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HomeMy WebLinkAboutLUA99-052CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE:July 2, 1999 TO: Jana Hanson,Development Services Director FROM: Rebecca LindC,P o ect Manager SUBJECT: LUA-99-052 CPA, ECF The Comprehensive Plan Amendment application LUA-99-052, proposing text amendments to regional use and office policies, is withdrawn. We expect to re-file this application in the fall and review these issues in the context of the Highlands and the 5-year Comprehensive Plan update. I understand that the appeal of the SEPA Determination on LUA-99-052 will not occur as scheduled on July 27t. cc: Fred Kaufman,Hearing Examiner Zanetta Fortes,City Attorney Sue Carlson Jennifer Henning D CITMOFRESERVICESNTON JUL 0? 1999 REC I v EciA ea Q:\WordProcessing\Templates\MEMOS\EDNSP.dot\cor CI* vF RENTON Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman June 10, 1999 Mr. Lloyd Hoshide 833 Kirkland Ave. NE Renton, WA 98056 Re: Appeal of ERC's DNS Threshold Determination for LUA99-052, CPA,ECP Appeal File No. LUA99-086,AAD Dear Mr. Hoshide: We received your appeal dated June 6, 1999, and the hearing will be scheduled for Tuesday, July 27, 1999, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Should you have any further questions,please contact this office. Sincerely, Fred J. Kaufman Hearing Examiner cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Larry Warren, City Attorney Rebecca Lind, Planner ERC 1055 South Grady Way- Renton, Washington 98055 - (425)430-6515 From: Lloyd Hoshide CITY OF RE'NTON 833 Kirkland Ave. NE Renton, WA 98056 JUN Q 7 1999 425-226-5891 RECEIVED June 6,1999 CITY CLERK'S OFFICE To: The Hearing Examiner City of Renton Subject: Citizen Appeal of DNS Threshold Determination issued for LAU-099-052,CPA,ECP- Centers Regional Uses and Office Uses CPA and Zone Code Amendments. Enclosure: Lloyd Hoshide check#2396 in the amount of$75.00 Payable to the City of Renton. Dear Mr. Kaufman: This letter together with the enclosed check places my application to Appeal the DNS Threshold Determination the ERC made on May 18,1999 for Subject City of Renton Project. Appellant makes this appeal because he is of the opinion that the ERC erred in issuing the DNS. That the determination was based upon an Environmental Checklist that did not adequately describe the potential for impacts upon the residential community. That the Staff Report with its proposed Zone Code amendments which were together with the Environmental Checklist examined by Appellant on his June 4,1999 review of the LAU-099-052, CPA, ECP project folder did not reflect consideration of residential impacts and possible mitigation measures. Appellant places this appeal after his appearances/contacts with the Planning Commission and City Staff have failed to convince him that recommendations/accommodations would be made to correct what he considers to be deficiencies. Respectfully, Lloyd Hoshide aCITY r RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 20, 1999 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 May 18, 1999: DETERMINATION OF NON-SIGNIFICANCE CENTERS REGIONAL USES AND OFFICE USES CPA AND ZONING CODE AMENDMENTS LUA-99-052,ECF,CPA Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. Location: City Wide. Appeals of the environmental determination must be filed in writing on or before 5:00 PM June 7, 1999. 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, 0- Project Ma ager v cr) cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Shirley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Joe Jainga, Puget Sound Energy agn°yam 1055 South Grady Way- Renton, Washington 98055 ai This paper contains 50%recycled material.20%post consumer ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION CENTER POLICIES TEXT AMENDMENTS LUA-99-05;ECF,CPA Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses In the Center Suburban and Center Neighborhood Land Use Designations and then Implementing CS and CN zoningdesignations.Location:City Wide. 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.June 07,1999. Appeals must be filed in writing together with the required S75.00 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 4-8-118. Additional information regarding the appeal process may beobtainedfromtheRentonCityClerk's Office.(425)-430-6510. 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, Ci st b 'lanA , hereby certify that 3 copies of the above document were posted by me in ? conspicuous places on or nearby the described property on kitAy 7 p . t Signed: {„A, ATTEST: Subcribed and sworn before me, a Nortary Public, in r the State of Washington residing in 74; on the_! j-h__ day of c 1 l MARILYN KAMCHCr-": FXPIF CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATICN NUMBER: LUA-099-052,CPA,ECF APPLICANT City of Renton PROJECT NAME: Centers Regional Uses and Office Uses CPA and Zoning code Amendments DESCRIPTION OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN ::oning designations. LOCATION OF PROPOSAL: City Wide LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals o1 the environmental determination must be filed in writing on or before 5:00 PM June 7, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Gracy 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. PUBLICA1 ION DATE: May 24, 1999 DATE OF DECISION:May 18, 1999 SIGNATURES: sT / /rTGreggZimmermp,'Adrhinistrafor DA Department of Planning/Building/Public Works Jim Shepherd, Admiprtstrator DAT Community Services Department q/u)- 5 l9 Lee Whee r, Fire Chief DAT 7 Renton Fi e Department dnssig 11 AFFIDAVIT OF PUBLICATION Lori L. Furnish first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL 600 S. Washington Avenue, Kent, Washington 98032 NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE a daily newspaper published seven (7) times a week. Said newspaper is a legal RENTON,WASHINGTON newspaper ofgeneralpublication and is now and has been for more than six months ThehasEnvironmentalsued a Review Committee ofoNon- prior ERC) issued Determination of Non- prior to the date of publication, referred to, printed and published in the English language Significance for the following project under continually as a daily newspaper in Kent, King County, Washington. The South County Codo utnority of the Renton Municipal Journal has been approved as a legal newspaper by order of the Superior Court of the CENTER POLICIES TEXT AMENDMENTS State of Washington for King County. LUA-99-052,ECF,CPA Comprehensive Plan Text Amendment to The notice in the exact form attached, was published in the South County add regional uses and change treatment of Journal (and not in supplemental form) which was regularly distributed to the subscribers office uses in the Center Suburban and duringthe below statedperiod. The annexed notice, a CenterignNeighborhoodons dtheniLand Use and s CNt zoni g designations. Location: LUA-99-052 City Wide. Appeals of the environmental determina- tion must be filed in writing on or before' 5:00 PM June 7, 1999. Appeals must beaspublishedon: 5/24/99 filed in writing together with the required 75.00 application fee with: Hearing The full amount of the fee charged for said foregoing publication is the sum of $40.25, Examiner, City of Renton, 1055 South charged to Acct. No. 8051067.Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Legal Number 6120 Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. Legal Clerk, South Co ty Journal Published in the South County Journal May 24, 1999.6120 ubscribed ands orn before me this ( day o 9 q 9 6e ---L,,,,-, Off ssION l.z. el 413*4* -new.# : , Notary P lic of the State of Washington NOjARy _ residing in Renton p = King County, Washington 3 N: t.Puet i4: tttnt NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance for the following project under the authority of the Renton Municipal Code. CENTER POLICIES TEXT AMENDMENTS LUA-99-052,ECF,CPA Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. Location: City Wide. Appeals of the environmental determination must be filed in writing on or before 5:00 PM June 7, 1999. 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 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. Publication Date: May 24, 1999 A.count No. 51067 STAFF City of Renton REPORT Department of Economic Development, Neighborhoods, Strategic Planning ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE May 18, 1999 Centers Regional Uses and Office Uses CPA and Zoning code Amendments Projecr Name Applic:3nt City of Renton File NIimber LUA-099-052,CPA,ECF Project Manager Rebecca Lind Project Description Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. ProjeE;t Location Citywide 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 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON- SIGNIFICANCE-MITIGATED. X Issue DNS with 14 day Appeal Period.Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. C. MITIGATION MEASURES 1.None STAFFREI' City of Renton ED/N/SP Department Enviro tal Review Committee Staff Report REGIONAL USE, OFFICE USE CPA LUA-99-052 CPA,ECF REPORT AA D DECISION OF(MAY 18,1999) Page2 of 2 D. E"NVIRONMENTAL 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.Earth Impacts: None This application will add additional regional and office to the CS and CN zones but not change the development standards. Site specific review will be required for development proposals. Mitigatior Measures: None Nexus: 2.Air. Impacts:None. This application will add additional regional and office to the CS and CN zones but not change the development standards. Site specific review will be required for development proposals Mitigatior Measures: Nexus: 3.Water Impacts: None This application will add additional regional and office to the CS and CN zones but not change the development standards. Site specific review will be required for development proposals Mitigation Measures: None Nexus: E.COMMENTS OF REVIEWING DEPARTMENTS The prop asal 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. Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM June 7, 1999. 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 Exa miner 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. STAFFREP Staff Recommendation 5/13/99 APPLICATION 99-T-1 - REGIONAL USES AND OFFICE USES IN CENTER SUBURBAN AND CENTER NEIGHBORHOOD DESIGNATIONS DESCRIPTION This City initiated text amendment reviews the policies which support neighborhood serving business activity rather than regional activities in the Center Suburban and Center Neighborhood designations. The amendment also reviews treatment of office uses. ISSUE SUMMARY 1. Do regional uses in CS and CN compete with the downtown? 2. What kind of office uses are appropriate in Centers? 3. Should current size limits be revised? RECOMMENDATION SUMMARY Approve the proposed amendments to regional use and office policies. Amend policies to allow a wider range of office uses and amend code to add and clarify uses. Retain current size limits on uses. ANALYSIS The Center is intended to be an intense urban mixed use place which is pedestrian oriented, that provides a visual and physical focal point for the surrounding residential area. Objective LU-Q states 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 district." Regional uses were originally excluded from the Suburban (CS) and Neighborhood Centers(CN) not because they did not contribute to the overall objectives of "Centers", but because the City wanted to encourage the redevelopment of the downtown. There was concern that allowing uses such as theaters, entertainment, large retail or sports complexes in the outlying areas would compete with the downtown market. In addition, there was concern that regional uses might bring traffic into neighborhoods without providing goods and services that local residents could use. Consequently the original emphasis for these designations was to serve the surrounding neighborhoods and provide a focal point for them. (Objective LU-S,Objective LU-T) After five years of implementing the Comprehensive Plan, staff finds that these two major concerns are of much less importance. The downtown and suburban markets are distinctly different. The kind of users that are attracted to the Centers locations are seeking different parcel sizes and markets than users interested in the downtown. The downtown area is attracting residential and mixed use, restaurants,professional offices and other infill development. Development re-uses existing buildings or sites, and parcel size is fairly small. In the Suburban and Neighborhood Centers, the market is selecting more automobile oriented uses,and large vacant parcels are still available. The market areas for many viable Center businesses already extend beyond the surrounding neighborhood. In 1996, the policy for regional uses was amended in the Suburban Center and Policy LU-118.1 was created to allow regional uses provided the business "mainly" provided goods and services to the surrounding neighborhood. Since the relaxing of the regional use policy in the TS SERVER\SYS2\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T-I ISST.DOC Staff Recommendation 5/13/99 Suburban Centers, the mix and character of uses has not changed dramatically. Further relaxation of this policy would allow recreation uses such as bowling, skating rink, or video arcades that can not be supported by the immediate neighborhood. These uses provide active destinations that add to the economic mix of the neighborhood, and in this way they meet the overall intent of the Centers policies. The zoning code includes a size limitation on uses in the CS and CN zones of 65,000 sq. ft. and 35,000 sq. ft. respectively. This limitation is interpreted to apply to separate uses