HomeMy WebLinkAboutZoning Text Amendments - Residential Uses in CA Zone (10/3/2005) r ,
Amends ORD 4963, 5100, 5124
5190
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5191
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING CHAPTER 4-2, ZONING DISTRICTS — USES AND
STANDARDS, CHAPTER 4-3, ENVIRONMENTAL REGULATIONS AND
SPECIAL DISTRICTS, AND CHAPTER 4-4, CITY-WIDE PROPERTY
DEVELOPMENT STANDARDS, OF TITLE IV (DEVELOPMENT
REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF
GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON"
BY CHANGING THE PROVISIONS FOR RESIDENTIAL USES WITHIN
THE COMMERCIAL ARTERIAL(CA)ZONE.
WHEREAS, the City conducted review of the entire Comprehensive Plan and
Development Regulations of Ordinance 4260, performed analysis of needed revisions based on
Growth Management Act compliance and developed a work program to implement needed
updates of development regulations; and
WHEREAS, the Residential Density Bonus District was eliminated within the
Commercial Corridors; and
WHEREAS, the prior Residential Density Bonus District provisions allowed attached
residential units without a mix of commercial uses within the same building and platting of
residential development greater than 150 feet from the primary arterial within the district; and
WHEREAS, the City desires to re-instate the ability to plat attached unit developments
within portions of the Commercial Corridor land use designation; and
WHEREAS, the primary purpose of the NE 4th, Sunset, and Puget Business Districts is
to provide opportunity for a wide range of commercial uses, however residential uses are
allowed as part of the mix of uses in the zone; and
WHEREAS, the City Council finds that revisions are needed to the Title IV
Development Standards to reinstate stand-alone residential uses in a limited way, and to modify
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Ste ORDINANCE NO. 5191 Nei
procedures and review criteria for those uses to ensure that development is consistent with the
purpose of the Commercial Arterial zone;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DOES ORDAIN AS FOLLOWS:
SECTION I. Section 4-2-020.L of Chapter 2, Zoning Districts — Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended to read as follows:
L. COMMERCIAL ARTERIAL ZONE(CA):
The purpose of the Commercial Arterial Zone(CA)is to evolve from"strip commercial"
linear business districts to business areas characterized by enhanced site planning, incorporating
efficient parking lot design coordinated access, amenities and boulevard treatment. The CA
Zone provides for a wide variety of indoor and outdoor retail sales and services along high-
volume traffic corridors. Limited residential uses may be integrated into the zone if there are
permanent physical connections to commercial uses. The zone includes five designated business
districts along mapped corridors with development standards designed to encourage concentrated
commercial activity, a focal point of pedestrian activity along the corridor, and visual interest.
Designated business districts include: Automall, Sunset Boulevard, Northeast Fourth,Puget
Drive, and the Rainier Avenue. The CA zone is intended to implement the Commercial Corridor
Comprehensive Plan designation.
Interpretation of uses and project review in this zone shall be based on the objectives and
policy direction established in the Commercial Corridor land use designation, Objectives LU-
DDD through LU-UUU, Policies LU-333 through LU-405 or the Employment Area-Valley land
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ORDINANCE NO. 5191
use designation, Objectives LU-ZZZ through LU-BBBB, Policies LU-445 through LU-460, and
the Community Design Element of the Comprehensive Plan.
SECTION IL Subsection C, Residential, of Section 4-2-060, Zoning Use Table—
Uses Allowed in Zoning Designations, of Chapter 2, Zoning Districts — Uses and Standards, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington" is hereby amended to read as shown on
Attachment A.
SECTION M. Section 4-2-070.I, Commercial Neighborhood, of Chapter 2,
Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended to read as shown on Attachment B.
SECTION IV. Section 4-2-070.K, Commercial Arterial, of Chapter 2, Zoning
Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to
read as shown on Attachment C.
SECTION V. The Corridor Maps in Sections 4-2-080.G (NE 4th Corridor), 4-2-
080.1(Puget Corridor), 4-2-080.J(Rainier Corridor), and 4-2-080.H(Sunset Corridor) of Chapter
2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance
No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" are hereby
deleted.
SECTION VI. Subsections 14, 18, 19, 20, 44, 46, 47, 48, 68, and 69, of Section 4-
2-080.A, "Conditions Associated with Zoning Use Tables" of Chapter 2, Zoning Districts—Uses
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400' ORDINANCE NO. 5191
and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" are hereby amended to read as follows:
14. Except that when operations are predominantly conducted out-of-doors rather
than completely enclosed within an enclosed structure, an administrative conditional use permit
is required.
18. a. General Requirements: Subject to the density limits of the development
standards for this zone and only permitted within a structure containing retail and/or on-site
service uses on the ground floor except in the Employment Area Valley or Commercial Business
Districts, as described below.
b. Employment Area Valley: Residential uses are not permitted in the
Employment Area Valley(EAV) land use designation. See EAV Map in RMC 4-2-080.B.
c. Commercial Business Districts: Townhouse units are allowed without
ground floor retail within the building if located more than 150 ft. from an arterial in the NE 4111
Business District, Sunset Business District, and Puget Business District with an administrative
conditional use permit, subject to the criteria in 4-9-030K. Residential units developed as part of
a same building mixed-use project are allowed at a maximum of 60 du/acre if the requirements
for mixed use development in the Business District Overlay at 4-3-040 are met .
19. Subject to the density limitations located in the development standards for this
zone. CN zone- Additional: only permitted within a structure containing retail and/or on-site
service uses on the ground floor.
20. Not allowed in locations within the Sunset Business District, the NE 4th Business
District, and within the Puget Business District.
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ORDINANCE NO. 5191 ..�
44. Permitted provided that the facility has a minimum setback of one hundred feet
(100')from any adjacent residentially zoned parcel, otherwise an administrative conditional use
permit is required.
46. Eligible for an administrative conditional use permit provided that the facility has
a minimum setback of one hundred feet(100')from any adjacent residentially zoned parcel,
otherwise a Hearing Examiner conditional use permit is required.
47. May be allowed by an administrative conditional use permit if the monopole II
facility is to be constructed on property where wireless communication support structures
presently operate, and the new monopole II facility will not exceed the height of the existing
support structures. Prohibited if located within three hundred feet(300') of an RC, R-1, R-4, R-8,
R-10, or R-14 Zone unless the Development Services Division determines that all residentially
zoned property within three hundred feet(300')of the proposed facility is undevelopable due to
critical areas regulations(RMC 4-3-050),then the new wireless support structure can be
reviewed as an administrative conditional use.
48. Prohibited if located within three hundred feet(300') of an RC, R-1, R-4, R-8,R-
10, or R-14 Zone, otherwise may be allowed with a Hearing Examiner conditional use permit.
68. Within the NE 4a'Business District, within the Sunset Business District and
within the Puget Drive Business District,
a. uses are subject to the size restrictions of RMC 4-2-120.A, and
b. within Puget and Sunset Business District, department stores are
not permitted.
69. Within the NE 4th Business District, within the Sunset Business District and
within the Puget Drive Business District, uses are subject to the size restrictions of RMC 4-2-
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rr ORDINANCE NO. 5191
120.A. Within the Sunset and Puget Business Districts, only the following on-site services are
permitted: Entertainment media rental, financial and real estate services, and repair services
(excluding auto repair). Rental services require an administrative conditional use permit.
SECTION VIL The subsection "Development Standards for Commercial Zoning
Designations" of Section 4-2-120.A of Chapter 2,Zoning Districts—Uses and Standards, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington" is hereby amended to read as shown on Attachment D.
SECTION VIII. The subsections 2 and 16, of Section 4-2-120.C, "Conditions
Associated with Development Standards for Commercial Zoning Designations", of Chapter 2,
Zoning Districts—Uses and Standards, of Title IV(Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington" are hereby
amended to read as shown on Attachment E.
SECTION IX. Section 4-3-040.A of Chapter 3, Environmental Regulations and
Overlay Districts, of Title IV (Development Regulations) of Ordinance 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended to read as follows:
A. PURPOSE:
These regulations establish development standards to implement the Commercial
Corridor Comprehensive Plan designation and establish "business districts." These regulations
guide the redevelopment of strip commercial urban forms into more concentrated urban forms,
provide for design guidelines for residential development within the district, enhance the
pedestrian environment, make the commercial environment more attractive, improve the City's
tax base, and result in a more successful business district.
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ORDINANCE NO. 5191
SECTION X. A new Section, 4-3-040.B.5, of Chapter 3, Environmental
Regulations and Overlay Districts, of Title IV(Development Regulations) of Ordinance
No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington" is
hereby added, to read as follows:
5. Puget Drive Business District: The area(RMC 4-3-040K) along Benson
Road South and Puget Drive South that is south of Interstate-405 and north of the
intersection of Puget Drive South and Benson Road South.
SECTION XL Section 4-3-040.F of Chapter 3, Environmental Regulations
and Overlay 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 read as follows:
F. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE NORTHEAST
FOURTH STREET, PUGET DRIVE,RAINIER AVENUE, AND SUNSET BOULEVARD
BUSINESS DISTRICTS:
1. Northeast Fourth, Puget, and Sunset Business Districts:
a. Maximum Front Yard Setback: Maximum front setback of 15 feet from the
property line. In the NE Fourth Business District, the 15 ft. setback may be modified to
accommodate the Boulevard Improvement Plan. When the 15 foot setback is modified, a 15 foot
landscaped buffer shall be required within the enlarged setback. Required parking shall not be
located within a modified setback.
b. Public Plazas: Provision of a public plaza of no less than 1,000 sq. ft. with a
minimum dimension of 20 feet on one side abutting the sidewalk at all arterial intersections in
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ORDINANCE NO. 5191
the business district. In the NE 4th Business District,this includes any intersection with NE 4th
Street. In the Sunset Business District, this includes any intersection with Sunset Boulevard. In
the Puget Business District,this includes the intersection of Benson Road and Puget Drive. A
landscape plan consistent with RMC 4-4-070 shall be required for the public plaza, showing at a
minimum, street trees, decorative paving, pedestrian scaled lighting, and seating.
c. Future Commercial Development Pads: For parcels that are not fully
developed, designate appropriate areas for future pad development to occur in later phases.
d. Parking: The maximum number of parking spaces provided for uses within
the corridor designation is limited to the minimum requirement in section 4-4-080.F.10, Number
of Required Parking Spaces. Garage structures shall not open directly onto a principal arterial or
street. Parking lots shall be oriented to minimize their visual impact on the site. No more than 6
stalls may be consecutively clustered without an intervening landscaped area a minimum of 5 ft.
in width and the length of the stall.
e. Pedestrian Connections:
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ORDINANCE NO. 5191
i. Location of Pedestrian Connections
(1) A minimum of one pedestrian connection shall be
provided to connect the entry or entries of each detached
building to the street in addition to sidewalks required in Section
4-6-060.F.
(2) A minimum of one pedestrian connection shall be
provided from each parking field located on the back and/or side
of a building to the entry or entries.
(3) A minimum of one pedestrian connection shall be
provided from each side of a property or development abutting or
adjacent to commercial and/or residential uses.
(4) Space for the minimum required pedestrian
connections above shall be reserved for future pad development
and when the proposed development is abutting or adjacent to an
unused parcel.
ii. Design Standard for Internal Pedestrian Connections
(1) Pedestrian connections shall be ADA accessible and a
minimum of 5 ft. in width.
(2) At least one of the following materials shall be used to define
the walkway: pavers, changes in texture, or changes in the
composition of the paving.
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ORDINANCE NO. 5191 4.0
(3) The entry and exit of the walkway shall be defined with a
trellis, special railing, bollards, or other architectural features, as
approved by the Reviewing Official.
(4)Planting strips required in 4-6-060.F shall be located between
the road and the required sidewalk. Trees, shrubs, groundcovers,
and perennial planting are required components of landscaping.
Landscaping is subject to the requirements of RMC 4-4-070.
(5) Bollards or other decorative features may be provided at the
pedestrian access points between commercial and residential
uses. Chains across vehicular or pedestrian access points are
prohibited.
f. Additional Standards for Stand Alone Residential Uses: Site design shall
include design elements that support a quality mixed use business district. The following
minimum standards shall be met, however, the Reviewing Official may require additional
elements consistent with site plan review criteria when determined necessary to integrate
commercial and residential uses within this district.
Street Grid: The project shall use a modified street grid system
where residential buildings are oriented to a street. A public street grid
system within the project shall be provided. No cul-de sacs allowed.
Hammerhead turnarounds may only be used if the ends are able to
accommodate future connection as part of the modified street grid
system. Emergency fire access shall be provided through public streets
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ORDINANCE NO. 5191
or private easements connecting to the adjacent commercial or residential
area.
ii. Site design: Each unit shall address the public street, private street, or
court with a private residential entry on the front façade of the structure
designed to provide individual ground floor connection to the outside.
iii. Residential Building Size: A maximum of 4 consecutively attached units
shall be allowed.
iv. Minimum Land Area: A minimum of 1,200 sq.ft. of land area per
dwelling unit is required. Each dwelling shall have a ground related
private useable outdoor space of at least 200 sq. ft. with a minimum
dimension of 10 ft.
v. Building Design Standards: Urban Design Regulations District B
standards shall be required. See RMC Section 4-3-100. Distinctive
building design shall be provided with a superior level of quality for
materials, details, and window placement. A consistent visual identity
shall be applied to all sides of building that can be seen by the general
public. Buildings should integrate pitched roofs, dormer windows, etc. to
illustrate residential massing. Variation of modulation of vertical and
horizontal facades of a minimum of 6 ft. depth and 20 ft. length is required
at a minimum of a 40 ft., interval to reduce overall bulk and add interest
and quality. Facades may be articulated with bays, terraces, balconies,
awnings, stoops, recessed openings, etc. Large"boxes" without
articulation are not allowed. No parapet or roofline shall exceed 1/2 the
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ORDINANCE NO. 5191
length of the building façade without a change in elevation. Building
entries should be the most prominent feature of the façade, emphasized
through the use of materials and architectural detail such as tower,
projections, varied roofs, trellis work, pergolas, or covered entryways.
vi. Walling and Fencing: Any walling or fencing shall use materials used in
the architectural treatment of the dwellings. In addition, where fencing
occurs between residential and commercial uses, a minimum of one
pedestrian access point shall be required consistent with the standards
above.
vii. Additional Residential Parking Standards: parking must be within an
enclosed structure located to the rear of the primary structure or in a
detached garage with rear access. If this absolutely cannot be
accomplished due to physical constraints of the site, then garages shall be
designed to have minimum impact on streetscape appearance and function
through the use of shared drives, architectural detailing, or facade design.
The required guest spaces for attached residential uses may be surface
parking.
g. Additional Standards for Mixed Use(within the same building)
Commercial and Residential Uses: Site design shall include design elements that support
a quality mixed use business district. The following minimum standards shall be met,
however, the Reviewing Official may require additional elements consistent with site
plan review criteria when determined necessary to integrate commercial and residential
uses within this district.
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�► ORDINANCE NO. 5191
i. Access: Hammerhead turnarounds may only be used if the ends are able
to accommodate future connection as part of a modified street grid
system. Emergency fire access shall be provided through public streets
or private easements connecting to the adjacent commercial or residential
area.
ii. Site design: Commercial space must be reserved on the ground floor of
all mixed used buildings, at a minimum depth of 30 ft. along the street
frontage on the ground floor in the NE 4th, Sunset, and Puget Business
District Overlay. Residential uses shall not be located in the ground floor
commercial space, except for a residential entry feature linking the
residential portion of the development to the street.
iii. Building Design Standards: Urban Design Regulations District B
standards shall be required. See RMC Section 4-3-100. Distinctive
building design shall be provided with a superior level of quality for
materials, details, and window placement. A consistent visual identity
shall be applied to all sides of building that can be seen by the general
public. Variation of modulation of vertical and horizontal facades of a
minimum of 6 ft. depth and 20 ft. length is required at a minimum of a 40
ft., interval to reduce overall bulk and add interest and quality. Facades
may be articulated with bays, terraces, balconies, awnings, stoops,
recessed openings, etc. Large"boxes"without articulation are not
allowed. No parapet or roofline shall exceed 1/2 the length of the building
façade without a change in elevation. Building entries should be the most
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ORDINANCE NO. 5191
prominent feature of the facade, emphasized through the use of materials
and architectural detail such as tower, projections, varied roofs, trellis
work, pergolas, or covered entryways.
iv. Additional Mixed Use Parking Standards: parking must be within
an enclosed structure located under the residential portion of the
building. The required guest spaces for residential uses may be
surface parking.
2. Rainier Avenue Business District:
This district shall have the following requirements:
a. Access points are to be consolidated to properties.
b. New billboards are prohibited.
c. Freestanding signs are restricted to monument signs.
d. Sidewalk width at the intersections of Rainier Avenue and SW Sunset
Boulevard/South Third Street,Rainier Avenue and South Third Place, and Rainier Avenue and
South Fourth Place shall be ten feet (10'), minimum.
e. Maximum setback of fifteen feet(15'). Building setback for a primary use
may exceed the maximum, provided that a designated area for a future pad development that will
conform to the maximum setback is established through a recorded document.
f. The number of parking spaces provided for uses within the district is
limited to the minimum requirement.
