-"ss.... -1....._i___ E dthf St:I I , I _ eiii _� • x- _ i 1 I. i 1 1 I I,.E°th a} i'...,., .wru �� •\,, .'E-r1. d `•••fi t" ® >L� _ . 4,1;9,<h-:PI> z_ -o- C`&thtP); E II �v .,>y 1�1.:1— _ - =1= -Zr.- -t , • IT �._ f IL 171,1 J —�---, .- -1 _ ! c �I lritl Gl�tf+ r `" L1,1 1 !� �•i t <— �, — g i, _s,, I{E::.thq, sty O1 __I . .c�J V..c;. .- I t-r-'�- to I 1 I._ et .i_ !f1it!isani ;. -�r -� i— t ._.< { _,s Y 1 . — �._ L, ,mid 1 -Y 5t- :1r, ,,, - SSE. rt y E -. �, , ..gam: '' -;c -1 NE j12t11 St {,® "�;6f� �' t� �-- I i t 0 I I 1�iTF,A �, Z i' Imo. J I t ---- • i -� rtltli r t . IC�• ��IIIII' , R•,?I:iTTi�' �� Ci. I. U tYl`�i a.F t t n., {<' , p----,•-t-Fr-i-3'..,. ""l s _.----. '- _. -:-''-HE}r� . i Sth, t I'. �•t.; _ _ <,.: ;,.C�% 61h S Q i4_.. _ J -rr T co r ' '• +µ ':L%,`•:b'' YM'SrtJv ham L___J`;?1'e.,Sy ff,! .— , +� a 1:�•,�i�yj/f W f ' . -NE.4th t: {(.: ;',M: I= , E4-tt xS ' :: 'r • w ! NE 2nd St rn _ � _ ..,.__..__ � J . 1 L •. Area A Area B . find This figure isa graphic representation, top aespetcificnparot cel. refer ed to survey accuracy.to To to Sections 4 31-120B1 and 82. the district(s) applicable 3/22/99 • C.USES PERMITTED IN CENTERS RESIDENTIAL DEMONSTRATION DISTRICT The following residential uses are permitted in addition to all other non-residential uses permitted in the underlying zoning. USES ALLOWED IN DISTRICT A USES ALLOWED IN DISTRICT B Flats or townhouses,when in a mixed Detached dwelling use structure that combines residential Semi-attached dwelling. up to 4 consecutively • with a first floor commercial use and attached when located above the first floor. Townhouses,up to 4 consecutively attached Flats or townhouses,existing Flats or townhouses, existing Adult Family Home • Boarding and Lodging houses Group Homes II for 6 or less Group Home II for 7 or more Retirement residences • D. SPECIAL DEVELOPMENT STANDARDS FOR RESIDENTIAL USES AND RESIDENTIAL/COMMERCIAL USES LOCATED WITHIN THE CENTERS RESIDENTIAL DEMONSTRATION DISTRICT Where development standards are not specified in the Subsection, the standards listed in the underlying CS and CN zoning prevail. The modification procedure specified in Subsection E.may be used for residential and residential/commercial mixed use projects proposed to exceed the development standards in this Subsection. DEVELOPMENT STANDARDS IN DEVELOPMENT..STANDARDS IN DISTRICT A DISTRICT B r' Site Layout None required The applicant must demonstrate to the reviewing official that the proposed development will: a)meet standards for yards. land areas. and setbacks • b)provide access and infrastructure to serve the development equivalent to those requirements established in the subdivision regulations. Land Area per Unit None 1.200 square ft. including bin ,nine footprint. Within this square Gorse 250 square ft. must be developer in landscaping or private yard for the planning/zoning/csfix page 6 3/22/99 • benefit of each unit. . 75%with structured parking 65% Lot Coverage 65% ; or up to Lot Dimensions None None I Setbacks, General Use standards in the base zone A 3 ft. minimum side setback is required and no projections are allowed (e.g. eaves. bay windows) within the • setback Special Setbacks Not subject to maximum setback Not subject to maximum setback. Not detached accessory permitted within 20 ft. of a public street. garages Not permitted within 20 feet of a public street Garages must provide a minimum 24 ft. of back out space including the alley BUILDING LIMITATIONS Building Design 1)Variation or modulation of vertical and 1)Variation or modulation of vertical Standards horizontal facades of a minimum of two feet at and horizontal facades of a minimum an interval of a minimum of 40 feet on a of two feet at an interval of a minimum building face. of 40 feet on a building face. 2)Modulation of roof lines. 2) Private residential entry features which are designed to provide individual ground floor connection to the outside. Building Gross None for residential uses None for residential uses Floor Area Building Length No requirement 100 ft except for retirement residences Maximum Building Location None 1)The relationship of the dwelling. Standards parking and the street should create the. appearance of a single family neighborhood. 2)Residential units and any associate.: commercial development within an overall development shall be connected through organization of roads. block. yards. central places,pedestrian linkages and amenity features. 3) Front facades of structures shall address the public street,private street or court by providing: a) a landscaoe,i pedestrian connection b) an entry planning/zoning/csfix page 7 3/22/99 feature facing the front yard. Garage Not permitted to open directly onto a principal Not permitted to open directly onto a Structure/Entry and arterial street. minor arterial street. Exit Units per building~ No requirement 4 units maximum • maximum Parking As required in Section 4-4-080 with the As required in Section 4-4-030 with the following additional requirements. following additional requirements. Location: Rear of primary structure or Residential/Commercial Combination: The detached garage with rear access. required number of parking spaces for the residential units shall be provided within an Residential: Must be within an enclosed enclosed garage. The required .25 guest spaces structure(detached or attached garaael per residential unit may be surface parking. No Garage must be located on a different more than 6 stalls may be consecutively facade from the main en-ry of the clustered without an intervening landscaped building. The required .25 gaest spaces area of a minimum of 5 feet in width by the per attached residential units may be length of the stall. Surface parking not surface parking. No more than 6 stalls permitted within the first 30 ft. of any street may be consecutively clustered without frontage an intervening landscaped area of a minimum of 5 feet in width by the length of the stall. Surface parking not allowed within the first 30 ft. on any street frontage: Height,Maximum 50 feet 35 feet E.MODIFICATION PROCEDURE To rovide eater flexibili in meetin the u ose of the Centers Residential Demonstration District,projects may be approved through a modification process when superior design is demonstrated. Application may be made for modification of the development standards in Subsection D. Applications shall be made pursuant to RMC Section 4-9-250 D. and the decision criteria stipulated in RMC Section 4-9-250D.2. For a modification to be granted. applicants must comply with the design criteria in RMC Section 4-9-250D.3. planning/zonmg/esfix page 84 3/22/99 SECTION EIGHT 4-8-100 APPLICATION AND DECISION-GENERAL: A.PREAPPLICATION MEETING 1.Recommended: A pre-application meeting prior to formal submittal of a development application is recommended but not required unless a waiver of submittal requirements is recommended--1-)Tor as modification of s ecial develo ment standards is re uested in the Centers Residential Demonstration District. SECTION NINE • TABLE 4-8-120C 4-8-120C Table 4-8-120C is amended to include Report on Design Criteria for Modifications 12(6) copies required. Note 6 is added to Table 4-8-120C footnotes to read: 6. Only required for modification to development standards in the Centers Residential Demonstration District. Amendments to Table 4-8- 120C are shown on Exhibit 2 • • SECTION TEN 4=9-250 VARIANCE,WAIVERS,MODIFICATIONS,AND ALTERNATES: D.MODIFICATION PROCEDURES 1.Application Time and Decision Authority: Modifications from standards, either in whole or in part, shall be subject to review and decision approval by the Planning Building/Public Works Department upon submittal in writing of jurisdiction for such modification. —Application will be made prior to detailed engineering and design. 3. Additional Decision Criteria Only for Center Residential Demonstration District For a modification to special development standards in the Centers Residential Demonstration District, the Department shall rely on the recommendations contained within the Report on Design Criteria for Modifications prepared by the Economic Development. Neighborhoods and Strategic Planning Administrator or designee as the basis for approval or denial of the request. In addition to the criteria in Section 4-9-260D. 2. the request for modification in the Center Residential Demonstration District shall meet all of the following criteria. a. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist. a grid system within the project is provided. b. Project orients residential develo ments to the street and has rima buildin entries facin the street. Entries are identified with a prominent feature or detail. c. Parking garages are designed in a way which does not dominate the facade of the residential building. When garages must be located with vehicular access in the front due to physical constraints of the property,they are stepped back from the facade of the building. planning/zoninglcsfix • page 24 3/22/99 d. Parking lots are oriented to minimize their visual impact on the site and are designed so that the size and landscaping support the residential character of the developments in contrast to adjacent commercial areas. e. Project provides direct pedestrian access from the street fronting the building and from the back where parking is located. f.Walkways through parking areas are well defined and provide access from public sidewalks into the site. Walkway width is adequate (approximately five feet). Pavers, changes in color, texture or composition of paving are used. g.Pedestrian connections are provided to the surrounding neighborhood. h. Distinctive building design is provided. No single architectural style is required. However,reliance on standardized"corporate"or"franchise" style is discouraged. i.Exterior materials are attractive even when viewed up close. These materials have texture, patterns or lend themselves to a high level of quality and detailing. j. A consistent visual identity is applied to all sides of buildings which can be seen by the general public. • k.An equivalent level of quality is provided for materials. detailing and window placement. 1.At least one of the following features is incorporated in structures containing three or more attached dwellings: (i)For each dwelling unit,provide at least one architectural projection not less than two feet from the wall plane and not less than four feet wide. or. (ii)Incorporate building modulation to reduce the overall bulk and mass of buildings, or (iii)Equivalent vertical and horizontal modulation of roof lines and facades which adds interest and quality to the project. SECTION ELEVEN 4-11-130 DEFINITIONS M MODULATION: A measured setback or offset of a minimum of two feet, at an interval of a minimum of 40 feet on a building face. 4-8-120D DEFINITIONS D DESIGN CRITERIA REPORT FOR MODIFICATIONS : A written evaluation issued by the Economic Development, Neighborhoods And Strategic Planning Director, of whether a proposed project qualifies as a superior design and is eligible for modification of development standards based on adopted criteria. planning/zoning/csfix page 10 EXHIBIT 1 4-2-060 ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS Resour ResidenReside Reside Reside Residen Reside Reside Industri Industri Industri Conven Center Center CommeCenter CommeCenter ce tial- ntial- ntial- ntial tial- ntial- ntial al Light al al fence Suburbrcial rcial Office Conser Medium Heavy Neighb an Downto vation 1 5 8 Manufa 10 14 Multi- Comme orhood Arterial wn Office Reside DU/AC DU/AC DU/AC ctured DU/AC DU/AC Family rcial ntial Homes USES: RC R-1 R-5 R-8 RMH R-10 R-14 RM IL IM IH CC CN CS CA CD CO COR B.RESIDENTIAL Detached/Semi-Attached Dwellings Detached dwelling (existing legal) P P P Detached dwelling, expansion of AD I Detached dwelling P113 P113 P113 P113 P113 P113 P115 P115 S206 I Semi-attached dwelling P115 P114 P115 P115 IAttached dwelling P115R6 • IPage 14 Rlindcsexb2 t . Multi-Family Townhouses up to 3 consecutively attached P183 units Townhouses over 3 consecutively attached S184 Townhouses,up to 4 consecutively attached P1151 P1151 43 4-3 Flats or townhouses no greater than 2 units P P P total per building(existing legal) Flats or Townhouses (existing legal) P P P P Flats or Townhouses P113 P116 P116 S107 P76 Flats S184 P116 P116 S107 Stacked flats with townhouses in one S184 structure Other Residences and Lodging Adult family home P P P P P P P P P115P P115R P I P S68 Bed and breakfast houses H31 AD29 AD29 AD29 • • AD29 AD250 AD30 AD P115R P St98 Boarding and lodging houses Il P/H H Group homes I . Page 2� I Rlindcsexb2 ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL . COMMERCIAL ZONING DESIGNATIONS Resour ResidenReside Reside Reside Residen Reside Reside Industri Industri Industri Conven Center Center CommeCenter CommeCenter ce . tial- ntial- ntial- ntial tial- ntial- ntial al Light al al ience Suburbrcial rcial Office Conser Medium Heavy Neighb an Downto vation 1 5 8 Manufa 10 14 Multi- Comme orhood Arterial wn Office Reside DU/AC DU/AC DU/AC ctured DU/AC DU/AC Family rcial ntial Homes USES: RC R-1 R-5 R-8 RMH R-10 R-14 RM IL IM IH CC CN CS CA CD CO COR Group homes II P IGroup homes II,for 6 or less P P P P P P P P115P P115P P P IGroup homes II,for 7 or more H H H H H H182 H H115 H115 H H •D Hotel S207 Hotel/convention center with office and/or P residential uses on-site Hotels and motels AD127 P P Hotels and motels(existing) p Retirement residences H H AD P P115P P115P P S209 P IRlindcsexb2 Page 34 M n i o 1J mrorn x 3.Z it .5 9%-8cr o 0 3 � gip- 3 7 O • 0� _ p o r '� Z a'• a' a' oa' U1 y 3 ° ? (� 0. F- 3 °: an 3 00 m 0 _• o , 'o m o o. r, N^ Z7 7 C) p '• Fro' C • c d NO3 o co XI m • v,CD DJ C. rCD m 8 m o o m °15 . m Z a z (n cn 2 co N n co 7 v al= FA 3co a TYPE OF APPLICATION/PERMIT Annexation(10%Notice of Intent) Annexation(60%Petition) Appeal Business License for Home Occupation) Comp.Plan Map Amendment/Rezone ^' N Comp.Plan Text Amendment Conditional Approval Permit for a "' w Conditional Approval Permit for a °i N" Conditional Use Permit(Administrative) N Conditional Use Permit(Hearing Examiner) w Environmental Review ^' ^' Environmental Review(Non-Proiectl N Grade and Fill Permit(Soeciall Kennel License p0 Kennel License.Hobby r m Lot Line Adiustment 00 Master Site Plan(Overall) s N.)w Master Site Plan(Individual Phases) c C) b Mobile Home Park.Preliminary °�° •N N Mobile Home Park.Final ~ N • Modification/Alternate Reauest N Plat.Final Plat.Preliminary PUD.Preliminary ' N PUD.Final Rezone j Routine Vegetation Manaaement Permit Shoreline Exemption N Shoreline Substantial Development Permit Shoreline Conditional Use Permit ! Shoreline Variance Short Plat.Preliminary N Short Plat.Final N Site Plan Special Permit Temporary Use Permit Variance Waiver Wetland Permit in fn In (n cn N y <Ny NNE NN (D CD O O W D Cr1X � dco cram sDa - -u p. p. 3 >C v mg3 03 d iu - - � x dim mom as ? D' D' w 7y = -- r vD =� oD o D)r m � r — Z ,.a fD aa. oon o a > > x o a m m a 35.CD C -rt m YJ N N g r, F y. CD cn fD y C C 43 -'m o m CD 0 m 0)w g < om 3 a) — Z Z 'oC Om o -I c3O = N CD�' Er TYPE OF APPLICATION/PERMIT -, _ Annexation(10%Notice of Intent) Annexation(60%Petition) Appeal Business License for Home Occupation) Comp.Plan Map Amendment/Rezone Comp.Plan Text Amendment Conditional Approval Permit for a w Conditional Approval Permit for a RI Conditional Use Permit(Administrative) N Conditional Use Permit(Hearing Examiner) N Environmental Review Environmental Review(Non-Proiect) Grade and Fill Permit(Special) 1> CO Kennel License Kennel License.Hobby m Lot Line Adiustment co Master Site Plan(Overall) i 0 nN Master Site Plan(Individual Phases) C) C. Mobile Home Park.Preliminary C. I Mobile Home Park.Final N "' Modification/Alternate Request Plat.Final Plat.Preliminary c)' ^) PUD.Preliminary PUD.Final Rezone • Routine Vegetation Management Permit Shoreline Exemption Shoreline Substantial Development Permit Shoreline Conditional Use Permit _ Shoreline Variance N Short Plat.Preliminary In Short Plat.Final ^' Site Plan ^' Special Permit a (.,, Temoorary Use Permit c) Variance Waiver _ Wetland Permit N n c v O C 0 C tzi m m m v CDat rn N a p CD CD . C. .Z7 co �_ o. N co C C fn I -. ^Nd= O1m = 9 a D — v P. o coCD CD C A S:11 0 o C' E co C • i C 8 a, — cn si m 0m �, c 2 m. Z Z Cl) 5 co CO v TYPE OF APPLICATION/PERMIT it Annexation(10%Notice of Intent) Annexation(60%Petition) Appeal Business License for Home Occupation) w Comp.Plan Map Amendment/Rezone Comp.Plan Text Amendment Conditional Approval Permit for a Conditional Approval Permit for a co 01 �, . Conditional Use Permit(Administrative) U1 A tr . N Conditional Use Permit(Hearing Examiner) _. co A - co N Environmental Review Environmental Review(Non-Proiect) "' Grade and Fill Permit(Special) -� N D Kennel License CO r Kennel License.Hobby m A N c" Lot Line Adiustment Co �, "' CI (11 Master Site Plan(Overall) N c1 .a f, tN to C r;, Master Site Plan(Individual Phases) 0N d iv' co A Mobile Home Park.Preliminary ao Mobile Home Park.Final Modification/Alternate Request 4, Plat.Final A to Plat.Preliminary al PUD.Preliminary A PUD.Final A Rezone A CI Routine Vegetation Management Permit N.) U Shoreline Exemption A In N Shoreline Substantial Development Permit �. U1 A N Shoreline Conditional Use Permit N t" A Shoreline Variance N "' A Short Plat.Preliminary Short Plat.Final co A F.; {' Site Plan N co Special Permit t" A Temporary Use Permit Cn - o. N Variance Waiver — Wetland Permit N S TABLE 4-8-120C LAND USE • APPLICATIONS w c c E 0 a) 0 c « R c a _ )e X u^) 0 N A )o w a0i a) a c b c 0 1- a _ ea E E _m 0 o o c c rt 5 c c « E `l n R a A 0 E o iv a o c E E E c c Q = ° ao' `0 c c a > aai Zz o _ c E o CO > c°fi o 0 c c 0 Q. c• = co > m c 0 m O w, .. O N E E 3 3 .. _a m •r. >_ c m m F- o a, 2 E E 1° �a .. N N .0 « > '0 a ii m c Ta m E < z a y Q a o o a s 20 aci Y d O n o 5 0 J O O c 0. x O. 0. N C) r4 C4 a d C) F, c C CO lC 2 :: c E a a CO c°1i 001 Q Q > > :4 :° = c c in oy. ca n. 0 d Q c c d CD .0 c `-.° ° c " y O. c c J c c �o m �o C aE aci a c°'i a '° m d E E o E E 0 w fn U > n. ". m = a) u. o o r o c c c c E E c Q « o o m '- > m m m d a O '� '� UC'i n. a O O 0 0 C C -� -� 0 rn i0 2 2 •IC C •a) i C a) C c o , 0 C a m C) • w axi axi a) c d d V V V V ° 2 V c c « d °i �U-- 'u. a` o f '` a °' 6,9 1O n c > F3 °' cc 00.. 7 0 0 0 0 ° 0 c C 2,3 ac) ac) O CC'C 1C'C 0 0 0 i°. IC d 7 N O 8 8 8 8 8 8 a) fl E .� .� SUBMITTAL REQUIREMENTS a a a m v v v v v c) w w c7 Y Y J a a a a m o: w N m w in v� t- > retlands Study 5 5 5 5 5 5 5 5 5' 5 5 5 5 5 5 5 5 5 , (Ord.4587,3181996) Table 3 Legend: 1.This information is required only for those home occupations that will have customer visits,more than six(6)business deliveries per week,or external indication of commercial activity. 