so that a complex of multiple uses can exceed the threshold on one parcel. This size threshold is probably more important than a policy restriction on "regional use" in determining the scale and appropriateness of a business relative to the neighborhood. Retaining this size limitation will continue the existing neighborhood scale of businesses. However,businesses with a wider market,particularly recreation uses, may need additional flexibility. The zoning code allows a use to exceed the size threshold with a Hearing Examiner Conditional Use Permit. Community need, Comprehensive Plan compliance, and compatibility with the surrounding neighborhood are decision criteria that must be considered prior to issuing a conditional use. Elimination of policy restrictions on the size or market area of businesses and reliance instead on the zoning code standards and review criteria are recommended. Office uses are encouraged in the CS, but restricted to `neighborhood or community scale services" LU-122) in the CN to "service office development or 1 to 2 stories" (LU —118). Based on a recent consultation with a market analyst,staff recommends that these restriction on office uses be eliminated and that additional office uses be added to the implementing zoning in both types of Centers. The City's consultant advised that a strong market exists in these areas for medical, dental, insurance, professional, and banking. CAPACITY ANALYSIS This amendment has no impact on commercial capacity. This is a change in the type of uses not amount or size of uses. COMPREHENSIVE PLAN COMPLIANCE Proposed Policies Objective LU-S: Create neighborhood centers which include commercial, light industrial, and residential uses and serve the basic ongoing needs of the population in adjacent and surrounding neighborhoods and allow regional uses which do not change the fundamental nature or intent of the Center. Proposed Policy LU-115.1: Regional commercial uses such as specialty stores, entertainment or amusement centers, and athletic facilities are allowed if they create economic benefits for the center businesses without changing the fundamental nature or intent of the Center. LU-T Develop suburban centers which provide a wide range_of consumer goods and services to an area which includes several neighborhoods but is smaller than the entire city. and allow regional uses which do not change the fundamental nature or intent of the Center, Policy LU-118.1 Uses such as specialty stores, entertainment or amusement centers, and athletic facilities in Suburban Centers may also serve a sub-regional or city-wide market provided that they mainly provide goods and services to the surrounding neighborhoods and create economic benefits for the center businesses without changing the fundamental nature or intent of the Center, TS SERVER\SYS2\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T-1ISST.DOC Staff Recommendation 5/13/99 Policy 1.1] 122 Office uses should be neiglrborlrood or.community seal('.scr l iccs. ZONING CONCURRENCY Zoning Code text amendments are also needed to implement these policy changes. The proposal is to add theaters, indoor recreation facilities, recreation services, business offices medical and dental clinics, personal offices and professional offices subject to the size limitations within the zones. Existing note conditions for amusement arcades need to be revised to allow a wider market area. Present conditions limit amusement arcades in the CN Zone to 5,000 sq. ft. in the CN zone and limit the market area in the CS zone. The proposal in the CN zone is to allow all of the proposed uses up to the 35,000 sq. ft. threshold. In the CS zone the proposal is to retain the 65,000 sq. ft. threshold,but to remove the language prohibiting a citywide market area. The purpose statements of the CS and CN zones will also need to be amended to reflect the proposed policy language in LU-118.1 allowing a wider market area when economic benefits are created for center businesses without changing the fundamental nature or intent of the Center. Proposed code revisions are shown on the attached use tables and amended notes and purpose statements.. CONCLUSION Recommend approval of regional uses and office uses in the CS and CN designations with the implementing zoning code amendments. These amendments will allow a wider range of economic development activities in the Centers without undermining the original Centers concept of providing an intense urban activity area and a focal point for neighborhoods. TS SERVER\SYS2\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T-1 ISST.DOC 4-2-020L 99_ T--/ of land in a "traditional neighborhood" develop- 3. Where permitted: This zoning may be ment style and (2) create high quality infill devel-permitted in the following areas as indicated opment that increases density while maintaining by the Land Use Element of the Comprehen- the single family character of the existing neigh- sive Plan with bonuses: borhood. (Ord. 4502, 3-13-1995) a. "U"will occur in areas designated as H. RESIDENTIAL-14 DU/ACRE (R-14): Center Downtown (25 to 100 du/acre to The purpose of the Residential-14 Dwelling Units 150 du/acre with bonus). Per Net Acre Zone (R-14) is to encourage devel- opment of new residential neighborhoods that b. "C"will occur in areas designated as provide a mix of detached dwellings, semi-at- Suburban Center (10 to 20 du/acre). tached dwellings, and attached dwelling struc- tures which are organized and designed to c. "N"will occur in areas designated as combine characteristics of both typical detached Neighborhood Center(10 to 15 du/acre). single family and small scale multi-family devel- opments. Structure size is intended to be limited d. "1" will occur in areas designated as in terms of bulk and scale so that the various unit Residential Multi-Family Infill (10 to 20 types allowed in the zone are compatible with one du/acre). (Ord. 4631, 9-9-1996) another and can be integrated together into a quality neighborhood. Project features are en- J. CONVENIENCE COMMERCIAL ZONE couraged such as yards for private use, common CC): open spaces and landscaped areas which en- The purpose of the Convenience Commercial hance a neighborhood and foster a sense of corn- Zone (CC) is to provide for small-scale conve- munity.nience retail/commercial centers intended to pro- vide for basic retail and service needs of the Civic and limited commercial uses may be corn- adjacent area. Uses serving a larger area may be bined with residential development when they appropriate if they also serve the residents of the support the purpose of the designation. immediate area and are compatible with the scale and character of the neighborhood in which they The R-14 Zone is intended for areas that are des- are located. (Ord. 4473, 9-12-1994) ignated as Residential Planned Neighborhood RPN) of the Comprehensive