SECTION XII. The map in Section 4-3-040.H entitled "NE Sunset Boulevard
Corridor Business District" of Chapter 3, Environmental Regulations and Overlay Districts, of
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•.► ORDINANCE NO. 5191 `�'
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington" is hereby amended as shown in Attachment F.
SECTION XIII. The map in Section 4-3-040.I entitled "NE 4th Street Corridor
Business District" of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended as shown in Attachment G.
SECTION XIV. The map entitled "Rainier Corridor Business District" in 4-3-040.J
of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended as shown in Attachment H.
SECTION XV. A new Section, 4-3-040.K, map of Puget Business District, of
Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton,
Washington" is hereby added as shown on Attachment I.
SECTION XVL Section 4-3-100.B.3 of Section 4-3-100, Urban Design
Regulations, of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby deleted.
SECTION XVIL A new Section, 4-3-100.B.4, of Section 4-3-100, Urban Design
Regulations, of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby added, to read as follows:
15
411110 ORDINANCE NO. 5191 4000
4. This Section shall also apply to Residential and Mixed Use Residential projects
located in the Sunset, Northeast Fourth Street, and Puget Drive Business Districts. See RMC
Section 4-3-040.
SECTION XVIII. A new Section, 4-3-100.B.5, of Section 4-3-100, Urban Design
Regulations, of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby added, to read as follows:
5. Where conflicts may be construed between the design regulations of this Section
and other sections of the Renton Municipal Code, the regulations of this Section shall prevail.
SECTION XIX. Sections 4-9-030.K — P of Chapter 9, Permits — Specific, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington" are hereby amended to read as follows:
K. SPECIAL DECISION CRITERIA FOR STAND ALONE RESIDENTIAL USES
IN THE NE 4TH, SUNSET, OR PUGET BUSINESS DISTRICTS
1. Stand alone residential use may not be located within 150 ft. of an
adjacent or abutting arterial street. This includes Sunset Boulevard, Duvall Avenue, Anacortes
Avenue, or Union Avenue in the Sunset Business District; NE 4th Street, Union Avenue, or
Duvall in the NE 4th Street Business District; and Puget Drive or South Benson Road in the
Puget Drive Business District- as shown on the Business District Maps in Section 4-30-040.
2. A mix of commercial, service, and residential uses exist within a 150 ft.
radius of the proposed residential use.
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ORDINANCE NO. 5191
3. Commercial use of the property is not feasible for reasons including, but
not limited to: lack of commercial frontage, lack of access, critical areas and/or critical area
buffers, or property configuration.
4. Residential use will augment the primary purpose of the commercial
arterial zone by adding a pedestrian oriented land use that provides a physical connection
between residential and commercial uses.
5. The use provides a transition between commercial and lower density
Residential-l0 and Residential-8 zoned areas and provides a visual, pedestrian, and vehicular
connection from the residential zoned areas to the Commercial Arterial zoned areas.
6. Development standards from section 4-3-040F are met unless the
applicant opts for a Planned Urban Development, subject to section 4-9-150. Pedestrian
connection standards from this section must be met without modification.
L. DECISION AND CONDITIONS_
The governing authority may grant, with or without conditions, or deny the requested
conditional use permit. The Zoning Administrator or Hearing Examiner shall have authority to
grant the conditional use permit upon making a determination, in writing, that the use is
consistent with subsection G of this Section, Decision Criteria. The Zoning Administrator or
Hearing Examiner may limit the term and duration of the conditional use permit. Conditions
imposed by the Zoning Administrator or Hearing Examiner shall reasonably assure that nuisance
or hazard to life or property will not develop.
17
4110 ORDINANCE NO. 5191 4410
M. CONDITIONAL USE PERMIT TO BE COMBINED WITH SITE PLAN
REVIEW:
Where a use or development requires review under RMC 4-9-200, Site Plan Review, the
site plan review and administrative conditional use permit shall be combined.
N. FINALIZATION: (Reserved)
O. EXPIRATION AND EXTENSION: See RMC 4-8-100.H and I.
P. MODIFICATIONS TO APPROVED PLAN: (Reserved)
SECTION XX. This ordinance shall be effective upon its passage, approval, and
five days after publication.
PASSED BY THE CITY COUNCIL this 12th day of December , 2005.
1 /. Ja .:4
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 12th day of December , 2005.
4'110Jty — t()L-
Kathy Keolker-Wheeler, Mayor
Appr as to form: y�
Lawrence I. Warren, City Attorney
Date of Publication: 12/16/2 0 0 5 (summary)
ORD.1220 finaIIII:12/12/05:ma
18
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ORDINANCE NO . 5191
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ORDINANCE NO. 5191 •
ATTACHMENT B War •
4-2-070 I COMMERCIAL Uses allowed in the CN Zone
NEIGHBORHOOD(CN) are as follows:
USES: TYPE: AD
Offices
AGRICULTURE AND NATURAL , general #17
RESOURCES RETAIL
Natural resource extraction/recovery H Drive-in/drive-through, retail AC
Eating and drinking establishments
#22
ANIMALS AND RELATED USES
Kennels, hobby AC#37 Horticultural nurseries H
Pets, common household, up to 3 Retail sales
per dwelling unit or business AC #60
establishment
ENTERTAINMENT AND RECREATION
RESIDENTIAL Entertainment
Detached dwelling(existing legal) P Cultural facilities AD
Attached dwelling P#198
SERVICES
OTHER RESIDENTIAL,LODGING AND Services, General
HOME OCCUPATIONS
Home occupations AC#6 Bed and breakfast house, accessory AD
Bed and breakfast house, AD
SCHOOLS professional
On-site services
K-12 educational institution (public H #63
or private) Drive-in/drive-through service AC
K-12 educational institution(public P 09 rya Services
or private), existing
Adult day care 1 P
PARKS #22
Adult day care II P
Parks, neighborhood P #22
Parks, regional/community,existing P Day care centers P
#22
Parks, regional/community, new AD
Family day care AC
OTHER COMMUNITY AND PUBLIC HeaNhcam Services
FACILITIES Medical institutions H
Community Fealties
Cemetery H VEHICLE RELATED ACTIVITIES
Religious institutions H Car washes AD
#2
Service and social organizations H AD
Vehicle fueling stations #110
Public Fealties
Vehicle service and repair, small AD
City government offices AD
City government facilities H
USES: TYPE: STORAGE
OFFICE AND CONFERENCE Indoor storage AC
#11
Medical and dental office AD
1
ORDINANCE NO. 5191
ATTACHMENT B
Ord. 5100, 11-1-2004)
INDUSTRIAL
Sd�d Wa ie/Recycling
Recycling collection station P
UTILITIES
Communications broadcast and relay H
towers
Electrical power generation and H
cogeneration #66
Utilities, small P
Utilities,medium AD
Utilities, large H
WIRELESS COMMUNICATION
FACILITIES
Lattice towers support structures H
#48
Macro facility antennas
#44
Micro facility antennas P
Mini facility antennas
#44
Minor modifications to existing
wireless communication facilities #49
Monopole I support structures AD
#46
Monopole II support structures
#48
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050
and as defined in chapter 4-11
RMC, where not otherwise listed in AC
the Use Table
TEMPORARY USE
Model homes in an approved
residential development:one
model home on an existing lot #53
Sales/marketing trailers, on-site
#53
Temporary or manufactured buildings P
used for construction #10
Temporary uses P
#53
(Ord.4773, 3-22-1999; Ord. 4786, 7-12-
1999; Ord.4803, 10-25-1999;Amd. Ord.
2
ATTACHMENT Cr ORD 5191 v4
4-2-070L 070K COMMERCIAL ARTERIAL(CA)
Uses allowed in the CA Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery •H
ANIMALS AND RELATED USES
Kennels, hobby AC#37
Pets, common household, up to 3 per dwelling unit or business establishment AC
RESIDENTIAL
Semi-attached dwel!ipg
Attached dwelling
Flats or townhouses (existing legal)
OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS
Group homes I H
Group homes II for 7 or more H
Home occupations AC#6
SCHOOLS
K-12 educational institution (public or private) H#9
K-12 educational institution (public or private), existing P#9
Other higher education institution P
Schools/studios, arts and crafts P
Trade or vocational school H
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
USES: TYPE:
City government offices AD
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
1
ORDINANCE NO . 5191
ATTACHMENT C
Conference center P#38
Medical and dental offices P
Offices, general p
Veterinary offices/clinics P
RETAIL
Adult retail use P#43
Big-box retail P#72
Drive-in/drive-through, retail AC
Eating and drinking establishments P
Horticultural nurseries H
Retail sales P#68
Retail sales, outdoor P#15
Taverns P#20
Vehicle sales, large P#41
Vehicle sales, small P#20
ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business P#43
Card room P#52
Cultural facilities AD
Dance clubs P#20
Dance halls P#20
Gaming/gambling facilities, not-for-profit H#20
Movie theaters P#20
Sports arenas, auditoriums, exhibition halls, indoor P#20
Sports arenas, auditoriums, exhibition halls, outdoor AD
#20
Re+cmation
Recreation facilities, indoor p
Recreation facilities, outdoor H#20
SERVICES
Serra, Genera/
Hotel P#20
Motel P#20
Off-site services P#38
On-site services P#ss
Drive-in/drive-through service AC
Vehicle rental, small P#20
Day Cara Sea
Adult day care I P#22
Adult day care II P#22
Day care centers P#22
2
ORDINANCE NO. 5191
ATTACHMENT C NIrr+' ;,, ,
Family day care AC
Healthcare Services
Convalescent centers H
Medical institutions H
VEHICLE RELATED ACTMTIES
Body shops H#31
Car washes p#22
Express transportation services AD
#20
Parking garage, structured, commercial or public p#20
Parking,surface, commercial or public p#20
Park and ride, shared-use
#109
Park and ride, dedicated
cos
Transit centers H#20
Vehicle fueling stations p
Vehicle service and repair,small P
Air Transportation Uses
Helipads, accessory to primary use H#20
STORAGE
Indoor storage AC
#11
Outdoor storage p#64
Self-service storage H#26
Vehicle storage AD
#38
INDUSTRIAL
Industrial, Genera/
Laboratories: light manufacturing P#20
Laboratories: research,development and testing P#20
INDUSTRIAL(Continued)
Manufacturing and fabrication, light H#20
•
Solid Waste/Recycing
Recycling collection station and processing center P#38
Recycling collection station P
UTILITIES
Communications broadcast and relay towers H
Electrical power generation and cogeneration H#66
Utilities,small P
Utilities, medium AD
3
•
ORDINANCE NO. 5191
ATTACHMENT C
Utilities, large H
WIRELESS COMMUNICATION FACIUTIES
Lattice towers support structures Ad
#47
Macro facility antennas P#44
Micro facility antennas P
Mini facility antennas P#44
Minor modifications to existing wireless communication facilities P#49
Monopole I support structures P#44
Monopole II support structures AD
#47
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC,where not otherwise
listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential development:one model home on an existing lot P#53
Sales/marketing trailers, on-site P#s3
Temporary or manufactured buildings used for construction P#10
Temporary uses P#Ss
4
ATTACHMENT OW ORD 5191 401100
4-2-120A
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING
DESIGNATIONS
CN CV CA
LOT DIMENSIONS
None, except: 1,200 sq.
ft. in the Sunset, NE
Minimum Lot Size for lots 5,000 sq. ft. 25,000 sq. ft. B andPuget
created after Nov. 10, 2004 Business DDistrictss
. See
maps in RMC 4-3-040
Minimum Lot
Width/Depth for lots None None None
created after Nov. 10, 2004
LOT COVERAGE
65% of total lot area 65% of total lot area 65% of total lot area or
or 75% if parking is or 75% if parking is °
within theprovided within the 75 if parking is provided
Maximum Lot Coverage providedwithin the building or
for Buildings building or within an building or within an within an on-site parking
on-site parking on-site parking
garage. garage. garage.
DENSITY(Net Density in Dwelling Units per Net Acre)
None, except in the
Sunset, NE Fourth, and
Puget Business Districts.
Minimum Net Residential None 10 dwelling units per See maps in RMC 4-3-
Density9 net acre. 040
: 10 dwelling units per net
acre.
DENSITY(Net Density in Dwelling Units per Net Acre) (Continued)
20 dwelling units per
net acre.
Center Village 20 dwelling units per net
Residential Bonus acre, except within the .
District Sunset, NE Fourth, and
Pursuant to RMC 4- Puget Business Districts,
3-095, up to 80 it shall be 60 dwelling
Maximum Net Residential 4 dwelling units per dwelling units per units per acre for
Density9 structure. net acre may be development with mixed
granted for provision commercial and
of: residential use in the
same building. See
a.A minimum depth maps in RMC 4-3-040
of 30 ft. and a
minimum length •
of 60 ft. of
commercial use
1
ATTACHMENT D.ter ORD 5191
on the first floor
of the primary
structure, and
b. Parking enclosed
under or
enclosed within
the first floor of
the primary
structure.
SETBACKS
10 ft. The minimum 10 ft. The minimum 10 ft. The minimum
setback may be setback may be setback may be reduced
reduced to 0 ft. reduced to 0 ft. to 0 ft.through the site
through the site plan through the site plan plan development review
Minimum Front Yard18 development review development review
process provided process provided process provided blank
blank walls are not blank walls are not walls are not located
located within the located within the within the reduced
reduced setback. reduced setback. setback.
None, except 15 ft. in the
Rainier Avenue, Sunset,
15 ft.15 15 ft.15 NE Fourth, and Puget
Maximum Front Yard18 Business Districts. See
maps and standards in in
RMC 4-3-040.
10 ft.The minimum 10 ft. The minimum 10 ft. The minimum
setback may be setback may be
reduced to 0 ft. reduced to 0 ft. setback may be reduced
through the site plan through the site plan to 0 ft.through the site
Minimum Side Yard development review development review plan development review
Along a Street18 process provided process provided process provided blank
blank walls are not blank walls are not walls are not located
located within the located within the within the reduced
reduced setback. reduced setback. setback.
10 ft. landscaped 10 ft. landscaped 10 ft. landscaped setback
Minimum Freeway setback from the setback from the P
Frontage Setback property line. property line. from the property line.
SETBACKS (Continued)
None, except 15 ft. if None, except 15 ft. if None, except 15 ft. if lot
lot abuts or is lot abuts or is abuts or is adjacent to a
adjacent to a adjacent to a residential zone, RC, R-1,
Minimum Rear Yard18 residential zone, RC, residential zone, RC,
R-1, R-4, R-8, R-10, R-1, R-4, R-8, R-10, R-4, R-8, R-10, R-14, or
R-14, or RM-F. R-14, or RM-F. RM-F.
None, except 15 ft. if None, except 15 ft. if None, except 15 ft. if lot
lot abuts or is lot abuts or is abuts or is adjacent to a
Minimum Side Yard18 adjacent to a adjacent to a residential zone, RC, R-1,
residential zone, RC, residential zone, RC, R-4, R-8, R-10, R-14, or
2
ATTACHMENT Dill° ORD 5 191
R-1, R-4, R-8, R-10, R-1, R-4, R-8, R-10, RM-F.
R-14, or RM-F. R-14, or RM-F.
In no case shall a In no case shall a In no case shall a
structure over 42 in. structure over 42 in. structure over 42 in. in
Clear Vision Area in height intrude into in height intrude into height intrude into the 20
the 20 ft. clear vision the 20 ft. Gear vision ft. clear vision area
area defined in RMC area defined in RMC defined in RMC 4-11-030.
4-11-030. 4-11-030.
BUILDING LIMITATIONS
None, except:
a. In the NE Fourth
5,000 gross sq. ft. Business District:
The maximum size 65,000 gross sq. ft.
shall not be
Maximum Gross Floor exceeded except by b. In the Puget Sunset
Area of Any Single conditional use None and Business
Commercial Use on a permit.2,9 These Districts:, 35,000 sq.
Site restrictions do not ft.
apply to residential Restrictions do not apply
uses subject to net to uses subject to net
density limitations. density limitations and
grocery stores(see maps
in RMC 4-3-040).
None, except:
a. In the NE Fourth
3,000 gross sq. ft.21 Business District:
65,000 gross sq. ft.
The maximum size
shall not be b. In the Puget Sunset
and Business
exceeded except by Districts:, 35,000 sq.
conditional use ft.
Maximum Gross Floor z•s None The total gross square
Area of Any Single Office permit. These
Use on a Site2, 9 footage of these uses
restrictions do not shall not exceed 50% of
apply to residential the gross square footage
uses,which are of the site.2,9
subject to net These restrictions do not
apply to residential uses,
density limitations. which are subject to net
density limitations. (See
maps in RMC 4-3-040.)
All commercial uses
shall have their NA except in the Puget,
primary entrance Sunset and NE Fourth
Building Orientation and shop display NA Business Districts. See
window oriented RMC 4-3-040 for
toward the street standards.
frontage.
LANDSCAPING
3
ATTACHMENT D ORD 5191
10 ft., except where
reduced through the site
plan development review
10 ft., except where 10 ft., except where process. There are
Minimum On-site reduced through the reduced through the additional landscaping
Landscape Width site plan site plan standards for
Required Along the development review development review pedestrian connections
Street Frontage process. process. in the Puget,Sunset,
and NE Fourth
Business Districts. See
maps and standards at
RMC 4-3-040.