2.Level of detail limited to scope listed in RMC 49210A 3.Level of detail required may be reduced by Administrator. 4.For conditional use permit applications for wireless communication facilities,the applicant shall submit a preliminary sketch(five(5)copies)for preliminary staff review prior to submittal of the conditional use permit application.The staff shall review this map within fourteen(14)working days and inform applicant of any preliminary concerns and recommendations for revisions at a scheduled preapplicatlon meeting.The staff shall also Indicate where photosimulations will be required for the application submittal,and may choose to waive submittal requirements for the condi tional use permit when deemed appropriate.This shall not preclude the staff from making further recommendations at the application stage. _ 5.Only required for projects requiring a public hearing. 6.Only required for modification of development standards in Centers Residential Demonstration District. Number of required copies(if any)is indicated in each column unless waived by the Development Services Division. CSEXH3\ Page 4 ti�Y o� City of Renton + DEPARTMENT OF ..0 ECONOMIC DEVELOPMENT, �N�o� NEIGHBORHOODS, and STRATEGIC PLANNING Date: 01/07/99 Sixth Floor 1055 South Grady Way Renton, WA 98055 TO: Judith Stoloff FROM: Rebecca Lind Phone: (206) 523-2994 Phone: (425) Fax Phone: (206) 524-6618 Fax Phone: (425) 430-7300 ISUBJECT: MF Moratorium I Number of pages including cover sheet 4 REMARKS: ❑ Original to El Urgent ❑ Reply ❑ Please ❑ For your be mailed ASAP Comment review I will call you at 10 A.M.tomorrow. Mike will be available for a conference call discussion. Thanks for your review. ti(Y Ro� City of Renton 0 �: DEPARTMENT OF • ♦ ECONOMIC DEVELOPMENT, '0 NEIGHBORHOODS, and �N�� STRATEGIC PLANNING Date: 02/17/99 Sixth Floor 1055 South Grady Way Renton, WA 98055 TO: 9,,,a2zX FROM: Rebecca Lind Phone: ( ) Phone: (425)430-6588_ Fax Phone: (cg o G) sx'/_ 6 C id' Fax Phone: (425)430-7300 SUBJECT: Multi-family Uses in CS Number of pages including cover sheet 8 andCN Zones REMARKS: ❑ Original to ❑ Urgent ❑ Reply 0 Please 0 For your be mailed ASAP Comment review The attached document creates an overlay district within Renton's CS and CN zones which will regulate future multi-family developments in those areas. We are calling this a Centers Residential Demonstration Zone. After our meeting of Feb.4th we reduced the size of the"bonus"area within which flats will be allowed over commercial development. It is now 150 feet from the arterials rather than 300 feet. A bonus up to 60 du.ac. is proposed for mixed use developments which provide rear access parking. Outside the 150 foot area only townhouse development will be allowed. This is to occur in 4 unit cluters with a building length of 100 feet,and a land per unit requirement of 1,200 sq.ft. A modificatin procudure is proposed to allow deviation from the proposed development standards subject to basic design criteria. Please review this draft proposal,prticularly setbacks,coverage and other development standards,and the proposed design criteria. We are going to Council Committee with this tomorrow,and will have a public hearing on March 1st. Please Fax or E-mail any comments you have. Thanks CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 8th day of March, 1999, at 7:30 p.m. as the date and time for public hearings to be held in the seventh floor Council Chambers of the Renton Municipal Building, 1055 S. Grady Way, Renton, 98055,to consider the following: Proposed Residential Demonstration District, and amendments to the Commercial Arterial (CA), Center Suburban (CS) and Center Neighborhood (CN) zones. Proposed extension of the moratorium on residential uses in the Center Suburban (CS), Center Neighborhood (CN), and Commercial Arterial (CA) zones. All interested parties are invited to attend the public hearings and present written or oral comments regarding the proposal. The Municipal Building is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Call 430-6510 for additional information. rr✓ Marilyn t r n City Clerk Published South County Journal February 26, 1999 3/2/99 Copy mailed to Parties of Record (48) -Y y• Barton Treece John McKenna Jack Willing Treece and Company Fiorilla NW Inc. Northwest Commercial 320 2nd Avenue S.,#200 PO Box 66826 11555 SE 8`h,Suite 140 Kirkland,WA 98033 Seattle,WA 98166-0826 Bellevue,WA 98004 Scott D. Shaull Craig J.Krueger Dick Gilroy Security Capital Pacific Trust Dodds Engineers,Inc._ Northward Construction 330 112th Avenue NE 4205 148th Ave.NE,#200 1560 140th Avenue NE,Suite 100 Bellevue,WA 98004 Bellevue,WA 98007 Bellevue,WA 98005 Martin Seelig Ralph Evans Jim Dalpay PO Box 1925 3306 NE l lth Place PO Box 2436 Bellevue,WA 98009 Renton,WA 98056 Renton,WA 98056 Bill Kelley Dick Burr Nadine Zackrisson,AICP Kelley Realty Burr&Temkin Pacific Properties Inc. 4026 133rd Avenue SE 165 NE Juniper Street,#203 14410 Bel-Red Road Bellevue,WA 98006 Issaquah,WA 98027 Bellevue,WA 98007 Pete deLeuw,President Colleen Payne Conrad Vernon Colony Craft Inc. John L. Scott Real Estate 119100 Meridian E.#325 14410 Bel-Red Road 64 Rainier Avenue So. Puyallup WA 98373-3410 Bellevue,WA 98007 Renton,WA 98055 Richard Galusha Jon Simpson Harry Friebe 1051 Shine Road CWS Design 14211 SE 37th Street Port Ludlow,WA 98365-9287 8924 121 Ave. SE Bellevue,WA 98006 Newcastle,WA 98056 Greg Steinhauer David Halinen Ethan Salkind Gregory Development Company Halinen&Vander Wel,PS Harper Bond Realtors 9311 SE 36th Street,Suite 208 10500 NE 8th 1500 112th Avenue NE Mercer Island,WA 98040 Bellevue,WA 98004 Bellevue,WA 98004 Bryon Ziegler Steve Leitzke Erick Wells Mithun Partners Leitzke Architects Polygon Northwest 414 Olive Way 220 First 4020 Lake Washington Blvd NE, Ste 103 Seattle,WA 98101 Kirkland WA 98033 Kirkland,WA 98033-7862 • Lynnea McSteen Ricky Chang Jim O'Donnell Murray Franklyn,Inc. 3010 77th Avenue SE,Suite 201 Talbot Development Partners 14410 Bel-Red Road Mercer Island,WA 98040 703 Skinner Building Bellevue,WA 98007 1326 Fifth Avenue Seattle,WA 98101 Don Daily Denny Dochnal Fred Burnstead Daily Homes 3316 Fuhrman E. Dochnal Construction Burnstead Construction Seattle,WA 98102 16442 SE Renton Issaquah Road 1215 120`h Avenue.NE, Suite 201 Renton,WA 98059 Bellevue,WA 98005 Garry Marshall Michael Bradley 15248 SE 39th Harper Bond Inc. Bellevue,WA 98006 1500 112`h Avenue NE Bellevue WA 98004 Scott Springer Dick Gilroy Lincoln Properties Northward 1756 114th Avenue SE,#135 1560 140th Avenue NE,#100 Bellevue WA 98004-6931 Bellevue WA 98005 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 Judith 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 Cheryl Girard Beth Alexander American Engineering 2336 NE 31st Street 4032 148th Avenue NE Renton WA 98056 Redmond,WA 98052 -I Cte. e&166-ert- Amends ORD 4498 CITY OF RENTON, WASHINGTON ORDINANCE NO. 4 8 5 5 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ADOPTING THE 2000 AMENDMENTS TO THE CITY'S 1995 COMPREHENSIVE PLAN, MAPS AND DATA IN CONJUNCTION THEREWITH. WHEREAS, the City Council of the City of Renton has heretofore adopted and filed a "Comprehensive Plan" and the City Council of Renton has implemented and amended said "Comprehensive Plan" from time to time, together with the adoption of various codes, reports and records; and WHEREAS, the Planning Commission has heretofore duly recommended to the City Council, from time to time, certain amendments to the City's "Comprehensive Plan;" and WHEREAS, the City of Renton, pursuant to the Washington State Growth Management Act, has been required to review its "Comprehensive Plan;" and WHEREAS,the City has held a public hearing on this matter; and WHEREAS, the Planning Commission has made certain findings and recommendations to the City Council, including making finding pursuant to Title IV Renton Municipal Code Section 4-9-020.G, Review Criteria for Comprehensive Plan Amendment and Adoption Process; and WHEREAS, the City Council has duly determined after due consideration of the testimony and evidence before it that it is advisable and appropriate to amend and modify the City's "Comprehensive Plan;" and WHEREAS, such modification and elements for the "Comprehensive Plan" being in the best interest and for the public benefit; • 1 ORDINANCE NO. 4 8 5 5 _ NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGT,ON, DO ORDAIN AS FOLLOWS: SECTION I. The above findings and recitals are found to be true and correct in all respects. SECTION II. The "Comprehensive Plan," maps, data and reports in support of the "Comprehensive Plan" are hereby modified, amended and adopted as said "Comprehensive Plan" consisting of the following elements: Land Use and Land Use Map and Land Use Element text, as shown on the attached Exhibits A, B, and C, and incorporated herein as if fully set forth. SECTION III. The Economic Development, Neighborhoods and Strategic Planning Administrator is hereby authorized and directed to make the necessary changes on said City's "Comprehensive Plan" and the maps in conjunction therewith to evidence the aforementioned 2000 amendments. SECTION IV. The City Clerk is authorized and directed to file this ordinance as provided by law, and a complete copy of said document likewise being on file with the office of the City Clerk of the City of Renton. SECTION V. This ordinance shall be effective upon its passage, approval and five days after publication. 2 ORDINANCE NO. 4855 PASSED BY THE CITY COUNCIL this 14 t 1clay of August , 2000. _ I Marilyn J. et en, City Clerk APPROVED BY THE MAYOR this 14thday of August , 2000. Jesse fanner, Mayor Approved as o form: amhteilAe5Y/1424 ./ Lawrence J. Warren, City Attorney Date of Publication: 8/18/2 0 0 0 (Summary) ORD.868:8/2/00:ma. 3 ORDINANCE NO. 48 5 5 EXHIBIT A 4 Revised 8/7/00 ORDINANCE NO. 4855 EXHIBIT A LAND USE ELEMENT POLICIES AND TEXT The Land Use Element policies and text are amended to read as follows. Policies not listed remain unchanged. RESIDENTIAL MULTI-FAMILY INFILL DISTRICT LU-69. Residential Multi-family Infill designation should not be expanded. Land within the districts should be used to meet multi-family housing needs. Existing Residential Multi-family Infill designations have the highest priority for development or redevelopment with multi-family uses. Expansion of these designations is limited to properties meeting the following criteria: a. Properties under consideration shall take access from a principal arterial, minor arterial, or collector. Direct access shall not be through a less intense land use designation. b. Properties under consideration must abut the existing RM-I land use designation on at least two (2) sides and be on the same side of the principal arterial,minor arterial, or collector serving it; and, c. Any such expansion of the RM-I land use designation should not bisect or truncate another contiguous land use district. CENTERS Summary: Centers are intended to provide a cohesive district allowing a wide range of commercial and residential activities which provide needed goods and services and serve as a visual and physical focal point for the surrounding residential areas. Five types of Centers are envisioned: 1. Center Downtown is characterized by the Downtown and its surrounding residential neighborhoods. These are existing urban environments expected to redevelop as destination shopping areas providing neighborhood, citywide, and subregional services and mixed use residential areas. Center Downtown residential development is expected to support urban scale multi-family projects at the highest densities allowed in the City. These projects are expected to incorporate mixed uses including retail, office, and service uses which support transit and create a new synergism of public and private sector activities. In the surrounding residential areas, infill urban scale townhouse and multi-family developments are anticipated. Site planning and infrastructure will promote a pedestrian scale environment and amenities. 2. Center Village is characterized by areas of the City that provide an opportunity for redevelopment as close- in urban mixed use residential and commercial areas which are pedestrian oriented. These areas are anticipated to provide medium to high-density residential development and a wide range of commercial activities serving citywide and sub-regional markets. Center Villages typically are developed within an existing suburban land use pattern where opportunities exist to modify the development pattern to accommodate more growth within the existing urban areas by providing for compact urban development, transit orientation,pedestrian circulation, and a community focal point organized around an urban village concept. 3. Center Suburban is characterized by suburban scale two-story development supporting a medium intensity of activity serving multiple neighborhoods. Development within these Centers is supported by site planning oriented to automobile access and circulation along an arterial treated with a boulevard features or park landscaping. 4. Center Neighborhood is characterized by suburban scale single story development supporting less intensive land use than the Center Suburban and serving primarily the surrounding neighborhood. 1 Revised 8/7/00 5. Center Office-Residential provides for large-scale office,retail and/or multi-family projects developed through a master plan incorporating significant site amenities and/or gateway features. 6. Center Institution provides clusters of medical or educational uses,which serve the surrounding community. Policies Applicable to All Centers General Policies Policy LU-82 Promote the clustering of Center uses and discourage the development of strip commercial areas. Policy LU-83 Phase implementation of development regulations within Centers to support economically feasible development in the short term but also provide a transition to achieve new development consistent with long term land use objectives. Strategy LU-83.1 Revise development regulations within the Center Downtown to implement the Comprehensive Plan Vision within 5 years. Strategy LU-83.2 Revise development regulations within the Center Village to implement the Comprehensive Plan Vision within 2 years. Strategy LU-83.3.Revise development regulations within the Center Suburban to fully implement the Comprehensive Plan Vision within 2 years. Policy LU-84. RESERVED Policy LU-85. Prioritize Downtown and Center Village for infrastructure improvements. Policy LU-86. Identify Centers as gateways into the City or neighborhoods. Policy LU-87. Develop Centers to provide community focus for their surrounding neighborhoods. Policy LU-88. Maintain unique and independent centers by defining boundaries which create a transition to and protection for surrounding land uses. Policy LU-89. Create Centers which support a citywide transit system and encourage pedestrian access. Policy LU-90. Centers should incorporate transit stops within them. Locational Criteria Policy LU-91. Designate Center boundaries according to the following criteria: a. The boundary should coincide with a major change in land use type or intensity. b. Boundaries should consider topography and natural features such as ravines,hills, and.significant stands of trees. c. Boundaries should occur along public rights-of-way including streets or utility easements, or at rear property lines where justified by the existing land use pattern. Boundary lines should not be drawn through the interior of parcels. d. As a maximum distance, the boundary should be drawn within a walkable distance from one or two focal points, which may be defined by intersections, transit stops, or shopping centers. Policy LU-92. Designate Centers in locations with the following characteristics: a. A nucleus of existing multi-use development. b. Potential for redevelopment, or vacant land to encourage significant concentration of development. c. Principal gateways to the City as defined in the Community Design Section of the Land Use Element. d. Center locations should be located on major transit and transportation routes. e. Center locations should be served by the City's arterial street system. 2 • Revised 8/7/00 Policy LU-93. Designate transitional land uses which surround the Center to provide buffers to the less intensive uses. Policy LU-94. Change adopted boundaries only in the following circumstances: a. The original mapping failed to consider a major natural feature or significant land use which would make implementation of the boundary illogical. b. The amount of land within a Center is inadequate to allow development of the range and intensity of uses envisioned for the Center. Policy LU-95. Maximize the use of existing urban services and facilities by promoting redevelopment of existing commercial areas with commercial and residential mixed use development. Policy LU-96. 'RESERVED Mix and Intensity of Uses Objective LU-Q: Encourage a wide range and combination of uses,developed at sufficient intensity to maximize efficient use of land, support transit use, and create a viable district. Policy LU-97. 'Encourage new office and commercial development which is more intensive than the older office and commercial development in existing Centers in order to create more compact and efficient Centers. Policy LU-98. 'Allow stand alone residential development of various types and urban densities in portions of Centers not conducive to commercial development. Policy LU-99. Allow residential uses throughout Centers as part of mixed use developments, Consider bonus incentives for housing types compatible with commercial uses or lower density residential. Policy LU-100. Include uses which are compatible with each other within mixed use developments; for example, office and certain retail uses with residential, office,and retail. Policy LU-101 Locate and design commercial uses within a residential mixed use development in a manner which preserves privacy and quiet for residents. Site and Building Design Policy LU-102. Modify existing commercial and residential uses which are adjacent to or within new proposed development to implement the new Center land use vision as much as possible through alterations in parking lot design, landscapes, signage, and site plan alterations as redevelopment opportunities occur. Policy LU-103. Consolidate signage for mixed use development on one structure. Policy LU 104. Locate signage to reduce light and glare impacts to the residential users. Focal Points Policy LU-105. Develop at least one major focal point within each Center which defines the core of the Center and is visually distinctive. Policy LU-106. Design focal points to include a combination of public areas such as parks or plazas, architectural features such as towers,outstanding building design,transit stops, or outdoor eating area. These features should be connected to pedestrian pathways if possible. Policy LU-107. Evaluate existing intersections of arterial roadways for opportunities to create focal points. Circulation and Parking Policy LU-108. Consolidate access to existing streets and provide internal vehicular circulation which supports shared access. Policy LU-109. Provide vehicular access to the site should be from a principal arterial street and minimize the number of access points minimized. Policy LU-110. Locate parking for residential uses in the mixed use developments to minimize disruption of pedestrian or auto access to the retail component of the project. 