Land Use Map.K. CENTER NEIGHBORHOOD ZONE N): Reviewing Official approval of projects in the R-14 The purpose of the Center Neighborhood Zone Zone is contingent upon the determination that CN) is to provide for mixed use neighborhood the proposed developments are compatible with commercial centers located outside downtown site characteristics and are consistent with the Renton. The Neighborhood Commercial Zone is purpose of the R-14 designation and the Resi- intended to provide suitable pedestrian-oriented dential Planned Neighborhood policies of the environments for neighborhood-scaled retail and Comprehensive Plan. (Ord. 4614, 6-17-1996) commercial development, not to exceed thirty five thousand (35,000) gsf/use without a conditional I. RESIDENTIAL MULTI-FAMILY (RM): use permit. It is intended that uses in a neighbor- hood commercial center be scaled and oriented 1. Purpose: The Residential Multi-Family to serve the needs of the adjacent neighborhood Residential Zone (RM) is established to pro- abutting the center Ord. 4404 6-7-1993)) Ur-vide and protect suitable environments for Ocet. occetemr V. be {' h'A ' F CIIctoomulti-family dwellings. It is further intended to CNTER SU aRBA J(C j` promote uses that are compatible with a purpose le of the Center Suburban Zone (CS multi-family environment. is to provide for mixed use commercial centers to-ram cated outside downtown Renton. The CommunityHeA4.42. This Zone will normally be applied Commercial Zone is intended to provide suitable4. with one of four(4) suffixes: "U" (Urban environments for district-scaled retail and corn- &d rCenter), "C" (Suburban Center), "N" (Neigh- mercial development, not to exceed sixty five borhood Center) or"I" (Infill). The density al- thousand (65,000) gsf/use without a conditional tkest.,041 lowed under this Zone will be identified by the Awider area.i,allowed F---14 cee'ez, suffix which is applied. eConOmic tellecrb -Fur4e. Ce pier WhthCkk Chet15. 2 - 3 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES:RC R-1 R-5 R-8 RMH R-10 R-14 RM IL IM IH CC CN CS CA CD CO COR Theaters,drive-in S207 S207 S207 P I S207 I l E.CULTURAL,ENTERTAINMENT AND RECREATIONAL(Continued) Cultural Library or museum,public or nonprofit H H H H H H H H H H H H H H H5 H AD/H AD/H Libraries AD Museums AD F. OFFICE AND CONFERENCE Administrative headquarters S71 S71 S71 P P t Business 5155 `5127 P Medical-and-dental r P Medical and dental clinics S207 S207 S207 SL 5121 P P Offiecc Personal S173 AD98 S I55 4171 Private conference centers S207 S207 S207 5 S207 ACSO AC50 Professional S207 S207 S207 AD98 S 156 5 P P P G.SERVICES Auction houses S223P7 P S207 P S223 4 Barber,beauty shops S207 S207 S207 P165 P P S207 S68 f'165 P P Beauty-shops Business services,general P PS473 P S134 P/S1 P S259P6;) Cemetery,crematory,columbarium, H H H H H H H H H H H H H H H H AD/H ( AD/H mausoleum Commercial laundries P74 P S18 Computer services(retail) S207 S207 S207 P S207 Dry cleaning plants P74 P Financial institutions S259 S259S4 ,S259S452 S259S2 S153 Blank=Not Allowed P=Primary Use AC=Accessory Use AD=Admin.Cond. Use H=Hearing Examiner Cond.Use #=condition(s) X=Prohibited Specifically S.Secondary Use T= Temporary Use 2-17 RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-5 R-8 RMH R-10 R-14 RM IL IM Ill CC CN CS CA CD CO COR I Recreational Facilities I t Golf courses(existing) P7 P222 P Golf courses,private,new H P222 H5 Golf courses, public, new H P222 S2 Marinas S125 Recreation-center S 187 Recreational-facilities AG53 8448 S-4.7 S-173 Recreational facilities(indoor or outdoor) AC53 S187 S207 S118 S173 5 6 IV S173 AC50 Recreational services 5 5 19,7 AD62 Entertainment/Amusement Adult entertainment business S60 S60 S60 S147 S132 S146 S60/ S227 AD60 Adult motion picture studios S147 S132 AD60 Adult motion picture theaters S146 S146 S146 S146 S60/ S146 AD60 Amusement arcades S207 S207 S207 S99 S131 P P S207 Amusement parks H207 H207 H207 H H207 Bowling alleys(centers) S207 S207 S207 P127 P P S207 Card rooms S255 S255 S255 X X S255 X X Dance halls and cabarets S207 S207 S207 H AD127 P H S207 Not for profit Gambling,casinos/games of H207 H207 H207 H H207 chance/bingo-(-not-for—profit) Outdoor commercial recreation or H207 H207 H207 H H207 entertainment uses Peep shows,panorams S146 S146 S146 S147 S132 S146 S60/ S227 AD60 Sports arenas,auditoriums,exhibition halls S207 S207 S207 P145 P126 S207 Theaters 52074-7 S207S4 S207 icar. 6 5121712 P P P62 I e I .70 I a.7f l' A Blank=Not Allowed P=Primary Use AC=Accessory Use AD=Admin.Conti.Use H=Hearing Examiner Cond. Use #=condition(s) X=Prohibited Specifically S.Secondary Use T= Temporary Use 2-Ib 4-2-080A and Commercial development is not allowed to exceed thirty five thousand 35,000) gross square feet/use without a ges conditional use permit and must be scaled944E4flet..eveeed..fiftri3efe to serve the needs of the adjacent neigh- Retail and borhood abutting the center. Commercial development is not allowed to 148. RESERVED. exceed thirty five thousand (35,000) gross square feet/use without a conditional use 149. Subject to site plan review. Consideration permit and must be scaled and oriented to must be given to community need(i.e., suit- serve the needs of the a•'-cent neighbor- able location). For uttingillathecenty 150. RESERVED. 156. Must be part of a mix o lc-sight indus- trial151. Size and location of these uses will be or mixed office/manufacturing com- reviewed as part of the site plan approval. plex. Consideration given to community Retail and Commercial development is not need (i.e., suitable location). allowed to exceed thirty five thousand 157. Allowed if a portion of the lot fronts on a 35,000) gross square feet/use without a principal or minor arterial, as designated by conditional use permit and must be scaled the City's arterial plan, and when at least and oriented to serve the needs of the adja- one entrance/exit is on the arterial. These cent neighborhood abutting the center.uses must be included as part of the total 152. In conjunction with a primary use when development(not allowed to develop inde- pendently). operated primarily for employees of the industrial zone in which they are located 158. Except exterior storage and long-term and with consideration given to community parking of commercial vehicles. need (i.e., suitable location). No freestand-159. When conducted entirely within an ing structures. Single drive-up window in enclosed structure. conjunction with a branch operation. 