15 ft.wide sight-
obscuring landscape
strip.3,5
15 ft. wide sight- If the street is a
obscuring landscape designated principal
strip.3,5 arterial,1 non-sight-
Minimum On-site If the street is a 15 ft.wide obscuring landscaping
Landscape Width Along designated principal landscape buffer is shall be provided unless
the Street Frontage arterial,1 non-sight- required3 unless otherwise determined by
Required When a obscuring otherwise the Reviewing Official
Commercial Lot is landscaping shall be determined by the through the site plan
Adjacent8 to Property provided unless Reviewing Official development review
Zoned Residential, RC,R-otherwise through the site plan process. There are
1, R-4, R-8, R-10, R-14,or determined by the development review additional landscaping
RM Reviewing Official process. standards for
through the site plan pedestrian connections
development review in the Puget,Sunset,
process. and NE Fourth
Business Districts. See
maps and standards at
RMC 4-3-040.
LANDSCAPING (Continued)
15 ft.wide landscaped
visual barrier consistent
with the definitions in
15 ft.wide 15 ft.wide RMC 4-11-120. A 10 ft.
landscaped visual landscaped visual sight-obscuring
Minimum Landscape barrier consistent barrier consistent landscape strip may be
Width Required When a with the definition in with the definition in allowed through the site
Commercial Lot is RMC 4-11-120. A 10 RMC 4-11-120. A 10 plan development review
Abutting?to Property ft. sight-obscuring ft.sight-obscuring process. There are
Zoned Residential, RC, R-landscape strip may landscape strip may additional landscaping
1, R-4, R I, R-10, R-14,or be allowed through be allowed through standards for
RM the site plan the site plan pedestrian connections
development review development review in the Puget,Sunset,
process.3,4 process.3,4 and NE Fourth
Business Districts. See
maps and standards at
RMC 4-3-040...3,4
4
ATTACHMENT DO' ORD 5191
HEIGHT
50 ft., except 35 ft.for
residential use only
buildings in the Sunset
and NE Fourth Business
Districts. See maps in
35 ft. 50 ft. except when RMC 4-3-040.
Maximum Building In no case shall abutting lots zoned Heights may exceed the
Height,14,16 except for height exceed the R-8, RMH, R-10, R. maximum height with a
Public uses with a Public limits specified in 14, or RM-F,then 45 Conditional Use
Suffix" (P)designation RMC 4-3-020. ft. Permit.16
In no case shall height
exceed the limits
specified in RMC 4_3-
020.
Maximum Height for
Wireless Communication See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G.
Facilities
SCREENING
Outdoor, Loading,
Repair, Maintenance,
Work, or Storage Areas;
Surface-Mounted Utility
and Mechanical See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095.
Equipment; Roof Top
Equipment(Except for
Telecommunication
Equipment)
Refuse or Recyclables See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090.
PARKING
See RMC 10-10-13 and
RMC 4-4-080. For the
See RMC 10-10-13 See RMC 10-10-13 NE Fourth, Sunset,
General and RMC 4-4-080. and RMC 4-4-080. Puget, and Rainier
Avenue Business
Districts, see RMC 4-3-
040.
PEDESTRIAN ACCESS
A pedestrian A pedestrian A pedestrian connection
connection shall be connection shall be shall be provided from a
provided from a provided from a public entrance to the
public entrance to public entrance to street, in order to provide
General the street, in order to the street, in order to direct, clear and separate
provide direct, clear provide direct, clear pedestrian walks from
and separate and separate sidewalks to building
pedestrian walks pedestrian walks entries and internally
from sidewalks to from sidewalks to from buildings to abutting
5
ATTACHMENT D ORD 5191 .._
building entries and building entries and retail properties. There
internally from internally from are additional standards
buildings to abutting buildings to abutting for the Rainier Avenue,
retail properties. retail properties. NE Fourth, Sunset, and
Puget Business Districts.
See RMC 4-3-040 for
maps and standards.
SIGNS
See RMC 4-4-100.
There are additional
General See RMC 4-4-100. See RMC 4-4-100. standards for the Rainier
Avenue Business District
at RMC 4-3-040.
LOADING DOCKS
See RMC 4-4-080. See RMC 4-4-080.
Shall not be Shall not be See RMC 4-4-080.
permitted on the permitted on the Shall not be permitted on
side of the lot side of the lot the side of the lot
Location within Site adjacent to or adjacent to or adjacent to or abutting a
abutting a residential abutting a residential residential zone, RC, R-1,
zone, RC, R-1, R-4, zone, RC, R-1, R-4, R-4, R-8, R-10, R-14, or
R-8, R-10, R-14, or R-8, R-10, R-14, or RM.3
RM.3 RM.3
DUMPSTER/RECYCLING COLLECTION AREA
Size and Location of
Refuse or Recycling See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090.
Areas
CRITICAL AREAS
General See RMC 4-3-050. See RMC 4-3-050. See RMC 4-3-050.
6
ORDINANCE NO. 5191
ATTACHMENT E ,
4-2-120C
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
2. The following table indicates the maximum requested size/standard change that may be
allowed by conditional use permit. Increases above these levels may not be achieved by a
variance or the conditional use permit process.
APPLICABLE ZONE STANDARD CHANGE CONDITIONAL USE
REQUEST PERMIT TYPE
Uses restricted to 3,000 gross
CN s.f.—increases: H
Between 3,000—5,000 s.f. max.
Uses restricted to 5,000 gross
s.f.—increases up to: AD
CN 10%or 500 gross s.f.
20%or 1,000 gross s.f. H
Uses restricted to 35,000 gross
s.f.—increases up to: AD
Puget and Sunset Business Districts in the CA 20%or 7,000 gross s.f.
Zone
40%or 14,000 gross s.f. H
All of the CV Zone and Uses restricted to 65,000 gross
s.f.—increases up to: AD
NE 4th Business District in CA Zone 20%or 13,000 gross s.f.
40%or 26,000 gross s.f. H
H = Hearing Examiner Conditional Use
AD=Administrative Conditional Use
16. The following height requests may be made:
APPLICABLE ZONE HEIGHT CHANGE REQUEST CONDITIONAL USE
PERMIT TYPE
Puget and Sunset Business Districts in the Exceed height by less than 20 feet AD
CA Zone
All of the CV Zone and Exceed height of 50 feet AD
NE 4th Business District in CA Zone Exceed height of 45 feet when
abutting R-8 or R-10 Zone
CA Exceed height of 50 feet H
H = Hearing Examiner
AD=Administrative Conditional Use
In consideration of a request for conditional use permit for additional building height the
Reviewing Official shall consider the following factors in addition to the criteria in RMC 4=9-
030, Conditional Use Permits, among all other relevant information.
ORDINANCE NO . 5191
ATTACHMENT E
a. Location Criteria: Proximity of arterial streets which have sufficient capacity to
accommodate traffic generated by the development. Developments are encouraged to
locate in areas served by transit.
b. Comprehensive Plan: The proposed use shall be compatible with the general purpose,
goals, objectives and standards of the Comprehensive Plan, the zoning regulations
and any other plan, program, map or regulation of the City.
c. Effect on Adjacent Properties: Building heights shall not result in substantial or undue
adverse effects on adjacent property. When a building in excess of the maximum
height is proposed adjacent to or abuts a lot designated R-1, R-4, R-8, R-10, R-14 or
RM-F, then the setbacks shall be equivalent to the requirements of the adjacent
residential zone if the setback standards exceed the requirements of the Commercial
Zone.
ORDINANCE NO . 5191
4-3-040H ATTACHMENT F
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December 12,2005 %re Renton City Council Minutes r.r+ Page 454
Ordinance#5191 An ordinance was read amending Chapter 4-2,Zoning Districts -Uses and
Planning: Residential Uses in Standards, Chapter 4-3, Environmental Regulations and Special Districts, and
the Commercial Arterial Zone Chapter 4-4, Citywide Property Development Standards, of Title IV
(Development Regulations)of City Code by changing the provisions for
residential uses within the CA(Commercial Arterial)zone. MOVED BY
LAW, SECONDED BY BRIERE, COUNCIL ADOPT THE ORDINANCE AS
READ. ROLL CALL: ALL AYES. CARRIED.
ADJOURNMENT MOVED BY PERSSON, SECONDED BY LAW, COUNCIL ADJOURN.
CARRIED. Time: 8:16 p.m.
LdaJ
Bonnie I.Walton,CMC, City Clerk
Recorder: Michele Neumann
December 12, 2005
December 5,2005 Renton City Council Minutes err/ Page 439
Rezone: Panther Creek An ordinance was read changing the zoning classification of the Panther Creek
Wetland, SR-167, R-8 to R-1 Wetland properties from R-8 (Residential -eight dwelling units per acre)to R-1
(Residential-one dwelling unit per acre)zoning; LUA-05-006, CPA 2005-M-1,
Area P. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
12/12/2005. CARRIED.
Rezone: Maplewood Addition, An ordinance was read changing the zoning classification of the Maplewood
SE l lth St, R-8 to R-4 Addition properties from R-8 (Residential -eight dwelling units per acre)to R-
4(Residential-four dwelling units per acre)zoning;LUA-05-006,CPA 2005-
M-1,Area K3. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
12/12/2005. CARRIED.
Comprehensive Plan: 2005 An ordinance was read amending Chapter 2,Zoning Districts -Uses and
Amendments,R-1 and RC Standards of Title IV(Development Regulations)of City Code by revising land
Zones uses in the RC(Resource Conservation) and R-1 (Residential -one dwelling
unit per acre)zones. MOVED BY CLAWSON, SECONDED BY PALMER,
COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL
READING ON 12/12/2005. CARRIED.
Planning: Residential Uses in An ordinance was read amending Chapter 4-2,Zoning Districts -Uses and
the Commercial Arterial Zone Standards, Chapter 4-3,Environmental Regulations and Special Districts, and
f` Chapter 4-4, Citywide Property Development Standards, of Title IV
fT (Development Regulations) of City Code by changing the provisions for
residential uses within the CA(Commercial Arterial)zone. MOVED BY
CLAWSON, SECONDED BY CORMAN, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 12/12/2005.
CARRIED.
The following ordinance was presented for first reading and advanced for
second and final reading:
Budget: 2006 Property Tax An ordinance was read amending and reestablishing the property tax levy for
Levy the year 2006 for both general purposes and for voter approved bond issues.
MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL ADVANCE
THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED.
Ordinance#5168 Following second and final reading of the above ordinance, it was MOVED BY
Budget: 2006 Property Tax LAW, SECONDED BY BRIERE, COUNCIL ADOPT THE ORDINANCE AS
Levy READ. ROLL CALL: ALL AYES. CARRIED.
The following ordinances were presented for second and final reading and
adoption:
Ordinance#5169 An ordinance was read amending Sections 4-1-170 and 4-1-180 of Chapter 1,
Utility: System Development Public Works Fees, of Title IV (Development Regulations)of City Code by
Charges, Annexation Fee changing the fee schedules. MOVED BY LAW, SECONDED BY CORMAN,
COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL
AYES. CARRIED.
Ordinance#5170 An ordinance was read amending Section 4-9-060 of Chapter 9, Permits -
Development Services: Specific, of Title IV(Development Regulations) of City Code by allowing
Deferral of Street application for a fee in lieu of street improvements. MOVED BY CLAWSON,
Improvements SECONDED BY PALMER,COUNCIL ADOPT THE ORDINANCE AS
READ. ROLL CALL: ALL AYES. CARRIED.
November 7,2005 Nor Renton City Council Minutes `"" Page 384
Utility: WRIA 8 and WRIA 9 Utility Systems Division recommended approval of a one-year extension to the
Interlocal Agreement Water Resource Inventory Area 8 (WRIA 8) interlocal agreement in the amount
Extensions, CAG-01-004& of$11,303, and to the WRIA 9 interlocal agreement in the amount of$10,397
CAG-01-005 for salmon conservation planning. Council concur. (See page 385 for
resolution.)
MOVED BY BRIERE, SECONDED BY LAW, COUNCIL APPROVE THE
CONSENT AGENDA AS PRESENTED. CARRIED.
UNFINISHED BUSINESS Utilities Committee Chair Corman presented a report regarding the latecomer
Utilities Committee agreement request by LandTrust,Inc. (LA-05-004). Dick Gilroy of LandTrust,
Latecomer Agreement: Inc. has withdrawn the request for a latecomer agreement for sewer installation
LandTrust, Sanitary Sewer along Hoquiam Ave. NE. Therefore, the Committee recommended the removal
(Hoquiam Ave NE),LA-05- of this item from the Committee's referral list. MOVED BY CORMAN,
004 SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Planning &Development Planning and Development Committee Chair Clawson presented a report
Committee regarding the evaluation of potential boundaries for the West Hill Potential
Comprehensive Plan: Annexation Area(PAA). The Committee recommended referring the issue of
Amendments, Inclusion of amending the Comprehensive Plan to include the West Hill in Renton's PAA to
West Hill in PAA the Committee of the Whole. MOVED BY CLAWSON, SECONDED BY
LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Planning: Residential Uses in Planning and Development Committee Chair Clawson presented a report
Commercial Arterial Zone regarding City Code changes for residential development in the Commercial
Arterial (CA) zone. The Committee recommended concurrence in the staff
recommendation to:
• Amend the purpose of the CA zone under 4-2-020 to acknowledge that
limited residential use is appropriate when it is well integrated with
surrounding commercial development.
• Amend the use table at 4-2-060 and 4-2-070 to allow attached and semi-
attached housing in the CA zone as an administrative conditional use
subject to condition number 18.
• Amend note 18 of the Conditions Associated with Zoning Use Tables under
4-2-080 to prohibit garden style apartments, and set the conditions that
must be met to be eligible for residential development in the CA zone.
• Amend 4-2-080 to eliminate maps duplicated in 4-3-040.
• Amend the development standards for the CA zone at 4-3-120 to allow a
1,200-foot minimum lot size for attached residential plats, and change all
corridor references to "Business District."
• Amend 4-3-040 to create a Sunset, NE 4th, and Puget Business District
overlay, including development standards for commercial and residential
uses.
• Amend maps in 4-3-040 to show the corrected Business Districts.
• Insert Special Designation Criteria for residential uses in the NE 4th,
Sunset, and Puget Business Districts in 4-9-030.
MOVED BY CLAWSON, SECONDED BY LAW,COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED.
b {
PLANNING AND DEVELOPMENT COMMITTEE Date 11- =a DOSS
COMMITTEEE REPORT
November 7, 2005
Code Changes for Residential Development in the Commercial Arterial Zone
(Referred July 11, 2005)
The Planning and Development Committee recommends concurrence in the staff
recommendation:
• Amend the purpose of the CA zone under 4-2-020 to acknowledge that limited residential use is
appropriate when it is well integrated with surrounding commercial development.
• Amend the use tables at 4-2-060 and 4-2-070 to allow attached and semi-attached housing in the
CA zone as an administrative conditional use subject to condition number 18.
• Amend note 18 of the Conditions Associated with Zoning Use Tables under 4-2-080 to prohibit
Garden Style Apartments and set the conditions that must be met to be eligible for residential
development in the CA zone.
• Amend 4-2-080 to eliminate maps duplicated in 4-3-040.
• Amend the development standards for the CA zone at 4-3-120 to allow a 1200 ft minimum lot
size for attached residential plats and change all corridor references to "Business District".
• Amend section 4-3-040 to create a Sunset,NE 4th, and Puget Business District overlay, including
development standards for commercial and residential uses.
• Amend maps in section 4-3-040 to show the corrected Business Districts.
• Insert Special Designation Criteria for residential uses in the NE 4th, Sunset, and Puget Business
Districts in 4-9-030.
Dan Clawson, Chair
Denis Law, Vice-Chair
rY)(1anitlki- Yaliv6A_
Marcie Palmer, Member
cc: evingtare.
Alex Pietsch
Rebecca Lind
e Plito n 10, rt1 opr r frRECEIVED
C Y�,v .I t"e;'i i 1 /-3 k 5 NOV 0 7 2005
��y O ECONOMIC DEVELOP ME T Ci��rC®t1cil
U E. s NEIGHBORHOODS, AND STRAT
�• . PLANNING DEPARTMENT ''OF Rtitirefs1
��iN�p NOV 0 7 2 ric
MEMORANDUM CUED
(" CLERKSLFcE
DATE: November 3, 2005
TO: Dan Clawson, Committee Chair
Members of the Planning and Development Committee
CC: Kathy Keolker-Wheeler, Mayor
Members of the Renton City Council
Jay Covington, Chief Administrative Officer
FROM: Alex Pietsch, Administrator p(►",'`
STAFF CONTACT: Erika Colliding x 6578
SUBJECT: Public Hearing Follow-up on Proposed Changes to the CA
Zone
After listening to testimony at the public hearing on October 3, 2005 regarding the
proposed changes for residential development in the CA (Commercial Arterial) zone,
staff reviewed several aspects of the proposed code amendment. Charlotte
VanLaningham testified by letter that lots less than 25,000 square feet should be
exempted from the requirement to reserve frontage for commercial development. Staff
strongly recommends against allowing such an exemption. Although it may be more
challenging to develop small lots, in a commercial zone it is imperative to prioritize
commercial uses over other uses. This is especially important because the Renton
Comprehensive Plan directs the City to grow commercial districts through intensification
and not expansion (Policy LU-335). If the City allows additional residential uses in the
CA zone, it is very important to reserve lot frontage for commercial development.
