HomeMy WebLinkAboutDowntown Core Offstreet Parking Requirements (1/27/2003) Now .. Amends ORDs 3988, 4517 ,
4671 , 4722 , 4999, 5030
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5087
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING SECTION 4-4-080 OF CHAPTER 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 CREATING PARKING STANDARDS
FOR DEVELOPMENT IN THE DOWNTOWN CORE.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I. Section 4-4-080.B.1 of Chapter 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" is hereby amended to read as
follows:
1. Applicability
a. Within the Downtown Core(as depicted in RMC Section 4-4-080.C): This
Section, except for subsections 4-4-080.F.1 through F.9 and 4-4-080.J, shall apply in the
following cases:
i. New buildings or structures. If construction replaces an existing building,
only the area exceeding the area of the original structure shall be used to calculate required
parking.
ii. Building/structure additions. Only the area exceeding the area of the
original structure shall be used to calculate required parking.
b. Outside the Downtown Core: Off-street parking, loading areas, and driveways
shall be provided in accordance with the provisions of this Section in the following cases:
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IOW ORDINANCE NO. 5087 *4110
i. New Buildings or Structures.
ii. Building/Structure Additions: The enlargement or remodeling of an
existing building/structure by more than one-third(1/3)of the area of the building/structure.
iii. Paving or Striping: The paving of a parking lot with permanent surface, or
striping a previously unstriped lot.
iv. Change in Use: The change of all or a portion of a building/structure or
land use to a use requiring more parking than the previous use, as specified in subsection F.10 of
this Section, except when located in a shopping center.
v. Activities Requiring Deliveries or Shipments: Uses requiring merchandise
deliveries and/or shipments shall provide adequate permanent off-street loading space in addition
to required parking for the use.
SECTION II. Section 4-4-080.B.4 of Chapter 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" is hereby amended to read as
follows:
4. Future Changes to Parking Arrangement: Any future changes in parking arrangements or
number of spaces must be approved by the Development Services Division.
SECTION III. Section 4-4-080.0 of Chapter 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" is hereby amended to read as follows:
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ORDINANCE NO. 5 08 7 "4.0
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Downtown Core Area
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SECTION IV. Sections 4-4-080.E.2 and 3 of Chapter 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"are hereby amended to read as
follows:
2. Off-Site Parking:
a. When Permitted. If sufficient parking is not available on the premises of the use,
a private parking area may be provided off-site, except for single and two (2)family dwellings.
b. Agreement Required. A parking agreement insuring that off-site parking is
available for the duration of the use shall be approved by the Development Services Director,
following review by the City Attorney.
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ORDINANCE NO. 5087
c. Additional Information Required: The Development Services Division shall
review the following as part of the permit process:
i. A letter of justification addressing the need for off-site parking and
compatibility with the surrounding neighborhood.
ii. A site plan showing all dimensions of parking spaces, aisles, landscaping
areas, adjacent street improvements, curb cuts, and on-site and adjacent uses and buildings.
d. Fees: No charge for use of such parking area shall be made in any
residential zone except on a weekly or monthly basis.
e. Maximum Distance to Off-Site Parking Area:
i. All Zones Within the Downtown Core: No distance requirements apply
when both the use and off-site parking are located within the Downtown Core.
ii. Within the UCN 1 and UCN 2 Zones: Off-site parking shall be within
five hundred feet (500')of the building or use if it is intended to serve residential uses, and
within one thousand five hundred feet (1,500')of the building or use if it is intended to serve
nonresidential uses.
iii. All Other Zones: Off-site parking shall be within five hundred feet (500')
of the building or use if it is intended to serve residential uses, and within seven hundred fifty
feet (750')of the building or use if it is intended to serve nonresidential uses.
f. Transportation Management Plan Exception: The Planning/Building Public
Works Department may modify the maximum distance requirements if a Transportation
Management Plan or other acceptable transportation system will adequately provide for the
parking needs of the use and the conditions outlined in RMC 4-9-250.D.2 are met.