3 Revised 8/7/00 Policy LU-111. Connect residential uses to other uses in the Center through aesign features such as pedestrian access, shared parking areas, and common open spaces. Policy LU-112. RESERVED Buffers Objective LU-R: Create a buffer at the boundary of Centers to protect adjacent less intensive land uses . from the impacts of urban activities within the Center. Policy LU-113:,. Create buffers using a combination of: a. Less intensive or transitional land uses b. Open space(not parking lots) c. Structural elements d. Landscape features e. Fencing f. Other features which meet the spirit and intent of these policies Center Neighborhood Objective LU-S. Create Center Neighborhoods which include commercial, light industrial, and residential uses and serve the basic, ongoing needs of the population in adjacent and surrounding neighborhoods. Policy LU-114. Promote the clustering of neighborhood serving commercial uses and discourage the development of strip commercial areas. Policy LU-115. Adequate retail goods and services should be provided at Center Neighborhoods to encourage residents to shop locally for daily goods rather than drive to regional centers. Policy LU-116. While mixes of uses are allowed in the Center, commercial and office uses are the preferred uses for this area. Policy LU-117. New garden style multi-family development should be discouraged. i. Policy LU-118. Limit office use to one to two stories in height. Center Suburban Objective LU-T: Create Center Suburban Designation including commercial, and residential uses with site planning oriented to automobile access and circulation. Policy LU-118.1. Implement the Center Suburban Designation through CS,RM-C, CN or RM-N zoning. Policy LU-118.2. Serve the basic, on-going needs of the population in adjacent and surrounding neighborhoods. Policy LU-118.3. Provide a medium intensity of development organized around a landscaped arterial boulevard with boulevard features and/or park like landscaping. Policy LU 118.4. Design parking lots to include pedestrian connections to store entries. Policy LU-118.5. Design parking lots to include both perimeter and interior landscaping to reduce the visual effects of expanses of impervious surface. Policy LU-118.6 Promote the clustering of neighborhood serving commercial uses. 4 Revised 8/7/00 Policy LU-118.7 Provide adequacy retail goods and services within Center Suuurban Designations to encourage residents to shop locally for daily goods rather than drive to other shopping areas. Policy LU-118.8 Prohibit new garden style multi-family development with surface parking. Townhouse development which includes parking within structures is the preferred form of multi-family development. Policy LU-118.9 Limit office uses to two stories in height. Center Village.. Objective LU-U: Develop Center Villages characterized by intense urban development supported by site planning and infrastructure,which provides a pedestrian scale environment. Policy LU- 118.10. Apply the Center Village Designation to areas with an existing suburban and auto- oriented land use pattern which due to location, access to arterial roadways, land value, land,and infrastructure availability and proximity to existing residential neighborhoods are candidate locations for a higher density mixed use type of development. Policy LU-118.11. Implement the Center Village Designation using multiple zoning designations including R-10,R-14, CS, CV,RM-C,RM-U, and RM-T(proposed Residential-Townhouse). Strategy 118.11.1: Evaluate commercial and residential development standards in the Center Village and replace zoning designations or re-zone properties as needed within a 2 year phasing to comply with the vision for a Center Village designation. Strategy 118.11.2: Prepare a Highlands Re-Development Plan which functions as a sub-area plan to further refine the land use concept for and implement the Center Village land use concepts. Phasing of the Highlands Redevelopment plan is expected to occur over a 5-10 year period. Strategy 118.11.3: Areas east of Edmonds and north of Sunset currently zoned RM-C are to remain in residential use. The area north of 12th St currently zoned R-10 is to remain in residential use. Policy LU-118.12. Allow residential density ranging from 10 to 60 dwelling units per acre in the Center Village Designation. Policy LU-,118.13. Encourage mixed use structures and projects. Policy LU-118.14. Orient site and building design primarily toward pedestrians and people to maximize pedestrian activity and minimize automobile use for circulation within the Center. Policy LU-118.15. Accommodate parking within a parking structure. Where structured parking is infeasible,parking should be located in the back or the side of the primary structure.Discourage parking lots between structures and street rights-of-way. Policy LU-118.16. Use alley access where alleys currently exists. Encourage designation of new alleys in redevelopment projects. Policy LU-118.17. Encourage shared parking to use urban land efficiency. Policy LU-'118.18. Develop design guidelines to provide direction on site design,building design, landscape treatments, and parking and circulation components of new development projects. Policy LU-118.19. Encourage uses in Center Villages which serve a sub-regional or citywide market as well as the surrounding neighborhoods. Policy LU-119. Encourage more urban style design and intensity of development(e.g.;building height, bulk, landscaping,parking)within Center Villages than with land uses outside the Center. Policy LU-120. Promote the clustering of community commercial uses and discourage the development of strip commercial areas. 5 Revised 8/7/00 - Policy LU-121. Residential deg within Center Villages is intended,_. _,:e urban scale, stacked, flat and/or townhouse development with structured parking. Policy LU-122. Prohibit new garden style multi-family development. Policy LU-123. Provide community scale office and service uses. 6 ORDINANCE NO. 4855 EXHIBIT B 5 NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. HIGHLANDS COMP PLAN AMENDMENT LUA-99-173,CPA,ECF Environmental review for proposed comp plan text amendments for the Highlands area. Appeals of the environmental determination must be filed in writing on or before 5:00 PM;May-fr1,;000,: y _ Appeals must be filed in writing together with the required $75.00 application fee with: Heafi g Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. Publication Date: April 17,2000 Account No. 51067 10,D /// t� dnsmpub.dot CITY 1F RENTON Planning/Building/Public Works Department 111 Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator April 13, 2000 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 April 11, 2000: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED HIGHLANDS COMPREHENSIVE PLAN AMENDMENTS LUA-99-173,CPA,ECF The proposed Comprehensive Plan text amendments will evaluate the policy framework for the Highlands Revitalization Plan, and the size, area and boundary of the Highlands Center designation. The amendment will also evaluate all the Center Suburban and Center Neighborhood policies citywide and the underlying CS and CN, RMU and RMC zoning that applies within these areas. Location: Various. Appeals,of the environmental determination must be filed in writing on or before 5:00 PM, May 1, 2000. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. 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)430-6588. For the Environmental Review Committee, NattyCA Rebecca Lind Principal Planner cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers agynryltr\ 1055 South Grady Way-Renton, Washington 98055 �, , CIT' )F RENTON ..ti • Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator April 13, 2000 Ms. Penny Eskenazi 951 Lynnwood Ave. NE Renton,WA 98056 • SUBJECT: Highlands Comprehensive Plan Amendments Project No. LUA-99-173,CPA,ECF Dear Ms. Eskenazi: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC, on April 11, 2000, issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM, May 1, 2000. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at(425)430-6588. • For the Environmental Review Committee, Rebecca Lind Principal Planner 1?(214/4,L2/44 Enclosure tGfi dnsmltr 1055 South Grady Way-Renton,Washington 98055 ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: HIGHLANDS COMPREHENSIVE PLAN AMENDMENTS PROJECT NUMBER: LUA-99.173,CPA,ECF The proposed Comprehensive Plan text amendments will evaluate the policy framework for the Highlands Revitalization Plan,and the size,area and boundary of the Highlands Center designation.The amendment will also evaluate all the Center Suburban and Center Neighborhood policies citywide and the underlying CS and CN, RMU and RMC zoning that applies within these areas.Location:Various. 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,May 1,2009. Appeals must be filed In writing together with the required 575.00 application fee with:Hearing Examiner,City of Renton, 1055 South Grady Way,Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8.11B, Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. ; Center Neighborhood&Center Suburban Zones • ' CL _ �; All liiihW* lakeed Areastint�. � 'lit�tn_ -�. it s !..Y= 4 r_'�G_I:Y:"II •.u . `i"AV'it � lik ten � niii:k y Gl! nittilillrgal. --,,, :Arta it • MTP % , I734'-ate.,- .. , ��/T`JL G[TAwry,•ri?T.vJ AMR en glipatikairk§,4f. I ,,,_,,,,„„ , . w ,,,,.., w r ; t q. ,, . IP ?if `�'!Tl11E51L ei, 5500 11000 G_bbb . 51CY+ ' Study Area:CcmcrNeighbarhsod CPA ODT3 _ Center Suburban CPA 00M3 Cog...,®rc_ =osue, 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. CERTIFICATION I, pnci re.e f�,B a u) , hereby certify that 3 _copies of the above document were posted by me in 3 conspicuous places on or nearby the described property On firy i J IL/ 7 o�c� • Signed: /% ,,, ,oz ATTEST: Subcribed and sworn before me,a Nortary Public,in and for the State of Washington residing in t`°''4 ,on the 4Lh day of 7) ZD 00 MARILYN i(iiiVh.,'l,Ef �IC)TAR P ��-n di" STATE®�UVASHI�GTUBLIC®N • COIUIMISS N EXPIRES MARILYNy EFF JUi ": o,2003 MY APPOINTMENT EXPIRES:6-29-03 4s , •'� CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-99-173,CPA,ECF APPLICANT: City of Renton/EDNSP Division PROJECT NAME: Highlands Comprehensive Plan Amendments DESCRIPTION OF PROPOSAL: The proposed Comprehensive Plan text amendments will evaluate the policy framework for the Highlands Revitalization Plan, and the size, area and boundary of the Highlands Center designation. The amendment will also evaluate all the Center Suburban and Center Neighborhood policies citywide and the underlying CS and CN, RMU and RMC zoning that applies within these areas. LOCATION OF PROPOSAL: Various Locations LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 1, 2000. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)- 430-6510. PUBLICATION DATE: April 17,2000 DATE OF DECISION: April 11, 2000 SIGNATURES: .q ii /L/c° Gregg Zim er an, d4i nistrator .°141 DATE Departme Planning/Building/Public Works � l3JaU m Shepherd,Admin' tra or DA E ommunity Services /e/14 ‘1— /J^PCI - / Lee eeler, Fire Chief DATE Renton Fire Department dnsmsig CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-99-173,CPA,ECF APPLICANT: City of Renton/EDNSP Division PROJECT NAME: Highlands Comprehensive Plan Amendments DESCRIPTION OF PROPOSAL: The proposed Comprehensive Plan text amendments will evaluate the policy framework for the Highlands Revitalization Plan, and the size, area and boundary of the Highlands Center designation. The amendment will also evaluate all the Center Suburban and Center Neighborhood policies citywide and the underlying CS and CN, RMU and RMC zoning that applies within these areas. LOCATION OF PROPOSAL: Various Locations MITIGATION MEASURES: For future rezone proposals five (5)acres or larger in size, associated with these Highlands Comp Plan Amendments, Code required traffic studies shall not be waived as an element of the staff report for environmental review. 111111 AFFIDAVIT OF PUBLICATION ' • Charlotte Ann Kassens first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY 1V TY JOURNAL, NOTICE OF ENVIRONMENTAL DETERMINATION__ 600 S. Washington Avenue, Kent, Washington 98032 ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee a daily newspaper published seven (7)times a week. Said newspaper is a legal has issued a Determination of. Non- newspaper of general publication and is now and has been for more than six months Significance-Mitigated for the following pro- ject to the date ofpublication, referred to, printed andpublished in the English language underp the authority of the Renton prior9Municipal Code. continually as a daily newspaper in Kent, King County, Washington. The South County HIGHLANDS COMP PLAN AMENDMENT Journal has been approved as a legal newspaper by order of the Superior Court of the i LUA-99-173,CPA,ECF Environmental review for proposedcomp State of Washington for KingCounty. planttoct amendments for the Highlands The notice in the exact form attached, was published in the South County area. Appeals of the environmental determine- Journal (and not in supplemental form)which was regularly distributed to the subscribers lion must be filed in writing on or before during the below stated period. The annexed notice, a 5:00_PM, May 1, 2000. Appeals must be" filed in w'ritirig,together-with_the required Highlands Comp. Plan Amendments Examiner,' r,'City n fee with: Hearing g P Examiner;`City of';Renton,` 1055 South, Grady Way, Renton, WA 98055. Appeals. _ aspublished on: 4/17/00 to the-Examiner are governed by City of Renton Municipal Code Section 4-8-11B. • ' Additional information regarding the appeal I The full amount of the fee charged for said foregoing publication is the sum of$37.38, process may be obtained from the Renton 1City Clerk's Office,(425)430-6510. Charged to Acct. No. 8051067. I Published.in Ahe South CountyJournal , .__ April 17,2000.7454 ; Legal Number 7454 ---__ Legal Clerk, South oun J I Subscribed and sworn before me on this D liday of N n,5/ , 2000 vEturppp pl ac,0 s Pry, �aC�e c4�1.o ,•'"•• •F••-"rp //////////ICl//////�1I,, Z,x..:.-?..,- • - --.•s.:- ("1:2 -74-0Z ------Y)r\ �c.e� Notary Public of the State of Washington ': ��rv�;y �; residing in Renton ': �.'; King County, Washington �recstas:malty. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. HIGHLANDS COMP PLAN AMENDMENT LUA-99-173,CPA,ECF Environmental review for proposed comp plan text amendments for the Highlands area. Appeals of the environmental determination must be filed in writing on or before 5:00 PM, May 1, 2000. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. Publication Date: April 17,2000 Account No. 51067 dnsmpub.dot P , STAFF City of Renton REPORT Department of Economic Development, Neighborhoods, Strategic Planning ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE April 11, 2000 Project Name Highlands Comprehensive Plan Amendments Applicant City of Renton File Number LUA-099-173,CPA,ECF Project Manager Rebecca Lind Project Description The proposed Comprehensive Plan text amendments evaluate the policy framework for the Highlands Revitalization Plan, and the size, area and boundary of the Highlands Center designation. The amendment also evaluates all the Center Suburban and Center Neighborhood policies citywide and the underlying CS and CN, RMN and RMC zoning that applies within these areas. The recommendation is as follows. 1) Map amendment to re-designate the Highlands Study Area as a separate Center and text amendment to write new policies and relocate existing policies encouraging urban scale pedestrian oriented environments within the new designation. 2) Text amendment to re-write the Center Suburban Land Use Designation to encourage suburban, automobile oriented development, 3) Text amendment to eliminate the Center Neighborhood policies, 4) Map amendment to re-designate all areas currently shown in the Center Neighborhood designations as Center Suburban land use 5) Map amendment to re-designate the existing the Residential Options areas surrounding the Center Suburban Center at Sunset Blvd by including them within the Center designation The Land Use designation for these areas would change from Residential Options to the new designation identified for the Highlands study area, 6) Text amendments to allow sub-regional and citywide uses, and office uses in the Highlands Urban Center and/or the remaining Suburban Center Land use designations. City of Renton ED/N/SP Department Envirc ttal Review Committee Staff Report HIGHLAND COMPREHENSIVE PLANA16icivDMENT LUA-99-173, CPA,R,ECF REPORT AND DECISION OF APRIL 11,2000 Pagel of 4 Project Location Multiple locations (see map) Exist. Bldg.Area gsf NA Proposed New Bldg.Area gsf NA Site Area NA Total Building Area gsf NA RECOMMENDATION Staff Recommend that the Environmental Review Committee issue a Determination of Non Significance April 11, 2000. B. RECOMMENDATION Based on analysis of probable impacts from the proposal and on the analysis in the Final Environmental Impact Statement for the Land Use Element of the Comprehensive Plan February 1993, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. C. MITIGATION MEASURES For future rezone proposals 5 acres or larger in size, associated with these Highlands Comp Plan Amendments, Code required traffic studies shall not be waived as an element of the staff report for environmental review. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Land Use Recommendation 1: Map Amendment New Designation Changing the Land Use designation for the Highlands Center from Suburban Center to a new designation will not change the development densities or the underlying zoning. The change will create new policies,which emphasize pedestrian oriented development but will not effect the types of uses that can occur, trip generation, bulk and scale standards, or impervious surface. The Center Suburban zoning will remain in place. Recommendation 2: Text Amendment Suburban Centers Re-writing policies within the Suburban Center to make the remaining Suburban Centers more auto-oriented will not change the underlying zoning. It will make the policy direction for these commercial areas match the reality of existing development more closely,. but will not effect the types of uses that can occur, trip generation, bulk and scale standards, or impervious surface. The amendment will allow both the Suburban Center zone and the Neighborhood Center zone within the Suburban Center designation. Recommendations 3 and 4: Text Amendment to Eliminate Neighborhood Center Policies and Re-designate the affected areas as Suburban Center These actions will only change the land use designation of these areas, not the underlying zoning. The areas that are currently in the Center Neighborhood Land Use will become Center Suburban Land Use. However since Center Suburban Land Use will allow both CS and CN zoning, no change in regulations will occur as a result of this action. At a later point, rezoning from CN to CS may occur, but SEPA review will be required for each specific re-zone action. STAFFREPORT City of Renton ED/N/SP Department Enviro Ital Review Committee Staff Report HIGHLAND COMPREHENSIVE PLANAilizivi)MENT LUA-99-173,CPA,R,ECF REPORT AND DECISION OF APRIL 11,2000 Page3 of 4 Recommendation 5: Re-designation of Residential Options Areas This action will change the land use designation of the 26.36-acre residential area at the north end of the Highlands study area to include it within the new Highlands Center Designation. The new Highlands Center policies will apply to the area, but the zoning is not proposed to change at this time. The proposed change will not effect the types of uses that can occur, trip generation, bulk and scale standards, or impervious surface. The new Highland Land Use designation will allow multiple zones, including CS, RM-C, R-10 , R-14, and a potential townhouse zone. This area has a redevelopment potential of 338 units under the Highland Urban Design Master Plan Vision concept. While this level of re-development would be facilitated by the proposed text amendments, only approximately 180 units could be achieved under existing R-10 zoning, even at full redevelopment. This level of development was already addressed in the 1995 Comprehensive Plan EIS. In the future, re-zone applications could be made for higher density or commercial zoning. SEPA review of the potential impacts of increases in density or change in land use would occur with each specific re-zone application. Recommendation.6 Text amendments to allow sub-regional and citywide uses, and office uses in the new Highland designation and the Suburban Centers designation. The Suburban Center designation currently allows a variety of residential and commercial uses including medium rise multi-family at up to 60 dwelling units per acre, and commercial development up to 65,000 gross square feet in size. The proposed amendments would allow a sub-regional and citywide uses without the stipulation that the uses are required to serve the surrounding neighborhood. The densities of uses and the gross floor area allowed would not be changed by these policy amendments as the zoning code is not proposed for amendment. While the broader policy language would permit a future zoning change that could either change density or the size thresholds for commercial uses, a SEPA analysis of those specific code amendments would be required. 2.Transportation and Traffic Recommendation 6 Text amendments to allow sub-regional and citywide uses, and office uses in the new Highland designation and the Suburban Centers designation. The introduction,of sub-regional and citywide uses into the Highland Center and the Suburban Centers has the potential to increase the amount of traffic generated in the residential areas surrounding these centers. To assess the potential impact of the potential increase in traffic a comparison of existing allowed uses and a sample of potential uses was prepared based on the Institute of Transportation Engineers trip Generation Manual,6th Edition, 1997. A copy of this comparison'chart is attached. This analysis found that the traffic generation rates per 1000 gross square feet(gsf) of area were similar to existing allowed uses for large discount or warehouse retail stores which have 4.76 trips/1000 gsf for the week day PM peak. Uses such as medical dental offices, hardware/paint stores and specialty retail have similar trip generation rates. 4.34,4.74, and 4.93 trips/1000gsf. The greatest traffic generator among the potential new uses surveyed was movie theaters,which are reported to generate 20.34 trips in the P.M.weekend peak. However, drive in banks and state motor vehicle offices,which are existing uses, have comparable or greater rates at 19.93 and 51.23 trips per gsf in the weekday P.M. A number of citywide or sub-regional uses actually had less intensive weekday P.M. peak traffic generation, including general office buildings(1.49 trips/gsf),furniture stores (.53 trips/gsf), and racquet clubs (1.28 trips/gsf). The weekday A.M.trips generation and Saturday trip generation was consistent with the P.M.weekday peak data or all uses except state motor vehicle offices which show a dramatic drop on Saturdays. In addition, the ITE manual noted that the movie theater peak generation,period is Friday P.M.which is unusual in this sample of uses. From this survey, staff concluded that a reasonable range of sub-regional uses would not have a significantly different traffic generation pattern than uses which are already allowed in these land use designations. Staff also reviewed the available data on truck traffic and found only two sources of data for comparison. Furniture stores,which are considered a citywide or sub-regional use, generate up to 13 percent of their traffic via truck trips, while hardware/paint stores, a local use, only generate up to 3 percent or their trips in truck traffic. While there is some potential traffic impact from truck delivery, staff recommends that these impacts are more accurately reviewed under SEPA on a project level where specific mitigation related to hours of operation or specific routes within a neighborhood could be reasonably applied. STAFFREPORT City of Renton ED/N/SP Department Envire tal Review Committee Staff Report HIGHLAND COMPREHENSIVE PLAN AMcwi)MENT LUA-99-173, CPA,R,ECF REPORT AND DECISION OF APRIL 11,2000 Page4 of 4 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. Appeals of the,environmental determination must be filed in writing on or before 5:00 PM May 1,2000 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. STAFFREPORT Comparison of Allowed Use VS Potential Sub-Regional Uses(shown in shaded portion of table) Use Rate/1000 gsf Rate/1000 Rate/1000gsf Peak Hours Truck Trips P.M.Weekday gsf Saturday Peak Peak Hr. of A.M. Hr.of Generator Weekday Generator Peak Hr. of Generator Specialty Retail(ITE Land Use 814) 4.93 6.41 No data Same as No data Small strip mall shopping centers that contain a variety of retail shops and adjacent specialize in quality apparel,hard goods,and services such as real estate street offices,dance studios,florists and small restaurants traffic Hardware/Paint Store (ITE Use 816) 4.74 4.91 11.18 Weekday 1-3 percent Free standing buildings with off street parking 10:00 A.M. of weekday to 4:00 traffic P.M. State Motor Vehicles Department(ITE Land Use Code 731) 19.93 18.53 1.40 Weekday No data A state motor vehicles department is an office type building where driver 10:00 A.M. license testing,vehicle registration and other related functions are to 4:00 administered. P.M. Drive In Bank(ITE Land Use 912) 51.23 35.18 42.18 Weekday No data and Sat. Drive in banks provide banking facilities for the motorist while in a vehicle; 11:00 A.M may also serve patrons who walk into the building. The drive-in bank may or to 1:30 ` ' may not provide automatic teller machines(ATMs). P.M.. Medical Dental Office(ITE Land Use 720) 4.34 3.60 3.63 Same as No data A medical-dental office building is a facility that provides diagnoses and adjacent outpatient care on a routine basis but is unable to provide prolonged in-house street medical and surgical care. This type of facility is generally operated by one or traffic more private physicians or dentists. I Highlands traffic generation\ ':.'aeheraF.Offiee:Biiildifig',(ITELarkt,Use110):.;;; 'f:;„ •-• ;:?„,-• , , , •.,„ „ AgenefaLorricdr,btinaiiig4tOuses;:lriaitipleteilants;ilt-'1S5a,,iooationlyh6r_e-,4ttait§:„-:!- • ••••••.;;•-•-•/,'• .;?1, of bbsmesseSi<eOmrnereial Or industnat OrgarutathnsotiprefessiOhat persons .,; • • • • • "- •, • • • , ;; • , „, , • •;,3: or firms are' • • ;.•• ! •, • ; • '..i.furriattire,;Stort GTE• LarktUSe. 9 • ,re.53 8 31percent,,,,7 , • „..- .., • • furniturestore';Spe• efalliesln,the`i sale• :Of fihilituroand:Oftehtarpehng „,,, ,-.-10:00 AM- ,ipf'weekday-,'";,;; Fornitiire,storet Areleherallylarge-and-inelhde storage areas• ‘„, traffic . ,• „ „,„. „ , „ ;s: • •:•„"•:, • • ;;;; YY--r• ; '; • '•`;'; • • ; S/at Peak, ,• 1-• kDlscount , • :',,, • •,'.'"."':•;:• • .;:c,:•,„;,,-;4 •••;: 4 ' ; , ' "'"; ' ".• ' "•;'"' r-`• • ,•";' • ;.• , ;%''?";;;, ; •; .436 . :-.,AATeekdak&7, , „ , . • ,.,,•••••-;:, diseeuht:elhb iS,mstore,-ormarehouse;wher,e shoppers payAlmemnerstup-,tee ,:„ =.;• =,• „:T• 4,-• • rni,.order to,take'adVahtage.ofdiseouhte• d=prices on,aliade.varlety,bflteths'suen, - • ••• • , • -,r , „, 76.; as:,1obc1;;.clothitig,-itegisjph4,:appliarices..-Many items'aieiSold'in,large .':;:;:.;•;'.:;?-; • •. ••:" .• '„ • . „ ; • ;.Sat Peak , ; . " • •• ' • •f •„•• • • "" ; 5F, • `„';' ,-,•• • • • „•, - :.• ; . • •• , • : 11300 •• 7 • • Movie Theater with Matinee(ITE Lan• dUse • • ,•,• •-2 32.. nono, /4,•Friday • • •.„,.-. „ • . .atiovie'Indateit:consigt ofaudience':ge'ating,,single multiple$cteen§.aild , •. •-geheratioh,;, •• AO,clitOriuttis;''alobilyAndareftesithent standMoNtietheaters,witfrmatinees:,<`-, ,:. typically ( • • •,• sho*,,moviei..,On*eekday,,afterneOhs;arid;OVetungS,aswell.;as•'onNeekettLs, ••• .:-. R`degiisettClubl(H E-Land"4 s 2)- . 4. • • ; . • ". • Privatelyownecic.facilthes withIentustOurtancLother'faellihethflehlincluding Aadjacent0-;;;;, 777 '4 ••" C 4,"`!":' '•• ,-,siwinuningpoolaandwiurlpools-,,sauna• s";taequetba114.,squashand,handball : ,:,.street; f•• ,•'•• ".; '''•; f'•"" a• tourts,-.eketese:elaSszVeScatill*.eightliftmwrOoths:;, • ' • • • • , • • • • • • Highlands traffic generation\ LAND USE ELEMENT CENTERS • • • • b , , Summary: Centers are intended to provide a cohesive district allowing a wide range of commercial and residential activities which provide needed goods and services and serve as a visual and physical focal point for the surrounding residential areas. Four types of Centers are envisioned 1) Center Urban is characterized by the Downtown and its surrounding residential neighborhoods,and by the area designated in the Highlands Sub-Area plan.These are existing urban environments expected to redevelopment as urban residential neighborhoods and destination shopping areas providing neighborhood.citywide,and subregional services. Urban Center development is expected to support urban scale multi-family projects in mixed use structures and infill urban scale townhouse developments. Site planning and infrastructue will promote a pedestrian scale environment and amenities. 2) Suburban Centers, which provide a medium intensity of development serving multiple neighborhoods,supported by site planning oriented to automobile access and circulation along an arterial treated with a boulevard features or park landscaping, 3)Office-Residential Centers which provide for large scale office,retail and/or multi-family projects developed through a master plan incorporating significant site amenitiesa and or gateway features. 4)Institution Centers which provide clusters of medical or educational uses which serve the surrounding community. b b neighborhoo Policies Applicable to All Centers General Policies Policy LU-82. Promote the clustering of Center uses Policy LU-86. Centers should function as gateways into and discourage the development of strip commercial the City or neighborhoods. areas. Policy LU-87. Centers should provide community focus Policy LU-83. ReservedGencral polici' of th Center for their surrounding neighborhoods. Policy LU-88. The boundary should encourage Policy LU-84.; Different types of Centers should have maintenance of unique and independent centers. different ranges,mix and characters of development. Policy LU-89. Create Centers which support a citywide Policy LU-85. Centers should have high priority for transit system and encourage pedestrian access. infrastructure improvements. Policy LU-90. Centers should incorporate transit stops within them. becational Criteria Policy LU-91. Center boundaries should be designated land use pattern. Boundary lines should not be according to the following criteria: drawn through the interior of parcels. a. The boundary should coincide with a major d. As a maximum distance,the boundary should be change in land use type or intensity. drawn within 1,200-1,500 feet from one or two b. Boundaries should consider too a h and focal points which may be defined by p p y intersections,transit stops or shopping centers. natural features such as ravines,hills,and significant stands of trees. When a Center contains more than one focal point,the boundary may be drawn within 1,200-1,500 feet as a c. Boundaries should occur along public rights-of- maximum from a line connecting the focal points. way including streets or utility easements,or at • rear property lines where justified by the existing Adopted 7/27/98 CITY OF RENTON LAND USE ELEMENT Policy LU-92. Centers should be designated where there a. The original mapping failed to consider a are the following characteristics: major natural feature or significant land use a. a nucleus of existing multi-use development, which would make implementation of the boundary illogical. b. potential for redevelopment, or vacant land to encourage significant concentration of b. The amount of land within a Center is development. inadequate to allow development of the range and intensity of uses envisioned for c. principal gateways to the City as defined in the Center. the Community Design Section of the Land Use Element. Policy LU-95. Maximize the use of existing urban services and facilities and r .italiz^ ial ^ s la d. Center locations should be located on major promoting redevelopment of existing commercial areas transit and transportation routes. with commercial and residential mixed use development. •,+side cR ,+on's downtow,,by e. Center locations should be served by the City's arterial street system. ` b � Nei Policy LU-93. Designate tTransitional land uses which ' surround the Center a rye-designatedto provide buffers to the less intensive uses. Policy LU-96. Incentives should be,developed toe _ Policy LU-94. Changes to adopted boundaries should future develepn e„t or redevelopment Projects that only be made in the following circumstances: incorporate residentia uses.Reserved Mix and Intensity of Uses Objective LU-Q: Encourage a wide range and combination of uses,developed at sufficient intensity to maximize efficient use of land,support transit use and create an u -viable district. Policy LU-97. In order to create more compact and efficient Centers,encourage new office and commercial development which is more intensive than the older development in existing Centers. Policy LU-97.1. Allow stand alone residential development in portions of Centers not conducive to commercial development. Policy LU-98. Allow residential uses throughout Centers as part of mixed-use developments. Consider bonus incentives for housing types compatible with commercial uses or lower density residential. Policy LU-99—Reserved. ib .(Move to specific Centers Policy LU-100. Mixed-use development should include uses which are compatible with each other,for example,office and certain retail uses with residential;office and retail. Policy LU-101. Commercial uses within a residential mixed use development,should be located and designed to preserve privacy and quiet for residents. Site and Building Design Policy LU-102. Reserved S•+ a b ,a b a sh .ld be nt J IY I a,.t„ rd pedestri eeple-to (Move to Community Centers Policy LU-103. Existing residential and commercial development should be integrated as much as possible through alterations in parking lot design,landscapes, signage,and site plan alterations as redevelopment opportunities occur. Policy LU-104. Signage for mixed use development should be consolidated on one structure and located in the manner that will reduce light and glare impacts to the residential users. Focal Points Policy LU-105. Develop at least one major focal point within each Center which defines the core of the Center and is visually distinctive. Policy LU-106. Focal points should include a combination of public areas such as parks or plazas,architectural features such as towers,outstanding building design,transit stops or outdoor eating area. These features should be connected to pedestrian pathways if possible. Policy LU-107. Existing intersections of arterial roadways should be evaluated for opportunities to create focal points. Adopted 7/27/98 CITY OF RENTON LAND USE ELEMENT Circulation and Parking Policy LU-108. Vehicular circulation should be internal Policy LU-112. Minimize the percentage of land and access to adjacent streets should be consolidated. g .,rl ing.,n deye1.,,meat o,parking str ct.