Steve Beck testified that in the CA zone in the NE Fourth Business District it would be
difficult to fulfill the rear access parking requirement. Staff spent a lot of time
considering possible alternatives and evaluating the lot arrangement in this corridor.
Using the example site from the hearing testimony, staff applied the proposed standards
to Mr. Beck's property. It was determined that for some properties the proposed code
changes may reduce the number of units that can be built. However, the improvement to
the pedestrian streetscape better fulfills the policies of the Comprehensive Plan(LU-349
which emphasize reduced curb cuts, LU-352 which emphasizes the importance of design
guidelines, and LU-363, -364, -367 which emphasize pedestrian orientation). If a
developer designs a superior site plan based upon front-loaded development, the City
could process the application as a Planned Urban Development(PUD)under regulations
at RMC 4-9-150.
Planning and Development Sigunittee `' `
Page 2 of 2
November 3,2005
PUD regulations encourage innovation and creativity and allow modification of many
underlying zoning standards,but the applicant must prove that the proposed site plan
results in a public benefit. The proposed development must provide a benefit that would
not result from the development of the site without the proposed PUD. Benefits must be
in one of the following areas: critical area protection, natural feature preservation or
enhancement,provision of public facilities, superior open space or recreational facilities,
superior circulation or parking screening, superior landscaping, superior site or building
design, or alley loaded development. PUD applications are approved by the City Council
and are reviewed by City staff and the Hearings Examiner in order to ensure the project
design is superior and the public benefit requirement is met.
There are a variety of options for property owners in the Puget, Sunset, and NE Fourth
Business Districts. Since the zoning is commercial, commercial uses still have priority in
these areas. Opportunities for residential development are varied. Mixed use
development with residential use over at least one floor of commercial development is
allowed at 60 units per acre. Townhouse development is allowed behind the commercial
frontage. Code requires the development to be rear loaded to provide a quality pedestrian
streetscape. However, if superior design and a public benefit are demonstrated, a
developer could modify the residential standards through the City's PUD process. This
range of options provides for adequate protection of the commercial zone,
implementation of the Comprehensive Plan, and flexibility for residential developers.
h:\ednsp\title iv\single zone amends\commercial\cazone\2005\ca residential\allow townhomes\council memo
(051103).doc
New' iYt level o mend
p
From: "Steve Beck" <stevebeck@johnlscott.com> Oommi 1�e
To: <council@ci.renton.wa.us> 1 - 6. . 00
Date: Tue, Oct 4, 2005 9:48 AM U
Subject: Commercial Arterial Zone
Council Members
Please take more time to research the end results of your proposed
changes to the C.A. zone.
Some of the restricted requirements proposed in the ordinance as they
relate to lot design,
Product/home design and road access layout do not achieve a finished
product or better yet
Hinder future value for today's young homebuyers.
Single family detached homes with creative garages that are accessed
from the front of the home are not allowed in the current draft changes.
New duplex designs that are L shaped, that do not have a common attached
walls, are not allowed under the current draft changes.
There are many more reasons I could list but I am not a fast typist so
it would take all night.
Traditional or rear loaded town homes should not be the mandatory status
in a progressive city, they are out of style and do not hold their value
long term.
New design technologies and the public demands high Quality great
looking homes on small fee simple lots that are adjacent to commercial
centers where walking to services will be normal rather than jumping
into vehicles to drive.
The new/first time homebuyer and empty nester needs a high quality home
that can hold its value for years to come, not just the first five
years.
Renton needs to continue to be progressive and creative in its
land/design ordinances like it has in the past.
III
Your staff has been provided with layouts and photographs of existing
product that should be considered in the C.A. zone revisions.
Please consider more progressive changes to the C. A. Zone.
Thank You
Steven Beck
Consultant
Amberwood L.L.C.
ti/35 wE gelt sf
f ggo64/
r
From: "Steve Beck"<stevebeck@johnlscott.com>
To: "'Citizens to Council Via Clerk"' <Council@ci.renton.wa.us>
Date: Wed, Oct 5, 2005 11:02 AM
Subject: RE: Commercial Arterial Zone
Bonnie
Thank You
Steve Beck
Original Message
From: Citizens to Council Via Clerk [mailto:Council@ci.renton.wa.us]
Sent: Tuesday, October 04, 2005 11:51 AM
To: stevebeck@johnlscott.com
Subject: Re: Commercial Arterial Zone
Dear Mr. Beck:
Thank you for your email to the Renton City Council. Copy is being
forwarded to all Councilmembers, Mayor Keolker-Wheeler and our EDNSP
Dept. for review.
Council held a Public Hearing on this issue last night, and the Planning
and Development Committee will be meeting on this matter this Thurs.,
10/6, at 2:00 p.m. in the Council Conference Room, 7th floor of City
Hall. The meeting is open to the public, so you are welcome to attend
if you would like.
Your email is appreciated and will be considered.
If I can provide further information, please feel free to contact me.
Sincerely,
Bonnie Walton
City Clerk
City of Renton
425-430-6502
October 3,2005 Renton City Council Minutes Page 337
PENINSULA OF LAND TO THE NORTH AND EAST; SUPPORT FUTURE
ZONING CONSISTENT WITH THE COMPREHENSIVE PLAN; AND
CONTINUE THE PUBLIC HEARING TO 10/17/2005 FOR
CONSIDERATION OF THE ANNEXATION ORDINANCE AND THE R-8
AND R-10 REZONE ORDINANCES. CARRIED.
Planning: Residential Uses in t This being the date set and proper notices having been posted and published in
'Commercial Arterial Zones accordance with local and State laws,Mayor Keolker-Wheeler opened the
public hearing to consider zoning code amendments pertaining to residential
uses in the Commercial Arterial (CA) zone.
Rebecca Lind, Planner Manager, explained that the purpose of the amendments
is to promote a better connection between the residential and commercial
components of the CA zone. She reviewed the issues raised that led to these
proposed changes, such as determining the purpose of residential development
in the CA zone and whether stand-alone residential uses should be allowed.
Ms. Lind noted that staff is working with the Planning and Development
Committee and the Planning Commission on this matter.
Ms. Lind reviewed the proposed CA zone changes, as follows:
—Amend the purpose of the CA zone by stating "Limited residential uses may
be integrated into the CA zone if there are permanent physical connections to
commercial uses."
—Allow attached and semi-attached housing in the NE 4th,Puget, and Sunset
Business Districts, specifically limited to townhouse units with an
administrative conditional use permit.
—Disallow detached single-family units.
—Reduce the minimum lot size for attached residential plats. This allows for
the development of platted townhomes. Currently, the 5000 square foot
minimum lot size prevents the development of a fee simple ownership
residential product.
—Create development and design standards for the NE 4th, Puget, and Sunset
Business Districts in the Commercial Business District Overlay.
Ms. Lind detailed the following changes to commercial and residential uses:
—Include public plazas at major intersections.
—Designate future pads for development.
—Limit parking to minimum requirement.
—Require pedestrian connections between the entry and the street,from the
parking area to the entry, and to adjacent uses.
—Require design standards set for pedestrian connections.
Continuing, Ms. Lind reviewed the changes to the residential only uses, which
include: compliance with Urban Center design standards,rear access parking
within an enclosed structure, and a modified street grid system for dwellings
fronting on the street. In regard to the mixed use areas, changes include:
limiting hammerhead turnarounds,reserving 1st floor development for
commercial development,conforming to Urban Center Design Guidelines
District B standards,and providing residential parking below surface for the
residential use.
Additionally, Ms. Lind reviewed the added conditional use criteria for
residential uses in business districts. She noted the recommendation that
October 3, 2005 'rime Renton City Council Minutes `4,10' Page 338
residential uses may not be developed within 150 feet of the adjacent arterial,
must be surrounded by a mix of uses, and must have a physical connection to
other uses in the zone.
Ms. Lind explained that the proposed changes tie the commercial and
residential uses closer together, and still allow limited residential development
in the business districts. She pointed out that as a conditional use, not every
parcel, nor every project, will be suitable for residential development in the
districts.
Correspondence was read from Charlotte VanLaningham, Davis Real Estate
Group, 1201 Monster Rd. SW, Suite 320, Renton, 98055, expressing concern
regarding the proposed change that does not allow stand-alone residential
projects to be developed within 150 feet of the adjacent arterial. She suggested
that an option be included that allows the 150-foot rule to be waived
administratively, and that the 150-foot rule not be applied when the parcel is
less than 25,000 square feet.
A memorandum was read from the Planning Commission requesting that if a
development is to include residential as a conditional use, that there be a
condition to have allocation for a public street grid for future use.
Public comment was invited.
Patrick Gilroy,LandTrust,Inc., 1560 140th Ave. NE, Suite 100,Bellevue,
98005, expressed his support for the changes to the CA zone, and commented
that builders now prefer stand-alone townhouse development to stacked-flat
development. Mr. Gilroy recommended allowing the Development Services
Division some flexibility to work with design standards at the building permit
stage.
There being no further public comment, it was MOVED BY CLAWSON,
SECONDED BY LAW, COUNCIL REFER THE TWO ITEMS OF
CORRESPONDENCE TO THE PLANNING AND DEVELOPMENT
COMMITTEE AND CLOSE THE PUBLIC HEARING. CARRIED.
ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative
REPORT report summarizing the City's recent progress towards goals and work
programs adopted as part of its business plan for 2005 and beyond. Items noted
included:
* The Washington State Department of Transportation will host an open
house regarding SR-169 (Maple Valley Hwy.) on October 13th,from 6:00
p.m. to 8:00 p.m. at the Renton Community Center.
Development Services: Mr. Covington reported that the abandoned Bagnariol Building at 421 Union
Demolition of Abandoned Ave. NE was demolished by the owner on October 1st. Gregg Zimmerman,
Bagnariol Building, Union Planning/Building/Public Works Administrator, displayed photographs of the
Ave NE building before and after its demolition. Stating that this building has been the
subject of long-standing code compliance actions, Mr. Zimmerman emphasized
that the demolition of the structure is a significant accomplishment for the
REACT program.
CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the
listing.
Council Meeting Minutes of Approval of Council meeting minutes of 9/26/2005. Council concur.
9/26/2005
rwr
ICY O
47).
♦ .0
PUBLIC HEARING
COMMERCIAL ARTERIAL (CA) RESIDENTIAL CODE CHANGES
October 3, 2005
The purpose of this code amendment is to better implement the Comprehensive Plan vision for
the Commercial Arterial (CA) zone, which envisions the CA zone to be a vibrant, pedestrian-
oriented district. In the proposed Amendment there is additional opportunity for residential
development in the NE 4th, Sunset, and Puget Business Districts. This change allows residential
only, or"stand alone" residential uses in the Business Districts at a maximum density of 20 du/ac
(dwelling units per acre) with an Administrative Conditional Use Permit. Under the
specifications for approval of the Administrative Conditional Use permit, stand alone residential
projects may not be developed within 150 ft. of the adjacent arterial, in order to protect
commercial frontage in the CA zone for commercial uses. Additionally, the conditional use
requires that the proposal meet Business District development standards, including standards for
pedestrian connections and high quality design. A change in minimum lot size from 5,000
square feet to 1,200 square feet allows fee simple townhouse development. Residential
development may occur as part of a mixed use project with a bonus density of a maximum 60
du/ac.
Development standards for the Business District have been created to shape commercial,
residential, and mixed use projects in these areas. In general, the NE 4th, Sunset, and Puget
Business Districts are: limited to a maximum front setback of 15 feet, subject to the creation of
public plazas at arterial intersections, required to reserve future commercial development pads,
and subject to parking standards established to limit the impact of parking on the Districts.
Pedestrian connections are required to link uses throughout the District, and are subject to design
and landscaping standards. Residential only uses are required to: develop a public street grid and
limit hammerheads, provide ground floor entries for units, reserve open space for each unit, limit
buildings to 4 attached units, comply with District B standards from the Urban Center Design
Guidelines, and provide rear access parking. Mixed uses are required to: limit hammerheads,
reserve 1st floor development for commercial development, conform to District B standards from
the Urban Center Design Guidelines, and provide residential parking below the residential use.
Other changes include simplifying the naming of the affected areas. References would be
changed so that "Business district" refers to the CA overlay zone and "Commercial Corridor"
refers to the Comprehensive Plan Land Use designation. Maps have been amended to reflect
these changes as well. There will be corresponding changes to the terminology used in the
Comprehensive Plan to ensure consistency. Those changes are being proposed as a
Comprehensive Plan amendment and will be subject to a public hearing prior to the end of the
year.
Staff is recommending that Council adopt these changes to Title IV to provide better
implementation of the Comprehensive Plan vision for the Commercial Arterial areas.
Promoting the Commercial
W
° Arterial Zone as a Walkable
Community
Title IV Amendment
Public Hearing
October 3,2005
Issues Policy Direction from the Planning
and Development Committee
•What is the purpose of residential development in the CA
zone and does it comply with the Comprehensive Plan? • Consider platted stand-alone townhouse development to
support an ownership housing product. Eliminate
•Should the City allow stand alone residential uses in the
CA zone? If so,should they be given the same priority as stacked flats unless part of a mixed use project.
commercial uses?
• Make stand-alone residential a conditional use.
•If stand alone residential is desired,what type of uses
should be allowed? • Require commercial and residential uses to be
connected to promote an integrated,walkable
•Should there be simplified language relating to community.
Commercial Corridor designations?
Recommended Code Changes Recommended Code Changes
•Amend the use tables at to allow attached and
• Amend the purpose of the CA zone to semi-attached housing in the CA zone
acknowledge that limited residential use is
appropriate when it is well integrated with •NE 4th, Puget,and Sunset Business Districts
surrounding commercial development.
• New purpose wording:"Limited residential uses may be •Allow townhouse units in the Business Districts
integrated into the zone if there are permanent physical with an Administrative Conditional Use Permit.
connections to commercial uses."
•Does not allow detached single family
1
Recommended Code Changes Recommended Code Changes
Amend the development Create
standards for the CA zone to „t 1 #, development and
reduce the minimum lot size for ', i deswit ign standards
�','5 attached residential plats. _, for the NE 4t�',
' If
11 ` ....,o, Puget,and Sunset
= / t This change allows for the creation of I. k Business Districts
`` platted town homes in the CA zone. in the Commercial
-- Currently,the 5000 sq.ft.minimum lot Business District
size prevents the development of a Overlay.
fee simple ownership residential
product.
Recommended Code Changes Recommended Code Changes
Commercial and Residential: Residential:
• Must include public plazas at major intersections. • Urban Center design standards.
• Must designate future pads for development. • Rear access parking within an enclosed
• Parking limited to minimum requirement,with design structure
standards for landscaping. • A modified street grid system dwellings fronting
• Pedestrian connections required between the entry and on the street.
the street,from the parking area to the entry,and to • Planning Commission recommends public street
system
adjacent uses.
• Design standards set for pedestrian connections.
Recommended Code Changes Recommended Code Changes
Mixed use: Add Conditional Use Criteria for Residential Uses in
Business Districts:
• Access standards limit hammerhead turnarounds
• More than 150'from arterial intersections.
• Minimum 30 ft.depth for 1 et floor commercial along
arterial frontage • Must be surrounded by a mix of uses.
• Subject to Urban Center Design Guidelines District B
standards • Commercial use is not feasible due to:lack of
commercial frontage,access,critical areas or buffers,or
• Parking must be under residential development,surface property configuration.
parking okay for guests.
2
Recommended Code Changes Conclusion
Add Conditional Use Criteria for Residential Uses in •The proposed changes allow limited residential
Business Districts,continued: development in the Business Districts.
• Must have a physical connection to other uses in the •As a Conditional Use not every parcel,nor every
project,will be suitable for residential
• Provides a transition between purely commercial and development in the District.
purely residential zones.
•Residential uses need to be.more integrated with
the commercial uses to fulfill the vision of the
Commercial Corridor in the Comprehensive Plan.
Conclusion
1 4
• Fairly prescriptive design and development
standards are required. H=-
• Both the Commercial and the Residential
guidelines must be adjusted to strengthen the .
physical and community connections in these
Districts.
• Less confusing terminology aids in the j
implementation of the code.
3
davits' 410
g r o u p
/ .,
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September 30, 2005 CITY OF RENTON
OCT 032005
Renton City Council RECEIVED
C/o City Clerk CITY CLERK'S OFFICE
1055 South Grady Way P�Qiltirc- �
Renton, WA 98055
Re: Monday 10/03/05, Public Hearing, Proposed Changes—CA Residential Code,
To: Renton City Council:
It is our understanding that under the proposed change, minimum lot size changed to 1200 square feet.
However, the proposed change does not allow stand alone residential projects to be developed within 150'
of the adjacent arterial,in order to protect commercial frontage in the CA zone for commercial uses.
A) Davis Consulting, Inc. and our clients have under completion and have completed a substantial
number of projects in the CN and CA zones. We propose the Administrative Conditional Use
Permit provide and allowances as follow:
• When the project site is surrounded by existing residential it is our belief that the 150 foot
rule cannot be universally applied. We request that the CA code change include an option
that the 150 feet rule can be waived administratively.