153. Intended and designed to serve the imme- 160. Provision of peripheral landscaping which diate market area (i.e., contiguous COR does not obscure views into the garage structure in order to maintain visual security. Zone). No freestanding buildings—must be housed in a"primary use"structure. Limited Increased lighting for security. Limited curb cuts and traffic external signage. No drive-up windows or access. Size and location outside automobile service shall be permit- shall be reviewed as part of site plan ted (except for financial institutions). The approval. design of structures, including signs, shall 161. For sale off-site.These uses shall not be lo- be generally consistent in character with cated on the ground floor along street front- surrounding uses. No exterior display of age in the downtown pedestrian district. merchandise shall be permitted. No more 162. Subject to site plan review and consistency than three(3) drive-up windows in conjunc- with the City Comprehensive Parks, Recre- tion with a branch operation. Integrated into ation and Open Space Master Plan and the exterior wall of a"primary use"structure. Trails Master Plan. Consideration must be 154. Intended and designed to serve the imme- given to community need (i.e., suitable diate market area (i.e., contiguous COR location). Zone). No freestanding buildings—must be 163. Consideration must be given to community housed in a"primary use"structure. Limited need (i.e., suitable location). No outdoor external signage. No drive-up windows or facilities or storage. Retail sales of products outside automobile service shall be permit- or merchandise produced on the premises; ted (except for financial institutions). The providing, the sales area does not exceed design of structures, including signs, shall thirty three percent(33%)of the gross floor be generally consistent in character with area of the use. surrounding uses. No exterior display of merchandise shall be permitted.No outdoor 164. Allowed where incidental to a permitted pri- facilities. mary or secondary use and shall not exceed 2 -81 4-2-080A i.e., suitable location). Subject to site plan 121. I.e., temporary/seasonal uses,job shacks, review and consistency with the City Corn- model homes, subject to approval. prehensive Parks, Recreation and Open 122. Excluding slaughter houses.Space Master Plan and Trails Master Plan. 118. In conjunction with a primary use when 123. I.e., temporary/seasonal uses,job shacks, operated primarily for employees of the model homes, subject to approval by the industrial zone in which they are located Development Services Division. and with consideration given to community 124. If a portion of the lot fronts on a principal or need(i.e., suitable location). Subject to site minor arterial, as designated by the City's plan review. Arterial Plan, and when at least one 119. These uses may also be located in mixed entrance/exit is on the arterial. use building of commercial and residential 125. In accordance with provisions of the RMC uses. Provision for affordable units must 4-3-090, Shoreline Master Program Regu- meet the provisions of housing element of lations. Intended and designed to serve the the Comprehensive Plan. For COR 2, if a immediate market area (i.e., contiguous significant public benefit above City Code COR Zone). No freestanding buildings— requirements can be provided for a portion must be housed in a "primary use" struc- of the property which may be contami-ture. Limited external signage. No drive-up nated, a transfer of density may be allowed windows or outside automobile service for other portions of the site. shall be permitted (except for financial insti- Bonus in COR 1: A bonus density of not tutions).The design of structures, including more than five (5)dwelling units per acre signs, shall be generally consistent in char- may be allowed; provided there is a bal- acter with surrounding uses. No exterior ance of height, bulk and density estab-display or storage of merchandise shall be lished through a floor area ratio system permitted. and/or a master plan to be decided at the 126. Except school facilities. Indoor only. time of site plan review. etail and Commercial development is not Bonus in COR 2:A bonus density of not allowed to exceed sixty five thousand more than two (2)du/acre for each provi- 65,000) gross square feet/use without a Sion may be allowed; provided, there is a conditional use permit and may serve more balance of height, bulk and density estab- than one neighborhood, lished addressing the following public ben- Sitritvitie-eerriees. efits:(a)Provision of continuous pedestrian 128. With modification or expansion allowed access to the shoreline consistent with which does not increase production levels.requirements of the Shoreline Management Act and fitting a circulation pattern within the 129. Subject to the requirements of RMC site, (b) Provision of an additional twenty 4-4-110, Bulk Storage Facilities. five foot(25') setback from the shoreline 130. Property located within the Commercial above that required by the Shoreline Man- Office Zone shall be given an existing pro-agement Act, (c) Establishment of view cor- ridors from upland boundaries of the site to posed development designation,which will the shoreline, (d)Water-related uses. If the vest the property to the prior Office Park applicant wishes to reach these bonus O-P) Zoning Regulations, if the property objectives in a different system,a system of has one or more of the following: an exist- floor area ratios may be established for the ing valid site plan or any Council-approved property to be determined at the time of site time extension to an existing site plan, as plan review as approved by Council. well as any same or similar site plan as defined in RMC 4-9-200G, Major Adjust- 120. These uses are permitted when located in ments to an Approved Site Plan, for which mixed use building of commercial and resi- the application has been made prior to the dential uses. Size and location of these lapse of an approved site plan, and which uses will be reviewed as part of site plan application is diligently pursued. In no case approval. No residential uses are allowed will an existing or approved site plan, or the on the first floor. uses under it, continue to be recognized 2 -79 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: l77r COMMENTS DUE: APRIL 30, 1999 APPLICAT ON NO: LUA-99-052,CPA,ECF DATE CIRCULATED: APRIL 19, 1999 APPLICAN r: City of Renton PROJECT MANAGER: Owen Dennison PROJECT TITLE: Center Policies Text Amendments WORK ORDER NO: 78525 LOCATION: City Wide SITE AREA N/A BUILDING AREA(gross): N/A SUMMARI OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. 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/Shoreiine Use Utilities Animals Transportation __ Environmental Health Public Services Energy/Historic./Cultural Natural Res:wrces Preservation Airport Environment 10,000 Feet 14,000 Feet CZA- C 41 1 B. ICY-RELATED COMMENTS z ,e.,1 C. CODE-RELATED COMMENTS a/U.- rLe) c.. e/r).-.)/007/-Z__ 112?