„e� Policy LU-109. Vehicular access to the site should be from a principal arterial street with the number of access points minimized. Buffers Objective LU-R: Create a buffer at the boundary of Policy LU-110. Parking for residential uses in the mixed Centers to protect adjacent less intensive land uses from use developments should not disrupt the pedestrian or the impacts of urban activities within the Center auto access to the retail component of the project. Parking should be a „dated., part e f the str,,ct„re in back of,or in the side yards for the residential users. .Policy LU-113. Buffers may be a combination of: Polie �1. cite.lam des; ,,,i ich i,,c to parkin _ a. less intensive land uses, other uses behind or adjacent to structures are b. open space(not parking lots), c. structural elements, � d. landscape between structures and street rights of way. features e. fencing, and Policy LU-1114. Residential uses are intended to f. other features which meet the spirit and connect to other uses in the Center through design features such as pedestrian access,shared parking areas, intent of these policies. and common open spaces. Center Neighborhood Center Suburban Objective LU-S: Create neighborheed-Suburban Ceenters which-includinge commercial,light industrial,and residential uses with site planning oriented to automobile access and circulation. New Policy Properties within the Suburban Center Designation may be zoned CS or RM-C New Policy: Suburban Centers serve the basic,ongoing needs of the population in adjacent and surrounding neighborhoods. New Policy Suburban Centers provide a medium intensity of development organized around a landscaped arterial boulevard with boulevard features and/or park like landscaping, New Policy Parking lots should include pedestrian connections to store entries. New Policy Parking lots should include both perimeter and interior landscaping to reduce the visual effects of expanses of impervious surface. Adopted 7/27/98 CITY OF RENTON LAND USE ELEMENT Policy LU-114. Promote the clustering of NeighborhoodCommercial uses neighborhood serving commercial usesand Policy LU-115. Adequate retail goods and services should be provided at ne g3ood-Suburban Centers centers to encourage residents to shop locally for daily goods rather than drive-to other shopping areasto regional center. Policy LU-116. While mixes of uses are allowed in the Center,commercial and office uses are the preferred uses for this area, Policy LU-117. New garden style multi-family development with surface parking should be discouraged—Townhouse development which includes parking within structures is the prefered form of multi-family development[Density Uesere4„ .,ding development of code language] Policy LU-118. Office uses should be limited to office develepnent and should be 1-2 stories in height. • Center Suburban Urban Center Objective LU-T: Develop suburban Urban (centers which characterized by intense urban development supported by site planning and infrastructue which provides a pedestrian scale environment b b b � New Policy Urban Center Designation may be applied to the areas designated as the Downtown Urban Center,comprised of historic downtown and its surrounding residential neighborhoods and The Highlands Urban Center. comprised of the area identified in the Highlands Sub—Area Plan. • • New Policy Urban Center Designation may be implemented by multiple zoning designations including R-10.R-14, CS, ,RM-C, CD.RM-U,and RM-T(proposed Residential-Townhouse) New Policy The policies in Chapter VI.Downtown Element apply to and further define the Downtown Urban Center Designation. New Policy The policies in the Highlands Sub-Area Plan apply to and further define the Highlands Urban Center. New Policy Residential density may range from 25-150 dwelling units per acre in the Downtown Urban Center Designation and 10 to 60 dwelling units per acre in the Highlands Urban Center Designation. New Policy Mixed use structures and projects are encouraged Relocated Policy: Site and building design and use should be oriented primarily toward pedestrian/people to maximize pedestrian activity and minimize automobile use for circulation within the Center. Relocated and Revised Policy Parking should be accommodated within a parking structure. When structured parking is infeasible parking.should be located in the back or the side of the primary structure.Discourage parking lots between structures and street rights-of-way. • New Policy Alley access should be used where alleys currently exists. Designation of new alleys should be encouraged in redevelopment projects. • Relocated and Revised Policy Shared parking is encouraged to use urban land efficiency. New Policy: Design guidelines should provide direction on site design,building design,landscape treatments,and parking and circulation components of new development projects Policy LU-118.1 Uses in ban-Urban Centers may alsoare intended serve a sub-regional or city-wide market as well as the surrounding neighborhoods. Policy LU-119. an Urban Ceenter sites and structures should be more intensive in design and intensity(e.g. signage;building height,bulk and set-back;landscaping;parking)than with land uses outside the Center. Policy LU-120. Promote the clustering of community commercial uses and discourage the development of strip commercial areas. ' CITY OF RENTON DOWNTOWN MENT Amended 4/8/96 - Policy LU-121. While mixes of uses are allowed in the Center commercial/light industrial uses which implement the regional growth policies are the preferred uses f r� -uis-arm Policy LU-,122. Office uses should be neighborhoed-er-community scale services. Policy LU-123. New garden style multi-family development will be discouraged—Residential development within Urban Centers is intended tot-be urban scale,tacked flat and or townhouse development with structured parking. D ity DeserveAeyelopment e f-e de language] Downtown Element Summary: Downtown is an important part of Renton's past,present,and future and these policies strive to empha- size that point. The aim of the policies is to bring retail,office and residential uses back into the downtown in greater amounts and intensities than before. At the same time there are design criteria and incentives implicit and explicit in the policies to ensure that downtown develops in an efficient and attractive manner. The policies identify appropriate use mixes,building heights,and special downtown development standards. These should be coor- dinated with an urban design and transportation plan for downtown. The downtown policies also place a greater emphasis on creating a land use pattern more conducive to pedestrians and transit. Encouraging residential mixed use development downtown is an important part of the plan strategy for revitalizing downtown,accommodating forecast growth,and providing new housing alternatives. High density housing is also advocated for the downtown to absorb growth and to create a population in the area to support the mixed use redevelop- ment envisioned for the area,and to support transit serving downtown. The downtown policies should be reviewed and updated periodically to remain consistent with the Comprehensive Plan. (See the Centers and Community Design Sections of the Land Use Element, the Transportation Element, and the Economic Development Element for policies related to this Downtown Element.) General Objective and Policies Objective DT-A: Create a balance of land uses which contribute to the revitalization of downtown Renton while fulfilling the requirements of an Urban Center as defined by countywide policies. Policy DT-1. There should be a mix of uses, including retail,office,light industrial and Policy DT-5. Redevelopment of the downtown area residential,which generate the demand for goods and should be encouraged to maintain and revitalize the services. downtown core. Policy DT1.2. General and Urban Center policies of Policy DT-6. The redevelopment of downtown the Center Section section of the Land Use Element Renton as a multi-use Urban Center should be also apply to the Downtown Element.lest+.,ated as encouraged to create a center'for the community. Center T'othe Downtown Urban Center Policy DT-7. The downtown core area and specific Policy DT-3. Development and redevelopment of related development standards(e.g.setbacks, Gentef-DevattownDowntown Urban Center should parking,landscaping)should be redefined to address strive for urban density and intensity of uses. the various requirements and impacts of the different Policy DT-4. Ground floor uses with street frontage land use districts within the core.Downtown along Wells Avenue South between Homer Way and character districts should be delineated and their South 2nd Street and along South 3rd Street between identities strengthened through streetscape,signage, Main Avenue South and Burnett Avenue South and design guidelines unique to each district should be limited to businesses which primarily cater to walk-in customer traffic(i.e.retail goods and Policy DT-8. Development in the Center services)in order to generate and maintain DewntewnDowntown Urban Center designation continuous pedestrian activity in these areas. Walk- should conform to the Downtown Renton in customer oriented businesses should also be Association's Vision. encouraged to locate along street frontages in the remainder Of the Historic Downtown Core district and the West End district. VI-5 • CITY OF RENTON DOWNTOWN ;MENT Amended 4/8/96 Policy DT-9. Develop appropriate land use plans and regulations for structures and vegetation within the airport sphere of influence. Policy DT-10. Development should be low-(1-5 stories)and mid-rise(6-10 stories)with an overall average floor to area ratio(FAR)of 2:1 within the GenteDewntowiiDowntown Urban Center designation on the Land Use Map. NOTE: The 2:1 FAR is an overall average minimum to be achieved and not intended to require each project or parcel to develop at that specific intensity. VI-6 Center Suburban Zones aerf " l - -N4--.717 ll'iw e Lamm O "VO # Irma - igi fil yr iji. lutrveltir min roue 7.� , CIE 1 ,lit t . \ 11/4Vir. . 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' i "St ....:•:•:•:•:•:•:•:•:•:1.1=11.M.:•:•:•:•:•:•:•:•:•:•:•:•:•:•:•:•:•:•:•:.:•:•:•:•):•:. linirri:";M\ e. * lighillig .66000 •• I'•...% .... r- .../c..% 4 City of ton Department of Planning/Building/Pub 'orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SH T REVIEWING DEPARTMENT: ; COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03, 2000 APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lind PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 LOCATION: NE 16th Street and NE 7th Place (140 acres) SITE AREA: City Wide BUILDING AREA (gross): N/A SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework for the Highlands Master Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 1W� not- a-pp1 . - 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 dditional information is needed to properly assess this proposal. ,t(2-t( �� () 2 2L[ Signature of Erector or Authorized Represe ate Date Routing Rev.10/93 City of I Dn Department of Planning/Building/Pubh )rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 rtixPV'VuAZ E v, COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03,2000 APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lind PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 LOCATION: NE 16th Street and NE 7th Place (140 acres) SITE AREA: City Wide I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework for the Highlands Master Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 iv c c vv, c, C. CODE-RELATED COMMENTS a —c�vvS 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. ( c a Signature of Director or Authorized Representative Date Routing Rev.10/93 City of R n Department of Planning/Building/Public ks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: th,vkS COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03, 2000 APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lind PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 LOCATION: NE 16th Street and NE 7th Place (140 acres) SITE AREA: City Wide I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework for the Highlands Master Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 C\� ee< t ry c v / d eev/k e B. POLICY-RELATED COMMENTS eli G �CI .„/0 u44amJ.,..0-7)--rot C. CODE-RELATED COMMENTS 4 (///X1—/Ce .1- /6. 4V 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 w e additional informati is needed to properly assess this proposal. /_ l ignature of Director or ut orized Representative Date Routing Rev.10/93 • CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: February 7, 2000 TO: Rebecca Lind FROM: Sonja J. Fesser SUBJECT: Highlands Comp Plan Amendme ,LUA-99-173,E' ,R,CPA Review Bob Mac Onie and I have reviewed the above referenced comp plan amendment submittal and find that we have no comment, based on what is included therein. Let us know if a legal description is needed in the future. \\TS_SERVER\SYS2\COMMON\\\TS SERVER\SYS2\USR\SFESSER\hghldcmp.DOC City of F In Department of Planning/Building/Public rks , ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: rU SEA V I( COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03, 2000 APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lind PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 RECEIVED LOCATION: NE 16th Street and NE 7th Place (140 acres) SITE AREA: City Wide BUILDING AREA (gross): N/A FEB - 3 2000 SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework fotTthe-fii Inds Master Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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. Signature of Director or Authorized Representative Date Routing Rev.10/93 _T City ;nton Department of Planning/Building/P- Works • ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pla,h ReUi-ew — Wtr COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUAR.Y_03,, 00QQ_ APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca ii dnm(OF RENTUN PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 i rn 4ra.;,,r , LOCATION: NE 16th Street and NE 7th Place (140 acres) SITE AREA: City Wide I BUILDING AREA(gross): N/A RECEIVED SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework for the Highlands Master Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 lJo C-0 VVI V14 Ca 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. sA 0 Signature of Director or Authorized Representative Date Routing Rev.10/93 City r nton Department of Planning/Building/P -Works ENVIRONMENTAL & -DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:1-ty-e_ Fv-eU-evt-h. COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03,2000 APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lin Qom'l tr � _ PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 LOCATION: NE 16th Street and NE 7th Place (140 acres) FEL) 03 2000 SITE AREA: City Wide I BUILDING AREA(gross): N/A CITY OFET'C1iu rI� F SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework for the Highlands Maste Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 °V ,4 B. POLICY-RELATED COMMENTS A C. CODE-RELATED COMMENTS /u 4 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 a ditional informal 's needed to properly assess this proposal. y Od , Signatur'o Director or Authorized presentative Date Routing Rev.10/93 City of..,,:..`on Department of Planning/Building/ Orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT - vCa-�0---v-\ COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03,2000 APPLICANT: City.of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lind'irry OF RENTow PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 r""I'rm LOCATION: NE 16th Street and NE 7th Place (140 acres) FEB 2000 SITE AREA: City Wide BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework for the ig I A ter Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 �J 004VL 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. ij t( Z/3/0 Signature of Director or Authorize Representative Date Routing Rev.10/93 • City c nton' Department of Planning/Building/Pur;. .?Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:C ,A Ge( U L -.eta _ COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03,2000 APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lind PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 '°%ITV OF REP TON LOCATION: NE 16th Street and NE 7th Place(140 acres) SITE AREA: City Wide I BUILDING AREA(gross): N/A [Fal d 3 ZOO SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framevvq�r . r H�'�QqlA nds-M ster Plan and amend it to better support the Urban Center concept. The Highlands area is cute' ( Ig lA is the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 C� AO 1 bt(e2(/( 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 additionalJ information is needed to properly assess this proposal. • Nei,19 GVtZ4 2/340 Signature of Director or Authorized Representative Date Routing Rev.10/93 City of I ,n Department of Planning/Building/Public. _ ks ENVIRONMENTAL it DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:C c--6 SeiN Cho COMMENTS DUE: FEBRUARY 16, 2000 APPLICATION NO: LUA-99-173,ECF,R,CPA DATE CIRCULATED: FEBRUARY 03,2000 `f t Y OF RENTON APPLICANT: City of Renton/EDNSP Dept. PROJECT MANAGER: Rebecca Lind PROJECT TITLE: Highlands Comp Plan Amendment WORK ORDER NO: 78617 FEB 200G LOCATION: NE 16th Street and NE 7th Place (140 acres) `1 SITE AREA: City Wide I BUILDING AREA(gross): N/A O+L1ILLlllldU U11VISION SUMMARY OF PROPOSAL: The proposed text amendment will evaluate the policy framework for the Highlands Master Plan and amend it to better support the Urban Center concept. The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations. 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 X4iv v C. CODE-RELATED COMMENTS /Ve 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 wher dditional information is needed to properly assess this proposal. 02/ ti Sigiture of Dire r°Authorized Represefltative Date A Routing Rev.10/93 - ..... - - ---- zones.The pi "'Pt-designation of the Residential Options portion of the • . • _- ___ - -- - study area to 1 ensity will require a Land Use text and,Land Use Map and concutrer lg. "Nit L'N 0 REVISED NOTICE OF APPLICATION Environmental Documents that AND PROPOSED DETERMINATION OF NON- Evaluano the Proposed Project: Oran Environmental Impact Statement lore City of Renton Land Use Element Jan.1992,Fnal Environmental Impact Statement for the Land Use Element of the City of Renton Comprehensive Plan Feb,1993,Dra0 Comprehensive Plan SIGNIFICANCE(DNS) Supplemental Environ Ipact mental ent ImpactFe 9e5ent Den.1994,Final Supplemental nv- , Development Regulations Used For Project Mitigation: None DATE: February 08,2000 . LAND USE NUMBER: LUA•99-173,ECF,R.CPA Proposed Mitigation Measures: None APPLICATION NAME HIGHLANDS COMPREHENSIVE PLAN AMENDMENTS I t PROJECT DESCRIPTION: The proposed Comprehensive Plan text amendments wti evaluate the policy Comments en the above application must be submitted In writing to Ms.Rebecca Lind,Project Manager,1055 South framewvk for the Highlands RavllaOratian Plan.end the elze,area end boundary of the Highlands Center designation. 