• When the parcel is less than 25,000 sf,the 150 foot rule does not apply.
Thank you for your attention to this matter. If you have any questions you may reach me at the office 425-
228-5959 or my cell 206-853-6004.
Sincerely,
Charlotte(4V,4&4—
VanLanin
gham
Project Manager
Davis Real Estate Group
Cc: Rebecca Lind, Planning Manager
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(0( ECONOMIC DEVELOPMENT,
0� NEIGHBORHOODS, AND STRATEGIC teefriAdi,6"-
u ' PLANNING DEPARTMENT P
MEMORANDUM
3
DATE: October N, 2005
TO: Members of Renton City Council
Kathy Keolker-Wheeler, Mayor
FROM: Renton Planning Commission
SUBJECT: 2005 Commercial Arterial Zone Code Amendments
The Renton Planning Commission met Wednesday, September 21, 2005 to review the
Commercial Arterial Zone code amendment. The Commission reviewed the issue and
suggested staff take the following recommendation to the Planning and Development
Committee for its meeting on Thursday, October 6, 2005.
RECOMMENDED ACTION:
M/S (RQ/GJ)to accept Staff's Recommendation in the Commercial Business Districts
issue paper dated 09/07/04,with the following condition: If a development is to include
residential as a conditional use, there be a condition to have allocation for a public street
grid for future use. MOTION CARRIED.
For: Robert Bonner, Jimmy Cho, Jerrilynn Hadley, Gerrie Jackson,Nancy
Osborn, Rosemary Quesenberry
Against: None
Absent: None
Signed •
Ra iometti, Chair
Ren on Planning Commission
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'September 19,2005 w Renton City Council Minutes Page 318
Utilities Committee Utilities Committee Chair Corman presented a report recommending
Latecomer Agreement: concurrence in the staff recommendation to grant preliminary approval of the
Wyman/Blood, Sewer application for a latecomer agreement request from Kevin M. Wyman and
Extension (SE 132nd St),LA- Durwood E. Blood for a period of one year. The application for latecomer
05-003 agreement was submitted to recover the$60,290.92 estimated cost of sewer
extension along SE 132nd St. at 152nd Ave. SE to allow development of two
single-family residences without the need for a previously approved site sewage
system.
The Committee further recommended that Council authorize the preliminary
assessment roll to be forwarded to the City Clerk, who will notify the affected
property owners. If no protests are received, after construction of the facilities
and approval of the final costs, Council can authorize preparation of the final
assessment roll and latecomer agreement. In the event there is a protest for
valid cause, a public hearing will be held to resolve any issues prior to
proceeding with this matter. MOVED BY CORMAN, SECONDED BY
CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED.
Planning & Development Planning and Development Committee Chair Clawson presented a report
Committee recommending a public hearing be set on 10/3/2005 to consider the zoning text
Planning: Residential Uses in amendments residential uses in the Commercial Arterial zone. MOVED BY
Commercial Arterial Zone CLAWSON, SECONDED BY LAW,COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
RESOLUTIONS AND The following resolution was presented for reading and adoption:
ORDINANCES
Resolution#3772 A resolution was read declaring the City's intent that certain capital
Finance: Bond Proceed expenditures shall be reimbursed from the proceeds of tax exempt bonds or
Reimbursement, S Lake WA other obligations in an amount not to exceed$15,000,000. MOVED BY LAW,
Roadway &SW 27th SECONDED BY NELSON, COUNCIL ADOPT THE RESOLUTION AS
St/Strander Blvd Connection, READ. CARRIED.
Capital Expenditures
The following ordinances were presented for first reading and referred to the
Council meeting of 9/26/2005 for second and final reading:
Planning: Development An ordinance was read amending Chapters 4-1,4-2,4-4,4-6 through 4-9, and
Regulations (Title IV)Docket 4-11 of Title IV (Development Regulations) and Chapter 9-11 of Title IX
&Amendments (Public Ways and Property) of City Code by clarifying zone density controls
over zone lot size provisions and removing Green River Valley landscaping
requirements; and by amending administrative, interpretation, and enforcement
procedures; fees and fee refunds and waivers; binding site plan regulations;
planned unit/urban development regulations; nonproject SEPA requirements;
and definitions. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
9/26/2005. CARRIED.
Planning: Growth An ordinance was read adding Section 4-8-110.A.7 and 4-8-110.I to Chapter 8,
Management Hearings Board, Permits -General and Appeals, of Title IV (Development Regulations)of City
Filing of Appeals Code regarding the filing of appeals to the Growth Management Hearings
Board. MOVED BY CLAWSON, SECONDED BY LAW,COUNCIL REFER
THE ORDINANCE FOR SECOND AND FINAL READING ON 9/26/2005.
CARRIED.
`n_ COUNCIL
PLANNING AND DEVELOPMENT COMMITTEEt -/9 aoos
COMMITTEEE REPORT
September 19,2005
Zoning Text amendments Residential Uses in the Commercial Arterial Zone
(Referred July 11, 2005)
The Planning and Development Committee recommends a public hearing be set for October 3,
2005, to consider the Zoning Text Amendments Residential Uses in the Commercial Arterial
Zone.
Dan Clawson, Chair
/ ' 1/1
Denis W. Law, Vice-Chair
IP
Marcie Palmer, Member
cc Alex Pietsch
Rebecca Lind
CITY OF RENTON
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 3rd day of
October, 2005, at 7:00 p.m. as the date and time of a public hearing to be held in the
seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA
98055, to consider the following:
Zoning Text Amendments - Residential Uses in the Commercial Arterial Zone
All interested parties are invited to attend the hearing and present written or oral
comments regarding the proposal. Renton City Hall is in compliance with the American
Disabilities Act, and interpretive services for the hearing impaired will be provided upon
prior notice. For information, call 425-430-6502.
Bonnie I. Walton
City Clerk
Published King County Journal
September 23, 2005
Account No. 50640
9/26/2005 - Notice sent to eight Parties of Record per
attached labels .
cc : Rebecca Lind , Planner Manager
Jam and Smudge Free Printing • w ry.I ww.ave com AVERY® 5160®
Use Avery®TEMPLATE 5160® 1-800-GO-AVERY 0
Marc Rousso w David Halinen r Scott Dahlin
J & M Land Development Halinen Law 169 Sunset Ct NW
1500 S 5th P1 10500 NE 8th St#1900 Issaquah, WA 98027
Renton, WA 98055 Bellevue, WA 98004
Ted Dahm Scott Cameron Samuel Park
Advanced Underground Inc Cameron Real Estate Group LLC P2 Design Group
12708 195th P1 SE 4-102nd Ave NE, Suite 201 1402 Third Ave, #730
Issaquah, WA 98027 Bellevue, WA 98004 Seattle, WA 98101
Kevin Wyman Richard Chan
Mackenzie River Homes Inc 7683 SE 27th St #206
16540 SE 149th St Mercer Island, WA 98040
Renton, WA 98059
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ECONOMIC DEVELOPMENT,Renton City Council
NEIGHBORHOODS, AND STRATEGIC
vk" PLANNING DEPARTMENT
�NT� MEMORANDUM
DATE: September 12, 2005
TO: Dan Clawson, Committee Chair
Members of the Planning & Development Committee
CC: Kathy Keolker-Wheeler, Mayor
Members of the Renton City Council
Jay Covington, Chief Administrative Officer
FROM: Alex Pietsch Pon.IP
STAFF CONTACT: Erika Conkling
SUBJECT: Text and map amendments to the Commercial Corridor
Comprehensive Plan Designation. Changes to Title IV
regarding Business Districts and Residential Uses.
DESCRIPTION:
Staff has been working on a code amendment to allow limited types of residential uses in
the Commercial Arterial zone. This code amendment complies with the Comprehensive
Plan objectives and policies for Commercial Corridors. However, in the process of
producing the necessary code changes, it became apparent that corrections needed to be
made to the Comprehensive Plan to clarify the terminology used to refer to the specific
"Business District"portions of the Commercial Corridor. In addition to a change in
nomenclature, the associated maps defining the Business Districts need to be corrected.
These corrections should simplify the application of the development regulations in the
Business Districts, which in turn ensures greater compliance with the Comprehensive
Plan. The issue analysis below describes the full range of proposed Title IV and
Comprehensive Plan changes related to the issue of residential uses in Business Districts.
ISSUE:
1. What is the purpose of residential development in the Commercial Arterial (CA)
zone and should residential uses be given the same priority as commercial uses in
these districts?
2. Should the City allow stand alone residential uses within the CA zone in the NE
3ra/4th Corridor, Sunset Corridor, and Puget Corridor?
h:\ednsp\title iv\single zone amends\commercial\cazone\2005\ca residential\allow townhomes\memo to p&dc
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c
Dan Clawson,Committee( R J
Page 2 of 6
September 12,2005
3. If the City allows residential uses in the CA zone, what types of uses are desired:
single-family, townhouses, cottages, garden style apartments, mixed use
(residential and commercial in one building)?
4. Should there be simplified language relating to the Commercial Corridor
designations?
POLICY DIRECTION
The City Council Planning and Development Committee reviewed this issue at the
Committee level and gave the following direction:
1) Consider platted, stand-alone townhouse development to support an ownership
housing product.
2) Eliminate stacked-flat residential uses unless part of a mixed use(in one structure)
development.
3) Consider protection of commercial uses and treat residential uses with a
conditional use permit requirement.
4) Require commercial and residential uses to be connected to promote an integrated
walkable community.
RECOMMENDATION:
Approve the proposed code changes to allow, and set standards for, platted townhouse
development in the NE 4th Street Commercial Arterial zone:
• Amend the purpose of the CA zone under 4-2-020 to acknowledge that limited
residential use is appropriate when it is well integrated with surrounding
commercial development.
• Amend the use tables at 4-2-060 and 4-2-070 to allow attached and semi-attached
housing in the CA zone as an administrative conditional use subject to condition
Number 18,which limits residential uses to townhouses and mixed use
development in the Sunset,NE 4th, and Puget Business Districts.
• Amend Note 18 of the Conditions Associated with Zoning Use Tables under 4-2-
080 to prohibit Garden Style Apartments and set the conditions that must be met
to be eligible for residential development in the CA zone.
• Amend 4-2-080 to eliminate maps duplicated in 4-3-040.
• Amend the development standards for the CA zone at 4-3-120 to allow a 1,200 ft
minimum lot size for attached residential plats and change all corridor references
to "Business District".
• Amend section 4-3-040 to create a Sunset,NE 4th, and Puget Business District
overlay, including development standards for commercial and residential uses.
• Amend maps in section 4-3-040 to show the corrected Business Districts.
h:\ednsp\title iv\single zone amends\commercial\cazone\2005\ca residentiahallow townhomes\memo to p&dc
(050912).doc
Dan Clawson,Committee(.;,,,,.r
Page 3 of 6
September 12,2005
• Insert Special Designation Criteria for residential uses in the NE 4th, Sunset, and
Puget Business Districts in 4-9-030.
• Amend the Commercial Corridor section of the Comprehensive Plan to correct
the "Business District"references and maps, and to add objectives and policies
for the Puget Corridor.
ANALYSIS:
The heart of this issue has to do with the City's vision for its commercial districts and
specifically those in the Commercial Arterial (CA) zone. Renton's Comprehensive
Plan envisions Commercial Corridors as urban districts with pedestrian-oriented
amenities that will evolve from the former strip-oriented commercial sites scattered
along major arterials throughout the City. Residential use is mentioned as part of a
mixed-use development, but the Plan concentrates the goals and policies on
traditional commercial uses. The vision focuses on creating opportunities for
employment,business growth,providing public amenities, and supplying a wide
range of goods and services. If this is the true purpose of the Commercial Corridor,
then Renton's current land use regulations are not effectively implementing the intent
of the Comprehensive Plan. Development regulations allow stand-alone residential
uses, such as garden-style apartments, to compete with commercial uses for prime
land in some parts of the CA zone. This has been especially apparent near NE 4th
Street where several residential developments have been built in the commercial area.
Prior to the 2004 Comprehensive Plan Update, the NE 3rd/4th, Sunset, and Puget
Corridors were mapped as Community and Neighborhood Centers and zoned either
Center Suburban or Center Neighborhood. Residential use was allowed along NE 4th
Street and in two places along Sunset Boulevard as part of a Bonus Residential
Overlay. The overlay provided an incentive for residential development in the
centers by providing a density bonus for residential development that met specific site
review requirements. Mixed-use residential development was allowed in the area
adjacent to the arterial and stand alone residential uses (including apartments,
townhouses, and single-family detached homes) were allowed in areas more than 150
feet back. Site review was supposed to ensure quality development,but the guidance
provided in the development regulations did not provide a solid standard that could be
effectively implemented.
While the Bonus Residential Overlay provided an option for residential development,
once built the residential uses did not produce the walkable,well connected, and vibrant
commercial district envisioned by the Comprehensive Plan. The commercial areas
developed into small, strip shopping areas with surface parking in front of the stores.
Residential development included freestanding apartments, townhouse, and small-lot
single-family uses. No mixed-use residential/commercial projects were built. As a
result, during the 2004 update,the Centers designation was eliminated and the strips were
designated Commercial Corridors in the Comprehensive Plan and zoned CA.
h:\ednsp\title iv\single zone amends\commercial\cazone\2005\ca residential\allow townhomes\memo to p&dc
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Dan Clawson,Committee NW.
Page 4 of 6
September 12,2005
In attempt to improve the vitality in commercial areas,the Commercial Corridor concept
provides for attractive districts through additional land use and site planning
requirements. As the regulations now stand, residential development is allowed as a part
of mixed-use developments in the CA zone. Stand-alone residential development is
allowed in the NE 3rd/4th Street, Sunset Boulevard, and Puget Drive Business Districts in
the form of attached residential units on lots greater than 5,000 square feet. In other
words,rental or condominium uses are allowed, at a maximum density of 20 dwelling
units per acre(du/acre), but fee simple townhouses, cottages, and single-family homes
are prohibited.
Of the three districts, the NE 3rd/4th Business District has had the most pressure for
residential development. Development of that area slowed during the sewer moratorium
instituted in 1989 due to physical capacity limitations. When the moratorium was lifted
three and a half years later, landowners were eager to pursue their development options.
With the combination of strip-oriented commercial uses and deep lots along NE 4th
Street,property owners considered the back portions of their property infeasible for
commercial use. Several residential developments were built in the NE 3rd/4th District
under the Bonus Residential Overlay, and more are proposed under the current
regulations.
There is less immediate pressure to develop residential uses in the Puget and Sunset
Business Districts because they were never subject to development moratorium. Growth
in these Corridors proceeded according to market conditions because land was never
withheld from development. Commercial uses predominate,but the potential for stand-
alone residential use in these Business Districts is the same.
Given the boom in the housing market, there is the potential that allowing residential uses
could fill up the small Commercial Arterial sites that have been specifically set aside to
provide commercial activity in growing areas. The Comprehensive Plan states in Policy
LU-335 that increased demand for commercial use should be accommodated through the
intensification of the existing area and not expansion. If the Commercial Corridors are
not to be expanded, it is especially important to preserve the land within them for
commercial growth. Additionally,with the removal of the Bonus Residential Overlay,
the design guidelines for residential development were also removed. There were never
standards in place to address the integration of residential and commercial uses or to
create pedestrian connections between uses. Without adequate development standards
and limiting conditions,residential development in the CA zone undermines the goal of
transforming strip commercial into a vibrant Commercial Corridor.
Careful consideration should also be given to the type and amount of housing allowed in
the Commercial Corridor. Given the size of the Business District, detached single-family
homes would require too much land unless placed on very small lots. Garden-style
apartment development, while limited to 20 du/acre,may be too large in size and scale to
effectively blend into a commercial area or transition to single-family neighborhoods.
Medium-density attached townhouse development could provide an ideal transition
between busy commercial areas and residential zones. This housing type is conducive to
h:\ednsp\title iv\single zone amends\commercial\cazone\2005\ca residential\allow townhomes\memo to p&dc
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Dan Clawson,Committee 64,...r
Page 5 of 6
September 12,2005
either owned or rented dwelling units and the proximity to the arterial is ideal for transit
access.
If townhouse development was allowed in the Business Districts, several code changes
must be implemented. Allowing stand-alone residential projects as an administrative
conditional use ensures that commercial uses are given a higher priority in the zone than
residential use. Under the proposed conditional use language, specific requirements must
be met for townhouse projects approval. These include locating the project in parts of the
District that are less desirable for commercial development, and being able to meet strict
design standards. Specific design standards implemented under the Business Districts
Overlay improve the quality of both commercial and residential developments and ensure
compliance with the Comprehensive Plan. Instead of loose guidelines, development
standards must be explicitly enumerated for walkways, landscaping, and connections
between commercial and residential areas, fencing,building design,parking, and street
layout. Carefully crafted standards offer developers flexibility in site planning,but hold
them to the commitment of building the Commercial Corridor as envisioned.