3. Joint Use Parking Facilities:
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�.. ORDINANCE NO. 5 0 8 7 ,..
a. When Permitted: Joint use of parking facilities may be authorized only for
those uses that have dissimilar peak-hour demands.
b. Agreement Required. A parking agreement insuring that joint use parking is
available for the duration of the uses shall be approved by the Development Services Director,
following review by the City Attorney.
c. Maximum Distance to Joint Use Parking:
i. All Zones Within the Downtown Core: No distance requirements apply
when both the use and joint use parking are located within the Downtown Core.
ii. Within the UCN 1 and UCN 2 Zones: Joint use parking shall be within
seven hundred fifty feet(750')of the building or use if it is intended to serve residential uses,
and within one thousand five hundred feet (1,500') of the building or use if it is intended to serve
nonresidential uses.
iii. All Other Zones: Joint use parking shall be within seven hundred fifty
feet (750')of the building or use it is intended to serve.
d. Special Provisions for Subdivision of Shopping Center: Parking areas in shopping
centers may operate as common parking for all uses. If a shopping center is subdivided,
easements and/or restrictive covenants must grant use and provide for maintenance of common
parking and access areas.
SECTION V. Section 4-4-080.F.7.b, of Chapter 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" is hereby amended to read as
follows:
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fir►` ORDINANCE NO. 5087 '44110
b. Landscape Approval Required: All landscaping under this Section is subject to
approval by the Development Services Division.
SECTION VI. Section 4-4-080.F.10.e of Chapter 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" is hereby amended to read as
shown in Exhibit A, attached.
SECTION VII. This ordinance shall be effective upon its passage, approval, and
30 days after publication.
PASSED BY THE CITY COUNCIL this 28th day of June , 2004.
'.‘ 1,da
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 28th day of June , 2004.
Don Persson, Mayor Pro Tempore
Approv to form:
aWYA45
,7/1/1a4.-giZt/
Lawrence J. Warre ity Attorney
Date of Publication: 7/2/2004 (summary)
ORD.1089:12/12/03:ma
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•
ORDINANCE NO. 5087
EXHIBIT A
e. Parking Spaces Required Based on Land Use: Modification of these minimum or
maximum standards requires written approval from the Planning/Building/Public Works
Department (see RMC 4-9-250).
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed occupancies: The total requirements for off-street parking
(2 or 3 different uses in the same building or facilities shall be the sum of the requirements
sharing a lot. For 4 or more uses, see for the several uses computed separately,
`shopping center' requirements). unless the building is classified as a "shopping
center" as defined in RMC 4-11-190.
Uses not specifically identified in this Planning/Building/Public Works Department
Section: staff shall determine which of the below uses is
most similar based upon staff experience with
various uses and information provided by the
applicant. The amount of required parking for
uses not listed above shall be the same as for
the most similar use listed below.
RESIDENTIAL USES OUTSIDE OF DOWNTOWN CORE:
Detached and semi-attached dwellings: A minimum of 2 per dwelling unit. Tandem
parking is allowed. A maximum of 4 vehicles
may be parked on a lot, including those
vehicles under repair and restoration, unless
kept within an enclosed building.
Bed and breakfast houses: 1 per guest room. The parking space must not
be located in any required setback.
Manufactured homes within a manufacturedA minimum of 2 per manufactured home site,
home park: plus a screened parking area shall be provided
for boats, campers, travel trailers and related
devices at a ratio of 1 screened space per 10
units. A maximum of 4 vehicles may be parked
on a lot, including those vehicles under repair
and restoration, unless kept within an enclosed
building.
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ORDINANCE NO. 5087 '1110
USE NUMBER OF REQUIRED SPACES
Congregate residence: 1 per sleeping room and 1 for the proprietor,
plus 1 additional space for every 4 persons
employed on the premises.
Attached dwellings within the CD, RM-U, 1.8 per 3 bedroom or larger dwelling unit;
RM-T, UCN-1, UCN-2 Zones and within that 1.6 per 2 bedroom dwelling unit;
portion of the CS Zone lying within District
C of the Suburban and Neighborhood 1.2 per 1 bedroom or studio dwelling unit.