1' Grady Way,Renton,WA 99055.by 5:00 PM on February 22,2000.If you have questions about this proposal,or wish to The amendment RMUt veal also evaluate athe Center Suburban end Cantor Neighborhood policies amide and the underlying CS and CN be made a party of record and receive additional notification by mall,contact the Project Manager.Anyone who submits en d RMC zoning that applies rash Nose mean. I written comments will automatically become a party of record and will be notified of any decision on this project. A preliminary recommendation Is 1)to re-designate the Highlands Study Area es Highlands Center Urban encouraging CONTACT PERSON: MS.REBECCA LIND (425)43043588 urban scab pedestrian relented,environments,2)to re-write the Center Suburban Land Use Designation to encourage suburban.automobile planted development,3)to eliminate the Center Neighborhood prides end the Center I Neighborhood and Residential Multi-family-N zoning and 4)re-designate ell areas currently shown In the Center I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Neighbartred designations as Center Suburban land use and Center Suburban zoning on the Land Use Map. _� �r' -•- Co n kehensive Plan Land Use Amendments,Lend Use Map amendments and concurrent area-wide rezoning etimioaling in, _I f�-, m- t 11"y . the Neighborhood Commarclat end Residential Muttifam N Zones areproposed. NaZoningText Amendments are � 11'' W Ode time. OY 7; /'}: �,7 I/ f �•` proposed • i { �' / '�•-� T- The Residential Options designated areas surrounding the Center Suburban Center al Sunset Blvd al be evaluated to nil, / , �\', determine 9 they shod be Included wills the Center,or be redesignated,either Residential Planned Neighborhood with I IL" • -4 "'\\\\ �7 RI14 zoning.era new lend use end zoning designegm. a I-.-w o'�1 l P.M - ected Areas Padea will be amended es needed to better support a redevelopment concept for the Highlands Study Area.As part of iRJEiilin✓ Lake '��t 1�f1a ice/gib review tiro amendment w0 evaluate whether broader sub-regional end citywide uses should be allowed In.the • , skall j� Washia 00 u _ .01 lHighlands Urban Center and/or the remaining Suburban Center Land use designations a d whether office uses should beI�I3r.1�lij: - Yni 1j�-ac q 1d� 4.,In Uese des Inane. 0 urn�S ri4�.�.. i y^ �l'i�-- 1 ended [:i�slljl `� HV1-1.4 ��(d PROJECT LOCATION: Various Locations(see map) 't.t-cv vL=-, y1 i�__ -• t�lt:..�._:-. 7 Al ^ ;s, OPTIONAL DETERMINATION OF NON-SIGNIFICANCE(DNS):As the Lead Agency,the City of Roston has determined ' N't=r� loner �• !')(f t i �'il ICI IOral sgnglort owbonmental Impacts we uttceryto resell Iran the proposed project.Tharofore,as permitted under the \SI4 rt:u k('((SFq ( /,i'>,i r1 i��'si�iiu J r-RCW 43.21C.110,the City of Renton Is wing Oro Optional DNS process to give notice thole DNS is!hely to be Issued. ''t�,V144.E.{r_.iA, until 4. ,.4, j 1 s1 Comment periods for the project and the proposed DNS me integrated Into a single comment period.There colt be no it`all,.��Z'*!� a if-i;_4111p,r D}.�' { r 1,r; ill comment period following the Issuance of the Threshold Detenninatian of Non-Significance(DNS).A 14day appeal a 1�~!1'17sR t)w;I / ((��ll pobdsW follow the Issuance of the DNS. 'ri err ii--ii r(!1./ v� sum y th i 14��tn!, (I II r+ !yPERMIT APPLICATION DATE: December 14.1999 ' .t) I- \i" ""'w 4eNOTICE OF COMPLETE APPLICATION: Fabmary03,2000 , .m=<w Hil A ,pi.se 1'f y 1Fy�Ives* A�cb d' e Penults/Review Requested: Environmental Review,Rezone,Comprehensive Plan ` iiJ R ' �S'!J.(jy: ..I. ` Amendment 1 [,l�df►!( Other Permits which may be required None ■ra ELI a'ill z stl�[1^,J,jiF�'*' rNj y,. �! - �IniilsagL elk Requoatad Studies: Nee �R / �(�! �n �... �\��'"yt, app0ra may )1( II �A � '''� `y,•.- laalbnwhore Urn y I2 I �`r�'fs ,w l be revbwrd: I'ImnN oath Works Division,Development Services Department, 8„ ��it lay n 1055 South Grady Way.Renton,WA 98055 9 Fe *' 1 PUBLIC HEARING: A public hearing coal be held before the Renton Planning Commission on the 7th w,� �� c�� 1 r,r , .. floor of the new Renton City Hal located at 1055 Grady Way South.The dale of r o� u�I( i / this meeting Is net yet deternlned.Pales of record will be Informed of the date - andtirre of the hearing when Ills madded. ► ■ e�lil TF- 5500 11000 ! 1 Ili/ d�m' ` ... ,j -a�q��.-L� CONSISTENCY OVERVIEW: 1 Ml eI�i,)_aMP ITeE,t IME 1:66000 Land Use: The proposal Is consistent with the overall residential density and development Study Area:Center Neighborhood CPA 00T3 Of,0" Csrms .-_-.._ .standards within the mtsOng Goiter Suburban and Residential Multi-(amty C Center Suburban CPA 00M3 Cayeemdur NOTHS RI OF OPOSEDENhFccar nrALAPR1CATgN - , er:-••-•••• . T+,✓, axon - - NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION CERTIFICATION, -- I, �� ii� , hereby certify that 3 copies of the above document w re posted by me in 3 conspicuous places on or nearby the described property on . -9-00 Signed: Z‘c_ /i�� ATTEST: Subcribed and sworn before me, a Nortary Public,in and for tli State of Washington residing in , on the /8 day , - NOTARY PUBLIC STATE OF WASHINGTON 4y1 0-} j,- k&,, l I COMMISSION EXPIRES JUNE 29, 2003 MARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-29-03 CY 1 O • • REVISED NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE (DNS) vJP(03 -�, Sk � DATE: February 08,2000 �i\�\ LAND USE NUMBER: LUA-99-173,ECF,R,CPA APPLICATION NAME: HIGHLANDS COMPREHENSIVE PLAN AMENDMENTS PROJECT DESCRIPTION: The proposed Comprehensive Plan text amendments will evaluate the policy framework for the Highlands Revitalization Plan, and the size, area and boundary of the Highlands Center designation. The amendment will also evaluate all the Center Suburban and Center Neighborhood policies citywide and the underlying CS and CN,RMU and RMC zoning that applies within these areas. A preliminary recommendation is 1)to re-designate the Highlands Study Area as Highlands Center Urban encouraging urban scale pedestrian oriented, environments, 2)to re-write the Center Suburban Land Use Designation to encourage suburban, automobile oriented development, 3) to eliminate the Center Neighborhood policies and the Center Neighborhood and Residential Multi-family — N zoning and 4) re-designate all areas currently shown.in the Center Neighborhood designations as Center Suburban land use and Center Suburban zoning on the Land Use Map. Comprehensive Plan Land Use Amendments,Land Use Map amendments and concurrent area-wide rezoning eliminating the Neighborhood Commercial and Residential Multi-family N Zones are proposed. No Zoning Text Amendments are proposed at this time. The Residential Options designated areas surrounding the Center Suburban Center at Sunset Blvd will be evaluated to determine if they should be included within the Center,or be re-designated,either Residential Planned Neighborhood with R/14 zoning,or a new land use and zoning designation. Policies will be amended as needed to better support a redevelopment concept for the Highlands Study Area. As part of this review the amendment will evaluate whether broader sub-regional and citywide uses should be allowed in the Highlands Urban Center and/or the remaining Suburban Center Land use designations and whether office uses should be expanded in these designations. PROJECT LOCATION: Various Locations(see map) 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 43.21 C.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: December 14, 1999 NOTICE OF COMPLETE APPLICATION: February 03,2000 Permits/Review Requested: Environmental(SEPA)Review,Rezone,Comprehensive Plan Amendment Other Permits which may be required: None Requested Studies: None 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 will be held before the Renton Planning Commission on the 7th floor of the new Renton City Hall located at 1055 Grady Way South. The date of this meeting is not yet determined.Parties of record will be informed of the date and time of the hearing when it is scheduled. CONSISTENCY OVERVIEW: Land Use: The proposal is consistent with the overall residential density and development standards within the existing Center Suburban and Residential Multi-family C NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION • r-- zones. The potential re-de lion of the Residential Options portion of the study area to a higher den,,, _III require a Land Use text and,Land Use Map and concurrent re-zoning. Environmental Documents that Evaluate the Proposed Project: Draft Environmental Impact Statement for City of Renton Land Use Element Jan.1992,Final Environmental Impact Statement for the Land Use Element of the City of Renton Comprehensive Plan Feb.1993,Draft Comprehensive Plan Supplemental Environmental Impact Statement Dec.1994,Final Supplemental • Environmental Impact Statement Feb.1995. Development Regulations Used For Project Mitigation: None Proposed Mitigation Measures: None Comments on the above application must be submitted in writing to Ms. Rebecca Lind, Project Manager, 1055 South Grady Way, Renton,WA 98055,by 5:00 PM on February 22,2000. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mail,contact the Project Manager.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: MS.REBECCA LIND (425)430-6588 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION kW' •f,.. ,ram'`' se t Ig ltilk" ins 1�flui;�i Am• ' ',ap • fected Areas 111434 Lake :� • • FFFFIs�s Washington z m 1-t . rp • n fmni�ritiirq ifs .` MIRK r �a. rte" ee 1:21 ,kite. tift:'4. : n rijf *la:iliiii: L0�#'q ae i■ li. uL" ..40- `_/j Y um: I MI i Ft �=�[��IRR%/ a �� 11. n Ire, A �: s_wF■ 'ma'sIRA l' MI ;nil, 1SIF I �l�ANI liti:116 tt-la ILPIP i 'Ail it FLIK-41111-VOrint.,1 Pt End; . • ,<< e .�I*" �; �h �■ a1i�w. •. "" Ill ea ll _1 1 tii,i-,11,47 g::::!..;... _A Ar-s- p.SW tit idri . iiinto"lip. ail kir A 41111 7 III' 526-"M" .47121.--N L ( 11111 ti" I rig— IIM ,...;16: inl i r ; 111: i - •. 14 5500 11000 Study Area:Center Neighborhood CPA 00T3 j//////// CS Zones ■, n.... Center Suburban CPA 00M3 City Boundary I RF _..... CN Zones NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION • OIATIT; NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE (DNS) DATE: February 03,2000 LAND USE NUMBER: LUA-99-173,ECF,R,CPA APPLICATION NAME: HIGHLANDS COMPREHENSIVE PLAN AMENDMENTS PROJECT DESCRIPTION: The proposed Comprehensive Plan text amendments will evaluate the•policy • framework for the Highlands Master Plan including Commercial(CS)and residential RO and RM-C areas.Policies will be amended as needed to better support a redevelopment concept for this area The Highlands area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. The amendment will evaluate all the Center Suburban and Center Neighborhood policies and the underlying CS and CN, RMU and RMC zoning. The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies and zoning regulations and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation, and whether any changes are needed to development regulations.The Residential Options designated areas.surrounding the Center Suburban Center at Sunset Blvd will also be evaluated.The analysis will consider whether these areas should be redesignated Residential Planned Neighborhood with R/14 zoning, whether a new land use and zoning designation should be written or whether the area should be Residential Multi-family Urban PROJECT LOCATION: Various Locations(see map) 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: December 14,1999 NOTICE OF COMPLETE APPLICATION: February 03,2000 Permits/Review Requested: Environmental(SEPA)Review,Rezone,Comprehensive Plan • Amendment Other Permits which may be required: None Requested Studies: None 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 will be held before the Renton Planning Commission on the 7th floor of the new Renton City.Hall located at 1055 Grady Way South. The date of this meeting is not yet determined.Parties of record will be informed of the date and time of the hearing when it is scheduled. CONSISTENCY OVERVIEW: Land Use: The proposal is consistent with the overall residential density and development standards within the existing Center Suburban and Residential Multi-family C zones. The potential re-designation of the Residential Options portion of the study area to a higher density will require a Land Use text and,Land Use Map and concurrent re-zoning. NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION • . Environmental Documents that Evaluate the Proposed Project: Draft Environmental Impact Statement for City.of Renton Land Use Element Jan.1992,Final Environmental Impact Statement for the Land Use Element of the City of Renton Comprehensive Plan Feb.1993,Draft Comprehensive Plan Supplemental Environmental Impact Statement Dec.1994,Final Supplemental Environmental Impact Statement Feb.1995. Development Regulations Used For Project Mitigation: None Proposed Mitigation Measures: None Comments on the above application must be submitted in writing to Ms. Rebecca Lind, Project Manager, 1055 South Grady Way,Renton,WA 98055,by 5:00 PM on February 16,2000. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mail, contact the Project Manager.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: MS.REBECCA LIND (425)430-6588 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION t ..111 - al [ig Pir 1l picaa 111 W' IITALI 1 I Ai- il V? ' 1S:' -***.lk Anti 1. r. ` �,Nit, + Lake m®E _,• r „llimi4 . - ~I� - A rFeCrev w Eel+�� Washington rti 4 111 ztBEfl s �11 � �� s r, ,- , F c „ „ rAl...p,,w,Eui N 71;47Nsi,"K\ Ng (4. mei/AVM �1�� i eY ��l�r[E I ...,. ' E �. t )1 �m�� ,i7 �, \1fiw` .aF�1,1* ii �WIlIng''t na)3� EAT resAm .- -` 1 —\hi, `! Vin-NE:71ra. ER EMI A...ail,�7///w g iv ®Ii`� I r At, lkirgwar,j- Pi 01E114;40r' i •-• IN tit: ._ . ,,, II *mail .- ?i �� E�t she•eiun. 1."' _ _ o. 105110in' �'Q!1i� Atji%E,e°lIs. -�. �� FE. Iff • l t�I. illigi\ *WI°rrilf 1111;* *e . I If Mr k.111 : g.all‘ 11.,,t,,,...441=Vi Allrili::::. . . •Am, .., `f 1 . ...! UFA icifylkta4A- isio__,:- r /Iv I-- ,F,A.1„ ...iv.igt.. ._ati„Aimp4*_-_,, . . ?v.. . „ _ --. - lail' tolitirrm 1.,._., lit iit*,• •-• --- 'N. i lamifflidp_mhz41pr 7,-s, Wil . .. __ oil' lip - i 'qi :: k _ 1,i0.;;;i,,,,4074:11 ,ii TN. derg : --ortatilffli I 1 'Ill — • .. IX ._ s I Ial_ . _, '_, ail . LW FM- • I 5500 11000 "' @� �� -gym . :::.: -' '. rargeiX,l _ h. 'ells; 66000;................. . r — I :mile OJEC INFt RMA TION > .> >»>»> .<'<'<< fVot .ff;tti�er®i9i:trior�:then'<Dseia'"el:o�vnsr'"please.stt rz.. i nataozed:I1tFsst®r:fkpp(�aai(otii::#aei�6fi€:own ..........:.. . :.. PROJECT OR DEVELOPMENT NAME: /' NAME: C it /b9kr i//Gn. //✓rj/07G(s GQ// 477j/c(, PMvy1d4/ , � 5 kl a22�7C/L PROPERTY/PROJECT ADDRESS(S)/LOCATION: . ADDRESS: 6/(11 �G� �%IY rig% • CITY: ZIP: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): /0/4 • TELEPHONE NUMBER: EXISTING LAND USE(S): �^' .: ' % /i/44jer i 1 :ea.4,d °/ / 7 ✓deikAd / f� PROPOSED LAND USES: (-....„_,,,aNAME (-....„_,,,a Of- 4 D+,/ le/27c, COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: 5 4,- ✓&,I,/ /0e 1(6/Oz/r,e�lac ADDRESS: `bSS �A 1 PROPOSED COMPREHENSIVE PLAN MAP DESIGNAT/ION (if applicable): l.+a c iV C it &G� �/ d�G / K/4,r- ��yJz.�, G(9r� �. G/I CITY:, „ oci ZIP: 7 9OS3 EXISTING ZONING: G�j/ 6/0/ /(() ie_e TELEPHONE NUMBER: PROPOSED ZONING (if applicable): C4.. 6 i',G5 G/i)1-/O/C.s r EL d P M ><:::::::::::>:::< ::<::<:::::::::<:::�::>:<:>:<:� C3. A:.::..;� .:::::::: ...:..::;....:.:.:;�.:;:.;:.,::.:�:. : >;:. � :; .;: EV ENT PLANNING ` SITE AREA (SQ. FT. OR ACREAGE):CITY OF RENTON NAME: //ve„d„L�GC,, II �G GUI DEC 1 4 1999 COMPANY(if applicable): PROJECT VALUE: RECEIVED /04 ADDRESS: /O - 5- / c9ra ('2j/ ( IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? CITY: 1u4 ' ZIP: ��(�c� Ply` IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? . TELEPHONE NUMBER: 9x i(30, f Sj' /U4 • • ::.;;:.:.:.>:.>::>�:»:<:;.<:;::::<::<:::::;:::>;::>:<�:Cl�.aa�..:a...a . ....cat c......... .