These standards would need to include measures to ensure creation of a lively, well-
connected Business District. Site plans should be required to connect residential
development with commercial uses through a series of pedestrian pathways, internal
streets, and public plazas to provide convenient ways for residents to access goods and
services. Attractively landscaped,well-designed,pedestrian scale development could
make the commercial area more inviting and attractive. Pedestrian accessibility and
walkability would create a more vibrant commercial district. The mix of residential and
commercial uses itself could provide a buffer between walled-off residential development
and isolated commercial strips. The greater the number of physical connections between
the residential and commercial areas, the stronger the community connections will be
between the two areas. If developed according to well-crafted regulations,the pedestrian
connections could become a community amenity.
As a side note,the areas along NE 4th, Sunset, and Puget are called by a variety of
different names throughout the Comprehensive Plan and the Development Regulations.
In order to reduce the confusion, changes have been made so that the term"Corridor"
applies to the lands designated for Commercial Corridor land use by the Comprehensive
Plan. "Business District" is a specific area subject to a special overlay zone with
additional development regulations and enhanced standards. Business Districts are the
way in which the Commercial Corridor land use designation is implemented in the
specific areas along NE 4th Street, Sunset Boulevard,Puget Drive, and Rainier Avenue.
COMPREHENSIVE PLAN COMPLIANCE:
This proposal meets the first three review criteria for Comprehensive Plan Amendments
found in Title IV 4-9-020 (at least one must be met):
1. The request supports the vision embodied in the Comprehensive Plan, or
2. The request supports the adopted business plan goals established by the City
Council, or
3. The request eliminates conflicts with existing elements or policies, or
h:\ednsp\title iv\single zone amends\commercial\cazone\2005\ca residential\allow townhomes\memo to p&dc
(050912).doc
Dan Clawson, Committee C1I` *410
Page 6 of 6
September 12,2005
4. The request amends the Comprehensive Plan to accommodate new policy
directives of the City Council
CONCLUSION:
The requirement for residential development opportunities in the Commercial Corridor
areas is met by allowing mixed-use developments. Allowing limited townhouse uses
with strict development regulations balances the need to reserve room for future
commercial development with the desire of property owners to build residential units in
the NE 4th, Sunset, and Puget Business Districts. Adopting standards for both
commercial and residential development ensures compliance with the Comprehensive
Plan. Clarifying the use of terms in referring to these areas makes the regulations easier
to use and apply.
CC: Gregg Zimmerman
Neil Watts
h:\ednsp\title iv\single zone amends\commercial\cazone\2005\ca residential\allow townhomes\memo to p&dc
(050912).doc
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
CORRECTING CHAPTER 4-2, LAND USE DISTRICTS,
CHAPTER 4-3, ENVIRONMENTAL REGULATIONS AND
SPECIAL DISTRICTS, AND CHAPTER 4-4 DEVELOPMENT
STANDARDS OF ORDINANCE NO. 4260 ENTITLED "CODE OF
GENERAL ORDINANCES OF THE CITY OF RENTON,
WASHINGTON" TO AMEND PROVISIONS FOR RESIDENTIAL
USES WITHIN THE COMMERCIAL ARTERIAL ZONE
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
WHEREAS, The City conducted review of the entire Comprehensive Plan and
development regulations of Ordinance 4260, performed analysis of needed revisions
based on Growth Management Act compliance and developed a work program to
implement needed updates of development regulations, and
WHEREAS, The Residential Density Bonus District was eliminated within the NE 4th
Commercial Corridor, and
WHEREAS, The prior Residential Density Bonus District provisions allowed
attached residential units without a mix of commercial uses within the same building and
platting of residential development greater than 150 feet from the primary arterial within
the district, and
WHEREAS, The City desires to re-instate the ability to plat attached unit
developments within portions of the NE 4th Business District, and
WHEREAS, The primary purpose of the NE 4th Business District is to provide
opportunity for a wide range of commercial uses, however residential uses are allowed as
part of the mix of uses in the zone, and
Nise
WHEREAS, The City Council finds that revisions are needed to the Title IV
Development Standards to re-instate stand-alone residential uses in a limited way, and to
modify procedures and review criteria for those uses to ensure that development is
consistent with the purpose of the Commercial Arterial zone,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DO ORDAIN AS FOLLOWS:
SECTION I. Section 4-2-020 "Purpose" is amended to read as follows: SEE
ATTACHMENT A.
SECTION II. Section 4-2-070L "Commercial Arterial" is amended to make attached
and semi attached residential development an Administrative Conditional Use in the Commercial
Arterial zone. An adjustment to Section 4-2-070I "Commercial Neighborhood," to fix the
condition number for residential use in the Commercial Neighborhood zone is also needed due to
revisions made for the Commercial Arterial zone. Corresponding amendments will also need to
be made on the use tables in Section 4-2-060 "Zoning Use Table". SEE ATTACHMENT B.
SECTION III. Section 4-2-080 "Conditions Associated with Zoning Use Tables" is
amended as follows to standardize the Business District references and alter condition 18: SEE
ATTACHMENT C.
SECTION IV. Section 4-2-120 "Development Standards for Commercial Zoning
Designations" and "Conditions Associated with Development Standards for Commercial Zoning
Designations"are amended as follows: SEE ATTACHMENT D.
SECTION V. Section 4-3-040 "Commercial Corridor Business Designations" is
amended as follows: SEE ATTACHMENT E.
SECTION VI. Section 4-9-030 "Conditional Use Permits" is amended as follows: SEE
ATTACHMENT F.
ATTACHMENT A '
4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS
to be amended by the following revisions
4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS:
L. COMMERCIAL ARTERIAL ZONE(CA):
The purpose of the Commercial Arterial Zone(CA) is to evolve from "strip
commercial"linear business districts to business areas characterized by
enhanced site planning, incorporating efficient parking lot design coordinated
access, amenities and boulevard treatment. The CA Zone provides for a wide
variety of indoor and outdoor retail sales and services along high-volume traffic
corridors. Limited residential uses may be integrated into the zone if there are
permanent physical connections to commercial uses. The zone includes four
designated business districts along mapped corridors with development
standards designed to encourage concentrated commercial activity, a focal point
of pedestrian activity along the corridor, and visual interest. Designated business
districts include: Automall, Sunset Boulevard-Corridor, Northeast Fourth
Corridor, and the Rainier Avenue-Corridor. The CA zone is intended to
implement the Commercial Corridor Comprehensive Plan designation.
Interpretation of uses and project review in this zone shall be based on the
objectives and policy direction established in the Commercial Corridor land use
designation, Objectives LU-DDD through LU-UUU, Policies LU-333 through LU-
405 or the Employement Area-Valley land use designation, Objectives LU-ZZZ
through LU-BBBB, Policies LU-445 through LU-460, and the Community Design
Element of the Comprehensive Plan.
CA Residential Changes 4-2-020 August 24, 2005
ATTACHMENT B
4-2-070 I COMMERCIAL NEIGHBORHOOD(CN)
Uses allowed in the CN Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL
RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC#37
Pets, common household, up to 3
per dwelling unit or business AC
establishment
RESIDENTIAL
Detached dwelling (existing legal) P
Attached dwelling P#198
OTHER RESIDENTIAL, LODGING AND
HOME OCCUPATIONS
Home occupations AC#6
SCHOOLS
K-12 educational institution (public H
or private)
K-12 educational institution (public P#9
or private), existing
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC
FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
USES: TYPE:
OFFICE AND CONFERENCE
CA Residential Changes- 4-2-070I August 24, 2005
ATTACHMENT B
4-2-070L COMMERCIAL ARTERIAL(CA)
Uses allowed in the CA Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC#37
Pets, common household, up to 3 per dwelling unit or business establishment AC
RESIDENTIAL
Semi-attached dwelling AD#18
Attached dwelling RAD#18
Flats or townhouses (existing legal)
OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS
Group homes I H
Group homes II for 7 or more H
Home occupations AC#6
SCHOOLS
K-12 educational institution (public or private) H#9
K-12 educational institution (public or private),existing P#9
Other higher education institution P
Schools/studios, arts and crafts P
Trade or vocational school H
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
USES: TYPE:
City government offices AD
City government facilities H
Other government offices and facilities H
CA Resdential Changes 4-2-070L August 24, 2005
ATTACHMENT C �.►
to be amended by the following revisions
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES:
A. SUBJECT TO THE FOLLOWING CONDITIONS:
14. Except that when operations are predominantly conducted out-of-doors
rather than completely enclosed within an enclosed structure, an
administrative conditional use permit is required within 1,200 feet of Sunset
Blvd. in the Sunset GerfidorBusiness District,within 4 00--feet of NE '1k'
within-the NE 4th Business DistrictGerrider, and within the Center Village
designation.
18. a. General Requirements: Subject to the density limits of the development
standards for this zone—Only and only permitted within a structure
containing retail and/or on-site service uses on the ground floor;
oxcept in locations 1,200 ft. of 3'.414th Streets, Sunset Blvd., S. Puget
' except in
the Employment Area Valley or Commercial Business Districts, as
described below.
b. Emplovment Area Valley: Residential uses are
not permitted in the Employment Area Valley(EAV) land use
designation. See EAV Map in RMC 4-2-080B.
c. Commercial Business Districts: Townhouse units are allowed without
ground floor retail within the building if located more than 150 ft. from
an arterial in the NE 4th Business District, Sunset Business District,
and Puget Business District with an administrative conditional use
permit, subject to the criteria in 4-9-030K. Residential units developed
as part of a same building mixed-use project are allowed at a
maximum of 60 du/acre.
19. Subject to the density limitations located in the development standards for
this zone. CN zone-Additional: only permitted within a structure
containing retail and/or on-site service uses on the ground floor.
20. Not allowed in locations with 1,200 feet of NE Sunset Blvd. within the Sunset
Business DistrictCerrider,within 1,200 feet of NE Pie-within-the NE 4th
Business Districtsorrador, and within 1,200 feet of S. Puget Drive in the
Puget Business DistrictGerrider.
44. Within 4 280-feet of NE 4th-in-the NE 4th Street Business DistrictCorridor and
within the Rainier Avenue Business
DistrictGerrider, permitted provided that the facility has a minimum setback
of one hundred feet(100')from any adjacent residentially zoned parcel,
otherwise an administrative conditional use permit is required.
46.Within 1,200 feet of Sunset Blvd.within the Sunset Boulevard Business
DistrictCerrider, eligible for an administrative conditional use permit
provided that the facility has a minimum setback of one hundred feet(100')
from any adjacent residentially zoned parcel, otherwise a Hearing
Examiner conditional use permit is required.
47.Within the Rainier Avenue Business
DistrictCerrider, may be allowed by an administrative conditional use
permit if the monopole II facility is to be constructed on property where
wireless communication support structures presently operate, and the new
CA Residential Changes-4-2-080 August 24,2005
ATTACHMENT C `a''`
to be amended by the following revisions
monopole II facility will not exceed the height of the existing support
structures. Prohibited if located within three hundred feet(300')of an RC,
R-1, R-5, R-8, R-10, or R-14 Zone unless the Development Services
Division determines that all residentially zoned property within three
hundred feet(300')of the proposed facility is undevelopable due to critical
areas regulations (RMC 4-3-050), then the new wireless support structure
can be reviewed as an administrative conditional use.
48.Within 200-feot of NE la-in-the NE 4th Business District Corridor and within
the Sunset Boulevard Business
DistrictCerrider,prohibited if located within three hundred feet(300')of an
RC, R-1, R-5, R-8, R-10, or R-14 Zone, otherwise may be allowed with a
Hearing Examiner conditional use permit.
68. Within 1,200 feet of NE Pie-within-the-the NE 4th Business DistrictCerr-ider,
1,200 feet of Sunset Blvd. within the Sunset Business DistrictCorridor and
within 1,200 feet of S. Puget Drive within the Puget Drive Business
DistrictCorrider,
a. uses are subject to the size restrictions of RMC 4-2-120A„ and
b. within Puget and Sunset Business DistrictCorriders, department
stores are not permitted.
69. Within 1,200 feet of NE Pi4th-Street-within-the NE 4th Business
DistrictCorrider, within the Sunset Business
DistrictCerrider and within the Puget
Drive Business DistrictCerr-ider, uses are subject to the size restrictions of
RMC 4-2-120A:
a. Within Sunset and Puget Business DistrictCorridors,
Only the following on-site services are permitted:
Entertainment media rental,financial and real estate services; repair
services(excluding auto repair).b. Rental services require an administrative
F. NE 1t14-CORRIDO11
CA Residential Changes-4-2-080 August 24,2005
ATTACHMENT C ,....►
to be amended by the following revisions
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CA Residential Changes-4-2-080 August 24,2005
ATTACHMENT C1400
to be amended by the following revisions
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CA Residential Changes-4-2-080 August 24, 2005
ATTACHMENT C w. ...-
to be amended by the following revisions
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CA Residential Changes-4-2-080 August 24,2005
ATTACHMENT C `ad
Nu
to be amended by the following revisions
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CA Residential Changes-4-2-080 August 24, 2005
ATTACHMENT D
4-2-120A & C to be amended by the following revisions:
4-2-120A
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING
DESIGNATIONS
CN CV CA
LOT DIMENSIONS
None, except: 1,200 sq.
ft. in the Sunset, NE
Fourth, and Puget
Business Districts. See
maps in RMC 4-3-040
a.Within 1,200 ft. of NE
3rd/4th in the NE
Minimum Lot Size for 4th Corridor, 5,000
lots created after Nov. 10, 5,000 sq.ft. 25,000 sq.ft. -ft.
2004 b. Within 1,200 feet of
NE Sunset Blvd.
and S. Puget Drive
in the Sunset and
Puget Corridors;
maps in RMC 4 2
080E through J).
Minimum Lot
Width/Depth for lots None None None
created after Nov. 10,
2004
LOT COVERAGE
65%of total lot area 65%of total lot area 65% of total lot area or
or 75% if parking is or 75% if parking is 75% if parking is
Maximum Lot Coverage provided within the provided within the provided within the
for Buildings building or within an building or within an
g on-site parking on-site parking building or within an on-
garage. garage. site parking garage.
DENSITY (Net Density in Dwelling Units per Net Acre)
None, except in the
Sunset, NE Fourth, and
Puget Business
Districts. See maps in
RMC 4-3-040
Minimum Net 10 dwelling units per within, 1,200 feetf NE o
None net acre.
Residential Density9
Corridor, Sunset Blvd.
and S. Puget Drive in
the Sunset and Puget
Corridors (see maps in
J): 10 dwelling units per
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D %Pio `400
4-2-120A & C to be amended by the following revisions:
net acre.
DENSITY (Net Density in Dwelling Units per Net Acre) (Continued)
20 dwelling units per
net acre.
Center Village
Residential Bonus
District
Pursuant to RMC 4=3- 20 dwelling units per net
095, up to 80 dwelling acre, except within the .
units per net acre Sunset, NE Fourth, and
may be granted for Puget Business
provision of: Districts, it shall be 60
Maximum Net 4 dwelling units per a. A minimum depth dwelling units per acre
structure. of 30 ft. and a for development with
Residential Density9 minimum length mixed commercial and
of 60 ft. of residential use in the
commercial use same building. See
on the first floor of maps in RMC 4-3-040
the primary
structure, and
b. Parking enclosed
under or enclosed
within the first
floor of the
primary structure.
SETBACKS'
10 ft.The minimum 10 ft. The minimum 10 ft. The minimum
setback may be setback may be setback may be reduced
reduced to 0 ft. reduced to 0 ft. to 0 ft.through the site
through the site plan through the site plan
development review development review plan development
Minimum Front Yard18 p p review process provided
process provided process provided blank walls are not
blank walls are not blank walls are not located within the
located within the located within the reduced setback.
reduced setback. reduced setback.
None, except 15 ft. see
Overiayin the Rainier
Avenue, Sunset, NE
15 ft.15 15 ft.15 Fourth, and Puget
Maximum Front Yard18 Business Districts. See
maps and standards in
in;RMC 4-3-040,for
properties i
off_
10 ft.The minimum 10 ft.The minimum 10 ft. The minimum
Minimum Side Yard setback may be setback may be setback may be reduced
Along a Street18 reduced to 0 ft. reduced to 0 ft. to 0 ft.through the site
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D
4-2-120A & C to be amended by the following revisions:
through the site plan through the site plan plan development
development review development review review process provided
process provided process provided blank walls are not
blank walls are not blank walls are not located within the
located within the located within the reduced setback.
reduced setback. reduced setback.
10 ft. landscaped 10 ft. landscaped 10 ft. landscaped
Minimum Freeway setback from the setback from the setback from the
Frontage Setback property line. property line. property line.
SETBACKS (Continued)
None, except 15 ft. if None, except 15 ft. if None, except 15 ft. if lot
lot abuts or is lot abuts or is abuts or is adjacent to a
adjacent to a adjacent to a residential zone RC, R-
Minimum Rear Yard18 residential zone, RC, residential zone, RC, ,
R-1, R-4, R-8, R-10, R-1, R-4, R-8, R-10, 1, R-4, R-8, R-10, R-14,
R-14, or RM-F. R-14, or RM-F. or RM-F.
None, except 15 ft. if None, except 15 ft. if None, except 15 ft. if lot
lot abuts or is lot abuts or is abuts or is adjacent to a
adjacent to a adjacent to a residential zone, RC,Minimum Side Yard18 residential zone, RC, residential zone, RC,
R-
1, R-4, R-8, R-10, R-14,
R-1, R-4, R-8, R-10, R-1, R-4, R-8, R-10, or RM-F.