Center Residential Bonus District: RM-T Zone Exemption: An exemption to the
standard parking ratio formula may be granted
by the Development Services Director allowing
1 parking space per dwelling unit for
developments of less than 5 dwelling units with
2 bedrooms or less per unit provided adequate
on-street parking is available in the vicinity of
the development.
Attached Dwellings within the RM-N, RM-C 2 per dwelling unit where tandem spaces are
and RM-I Zones: not provided; and/or
2.5 per dwelling unit where tandem parking is
provided, subject to the criteria found in
subsection F.8.d of this Section.
Attached Dwellings within all other zones: 1.75 per dwelling unit where tandem spaces
are not provided; and/or
2.25 per dwelling unit where tandem parking is
provided, subject to the criteria found in
subsection F.8.d of this Section.
Attached dwelling for low income elderly: 1 for every 4 dwelling units.
RESIDENTIAL USES IN DOWNTOWN CORE:
Attached dwellings: T per unit
Attached dwellings for low income elderly: 1 for every 3 dwelling units.
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ORDINANCE NO. 50 8 7 ..:
USE NUMBER OF REQUIRED SPACES
COMMERCIAL ACTIVITIES OUTSIDE OF THE DOWNTOWN CORE, EXCEPT SHOPPING
CENTERS:
Drive-through retail or drive-through Stacking spaces: The drive-through facility
service: shall be so located that sufficient on-site
vehicle stacking space is provided for the
handling of motor vehicles using such facility
during peak business hours. Typically 5
stacking spaces per window are required
unless otherwise determined by the
Development Services Director. Stacking
spaces cannot obstruct required parking
spaces or ingress/egress within the site or
extend into the public right-of-way.
Banks: A minimum of 0.4 per 100 square feet of net
floor area and a maximum of 0.5 per 100
square feet of net floor area except when part
of a shopping center.
Convalescent centers: 1 for every 2 employees plus 1 for every 3
beds.
Day care centers, adult day care (I and II): 1 per employee and 2 loading spaces within
100' of the main entrance for every 25 clients
of the program.
Hotels and motels: 1 per guest room plus 2 for every 3 employees.
Mortuaries or funeral homes: 1 per 100 square feet of floor area of assembly
rooms.
Vehicle sales (large and small vehicles) 1 per 5,000 square feet. The sales area is not
with outdoor retail sales areas: a parking lot and does not have to comply with
dimensional requirements, landscaping or the
bulk storage section requirements for setbacks
and screening. Any arrangement of motor
vehicles is allowed as long as:
• A minimum 5' perimeter landscaping
area is provided;
• They are not displayed in required
landscape areas; and
• Adequate fire access is provided per
Fire Department approval.
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NIIIW ORDINANCE NO. 5087
Vehicle service and repair(large and small 0.25 per 100 square feet of net floor area.
vehicles):
USE NUMBER OF REQUIRED SPACES
Offices, medical and dental: 0.5 per 100 square feet of net floor area.
Offices, general: k minimum of 3 per 1,000 feet of net floor area
and a maximum of 4.5 parking spaces per
1,000 square feet of net floor area.
Eating and drinking establishments and -1-per 100 square feet of net floor area.
taverns:
Eating and drinking establishment f per 75 square feet of net floor area.
Combination sit-down/drive-through
restaurant:
Retail sales and big-box retail sales A maximum of 0.4 per 100 square feet of net
floor area, except big-box retail sales, which is
allowed a maximum of 0.5 per 100 square feet
of net floor area if shared and/or structured
parking is provided.
Services, on-site (except as specified A maximum of 0.4 per 100 square feet of net
below): floor area.
Clothing or shoe repair shops, furniture, 0.2 per 100 square feet of net floor area.
appliance, hardware stores, household
equipment:
Uncovered commercial area, outdoor 0.05 per 100 square feet of retail sales area in
nurseries: addition to any parking requirements for
buildings.
Recreational and entertainment uses:
Outdoor and indoor sports arenas, 1 for every 4 fixed seats or 1 per 100 square
auditoriums, stadiums, movie theaters, and feet of floor area of main auditorium or of
entertainment clubs: principal place of assembly not containing fixed
seats, whichever is greater.
Bowling alleys: 5 per alley.