�s..t.... ..... ::.: ::.: _ANNEXATION $ SUBDIVISION: • _ COMP. PLAN AMENDMENT $ _ REZONE $ _ LOT LINE ADJUSTMENT $ _SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ _ CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $_ _ SITE PLAN APPROVAL $ _ FINAL PLAT $ _GRADE & FILL PERMIT $ • (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ _VARIANCE $_ (FROM SECTION: 1 _ PRELIMINARY _WAIVER $ _ FINAL _WETLAND PERMIT $ _ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT _ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _VARIANCE $ • _ EXEMPTION $No Charne _ ENVIRONMENTAL REVIEW REVISION $ iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii 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 submitted are in all respects true and correct to the best of my knowledge and belief. • RQ_ (I 6 ! / ATTEST: Subscribed and sworn to before me, a Notary Public,in and � I� (f�(II for the State of residing at (Na�meofof fOwneerr/Representative) ,on the_day of (Signature of Owner/Representative) (Signature of Notary Public) ;.;;::.;:.::� <� r..:.:. ..::.:: :: ::.;:.:.;:..:.;:.;;:.;:.;::.;;;:.;A:;;:.;AAb.;:.;:.;BSR:<>C1tit?:�5»>C�t�':L)«<CPA >C:13°�A > CEf.. �:. :::.:.:. :::> � A:>:€:€:SA::;�fi... Sk�Pt:'i4>::;SHPL .....GP.....SM. .S:11�E....TP......:::=A<<:::�::;. .......... . . :BVMP..._:. .A: . . . .. . .. ... .::::.:..::::.:::.::::::::::::::::::.::.:::::..:,::::::::::::::.:::::::::::.:. .,.::..:.....:............... ...... ............................. MASTERAP.DOC REVISED 8/97 _:i COMPREHENSIVE PLAN TEXT AMENDMENTS FOR CONCEPTUAL MASTER PLAN RENTON HIGHLANDS AND THE CENTER SUBURBAN AND CENTER NEIGHBORHOOD DESIGNATIONS CITYWIDE Project Narrative Comprehensive Plan Text Amendments The purpose of the Conceptual Master Plan for Renton Highlands is to provide high quality development opportunities and quality of life by redeveloping one of Renton's older commercial and residential areas into an urban village featuring innovative design, compact urban development, transit orientation, pedestrian scale, and a community focal point. As a result of this project, an existing urbanized but underutilized portion of the City will accommodate growth at new levels. This new capacity will help meet or exceed Renton's adopted targets for jobs and housing. The project consists of developing and implementing a redevelopment plan for a 140 acre study area including: 1,700 dwelling units, and 250,000 to 375,000 square feet of enclosed retail/commercial space in a mixed-use compact transit-oriented design format. The proposal will provide for both redevelopment and new growth, emphasizing quality of life. The proposed text amendment will evaluate the policy framework for the Conceptual Master Plan and amend it to better support the urban center concept. The Highland area is currently treated the same as the other Suburban Centers/Neighborhood Centers citywide. As a result the amendment will need to evaluate all the Center Suburban and Center Neighborhood policies The analysis will focus on whether the Highlands area should remain within the umbrella of the existing policies, as amended, and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation. Currently the Highlands area is regulated by the Center Suburban Policies/Center Suburban and Residential Multi-family Urban Code, the Residential Options/R-10 Code, and the Single Family Residential Policies/R-8 Code. This amendment will evaluate the existing Center Policies including the general policies, LU-82 through LU-113, the Neighborhood Centers policies LU-114 through LU-118, and Center Suburban policies LU-118.1 through LU-123. Issues to be considered include regional uses, size and intensity of uses,mix of uses, and transitions to the surrounding neighborhoods. An effort will be made to further define and clarify the types of Centers and appropriate development standards for each. Concurrent zoning text amendments will be evaluated which differentiate suburban standards and intensities of development compared with urban standards. The amendment will evaluate at least two optional approaches: 1) Consolidate all existing Centers under one policy umbrella, and allow the application of zoning designations to differentiate between densities, use intensities and development standards, or DEVELOPMENT P�,NNING CITY OF RENTON ®ECI41999 RECEIVED 2) Keep a hierarchy of Centers in Comprehensive Plan policies but create more differentiation between urban centers and suburban centers. The possibility of combining the Neighborhood and Suburban Centers into a suburban style commercial area, and creating a new urban center option will also be considered. The amendment will also consider the approaches established in the Residential Demonstration Overlay District for continued viability depending upon the policy option preferred by decision-makers. Comprehensive Plan Map Amendments The mapping of Center Suburban areas and Center Neighborhood areas will be considered. Based on the result of the text amendment analysis, mapping changes or consolidations may be recommended. In addition,residential designations within the Highlands study area will be evaluated. Parcels may be re-designated from Residential Single Family/R-8, Residential Options/R-10 or Residential Multi-family Infill to either Residential Planned Neighborhood or a new designation tailored to promote higher density town house development. CITY OF RENTON eiVELOPMENT SERVICES DIVISION 46 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: Amendments To Comprehensive Plan Policies,Zoning Designations and Zoning Text Amendments for Renton Highlands Study Area and and Union Suburban Center, and the Sunset and Duvall and Puget Drive Neighborhood Centers, 2. Name of Applicant: City of Renton OELOp mr- cArr3. Address and phone number of applicant and contact person: Rebecca Lind(ext.qg OOF REN oNIVING N 4. Date checklist prepared: December 14, 1999 - DEC 1999 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule(including phasing, if applicable): Begin ConstructionC i ED End Construction 7. Do you have any plans for future additions, expansion, or further activity related to or connected to this project? x Yes ❑ No. If yes, explain. Additional proposal for design guidelines will be prepared in the future. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None known Environmental Checklist 411/ 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? ❑ Yes x No. If yes, explain. 10. List any governmental approvals or permits that will be needed for your proposal,if known. None 11. Give brief, complete description of your proposal,including the proposed uses and the size of the project and site. The purpose of the Conceptual Master Plan for Renton Highlands is to provide high quality development opportunities and quality of life by redeveloping one of Renton's older commercial and residential areas into an urban village featuring innovative design, compact urban development, transit orientation, pedestrian scale, and a community focal point. As a result of this project, an existing urbanized but underutilized portion of the City will accommodate growth at new levels. This new capacity will help meet or exceed Renton's adopted targets for jobs and housing. The project consists of developing and implementing a redevelopment plan for a 140 acre study area including: 1,700 dwelling units, and 250,000 to 375,000 square feet of enclosed retail/commercial space in a mixed-use compact transit-oriented design format. The proposal will provide for both redevelopment and new growth, emphasizing quality of life. Comprehensive Plan Text Amendment and Zoning Text Amendments The proposed text amendment will evaluate the policy framework for the Conceptual Master Plan and amend it to better support the urban center concept. The Highland area is currently treated the same as the other Suburban Centers/Highlands areas. The amendment will evaluate whether the Highlands should remain within the umbrella of the existing policies, as amended, and whether any amendments should be applicable citywide. The amendment will also evaluate whether the Highlands should be broken out as a different land use designation. Currently the Highlands area is regulated by the Center Suburban Policies/Center Suburban and Residential Multi-family Urban Code,the Residential Options/R-10 Code, and the Single Family Residential Policies/R-8 Code. This amendment will evaluate the existing Center Policies including the general policies,LU-82 through LU- 113,the Neighborhood Centers policies LU-114 through LU-118, and Center Suburban policies LU-118.1 through LU-123. Issues to be considered include regional uses, size and intensity of uses,mix of uses, and transitions to the surrounding neighborhoods. An effort will be made to further define and clarify the types of Centers and appropriate development standards for each. Concurrent zoning text amendments will be evaluated which differentiate suburban standards and intensities of development compared with urban standards. Neighborhood Centers citywide. As a result the amendment will need to evaluate all the Center Suburban and Center Neighborhood policies The analysis will focus on whether the The amendment will evaluate at least two optional approaches: 1) Consolidate all existing Centers under one policy umbrella, and allow the application of zoning designations to differentiate between densities, use intensities and development standards, or 2) Keep a hierarchy of Centers in Comprehensive Plan policies but create more differentiation between urban centers and suburban centers. The possibility of \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 2 Environmental Checklist combining the Neighborhood and Suburban Centers into a suburban style commercial area, and creating a new urban center option will also be considered. The amendment will also consider the approaches established in the Residential Demonstration Overlay District for continued viability depending upon the policy option preferred by decision-makers. This amendment also includes writing new standards to provide for compact urban development, mixed uses, and transit/pedestrian oriented design.Development standards, street standards, and design guidelines will be refined to create an incentive for innovative urban redevelopment.This component of the project addresses ways to alter the existing suburban oriented development standards which often result in a form of development which does not support the vision of a more urban environment. Comprehensive Plan Map Amendments The'mapping of Center Suburban areas and Center Neighborhood areas will be considered. Based on the result of the text amendment analysis,mapping changes or consolidations may be recommended. In addition,residential designations within the Highlands study area will be evaluated. Parcels may be re-designated from Residential Single Family/R-8,Residential Options/R-10 or Residential Multi-family Infill to either Residential Planned Neighborhood or a new designation tailored to promote higher density town house development. 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 required to duplicate maps or detailed plans!submitted with any permit applications related to this checklist. Highlands Master Plan Study Area 140 acres adjacent to Sunset Blvd. (See attached Conceptual Master Plan maps. Suburban Center and Neighborhood Center Designations are located adjacent to Union and 4th, Sunset and Duvall, and Puget Dr. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site: ❑ flat ❑ rolling ❑ hilly NA ❑ steep slopes ❑ mountainous ❑ other b. What is the steepest slope on the site(approximate percent slope?) NA c. What general types of soils are found on the site(for example, clay, san, gravel,peat,muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. NA d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NA \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 3 Environmental Checklist 1 • d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NA e. Describe the purpose,type, and approximate quantities of any filling or grading proposed. Indicate source of fill. NA f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. NA g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? NA h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: NA 2. MR 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. NA b. ' Are there any off-site sources of emission or odor that may affect your proposal? ❑ Yes ❑ No. If so, generally describe. ' NA c. r Proposed measures to reduce or control emissions or other impacts to air,if any: NA 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)?NA Yes ❑ No. If yes, describe type and provide names. If appropriate, state what stream or river it flows into. NA 2) I Will the project require any work over, in, or adjacent to (within 200 feet)the described waters? ❑ Yes No. NA 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. NA 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. NA \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 4 Environmental Checklist db 5) Does the proposal lie within a 100-year flood plain? ❑ Yes x No. If so,note location on the site plan. NA 6) Does the proposal involve any discharges of waste materials to surface waters? ❑ Yes x No. If so, describe the type of waste and anticipated volume of discharge. NA 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. NA 2) I Describe waste material that will be discharged into the ground from septic tanks or other sources, I 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. NA 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. ' NA 2) Could waste material enter ground or surface waters? If so, generally describe. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. PLANTS NA a. Check types of vegetation found on the site: ❑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? NA c. List threatened or endangered species known to be on or near the site. NA d. Proposed landscaping,use of native plants, or other measures to preserve or enhance vegetation on the site,if any: NA 5. ANIMALS \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 5 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 b. List any threatened or endangered species known to be on or near the site. NA c. Is the site part of a migration'route? If so, explain NA d. Proposed measures to preserve or enhance wildlife, if any: NA 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. NA b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. NA 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: NA 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. NA 1) Describe special emergency services that might be required. NA 2) Proposed measures to reduce or control environmental health hazards,if any: NA b. Noise 1) What types of noise exist in the area which may affect your project(for example: traffic, equipment, operation, other)? NA 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. NA \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 6 Environmental Checklist le 1111110 3) I Proposed measures to reduce or control noise impacts, if any: 1 NA 8. LAND AND SHORELINE USE a. ; What is the current use of the site and adjacent properties? ' Current uses in all affected zones are commercial and residential, schools b. Has the site been used for agriculture? ❑ Yes x No. If yes, describe.NA c. Describe any structures on the site. NA d. Will any structures be demolished? ❑ Yes x No. If so,what? e. ! What is the current zoning classification of the site? Center Neighborhood and Center Suburban,R-10 and R-8 f. What is the current comprehensive plan designation of the site? Center Neighborhood and Center Suburban,Residential Options and Single Family g. If applicable,what is the current shoreline master program designation of the site? NA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. NA i. Approximately how many people would reside or work in the completed project? NA j. Approximately how many people would the completed project displace? NA k. Proposed measures to avoid or reduce displacement impacts, if any: NA 1, Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: This proposal will evaluate land use compliance and make adjustments in existing land use policies and mapping to ensure compatibility. 1 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high,middle, or low- income housing. Conceptual Capacity 1,700 to 2,000 dwelling units Phase I and II. \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 7 Environmental Checklist lib b. Approximately how many units, if any,would be eliminated? Indicate whether high,middle, or low-income housing. Replacement of potentially 100 units Phase I c. Proposed measures to reduce or control housing impacts, if any: Housing Relocation as required by HUD regulations 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. NA bi What views in the immediate vicinity would be altered or obstructed? i NA c. Proposed measures to reduce or control aesthetic impacts,if any: NA 1;1. LIGHT AND GLARE NA al. What type of light or glare will the proposal produce?None 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?No c. What existing off-site sources of light or glare may affect your proposal?None 4. Proposed measures to reduce or control light and glare impacts,if any: N/A 12. RECREATION NA a. What designated and informal recreational opportunities are in the immediate vicinity? b. Would the proposed project displace any existing recreational uses? ❑ Yes ❑ No. If so, describe. c. Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant, if any: 13. HISTORIC AND CULTURAL PRESERVATION NA \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 8 •Environmental Checklist 11111 a. I 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. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural ' importance known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: 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. Sunset Blvd.,NE 4th,Puget Drive. See applicable site plans b.1 Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? Yes c. How many parking spaces would the completed project have? How many would the project eliminate? Parking Provisions will be evaluated as part of the required review of parking policy and amendments to the Parking Code. 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? Yes New Private and public roadways are possible within the Highlands Master Plan e Will the project use(or occur in the immediate vicinity of)water,rail, or air transportation? If so, generally describe. No £ How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Not yet know.Traffic analysis of the proposed Master Plan will be required. Potential conceptual changes to transportation systems will be evaluated for policy amendments in the CS and CN designations. g. Proposed measures to reduce or control transportation impacts,if any: Not yet identified 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. Potentially increased need for public services b. Proposed measures to reduce or control direct impacts on public services,if any. Not yet identified 16. Utilities \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 9 Environmental Checklist 411 a. Circle utilities currently available at the site: electricity,natural gas,water,refuse service, telephone, sanitary sewer, septic system, other. All available 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. Potential utility upgrades will be evaluated.A draft Infrastructure Plan will be prepared showing necessary sewer and water upgrades,road improvements, and a phasing and financing schedule for these improvements. 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. �r� Proponent: (� ,A)"YPt'" i Name Printed: 1 g/Le c ,H.L-SYVf Date: a& 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) I 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? The amendments to the Centers policies and zoning standards could change impervious surfaces. Building size, lot coverage and setbacks in particular would potentially effect surface water. Air emission could potentially be increased by increased density, allowance of more regional uses with city wide or regional trips, although this impact would be very difficult to quantify. (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: \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 10 Environmental Checklis 410 • 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) HoIw 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 thi's 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 1. 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 development. (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? A wider range of uses is expected than current zoning allows. The proposal specifies that citywide or regional uses, and a broader mix of residential/commercial development could be allowed I' which create economic benefits for the center businesses without adversely effecting adjacent residential areas. (b) Proposed measures to avoid or reduce shoreline and land use impacts are: Future site-specific development would be subject to existing development standards. 