- 41._ We have/)viewed 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 ne d to properly assess this proposal. p a6\1/ / Signature of Director or Authorized Represen ative Date devapp Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:(/Qbs-fritoi`?S-17I5 COMMENTS DUE: APRIL 30, 1999 APPLICATION NO: LUA-99-052,CPA,ECF DATE CIRCULATED: APRIL 19, 1999 OA. APPLICANT: City of Renton PROJECT MANAGER: Owen Dennison 49p • P. F LjO PROJECT TITLE: Center Policies Text Amendments WORK ORDER NO: 78525 S' 1 cY LOCATION City Wide Q c SITE AREA N/A I BUILDING AREA(gross): N/A A) SUMMARY OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Sub.irban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of be Probable Probable More Element of the Probable Probable More Environmen! Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreli le Use Utilities Animals Transportation Environmental Health Public Services Energy/Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. CY-RELATED COMMENTS C. COLE-RELATED COMMENTS V 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 additional information is needed t properly assess this proposal. L Sig ture of Director ut orized Representative Date devapp Rev.10/93 City of RE i Department of Planning/Building/Public l.,.,,.s 1.A)O ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING! DEPARTMENT:ECOn tG 1100„ COMMENTS DUE: APRIL 30, 1999 APPLICATION NO: LUA-99-052,CPA,ECF DATE CIRCULATED: APRIL 19, 1999 APPLICANT City of Renton PROJECT MANAGER: Owen Dennison PROJECT TITLE: Center Policies Text Amendments WORK ORDER NO: 78525 LOCATION: City Wide SITE AREA N/A I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of toe Probable Probable More Element of the Probable Probable More Environmen Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreli,to 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 i aviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or area where additions 'nformation is needed to properly assess this proposal. Signa ur9, Director( r Auth rized Representative Date devapp / Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PO lc.e.....,COMMENTS DUE: APRIL 30, 1999 r APPLICATION NO: LUA-99-052,CPA,ECF DATE CIRCULATED: APRIL 19, 1999 APPLICANT: City of Renton PROJECT MANAGER: Owen Dennison PROJECT TITLE: Center Policies Text Amendments WORK ORDER NO: 78525 LOCATION: City Wide SITE AREA 'sJ/A I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. 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 Lo g.01(92 LL/ie.t (ail w/'ce . /1G(C6d 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. Signa of re of Director r A horized Representative Date devapp Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEP PI1AIRTMENT:z,J i ) COMMENTS DUE: APRIL 30, 1999 APPLICATION N90: LUA-99-052,CPA,ECF DATE CIRCULATED: APRIL 19, 1999 APPLICANT: City of Renton PROJECT MANAGER: Owen Dennison PROJECT TITLE: Center Policies Text Amendments WORK ORDER NO: 78525 LOCATION: City Wide a SITE AREA: N/A BUILDING AREA(gross): N/A G SUMMARY OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change'reatni It of offidses in the Center Suburban alnd Center Neighborhood Land Use Designations and then implementing CS and CN Zoning tdesignatto GAL A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS 1O'' 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 L'se Utilities Animals Transportation Environmental Health Public Services Energy/Historfc/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 Ak additionall/information is needed to properly assess this proposal. e ia C A, Signature of Director of Authorized Representative Date devapp Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEP IRTMENT: • re, PreA, Md43r1'Y't COMMENTS DUE: APRIL 30, 1999 APPLICATION N LUA-99-052,CPA,ECF DATE CIRCULATED: APRIL 19, 199991V ION FINE- APPLICANT: Cityof Renton PROJECT MANAGER: Owen Denniiiin PROJECT TI—LE: Center Policies Text Amendments WORK ORDER NO: 78525 LOCATION: City Wide APR 21 1999 SITE AREA 'J/A BUILDING AREA(gross): N/A F ut--f SUMMARY OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban nd Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. 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/Shorellne L'se Utilities Animals Transportation Environmental Health Public Services Energy/Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet f 14,000 Feet V A- B. POLICY BELATED COMMENTS A !T 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 addi'onal informs i is needed to properly assess this proposal. Signature of rector oorrAuthorized7presentative Date /V1//9'7 devapp i Rev 10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:Su r aa0 W r 4-,0 COMMENTS DUE: APRIL 30, 1999 APPLICATION NO: LUA-99-052,CPA,ECF YY`"''"' DATE CIRCULATED: APRIL 19, 1999 E. O, q APPLICANT: City of Renton PROJECT MANAGER: Owen Dennison s`'ON PROJECT TITLE: Center Policies Text Amendments WORK ORDER NO: 78525 wy,` j 8 •.. LOCATION: City Wide ri L7r_ SITE AREA N/A BUILDING AREA(gross): N/A i/ 04I SUMMARY OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of office uses in the Center Suburban and Center Neighborhood Land Use Designations and then implementing CS and CN zoning designations. A. ENVIRC NMENTAL 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 t,se 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 NJ0 CDi1Iyyevt/f 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. 0e," ( /A(r)/A l//z l/y,,. Signature of Director or,Authorized Representative Date devapp I Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Taws pristknn COMMENTS DUE: APRIL 30, 1999 APPLICATION NQ: LUA-99-052,CPA,ECF DATE CIRCULATED: APRIL 19, 1999 APPLICANT: City of Renton PROJECT MANAGER: Owen Dennison p PROJECT TITLE: Center Policies Text Amendments WORK ORDER NO: 78525 FMr04, LOCATION: City Wide e SITE AREA: N/A BUILDING AREA(gross): N/A 1,4 SUMMARY OF PROPOSAL: Comprehensive Plan Text Amendment to add regional uses and change treatment of o ffials in the Center Suburban nd Center Neighborhood Land Use Designations and then implementing CS and CN zoning designation ON 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 Resourc:+s Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-IRELA ED COMMENTS K)U 0WVVIfv 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. toxiLit,,.:,,,,, Signature of Director or Authorized Representative Date devapp Rev.10/93 NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME( LUA99-052,CPA,ECF/CENTER POLICIES TEXT AMENDMENTS PROJECT DESCRIPTION: Comprehensive Nan Teat Amendment to add rponai uses and cnarpe treatment of office uses in Or.Center Suburban and Center Neighborhood Land Use Designasons.Zoning teal amendments mil also be made to add Mese uses to me CS and CN amino desgnatdm. PROJECT LOCATION:Cory Woe PUBLIC APPROVALS:Planning Commission Public Hearing and Recommendation,City Council Approval Comments on the above application must be submitted on writing to Rebecca Lind.Project Manager.Negnbanoods and Strategic Nanning Division.1055 South Grady Way.Renton,WA 98055,by 5.00 PM on May ath.1999. If you have questions about