Dance halls, dance clubs, and skating 'T per 40 square feet of net floor area.
rinks:
Golf driving ranges: T per driving station.
Marinas: 2 per 3 slips. For private marina associated
with a residential complex, then 1 per 3 slips.
Also 1 loading area per 25 slips.
Miniature golf courses: T per hole.
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�•- ORDINANCE NO. 5 08 7 ...
USE NUMBER OF REQUIRED SPACES
Other recreational: 1 per occupant based upon 50% of the
maximum occupant load as established by the
adopted Building and Fire Codes of the City of
Renton.
Travel trailers: 1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE DOWNTOWN CORE EXCEPT SHOPPING
CENTERS:
All uses allowed in the CD zone except for 1 space per 1,000 square feet of net floor area.
the following uses:
Excepted Uses: Convalescent center,
drive-through retail, drive-through service,
hotels, mortuaries, indoor sports arenas, Excepted Uses follow the standards applied
auditoriums, movie theaters, entertainment outside the Downtown Core.
clubs, bowling alleys, dance halls, dance
clubs, and other recreational uses.
SHOPPING CENTERS:
Shopping centers (includes any type of A minimum of 0.4 per 100 square feet of net
business occupying a shopping center): floor area and a maximum of 0.5 per 100
square feet of net floor area. In the UCN-1 and
UCN-2 Zones, a maximum of 0.4 per 100
square feet of net floor area is permitted unless
structured parking is provided, in which case
0.5 per 100 square feet of net floor area is
permitted. Drive-through retail or drive-through
service uses must comply with the stacking
space provisions listed above.
1NDUSTRIAUSTORAGE ACTIVITIES:
Airplane hangars, tie-down areas: Parking is not required. Hangar space or tie-
down areas are to be utilized for necessary
parking. Parking for offices associated with
hangars is 1 per 200 square feet.
Manufacturing and fabrication, Iaboratories,A minimum of 0.1 per 100 square feet of net
and assembly and/or packaging operations:floor area and a maximum of 0.15 spaces per
100 square feet of net floor area (including
warehouse space).
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tivot
ORDINANCE NO. 5 0 8 7 *0160
USE NUMBER OF REQUIRED SPACES
Self service storage: 1 per 3,500 square feet of net floor area.
Maximum of three moving van/truck spaces in
addition to required parking for self service
storage uses in the RM-I Zone.
Outdoor storage area: 0.05 per 100 square feet of area.
Warehouses and indoor storage buildings: 1 per 1,500 square feet of net floor area.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions: -f for every 5 seats in the main auditorium,
however, in no case shall there be less than 10
spaces. For all existing institutions enlarging the
seating capacity of their auditoriums, 1 additional
parking space shall be provided for every 5
additional seats provided by the new
construction. For all institutions making structural
alterations or additions that do not increase the
seating capacity of the auditorium, see "Outdoor
and indoor sports arenas, auditoriums, stadiums,
movie theaters, and entertainment clubs."
Medical institutions: 1 for every 3 beds, plus 1 per staff doctor, plus 1
for every 3 employees.
Cultural facilities: 4 per 100 square feet.
Public post office: 0.3 for every 100 square feet.
Secure community transition facilities: 1 per 3 beds, plus 1 per staff member, plus 1 per
employee.
Schools:
Elementary and junior high: 1 per employee. In addition, if buses for the
transportation of students are kept at the school,
1 off-street parking space shall be provided for
each bus of a size sufficient to park each bus.
Senior high schools: public, parochial and 1 per employee plus 1 space for every 10
private: students enrolled. In addition, if buses for the
private transportation of children are kept at the
school, 1 off-street parking space shall be
provided for each bus of a size sufficient to park
each bus.
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ORDINANCE NO. 5 0 8 7 °
USE • NUMBER OF REQUIRED SPACES
Colleges and universities, arts and crafts 1 per employee plus 1 for every 3 students
schools/studios, and trade or vocational residing on campus, plus 1 space for every 5
schools: day students not residing on campus. In
addition, if buses for transportation of students
are kept at the school, 1 off-street parking
space shall be provided for each bus of a size
sufficient to park each bus.