6. (a) ' How would the proposal be likely to increase demands on transportation or public services and utilities? Demand for transportation services is expected to increase. (b) I 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 \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 11 Environmental Checklist 1111 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: 4 R/ L! d }} Name Printed. teed ,(Ara( i Date Submitted: JPc- I q) 1111 \\CENTRAL\SYS2\\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\AMENDS\2000\Highlands Checklist.doc Page 12 • ,-- \ Center Neighborhood & Center Suburban Zones 1 .........._ - — ..... Examerm I "ME - fintert - PA111111wr 741W IIPE I 4'* .- titi mkivaii, 1 . 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LAND USE ELEMENT CENTERS Summary: The conecipt of the-Center relies on creating-a-boundacy-te-contain-more4ntensive-uses-and-prevent-them-from .,h: ad; .hborhoods T.T., - r,with,,,the b., „da y, . ate.freedo nd flexibilc�czvr ity-of land use is int em.,.,,•ea tra4;tional-zoni g classineations. Summary: Centers are intended to provide a cohesive district allowing a wide range of commercial and residential activities which provide needed goods and services and serve as a visual and physical focal point for the surrounding residential areas. Four types of Centers;are envisioned 1) Center Urban is characterized by the Downtown and its surrounding residential neighborhoods,and by the area designated in the Highlands Sub-Area plan.These are existing urban environments expected to redevelopment as urban residential neighborhoods and destination shopping areas providing neighborhood.citywide,and subregional services. Urban Center development is expected to support urban scale multi-family projects in mixed use structures and infill urban scale'townhouse developments. Site planning and infrastructue will promote a pedestrian scale environment and amenities. 2) _Suburban Centers, which provide a medium intensity of development serving multiple neighborhoods,supported by site planning oriented to automobile access and circulation along an arterial treated with a boulevard features or park landscaping, 3) Office-Residential Centers which provide for large scale office,retail and/or multi-family projects developed through a master plan incorporatinu significant site amenitiesa and or gateway features. 4) Institution Centers which provide clusters of medical or educational uses which serve the surrounding community. The-Center is intended-tom ai-ire ce which is ped� -eiiente4 that-prevides-a-\isual-and physical focal-point for the-suuroundinb esidential-areas nters-should-pre4ide community-fecu. g neighbor-hood:& • Policies Applicable to All Centers General Policies Policy LU-82: Promote the clustering of Center uses Policy LU-86. Centers should function as gateways into and discourage the development of strip commercial the City or neighborhoods. areas. • Policy LU-87. Centers should provide community focus Policy LU-83. ReseryedGeneral-pelieies of the Center for their surrounding neighborhoods. • Seette3n aaso apply to the-Dcavtnttawtt 1✓lentent Policy LU-88. The boundary should encourage • Policy LU-84. Different types of Centers should have maintenance of unique and independent centers. different ranges,mix and characters of development. Policy LU-89. Create Centers which support a citywide f. Policy LU-85. Centers should have high priority for transit system and encourage pedestrian access. infrastructure improvements. Policy LU-90. Centers should incorporate transit stops within them. Locational!Criteria I. Policy LU-91. Center boundaries should be designated land use pattern. Boundary lines should not be • according to the following criteria: drawn through the interior of parcels. a. The boundary should coincide with a major d. As a maximum distance,the boundary should be • change in land use type or intensity. drawn within 1,200-1,500 feet from one or two b. Boundaries should consider topographyand focal points which may be defined by intersections,transit stops or shopping centers. natural features such as ravines,hills,and significant stands of trees. When a Center contains more than one focal point,the boundary may be drawn within 1,200-1,500 feet as a c. Boundaries should occur along public rights-of- maximum from a line connecting the focal points. • way including streets or utility easements,or at rear property lines where justified by the existing Adopted 7/27/98 CITY OF RENTON LAND USE ELEMENT Policy LU-92. Centers should be designated where there a. The original mapping failed to consider a are the following characteristics: major natural feature or significant land use a. a nucleus of existing multi-use development, which would make implementation of the boundary illogical. b. potential for redevelopment, or vacant land to encourage significant concentration of b. The amount of land within a Center is development. inadequate to allow development of the range and intensity of uses envisioned for c. principal gateways to the City as defined in the Center. the Community Design Section of the Land Use Element. Policy LU-95. Maximize the use of existing urban services and facilities amp.-revitalizesammercial-areas d. Center locations should be located on major promoting redevelopment of existing commercial areas transit and transportation routes. with commercial and residential mixed use development.eutsid ' e. Center locations should be served by the P City's arterial street system. am Policy LU-93. Designate tTransitional land uses which ' surround the Center nte-designated to provide buffers to the less intensive uses. Policy LU-96. incentives should be developed to Policy LU-94. Changes to adopted boundaries should only be made in the following circumstances: rate sidential„s saeserved Mix and Intensity of Uses Objective LU-Q: Encourage a wide range and combination of uses,developed at sufficient intensity to maximize efficient use of land,support transit use and create an urban-viable district. Policy LU-97. In order to create more compact and efficient Centers,encourage new office and commercial development which is more intensive than the older development in existing Centers. Policy LU-97:1. Allow stand alone residential development in portions of Centers not conducive to commercial development. Policy LU-98. Allow residential uses throughout Centers as part of mixed-use developments. Consider bonus incentives for housing types compatible with commercial uses or lower density residential. Policy LU-99—Reserved adjacent development,the Neighborhood, S„burhan 3d Downtown centers. (Move to specific Centers Policy LU-100. Mixed-use development should include uses which are compatible with each other,for example, office and certain retail uses with residential;office and retail. Policy LU-101. Commercial uses within a residential mixed use development,should be located and designed to preserve privacy and quiet for residents. Site and Building Design Policy LU-102. Reserved ' b maximize pedestrian activity and minimize automobile^se f r circulation within the center.(Move to Community Centers Policy LU-103. Existing residential and commercial development should be integrated as much as possible through alterations in parking lot design,landscapes,signage,and site plan alterations as redevelopment opportunities occur. Policy LU-1,04. Signage for mixed use development should be consolidated on one structure and located in the manner that will reduce light and glare impacts to the residential users. Focal Points Policy LU-105. Develop at least one major focal point within each Center which defines the core of the Center and is visually distinctive. Policy LU-106. Focal points should include a combination of public areas such as parks or plazas,architectural features such as towers, outstanding building design,transit stops or outdoor eating area. These features should be connected to pedestrian pathways if possible. Policy LU-107. Existing intersections of arterial roadways should be evaluated for opportunities to create focal points. Adopted 7/27/98 CITY OF RENTON LAND USE ELEMENT Circulation and Parking Policy LU-108. Vehicular circulation should be internal Policy LU-112. Minimize the percentage of land and access to adjacent streets should be consolidated. devotedto sum ce parki.,g by encouraging shared Policy LU-109.,Vehicular access to the site should be from a principal arterial street with the number of access points minimized. Buffers Objective LU-R: Create a buffer at the boundary of Policy LU-110. Parking for residential uses in the mixed Centers to protect adjacent less intensive land uses from use developments should not disrupt the pedestrian or the impacts of urban activities within the Center auto access to the retail component of the project. Parking should be a ,1edated part of the structure in back of,or in the side yards for the residential users. .Policy LU-113. Buffers maybe a combination of: Poll y T U 111 Site plan designs,.winch-locate-parlidn a. less intensive land uses, ' b. open space(not parking lots), taieouraged. Discourage parking lots from locating c. structural elements, between structures and street rights of way. d. landscape features, e. fencing, and Policy LU-1114. Residential uses are intended to f. other features which meet the spirit and connect to other uses in the Center through design intent of these policies. features such as pedestrian access,shared parking areas, and common open spaces. GentetNeigbborkeed-Center Suburban Objective LU-S: Create neighborhood-Suburban Ceenters whieb—includinge commercial,flight-industrial;and residential uses with site planning oriented to automobile access and circulation. New Policy Properties within the Suburban Center Designation may be zoned CS or RM-C New Policy: ' Suburban Centers serve the basic,ongoing needs of the population in adjacent and surrounding neighborhoods. New Policy Suburban Centers provide a medium intensity of development organized around a landscaped arterial boulevard with boulevard features and/or park like landscaping, New Policy Parking lots should include pedestrian connections to store entries. New Policy Parking lots should include both perimeter and interior landscaping to reduce the visual effects of expanses of impervious surface. b Adopted 7/27/98 CITY OF RENTON LAND USE ELEMENT Policy LU-114. Promote the clustering of Neighborhood Comm ses neighborhood serving commercial usesaud discourage the developme„t of stripzciaal_areas. Policy LU-115.; Adequate retail goods and services should be provided at neighborhood-Suburban Centers centers to encourage residents to shop locally for daily goods rather than drive-to other shopping areasto r ^a1 ee••ter^ Policy LU-116., areas: Policy LU-117. New garden style multi-family development with surface parking should be discouraged—Townhouse development which includes parking within structures is the prefered form of multi-family development[Density Policy LU-118. Office uses should be limited to sorviee effee devo1epm 1-2 stories in height. Center Suburban Urban Center Objective LU;T: Develop suburban Urban Ceenters which characterized by intense urban development supported by site planning and infrastructue which provides a pedestrian scale environment provide^wide rang^of eensumeheeds-and +^^ which nelade ^ ra' ^ gbborh„e ut is smaller than the entire city. • New Policy Urban Center Designation may be applied to the areas designated as the Downtown Urban Center,comprised of historic downtown and its surrounding residential neighborhoods and The Highlands Urban Center, comprised of the area identified in the Highlands Sub—Area Plan. New Policy Urban Center Designation may be implemented by multiple zoning designations including R-10,R-14, CS, ,RM-C, CD.RM-U,and RM-T(proposed Residential-Townhouse) New Policy The policies in Chapter VI.Downtown Element apply to and further define the Downtown Urban Center Designation. New Policy The policies in the Highlands Sub-Area Plan apply to and further define the Highlands Urban Center. New Policy Residential density may range from 25-150 dwelling units per acre in the Downtown Urban Center Designation and 10 to 60 dwelling units per acre in the Highlands Urban Center Designation. New Policy Mixed use structures and projects are encouraged Relocated Policy: Site and building design and use should he oriented primarily toward pedestrian/people to maximize pedestrian activity and minimize automobile use for circulation within the Center. Relocated and Revised Policy Parking should be accommodated within a parking structure. When structured parking is infeasible parking should be located in the back or the side of the primary structure.Discourage parking lots between structures and street rights-of-way. New Policy Alley access should be used where alleys currently exists. Designation of new alleys should be encouraged in redevelopment projects. Relocated and Revised Policy Shared parking is encouraged to use urban land efficiency. Policy LU-118.1 Uses in Suburban-Urban Centers may alsoare intended serve a sub-regional or city-wide market as well as the surrounding neighborhoods. 7 vow-cnnmac. + the s ,,ding d neighborhooci Policy LU-119. Suburban-Urban Ceenter sites and structures should be more intensive in design and intensity(e.g. signage;building height,bulk and set-back;landscaping;parking)than with land uses outside the Center. Policy LU-120. Promote the clustering of community commercial uses and discourage the development of strip commercial areas. Policy LU-121. whil f n ,d • +1 + gindustrial. whi h implem� -�-�,�r.��,erciallli 7ht Indus +1 a +h,plod � e the pre f rre d , s f r this ., b ' CITY OF RENTON DOWNTOWN E ENT Amended 4/8/96 Policy LU-122. Office uses should be neighborhood or community scale services. Policy LU-123. New garden style multi-family development will be discouraged—Residential development within Urban Centers is intended tofbe urban scale,tacked flat and or twonhouse development with structured parking. DensityDe` ed f r.7e elopment of-eeile language] Downtown Element Summary: Downtown is an important part of Renton's past,present,and future and these policies strive to empha- size that point. The aim of the policies is to bring retail,office and residential uses back into the downtown in greater amounts and intensities than before. At the same time there are design criteria and incentives implicit and explicit in the policies to ensure that downtown develops in an efficient and attractive manner. The policies identify appropriate use mixes,building heights,and special downtown development standards. These should be coor- dinated with an urban design and transportation plan for downtown. The downtown policies also place a greater emphasis on creating a land use pattern more conducive to pedestrians and transit. Encouraging residential mixed use development downtown is an important part of the plan strategy for revitalizing downtown, accommodating forecast growth,and providing new housing alternatives. High density housing is also advocated for the downtown to absorb growth and to create a population in the area to support the mixed use redevelop- ment envisioned for the area,and to support transit serving downtown. The downtown policies should be reviewed and updated periodically to remain consistent with the Comprehensive Plan. (Seer the Centers and Community Design Sections of the Land Use Element, the Transportation Element, and the Economic Development Element for policies related to this Downtown Element.) General Objective and Policies Objective DT-A: Create a balance of land uses which contribute to the revitalization of downtown Renton while fulfilling the requirements of an Urban Center as defined by countywide policies. Policy DT-1. There should be a mix of uses, Policy DT-5. Redevelopment of the downtown area including retail,office,light industrial and should be encouraged to maintain and revitalize the residential,which generate the demand for goods and downtown core. services. Policy DT-6. The redevelopment of downtown Policy DT-2. General and Urban Center policies of Renton as a multi-use Urban Center should be the Centers Section section of the Land Use Element encouraged to create a center for the community. also apply to the D _t_ Element designated Center Downtown the Downtown Urban Center Policy DT-7. The downtown core area and specific related development standards(e.g. setbacks, Policy DT-3. Development and redevelopment of parking,landscaping)should be redefined to address Genter-DowntownDowntown Urban Center should the various requirements and impacts of the different strive for urban density and intensity of uses. land use districts within the core.Downtown Policy DT-4. Ground floor uses with street frontage character districts should be delineated and their along Wells Avenue South between Houser Way and identities strengthened through streetscape,signage, South 2nd Street and along South 3rd Street between and design guidelines unique to each district. Main Avenue South and Burnett Avenue South should be limited to businesses which primarily cater Policy DT-8. Development in the Center to walk-in customer traffic(i.e.retail goods and Dwwn4ewnDowntown Urban Center designation services)in order to generate and maintain should conform to the Downtown Renton continuous pedestrian activity in these areas. Walk- Association's Vision. in customer oriented businesses should also be encouraged to locate along street frontages in the Policy DT-9. Develop appropriate land use plans remainder of the Historic Downtown Core district and regulations for structures and vegetation within and the West End district. the airport sphere of influence. VI-5 CITY OF RENTON DOWNTOWN El ENT Amended 4/8/96 Policy DT-10. Development should be low-(1-5 stories)and mid-rise(6-10 stories)with an overall average floor to area ratio(FAR)of 2:1 within the Downtown Urban Center designation on the Land Use Map. NOTE: The 2:1 FAR is an overall average minimum to be achieved and not intended to require each project or parcel to develop at that specific intensity. VI-6 1. 7 4,i 1 '1 4,Jipsw.,7,44. .4fifig ., IF:.-i•—...1- ,,, i, 4047,P.. . .. ' , 4 . , It ip .•'- ".N.` - ..,- ' -:, 0-.., ./N't% �{1 1 ! . , l ma`s.. t ' .1 • ; _ , J �L� i, L- \ * PARR 't`'• ' " I, „rit • �i4 ' Y - '1 tssnor<� cv 41 •t � L,.T Ks 1 ,,,idip it y I commit,(,ill la• 6 4114p,, t i V ..1 I`r :: iiia—11 i ., r it... # 11�� .L NI imr anf• 0 `11-V , _t •a rill.- Wi4 1 ��•t /1°' :i J t ru , �I +i'`t ,11 �,a� .� let .. a1c ,� a z x II ii, ., 4 _ . C v• +h Y 1 { d WI ll, �j -, -fit '• 'r � � �!IN - 7•-4,:1�� fliglk:: ' 117 ° 1 1. c 1 / ` t 1699 l nil. ` y .. 't ® . " d o. .1 y. 1, 14 .1), , 'q, . N,.. 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