R-14, or RM-F. R-14,or RM-F.
In no case shall a In no case shall a In no case shall a
structure over 42 in. structure over 42 in. structure over 42 in. in
in height intrude into in height intrude into height intrude into the
Clear Vision Area the 20 ft. clear vision the 20 ft. clear vision 20 ft. clear vision area
area defined in RMC area defined in RMC defined in RMC 4-11-
4-11-030. 4-11-030. 030.
BUILDING LIMITATIONS
None, except:
a.Within 1,200 ft. of NE
Corrider/withie
1,200 feet of Sunset
12.
5,000 gross sq.ft. d;ln the NE
• The maximum size Fourth Business
shall not be exceeded District:65888
Maximum Gross Floor except by conditional 65,000 gross sq.ft.
Area of Any Single use permit.2,9 These None b.S. Puget Dr. within
Commercial Use on a restrictions do not Sunset-and-Puget
Site apply to residential Corr-iderin the Puget
uses subject to net Sunset and
density limitations. Business Districts:,
35,000 sq.ft.
Restrictions do not
apply to uses subject to
net density limitations
and grocery stores (see
maps in RMC 4 2 080F
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D ' `
4-2-120A & C to be amended by the following revisions:
through J).4-3-040).
None, except:
a. . In the NE Fourth
Business District:
65,000 gross sq. ft.
b. In the Puqet Sunset
and Business
Districts:, 35,000 sq.
ft.
3,000 gross sq.ft.21
The maximum size
shall not be exceeded
65,004.43-ress-sq—ft:
except by conditional
Maximum Gross Floor use permit.2•9 These b. Within 1,200 feet of
Area of Any Single None S. Puget Dr. and NE
Office Use on a Site2, 9 restrictions do not
apply to residential
uses,which are The total gross square
footage of these uses
subject to net density shall not exceed 50% of
limitations. the gross square
footage of the site.2,9
These restrictions do
not apply to residential
uses, which are subject
to net density
limitations. (See maps in
RMC 4-3-0404 2 080G
through-J.)
All commercial uses
shall have their See RMC 4-3-040 for
primary entrance and standards for the Puget,
Building Orientation shop display window NA Sunset and NE Fourth
oriented toward the Business Districts.NA
street frontage.
LANDSCAPING
10 ft., except where
reduced through the site
plan development
review process. There
Minimum On-site 10 ft.,except where 10 ft., except where are additional
Landscape Width reduced through the reduced through the landscaping standards
Required Along the site plan development site plan development for pedestrian
Street Frontage review process. review process. connections in the
Puget,Sunset, and NE
Fourth Business
Districts. See maps
and standards at RMC
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D `'Noe
4-2-120A& C to be amended by the following revisions:
4-3-040..
15 ft.wide sight-
obscuring landscape
strip.3,5
If the street is a
15 ft.wide sight-
obscuringdesignated principal
landscape
arterial,1 non-sight-
strip.3,5 obscuring landscaping
Minimum On-site If the street is a 15 ft. wide landscape shall be provided unless
Landscape Width Along designated principal buffer is required3 otherwise determined by
the Street Frontage arterial,1 non-sight- unless otherwise the Reviewing Official
Required When a obscuring determined by the through the site plan
Commercial Lot is landscaping shall be Reviewing Official development review
Adjacent8 to Property provided unless through the site plan process. There are
Zoned Residential, RC, otherwise determined development review additional landscaping
R-1, R-4, R-8, R-10, R- by the Reviewing process. standards for
14,or RM Official through the pedestrian
site plan development connections in the
review process. Puget,Sunset, and NE
Fourth Business
Districts. See maps
and standards at RMC
4-3-040...
LANDSCAPING (Continued)
15 ft. wide landscaped
visual barrier consistent
with the definitions in
15 ft. wide 15 ft.wide RMC 4-11-120.A 10 ft.
landscaped visual landscaped visual sight-obscuring
barrier consistent with barrier consistent with landscape strip may be
Minimum Landscape allowed through the site
Width Required When a the definition in RMC the definition in RMC plan development
Commercial Lot is 4-11-120. A 10 ft. 4-11-120.A 10 ft. p
sight-obscuring sight-obscuring review process. There
Abutting7 to Property are additional
Zoned Residential, RC, landscape strip may landscape strip may landscaping standards
R-1, R-4, R-8, R-10, R- be allowed through be allowed through for pedestrian
14,or RM the site plan the site plan connections in the
development review development review Puget,Sunset, and NE
process.3,4 process.3,4 Fourth Business
Districts. See maps
and standards at RMC
4-3-040...3,4
In the Green River
Valley, an additional 2%
Special Requirements of natural landscaping
for Properties Located NA NA shall be required per the
within the Green River Soil Conservation
Valley Planning Area Service Environmental
Mitigation Agreement.
These areas should not
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D
4-2-120A & C to be amended by the following revisions:
be dispersed throughout
a site, but should be
aggregated in one
portion of the property.
Where possible, the
required 2%
landscaping for adjacent
properties should be
contiguous.A drainage
swale, planted with
vegetation suitable for
habitat, may be counted
toward the 2%
additional landscape
requirement if the
Reviewing Official
determines that the
proposed planting plan
and swale design will
function to meet the
intent of these
regulations, including
but not limited to, that
the facility slope and
fencing design would
not inhibit wildlife use.
See RMC 4-4-070D6,
Green River Valley
Landscaping
Requirements.
HEIGHT
50 ft., except 35 ft. in
the Sunset and NE
Fourth Business
Districts. See maps in
RMC 4-3-040.
Heights may exceed the
35 ft. maximum height with a
Maximum Building 50 ft. except when Conditional Use
IHeight,14,16 except for height n case exceedsh thel abutting lots zoned R- Permit.16
9 p 8, RMH, R-10, R-14, In no case shall height
Public uses with a"Public limits specified in g
Suffix" (P)designation RMC 4-3-020. or RM-F, then 45 ft. exceed the limits
specified in RMC 4=3-
020.
35 ft. in the NE Sunset
in RMC '1 2 080F
through--J).
Maximum Height for See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G.
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D
4-2-120A & C to be amended by the following revisions:
Wireless
Communication
Facilities
SCREENING
Outdoor, Loading,
Repair, Maintenance,
Work,or Storage Areas;
Surface-Mounted Utility
and Mechanical See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095.
Equipment; Roof Top
Equipment(Except for
Telecommunication
Equipment)
Refuse or Recyclables See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090.
PARKING
See RMC 10-10-13 and
RMC 4-4-080. For the
See RMC 10-10-13 See RMC 10-10-13 NE Fourth, Sunset,
General and RMC 4-4-080. and RMC 4-4-080. Puget, and Rainier
Avenue Business
Districts, see RMC 4-3-
040.
PEDESTRIAN ACCESS
A pedestrian connection
shall be provided from a
A pedestrian A pedestrian public entrance to the
connection shall be connection shall be street, in order to
provided from a public provided from a public provide direct, clear and
entrance to the street, entrance to the street, separate pedestrian
in order to provide in order to provide walks from sidewalks to
direct, clear and direct, clear and building entries and
separate pedestrian separate pedestrian internally from buildings
walks from sidewalks walks from sidewalks to abutting retail
to building entries and to building entries and properties, unless the
General internally from internally from vial
de
buildings to abutting buildings to abutting re termine weul
d
retail properties; retail properties;
unless-the-Reviewing uniess-the-Reviewing
pedestrian. There are
additional standards for
that-the-requirement that4he-requirement
would-duly wily the Rainier Avenue, NE
endanger-the endanger-the Fourth, Sunset, and
Puget Business
pedestrian. pedestrian. Districts. See RMC 4-3-
040 for maps and
standards.
SIGNS
See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100.
General There are additional
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D firr✓
4-2-120A & C to be amended by the following revisions:
standards for the
Rainier Avenue
Business District at
RMC 4-3-040.
LOADING DOCKS
See RMC 4-4-080. See RMC 4-4-080. See RMC 4-4-080.
Shall not be permitted Shall not be permitted Shall not be permitted
on the side of the lot on the side of the lot on the side of the lot
adjacent to or adjacent to or
Location within Site abutting a residential abutting a residential adjacent to or abutting a
residential zone, RC, R-
zone, RC, R-1, R-4, zone, RC, R-1, R-4, 1 R-4, R-8, R-10, R-14,
R-8, R-10, R-14, or R-8, R-10, R-14, or or RM.3
RM.3 RM.3
DUMPSTER/RECYCLING COLLECTION AREA
Size and Location of
Refuse or Recycling See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090.
Areas
CRITICAL AREAS
General See RMC 4-3-050. See RMC 4-3-050. See RMC 4-3-050.
(Ord.4773, 3-22-1999; Ord.4777,4-19-1999; Ord. 4803, 10-25-1999; Ord.4851, 8-7-2000; Ord.
4917,9-17-2001; Amd. Ord.4963, 5-13-2002; Ord. 5018, 9-22-2003; Ord. 5028, 11-24-2003;
Ord. 5100, 11-1-2004)
4-2-120C
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
2. The following table indicates the maximum requested size/standard change that may be
allowed by conditional use permit. Increases above these levels may not be achieved by a
variance or the conditional use permit process.
APPLICABLE ZONE STANDARD CHANGE CONDITIONAL USE
REQUEST PERMIT TYPE
Uses restricted to 3,000 gross
CN s.f.—increases: H
Between 3,000—5,000 s.f.max.
Uses restricted to 5,000 gross
s.f.—increases up to: AD
CN 10%or 500 gross s.f.
20%or 1,000 gross s.f. H
Uses restricted to 35,000 gross
s.f.—increases up to: AD
Puget and Sunset 20%or 7,000 gross s.f.
Business Districts in the CA Zone
40%or 14,000 gross s.f. H
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT D ``r"
4-2-120A & C to be amended by the following revisions:
Uses restricted to 65,000 gross
NE 4th Corridor Business District in CA and CV s.f.—increases up to: AD
Zone 20%or 13,000 gross s.f.
40%or 26,000 gross s.f. H
H= Hearing Examiner Conditional Use
AD=Administrative Conditional Use
16. The following height requests may be made:
APPLICABLE ZONE HEIGHT CHANGE REQUEST CONDITIONAL USE
PERMIT TYPE
Puget Gar-rider and Sunset Corridor Exceed height by less than 20 feet AD
Business Districts in the CA Zone
Exceed height of 50 feet AD
CV and NE 4th Corridor Business District in
CA Zone Exceed height of 45 feet when
abutting R-8 or R-10 Zone
CA Exceed height of 50 feet H
H= Hearing Examiner
AD=Administrative Conditional Use
In consideration of a request for conditional use permit for additional building height the
Reviewing Official shall consider the following factors in addition to the criteria in RMC 4=9-
030, Conditional Use Permits, among all other relevant information.
a. Location Criteria: Proximity of arterial streets which have sufficient capacity to
accommodate traffic generated by the development. Developments are encouraged to
locate in areas served by transit.
b. Comprehensive Plan: The proposed use shall be compatible with the general purpose,
goals, objectives and standards of the Comprehensive Plan, the zoning regulations
and any other plan, program, map or regulation of the City.
c. Effect on Adjacent Properties: Building heights shall not result in substantial or undue
adverse effects on adjacent property.When a building in excess of the maximum
height is proposed adjacent to or abuts a lot designated R-1, R-4, R-8, R-10, R-14 or
RM-F,then the setbacks shall be equivalent to the requirements of the adjacent
residential zone if the setback standards exceed the requirements of the Commercial
Zone.
CA Residential Changes 4-2-120 August 24, 2005
ATTACHMENT E %'
Amend the following sections:
4-3-040 COMMERCIAL CORRIDOR BUSINESS DISTRICT DESIGNATIONS:
A. PURPOSE:
These regulations establish development standards to implement aro intended to
" the Commercial Corridor Comprehensive
Plan designation and establish "business districts". These regulations guide the
redevelopment of strip commercial urban forms into more concentrated urban
forms, provide for design guidelines for residential development within the
district, enhance the pedestrian environment,
make the commercial environment more attractive,
improve the City's tax base, and result in a more successful business district.
B. APPLICABILITY:
3. Northeast Fourth Business District: That area (RMC 4-3-0401)ateng
Street andwest of Monroe Ave NE on the-west-and 4E 4h Street
east-df-Dtwallextendinq to Field Ave NE on the east.
5. Puget Business District: The area (RMC 4-3-040K)south of the 405
overpass between South Puget Drive and Benson Road South, and an
area east of Benson Road South near Eagle Ridge Drive, and an area
east of Benson Road South and north of Puget Drive.
F. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE
SUNSET BOULEVARD, NORTHEAST FOURTH STREET, PUGET, AND
RAINIER AVENUE BUSINESS DISTRICTS.
21. Northeast Fourth, Sunset, and Puget Avenue-Business Districts:
a. Maximum Front Yard Setback: Maximum front setback of 15 feet
from the property line. In the NE Fourth Business District, tThe
15 ft. setback may be modified to accommodate the beulevacd
Boulevard improvement-Improvement Pplan. When the 15 foot
setback is modified, a 15 foot landscaped buffer shall be
required within the enlarged setback. Required parking shall
not be located within a modified setback.
b. Public Plazas: Provision of a public plaza of no less than 1,000
sq. ft. with a minimum dimension of 20 feet on one side. abutting
the sidewalk at all arterial intersections in the business district In
the NE 4th Business District this includes any intersection with of
NE 4th. In the Sunset Business District this includes any
intersection with Sunset Boulevard. In the Puget Business
District this includes the intersection of Benson Rd and Puget
Drive. th, and NE 4
along-the-arterial,
A landscape plan shall be
I CA Residential Changes 4-3-040 August 24, 2005_1
ATTACHMENT E i.• •.r
Amend the following sections:
required for the public plaza, showing at a minimum, street trees,
decorative paving, pedestrian scaled lighting, and seating.
c. Future Commercial Development Pads: For parcels that are not
fully developed, designate appropriate areas;for future pad
• development to occur in later phases.
d. Parking: The maximum number of parking spaces provided for
uses within the corridor designation is limited to the minimum
requirement in section 4-4-080F 10 Number of Required Parking
Spaces. Garage structures shall not open directly onto a
principal arterial or street. Parking lots shall be oriented to
minimize their visual impact on the site. No more than 6 stalls
may be consecutively clustered without an intervening
landscaped area a minimum of 5 ft. in width and the length of the
stall.
e. Pedestrian Connections:
i. Location of Pedestrian Connections
1. A minimum of one pedestrian connection shall be provided to
connect the entry or entries of each detached building to the
street in addition to sidewalks required in Section 4-6-060F.
2. A minimum of one pedestrian connection shall be provided
from each parking field located on the back and/or side of a
building to the entry or entries.
3. A minimum of one pedestrian connection shall be provided
from each side of a property or development abutting or
adjacent to commercial and/or residential uses.
4. Space for the minimum required pedestrian connections
above shall be reserved for future pad development and when
the proposed development is abutting or adjacent to an
unused parcel.
ii. Design Standard for Internal Pedestrian Connections
1.A minimum of 5 ft. in width
2.At least one of the following materials shall be used to define
the walkway: pavers, changes in texture, or changes in the
composition of the paving.
3. The entry and exit of the walkway shall be defined with a
trellis, special railing, bollards, or other architectural features
,as approved by the Reviewing Official.
4. Planting strips required in 4-6-060F shall be located between
the road and the required sidewalk. Trees, shrubs,
I CA Residential Changes 4-3-040 August 24,2005 2
ATTACHMENT E ` ►'
Amend the following sections:
groundcovers, and perennial planting are required components
of landscaping.
5. Bollards or other decorative features may be provided at the
pedestrian access points between commercial and residential
uses. Chains across vehicular or pedestrian access points are
prohibited.
f. Standards for Residential Uses: Site design shall include design
elements that support a quality mixed use business district. The
following minimum standards shall be met, however, the Reviewing
Official may require additional elements consistent with site plan
review criteria when determined necessary to integrate commercial
and residential uses within this district.
i. Street Grid: The project shall use a modified street grid system
where residential buildings are oriented to a street. A public or
private street grid system within the project shall be provided.
No cul-de sacs allowed. Hammerhead turnarounds may only be
used if the ends are able to accommodate future connection as
part of the modified street grid system. Emergency fire access
shall be provided through public streets or private easements
connecting to the adjacent commercial or residential area.
ii. Site design: Each unit shall address the public street, private
street or court with a private residential entry on the front facade
of the structure designed to provide individual ground floor
connection to the outside.
iii. Residential Building Size: A maximum of 4 consecutively
attached units shall be allowed.
iv. Minimum Land Area: A minimum of 1,200 sq.ft. of land area per
dwelling unit is required. Each dwelling shall have a ground
related private useable outdoor space of at least 200 sq. ft. with
a minimum dimension of 10 ft.
v. Buidling Design Standards: Urban Center Design Guidelines
District B standards shall be required. Distinctive building design
shall be provided with a superior level of quality for materials,
details, and window placement. A consistent visual identity shall
be applied to all sides of building that can be seen by the general
public. Buildings should integrate pitched roofs, dormer
windows, etc. to illustrate residential massing. Variation of
modulation of vertical and horizontal facades of a minimum of 6
ft.depth and 20 ft. length is required at a minimum of a 40 ft.,
interval to reduce overall bulk and add interest and quality.