this proposal.or wish to be made a party of record and receive additional nil fication by mat,contact Ms Lad at(425)430-6588.Anyone who submits written comments cad automatically become a party of record and wet be nobred of any demean on this project I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: Match 31,1999 NOTICE OF COMPLETE APPLICATION: April 19.1999 DATE OF NOTICE OF APPLICATION: April 20.1999 NOOCEOi DOC CERTIFICATION I, cJkSILALt , hereby certify that copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on pcp2.1 t., 1e3e-ri e Signed: ,e AT TEST: Subcribed and sworn before me, a Nortary Public, ' or the State of Washington residing in on the I 7/-t,• day of 499 ct}4 MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 e'CITY OF RENTON DEVELOPMENT SERVICES DIVISION v LAND USE PERMIT f MASTER APPLICATION i ROPERTY OWNER(S) PROJECT INFORMATION Note: If there s more than'one legal owner,please attach an additional notarized Master Application for each owner. PROJECT OR DEVELOPMENT NAME:/ jy NAME: ri e/yite, ,& fen.) a/tt/, PROPERTY/PROJECT ADDRESS(S)/LOCATION:LOCATION: ADDRESS: / 053 ` 6rit or CITY KING ZIP: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 414 TELEPHONE N',JM{BER: ci Q EXISTING LAND USE(S):/ T LCJ ii/X14d ( S !/ C/i 4" APPLICANT (if other than owner) PROPOSED LAND USES:NAME 4keeiv / ,'ni/ i'Li/xi/Gu[QsG!.".) OK zC, oirg I.ra)7l0,4(//'/d Y/F/r COMPANY (if,Applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: 4e ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Jv4 CITY: ZIP: EXISTING ZONING: TELEPHONE N.JMBER: PROPOSED ZONING (if applicat64., . CONTACT PERSON Nil C/1)- 4•" )\/ NAME: SITE AREA (SQ. FT. OR ACREAGE)/A. OFiizNT . ' // L/ 7 R 31 19 ,FC 99 COMPANY (if applicable): PROJECT VALUE: 1/ 4() 1/ / ADDRESS: IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? ill") CITY: ZIP: IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: niT/ LEGAL DES 'TI;ON OF PROPERTY (Attach st ....ate sheet if necessary) TYPE OF APPLICATION & FEES Check all application types that apply—City staff will determine fees. ANNEXATION S SUBDIVISION: COMP. PLAN AMENDMENT S REZONE S LOT LINE ADJUSTMENT S SPECIAL PERMIT S SHORT PLAT S TEMPORARY PERMIT S TENTATIVE PLAT S CONDITIONAL USE PERMIT S PRELIMINARY PLAT S SITE PLAN APPROVAL S FINAL PLAT S GRADE & FILL PERMIT S NO. CU. YDS: PLANNED UNIT DEVELOPMENT:S VARIANCE S FROM SECTION:PRELIMINARY WAIVER S FINAL WETLAND PERMIT S ROUTINE VEGETATION MOBILE HOME PARKS: S MANAGEMENT PERMIT S SHORELINE BINDING SITE PLAN S SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE S VARIANCE EXEMPTION No Charge ENVIRONMENTAL REVIEW S REVISION S AFFIDAVIT OF OWNERSHIP I, (Print Name) declare that I am (please check one) the owner of the property involved in this application, _the authorized representative to act for the property owner (please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. ktil,e/A)ZitAZe/ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the State of residing at Name of Owner/Representative) on the day of 19 . Signature of Owner/Representative) Signature of Notary Public) This section to be completed by City Staff.) City File Number: A AAD BSP CAP-S CAP-U SPA CU-A CU-H C5 LLA MHP FPUD FP PP R'' >RVMP SA-A SA-H SHPL-A SHPL-H SP SM SME TP V-A V-B V-H W TOTAL FEES: $ TOTAL POSTAGE PROVIDED:'' $ MASTERAP.DOC REVISED 8/97 CITY OF RENTON EELOPMENT 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: Amendments To Land Use Element Policies for Centers Pertaining to Regional Uses and Office Uses 2. ame of Applicant: City of Renton Lor,1 w 3. ddress and phone number of applicant and contact person: Rebecca Lind (ext. 6588) C» OF/REiyO 4. ate checklist prepared: March 31, 1999 l:''''i-ct t' rt/?/ 'i MAR 1 5. gency requesting checklist: City of Renton i, ,r., 99r^' I-., tz-ii vir,6. roposed timing or schedule(including phasing, if applicable): Begin Construction NA 0 End Construction 7. bo 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 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. Environmental Checklist None 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. This proposed amendment reviews the objective of the Neighborhood and Suburban Centers Designations and those policies which support neighborhood serving business activity rather than regional activities. Policy text amendments are proposed to policies LU-S, LU-115 LU- 118.1, LU-118, and new policy LU115.1 is proposed. 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. Citywide 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 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. AIR H:\COMMON\ECONDEV\STRATP LN\PLANNING\AM ENDS\1999\T 1 CHK.DOC Page 2 Environmental Checklist 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. 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) 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 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) 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. NA H:\COMMON\ECONDEV\STRATPLN\PLANNINGWMENDS\1999\T 1 CHK.DOC Page 3 Environmental Checklist 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 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 H:\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T 1 CHK.DOC Page 4 Environmental Checklist 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 3) Proposed measures to reduce or control noise impacts, if any: 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 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 f. What is the current comprehensive plan designation of the site? Center Neighborhood and Center Suburban g. If applicable, what is the current shoreline master program designation of the site? NA H:\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T1 CHK.DOC Page 5 Environmental Checklist 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: Development standards in each zone will remain the same. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. NA b. Approximately how many units, if any,would be eliminated? Indicate whether high,middle, or low-income housing. NA c. Proposed measures to reduce or control housing impacts, if any: NA 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 b. What views in the immediate vicinity would be altered or obstructed? NA c. Proposed measures to reduce or control aesthetic impacts, if any: NA H:\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T1 CHK.DOC Page 6 Environmental Checklist 11. LIGHT AND GLARE NA a. 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 d. 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 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. 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. 