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June 28,2004 '" Renton City Council Minutes Nigro' Page 222
transfer and 592 direct deposits totaling$1,873,372.66. MOVED BY
CORMAN, SECONDED BY LAW,COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
CAG: 03-005,Pavilion Finance Committee Chair Corman presented a report concurring in the staff
Building Renovation,Edifice recommendation to approve the completed Pavilion Building renovation
Const Co project,commencement of the 60-day lien period, and release the retained
amount of$119,272.70 to Edifice Construction Company,Inc.,contractor,once
all required taxes have been paid, and all liens have been resolved and releases
obtained. The Committee further recommended that the Pavilion Building
renovation project appropriation be increased by$11,772.68 as part of the year-
end appropriation ordinance. MOVED BY CORMAN, SECONDED BY
NELSON,COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED.
Development Services: Finance Committee Chair Corman presented a report concurring in the staff
Building Permit Fees Revision recommendation to approve adoption of the revised building permit fees.
MOVED BY CORMAN,SECONDED BY LAW, COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED.
RESOLUTIONS AND The following ordinances were presented for second and final reading and
ORDINANCES adoption:
Ordinance#5087 An ordinance was read amending Section 4-4-080 of Chapter 4,Citywide
Planning: Downtown Core Property Development Standards,of Title IV(Development Regulations)of
Off-Street Parking City Code by creating parking standards for development in the downtown
Requirements core. MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES.
CARRIED.
Ordinance#5088 An ordinance was read amending Section 1-3-2.C.1.e(1)of Chapter 3,
Legal: Fireworks Ban Remedies and Penalties, of Title I(Administration); and Section 4-5-070.C.69
Ordinance Change from UFC of Chapter 5,Building and Fire Prevention Standards,of Title IV (Development
Reference to IFC Regulations)of City Code by adopting the amendments to the International Fire
Code that outlaw all fireworks and that establish penalties for violation of the
fireworks laws. MOVED BY LAW, SECONDED BY CLAWSON, COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES.
CARRIED.
Ordinance#5089 An ordinance was read adding Section 10-12-28 of Chapter 12,Traffic Code, of
Police: Motorized Scooters Title X(Traffic)of City Code to regulate the use of motorized foot scooters by
Regulations eliminating or prohibiting their use on sidewalks, streets, and in parks;
prohibiting their operation by those under 13 years of age; prohibiting their
operation from a half hour after sunset until a half hour before sunrise;
requiring operators to wear helmets; requiring the devices to be muffled;
requiring the safe operation of such vehicles; and providing a penalty for
violation. MOVED BY LAW, SECONDED BY CLAWSON,COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES.
CARRIED.
ADJOURNMENT MOVED BY LAW, SECONDED BY NELSON, COUNCIL ADJOURN.
CARRIED. Time: 8:07 p.m.
BONNIE I.WALTON, City Clerk
Recorder: Michele Neumann,June 28,2004
June 21,2004 `"` Renton City Council Minutes "'" Page 212
with the City's priorities in supporting infrastructure improvements for
economic development projects in the Downtown and Highlands areas.
First Savings Bank may request additional funding through City Council if 50%
of the bank's final cost for the waterline exceeds the City's contribution of
$50,000 plus the City's cost for the asphalt overlay of one-half the street.
The Committee also recommended that Council authorize the funding of
$50,000 to come from the Water Utility's 2004 Capital Improvement Project
budget contingency fund for the Downtown Core Rehabilitation, account no.
421.500.18.5960.34.65.055290. MOVED BY CLAWSON, SECONDED BY
PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED.
Utility: Oversizing Request for Utilities Committee Chair Clawson presented a report regarding the request by
Compensation,Earlington Lakeridge Development for approval of required oversizing and extra depth
Ridge,Lakeridge Development compensation for the installation of sanitary sewer mains associated with its
Earlington Ridge development, located near Stevens Ave. SW and S. 134th St.