Facades may be articulated with bays, terraces, balconies,
awnings, stoops, recessed openings, etc. Large"boxes"without
arictulation are not allowed. No parapet or roofline shall exceed
1/2 the length of the building facade without a change in elevation.
Building entries should be the most prominent feature of the
facade, emphasized through the use of materials and
CA Residential Changes 4-3-040 August 24, 2005 3
ATTACHMENT E _Now, _
Amend the following sections:
architectural detail such as tower, projections, varied roofs, trellis
work, pergolas, or covered entryways.
vi. Walling and Fencing: Any walling or fencing shall use materials
used in the architectural treatment of the dwellings. In addition,
where fencing occurs between residential and commercial uses,
a minimum of one pedestrian access point shall be required
consistent with the standards above.
vii. Additional Residential Parking Standards: parking must be
within an enclosed structure located to the rear of the primary
structure or in a detached garage with rear access. If this
absolutely cannot be acommoplished due to physical constraints
of the site, then garages shall be designed to have minimum
impact on streetscape appearance and function through the use
of shared drives, architectural detailing, or façade design. The
required guest spaces for attached residential uses may be
surface parking.
3,.2. Rainier Avenue Business District
H. NE SUNSET BUSINESS
DISTRICT
(map)new map
I. NE 4TH STREET CORRIDOR BUSINESS DISTRICT
(map)new map
J. RAINIER GORRIDOWBUSINESS DISTRICT
(map)
K. PUGET BUSINESS DISTRICT
(map)
CA Residential Changes 4-3-040 August 24, 2005_4
ATTACHMENT F `iurr+'
Amend section 4-9-030 with the following changes:
4-9-030 CONDITIONAL USE PERMITS:
K. SPECIAL DECISION CRITERIA FOR STAND ALONE RESIDENTIAL USES IN THE NE 4T11
,
SUNSET, OR PUGET BUSINESS DISTRICTS
1. Residential use must be located more than 150 ft. away from Sunset Boulevard, Duval
Avenue, Anacortes Avenue, or Union Avenue in the Sunset Business District; more than 150 ft
away from NE 4th Street, Union Avenue, or Duvall in the NE 4th Street Business District; and more
than 150 ft. away from Puget Drive or South Benson Road in the Puget Drive Business District-
as shown on the Business District Maps in Section 4-30-040.
2. A mix of commercial, service, and residential uses exist within a 150 ft. radius of the proposed
residential use.
3. Commercial use of the property is not feasible for reasons including, but not limited to: lack of
commercial frontage, lack of access, critical areas and/or critical area buffers, or property
configuration.
4. Residential use will augment the primary purpose of the commercial arterial zone by adding a
pedestrian oriented land use that provides a physical connection between residential and
commercial uses.
5. The use provides a transition between commercial and lower density Residential-10 and
Residential-9 zoned areas and provides a visual, pedestrian, and vehicular connection from the
residential zoned areas to the Commercial Arterial zoned areas.
6. Development standards from section 4-3-040F are met. Pedestrian connection standards
from this section must be met without modification.
L. DECISION AND CONDITIONS:
The governing authority may grant, with or without conditions, or deny the requested conditional
use permit. The Zoning Administrator or Hearing Examiner shall have authority to grant the
conditional use permit upon making a determination, in writing, that the use is consistent with
subsection G of this Section, Decision Criteria. (Ord. 4404, 6-7-1993)The Zoning Administrator or
Hearing Examiner may limit the term and duration of the conditional use permit. Conditions
imposed by the Zoning Administrator or Hearing Examiner shall reasonably assure that nuisance
or hazard to life or property will not develop. (Ord. 4584, 2-12-1996)
6M. CONDITIONAL USE PERMIT TO BE COMBINED WITH SITE PLAN REVIEW:
Where a use or development requires review under RMC 4-9-200, Site Plan Review,the site plan
review and administrative conditional use permit shall be combined. (Ord.4404, 6-7-1993)
MN. FINALIZATION: (Reserved)
NO. EXPIRATION AND EXTENSION:
See RMC 4-8-100H and I.
OP. MODIFICATIONS TO APPROVED PLAN: (Reserved)
CA Residential Changes 4-9-030 August 24, 2005
July 11,2005 "am'' Renton City Council Minutes Now" Page 248
CAG: 05-089, City Hall P-3 City Clerk reported bid opening on 6/22/2005 for CAG-05-089, City Hall P-3
Parking Lot Resurfacing,Epic Parking Lot Resurfacing; one bid;engineer's estimate$100,000; and submitted
Construction staff recommendation to award the contract to the sole bidder,Epic
Construction,LLC, in the amount of$118,374.40. Refer to Finance
Committee.
Plat: Shamrock Heights II, Development Services Division recommended approval, with conditions,of the
Lyons Ave NE,FP-04-148, Shamrock Heights II Final Plat(FP-04-148); eleven single-family lots on 4.8
Release of Easements acres located west of Lyons Ave.NE,east of Jericho Ave. NE, and north of NE
4th St. Approval was also sought to release various utility and drainage
easements related to the plat that are no longer necessary to the City. Council
concur. (See page 250 for resolution.)
Planning: Removal of Economic Development, Neighborhoods and Strategic Planning Department
�1� Residential Uses from recommended approval to remove residential uses from the Commercial
Commercial Arterial Zone Arterial zone. Refer to Planning and Development Committee.
EDNSP: 2005 Neighborhood Economic Development, Neighborhoods and Strategic Planning Department
Grant Program recommended approval to fund five projects and four newsletters totaling
$21,616 through its 2005 Neighborhood Grant Program, and approval to
conduct a second round of funding with a deadline of 9/30/2005. Refer to
Community Services Committee.
Finance: Financial Finance and Information Services Department recommended approval of the
Management Policies Financial Management Policies to be included in the proposed 2006 Budget,
and recommended approval of an annual review of the policies. Refer to
Finance Committee.
Police: Records Management Police Department recommended approval of an agreement in the amount of
Software Maintenance,New $83,348 with New World Systems Corporation for the maintenance of the
World Systems Corporation Police Department's records management software. Council concur.
Police: Valley Special Police Department recommended approval of Addendum#1 to CAG-03-080,
Response Team Interlocal Valley Special Response Team interlocal cooperative agreement,to assist
Agreement Addendum, CAG- agencies in processing and responding to claims and lawsuits. Refer to Public
03-080 Safety Committee.
Airport: Bosair Lease(LAG- Transportation Systems Division recommended denial of an addendum to LAG-
86-003),AcuWings Operating 86-003, airport lease with Bosair,LLC,to allow flight training services, aircraft
Permit and Agreement rental, and pilot supplies sales; and denial of an operating permit and agreement
with AcuWings,LLC. Refer to Transportation(Aviation)Committee.
Airport: Hangar Buildings Transportation Systems Division recommended approval to revert the Cedar
Reversion to City Ownership River Hangar Limited Partnership's hangar buildings to City ownership, and to
from Cedar River Hangar apply the City's monthly hangar rental rates to the Cedar River hangars. Refer
Limited Partnership to Transportation (Aviation)Committee.
Transportation: Maple Valley Transportation Systems Division recommended approval of the 2006 Program
Hwy Improvements Project Project Funding Status Report for submittal to the Transportation Improvement
Funding,TIB Board certifying committed Renton funds for the Maple Valley Hwy. (SR-169)
Improvements project. Refer to Transportation(Aviation)Committee.
CAG: 04-119,Monster Rd Transportation Systems Division submitted CAG-04-119,Monster Rd. Bridge
Bridge Repair,Mowat Repair; and requested approval of the project, authorization for final pay
Construction Company estimate in the amount of$62,350,commencement of 60-day lien period,and
release of retained amount of$23,935.55 to Mowat Construction Company,
contractor, if all required releases are obtained. Council concur.
•
Choir OF RENTON COUNCIL AGENDA t.L
AI#: •
Submitting Data: For Agenda of: 7/11/2005
Dept/Div/Board.. EDNSP
Staff Contact Rebecca Lind Agenda Status
Ext. 6588 Consent X
Subject: Public Hearing..
Zoning text amendment to remove residential uses from Correspondence..
the Commercial Arterial zone Ordinance
Resolution
Old Business
Exhibits: New Business
Issue Paper Study Sessions
Draft Ordinance Information
Recommended Action: Approvals:
Refer to Planning and Development Committee Legal Dept
Finance Dept
Other
Fiscal Impact:
Expenditure Required... N/A Transfer/Amendment N/A
Amount Budgeted N/A Revenue Generated N/A
Total Project Budget N/A City Share Total Project.. N/A
SUMMARY OF ACTION:
The proposed code amendment removes stand-alone residential uses from the Commercial
Arterial Zone.
STAFF RECOMMENDATION:
Eliminate stand-alone residential uses from the Commercial Arterial Zone.
�Y 0 ECONOMIC DEVELOPMENT,
ti ® � NEIGHBORHOODS, AND STRATEGIC
' + PLANNING DEPARTMENT
MEMORANDUM
DATE: June 27, 2005
TO: Terri Briere, Council President
Members of the Renton City Council
VIA: .x' ,Kathy Keolker-Wheeler, Mayor
FROM: Alex Pietsch, Administrator p'?
STAFF CONTACT: Rebecca Lind, x6588
SUBJECT: Zoning Text Amendment to Remove Residential Uses From
the Commercial Arterial Zone
ISSUE:
1. What is the purpose of residential development in the Commercial Arterial (CA)
zone and should residential uses be given the same priority as commercial uses in
these districts?
2. Should the City allow stand alone residential uses within the CA zone in the NE
3`d/4th •
Corridor, Sunset Corridor, and Puget Corridor?
3. If the City allows residential uses in the CA zone, what types of uses are desired:
single-family residential, townhouses, cottages, garden style apartments, mixed
use (residential and commercial in one building)?
RECOMMENDATION:
Eliminate stand-alone residential uses in the Commercial Arterial zone. Continue to
allow mixed-use development that can be implemented in compliance with the purpose of
the Commercial Corridor in the Comprehensive Plan.
BACKGROUND SUMMARY:
The heart of this issue has to do with the City's vision for its commercial districts and
specifically those in the Commercial Arterial (CA) zone. Renton's Comprehensive
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•
Terri Briere,Council Preside 411004
Page 2 of 4
July 1,2005
Plan envisions Commercial Corridors as urban districts with pedestrian-oriented
amenities that will evolve from the former strip-oriented commercial sites scattered
along major arterials throughout the City. Residential use is mentioned as part of a
mixed-use development, but the Plan concentrates the goals and policies on
traditional commercial uses. The vision focuses on creating opportunities for
employment, business growth, providing public amenities, and supplying a wide
range of goods and services. If this is the true purpose of the Commercial Corridor,
then Renton's current land use regulations are not effectively implementing the intent
of the Comprehensive Plan. Development regulations allow stand-alone residential
uses, such as garden-style apartments, to compete with commercial uses for prime
land in some parts of the CA zone. This has been especially apparent near NE 4th
Street where several residential developments have been built in the commercial area.
Prior to the 2004 Comprehensive Plan Update, the NE 3rd/4d', Sunset, and Puget
Corridors were mapped as Community and Neighborhood Centers and zoned either
Center Suburban or Center Neighborhood. Residential use was allowed along NE 4th
Street and in two places along Sunset Boulevard as part of a Bonus Residential
Overlay. The overlay provided an incentive for residential development in the
centers by providing a density bonus for residential development that met specific site
review requirements. Mixed-use residential development was allowed in the area
adjacent to the arterial and stand alone residential uses (including apartments,
townhouses, and single family detached homes) were allowed in areas more than 150
feet back. Site review was supposed to ensure quality development,but the guidance
provided in the development regulations did not provide a solid standard that could be
effectively implemented.
While the Bonus Residential Overlay provided an option for residential development,
once built the residential uses did not produce the walkable, well-connected, and vibrant
commercial district envisioned by the Comprehensive Plan. The commercial areas
developed into small, strip shopping areas with surface parking in front of the stores.
Residential development included freestanding apartments, townhouse, and small lot
single-family uses. No mixed-use residential/commercial projects were built. As a
result, during the 2004 update,the Centers designation was eliminated and the strips were
designated Commercial Corridors in the Comprehensive Plan and zoned CA.
In attempt to improve the vitality in commercial areas, the Commercial Corridor concept
provides for attractive districts through additional land use and site planning
requirements. As the regulations now stand, residential development is allowed as a part
of mixed use developments in the CA zone. Stand-alone residential development is
allowed within 1,200 feet of the NE 3rd/4`h Street, Sunset Boulevard, and Puget Drive
Commercial Corridors in the form of attached residential units on lots greater than 5,000
square feet. In other words, rental or condominium uses are allowed, at a maximum
density of 20 dwelling units per acre (du/acre),but fee simple town houses, cottages, and
single-family homes are prohibited.
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Ten-i Briere, Council Presidbtie ,..r
Page 3 of 4
July 1,2005
While there are three Commercial Corridor areas that allow this type of stand-alone
residential use, the NE 3rd/4`h Corridor has had the most pressure for residential
development. Development of that area slowed during the sewer moratorium instituted
in 1989 due to physical capacity limitations. When the moratorium was lifted three and a
half years later, landowners were eager to pursue their development options. With the
combination of strip-oriented commercial uses and deep lots along NE 4`h Street, property
owners considered the back portions of their property infeasible for commercial use.
Several residential developments were built in the NE 3`1/4`h Corridor under the Bonus
Residential Overlay, and more are proposed under the current regulation .
There is less immediate pressure to develop residential uses in the Puget Drive and
Sunset Corridors because they were never subject to development moratorium. Growth
in these Corridors proceeded according to market conditions because land was never
withheld from development. Commercial uses predominate and according to buildable
lands data, there is only capacity for 22 residential units in the Puget Corridor and 67
units in the Sunset Corridor. However, both Corridors are subject to the same regulations
as the NE 4th Commercial Corridor and the potential for stand-alone residential use in the
CA zone is the same. What little land exists for commercial expansion could be diverted
for residential use.
Given the boom in the housing market, there is the potential for residential uses to fill up
the small Commercial Arterial sites that have been specifically set aside to provide
commercial activity in growing areas. The Comprehensive Plan states in Policy LU-335
that increased demand for commercial use should be accommodated through the
intensification of the existing area and not expansion. If the Commercial Corridors are
not to be expanded, it is especially important to preserve the land within them for
commercial growth. Additionally, with the removal of the Bonus Residential Overlay, •
the design guidelines for residential development were also removed. There were never
standards in place to address the integration of residential and commercial uses or to
create pedestrian connections between uses. Given the lack of development standards
and development potential for residential uses like garden-style apartments, allowing
even limited residential development in the CA zone undermines the goal of transforming
strip commercial into a vibrant Commercial Corridor.
Careful consideration should also be given to the type and amount of housing allowed in
the Commercial Corridor. Given the size of the Commercial Corridors, detached single-
family homes would require too much land unless placed on very small lots. Garden
style apartment development, while limited to 20 du/acre, may be too large in size and
scale to effectively blend into a commercial area or transition to single-family
neighborhoods. Medium density attached town house or detached cottage development
could provide an ideal transition between busy commercial areas and residential zones.
These types of housing are conducive to either owned or rented dwelling units and the
proximity to the arterial is ideal for transit access. Whatever type of residential use
chosen for potential inclusion in the Commercial Corridor, the quantity of housing must
be limited to give the opportunity for future commercial development. If stand alone
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Terri Briere,Council Preside 141110
Page 4 of 4
July 1,2005
housing developments were desired for the CA zone, limited town house or cottage
developments with adequate design and development standards would be recommended.
CONCLUSION:
The requirement for residential development opportunities in the Commercial Corridor
areas is met by allowing mixed-use developments. Stand-alone residential uses do not
presently conform with the Comprehensive Plan because there are inadequate
implementing regulations to achieve compliance. Given the housing market boom, there
is a need to preserve the CA zone for commercial development, especially in the NE
3`d•/4`I'Corridor where there is pressure for residential development. There are three
potential solutions:
➢ Protect the Commercial Arterial zone by removing stand alone residential from
the use table.
> If stand alone residential is desired within the commercial zone, it would be
necessary to strengthen the standards and limits on residential development that
would apply to all Commercial Arterial zoned property. Better implementing
regulations may produce a Commercial Corridor that looks and functions like the
district envisioned by the Comprehensive Plan.
If the tighter connection between residential and commercial uses is not desired,but
residential development is desired in some areas, it would be advisable to rezone a
portion of the CA zone (along the NE 34d/4`h Corridor)to a residential zone.
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Zoning Text Amendment"!Remove Residential Uses from the Cone DRAFT
4-3-080A
18.
a. General Requirements: Subject to the density limits of the development standards for
this zone. Only permitted within a structure containing retail and/or on-site service uses
on the ground floor, except in locations within one thousand two hundred feet (1,200')of
3d/4t'Streets, Sunset Boulevard, S. Puget Drive, within the NE 1th, Sunset, and Puget
Drive Coffit a n the Co ads „ nMC 1 3 040..
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b. CA Zone- Additional: Residential uses are not permitted in the Employment Area
Valley.