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? None 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? H:\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T 1 CHK.DOC Page 7 Environmental Checklist e. Will the project use(or occur in the immediate vicinity of)water,rail,or air transportation? If so, generally describe. No 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. No 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. These services will only become needed with site specific development. 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. 1 Proponent:LiAi.,t4 Name Printed: tol-, et-At(VP, Date: C Ir /‘-'; C177Ir?ct(,Q LY 15 &-) D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS: This sheet should only be used for actions involving decisions on policies,plans and programs. Do not use this sheet for project actions.) When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. (a) How would the proposal be likely to increase discharge to water; emissions to air; production,storage,or release of toxic or hazardous substances; or production of noise? H:\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\TI CHK.DOC Page 8 Environmental Checklist The amendments to the Centers policies would not change impervious surfaces because development standards within existing zoning will remain the same. Building size limitation on uses remain the same at 35,000 sq. ft. in the CN designation and 65,000 sq. ft. in the CS designation. Builsing size, lot coverage and setbacks in particular would potentially effect surface water and they will not change. Air emission could potentially be increased by 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: As applicable, site-specific proposals will be subject to environmental review, and the application of RMC requirements regarding storm drainage, aquifer recharge protection, wetlands, land clearing and tree cutting, landscaping, shoreline etc. 3.a) How would the proposal be likely to deplete energy or natural resources? The proposed amendments would not directly result in impacts to energy or natural resources, as this proposed legislation would be a non-project action. At a site-specific level, new development may result in impacts to energy or natural resources. b) Proposed measures to protect or conserve energy and natural resources are: As applicable, site specific proposals will be subject to environmental review and Uniform Building Code energy requirements. 4.a) How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains,or prime farmlands? The amendments would not change regulations protecting sensitive areas. Future site-specific development may affect habitats, historic/cultural sites, wetlands, or floodplains depending on the location of 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 propsal specifies that citrywide or regional uses woul.d be selected 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. H:\COMMON\ECONDEV\STRATPLN\P LANN ING\AM ENDS\1999\T 1 CHK.DOC Page 9 Environmental Checklist 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 be in the range of total trips already modeled for the Centers. b) Proposed measures to reduce or respond to such demand(s) are: As applicable, future site-specific development will be subject to environmental review, as well • as any requirements for street improvements,parking and loading regulations, transportation mitigation fees, fire mitigation fees, utility requirements, and Transportation Concurrency regulations. 7.a) Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. The proposed action would not conflict with local, state or federal laws or requirements for the protection of the environment. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: 416) C:'r L l4C1YJ Name Printed: Rk,0,45, L'fCQ Date Submitted: C I'1 i`I ( (l truAut tcl H:\COMMON\ECONDEV\STRATPLN\PLANNING\AMENDS\1999\T 1 CHK.DOC Page 10 AMENDMENT 99-T 1 CENTERS REGIONAL USES AND OFFICE USES PROPOSED TEXT AMENDMENTS Objective LU-S Create neighborhood centers which include commercial, light industrial, and residential uses and serve the basic ongoing needs of the population in adjacent and surrounding • neighborhoods and allow regional uses which are compatible with neighborhood uses, Policy LU -115 Adequate retail goods and services should be provided at neighborhood centers to encourage residents to shop locally for daily goods rather than drive to regional centers. Proposed Policy LU-115.1 Regional commercial uses such as specialty stores, entertainment or amusement centers, and athletic facilities are allowed if they create economic benefits for the center businesses without adversely effecting adjacent residential areas. LU-T Develop suburban centers which provide a wide range of consumer goods and services to an area which includes several neighborhoods but is smaller than the entire city. Policy LU-118.1 Uses such as specialty stores, entertainment or amusement centers, and athletic facilities in Suburban Centers may also serve a sub-regional or city-wide market provided that they mainly provide goods and services to the surrounding neighborhoods and create economic benefits for the center businesses without adversely effecting adjacent residential areas. Poli LU-118 Office uses should be-neighborhood or community scale services.lirnitcd to aervice Pole y LU-122 Office uses should be neighborhood or community scale services. D1- LOP Pr,`,' .ING CITY OF REN`ON MAR 31' ENT 1999 RECEIVED I99-t 1.I lic TIPOLICY.DO0, AMENDMENT 99-T-1 AMENDMENT TO THE LAND USE ELEMENT POLICIES FOR CENTERS PERTAINING TO REGIONAL USES AND OFFICE DEVELOPMENT PROPOSAL SUMMARY This proposed amendment reviews the Objectives of the Neighborhood and Suburban Centers Designations, and those policies which support neighborhood serving business activity rather than regional activities and policies addressing office uses. Adopted policies to be reviewed include the following. Objective LU- S Create neighborhood centers which include commercial, light industrial, and residential uses and serve the basic ongoing needs of the population in adjacent and surrounding neighborhoods, and Policy LU -115 Adequate retail goods and services should be provided at neighborhood centers to encourage residents to shop locally for daily goods rather than drive to regional centers LU-T Develop suburban centers which provide a wide range of consumer goods and services to an area which includes several neighborhoods but is smaller than the entire city. Policy LU-118.1 Uses in Suburban Centers may also serve a sub-regional or city-wide market provided that they mainly provide goods and services to the surrounding neighborhoods. The amendment will evaluate whether to amend the language of these policies to allow more regional uses within these designations. In addition the amendment will evaluate the Policy LU-118 which specifies the type and size of office uses in the designation. Policy LU-118 Office uses should be limited to service office development and should be 1-2 stories in height. T 1 PROP.DOC\