The Committee concurred in the recommendation of the
Planning/Building/Public Works Department that Council approve the request
by Lakeridge Development for oversizing and extra depth, in accordance with
City Code 4-6-010.C, in an amount not to exceed$143,616. MOVED BY
CLAWSON, SECONDED BY NELSON,COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
Utility: Sewer Service Utilities Committee Chair Clawson presented a report concurring with the
Connection Request, 154th recommendation of the Planning/Building/Public Works Department that
Ave SE,Levack Council approve the Morris and Verna Levack request for connection to sewer
service of one existing single-family home on an existing platted single-family
lot,located at 13815 154th Ave. SE,King County Parcel No. 146340-0016.
The Committee further recommended that the applicants execute a covenant to
annex document and an agreement that all development on the parcel is in
compliance with Renton zoning and development standards. MOVED BY
CLAWSON, SECONDED BY NELSON,COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
Utility: Sewer Service Utilities Committee Chair Clawson presented a report concurring with the
Connection Request, 154th recommendation of the Planning/Building/Public Works Department that
Ave SE,Fattore Council approve the Robert Fattore request for connection to sewer service of
one existing single-family home on an existing platted single-family lot, located
at 138XX 154th Ave. SE,King County Parcel No. 146340-0017.
The Committee further recommended that the applicant execute a covenant to
annex document and an agreement that all development on the parcel is in
compliance with Renton zoning and development standards. MOVED BY
CLAWSON, SECONDED BY NELSON,COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
RESOLUTIONS AND The following ordinances were presented for first reading and referred to the
ORDINANCES Council meeting of 6/28/2004 for second and final reading:
Planning: Downtown Core An ordinance was read amending Section 4-4-080 of Chapter 4,Citywide
Off-Street Parking Property Development Standards,of Title IV(Development Regulations)of
Requirements City Code by creating parking standards for development in the downtown
June 21,2004 New, Renton City Council Minutes "tole Page 213
core. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
6/28/2004. CARRIED.
Legal: Fireworks Ban An ordinance was read amending Section 1-3-2.C.1.e(1)of Chapter 3,
Ordinance Change from UFC Remedies and Penalties, of Title I(Administration); and Section 4-5-070.C.69
Reference to IFC of Chapter 5,Building and Fire Prevention Standards,of Title IV(Development
Regulations)of City Code by adopting the amendments to the International Fire
Code that outlaw all fireworks and that establish penalties for violation of the
fireworks laws. MOVED BY LAW, SECONDED BY CLAWSON,COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
6/28/2004. CARRIED.
Police: Motorized Scooters An ordinance was read adding Section 10-12-28 of Chapter 12,Traffic Code, of
Regulations Title X(Traffic) of City Code to regulate the use of motorized foot scooters by
eliminating or prohibiting their use on sidewalks, streets, and in parks;
prohibiting their operation by those under 13 years of age; prohibiting their
operation from a half hour after sunset until a half hour before sunrise;
requiring operators to wear helmets;requiring the devices to be muffled;
requiring the safe operation of such vehicles; and providing a penalty for
violation. MOVED BY LAW, SECONDED BY NELSON, COUNCIL REFER
THE ORDINANCE FOR SECOND AND FINAL READING ON 6/28/2004.
CARRIED.
The following ordinances were presented for second and final reading and
adoption:
Ordinance#5084 An ordinance was read amending Section 10-10-3 of Chapter 10,Parking
Legal: Curbside Mailboxes, Regulations,of Title X(Traffic) of City Code by limiting parking next to
Parking Restriction curbside mailboxes. MOVED BY BRIERE, SECONDED BY CLAWSON,
COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL
AYES. CARRIED.
Responding to Councilman Corman's inquiry as to how this information will be
publicized, Chief Administrative Officer Covington stated that information will
be placed in the City's newsletter which is published in the Renton Reporter,on
the City's cable channel 21, and on the City's website. The information will
also be provided to the City's neighborhood groups.
Ordinance#5085 An ordinance was read amending Section 4-1-140 of Chapter 1, Administration
Development Services: and Enforcement, and Sections 4-5-050, 4-5-055,4-5-090,4-5-100, and 4-5-110
Building Codes Adoption, of Chapter 5,Building and Fire Prevention Standards, of Title IV(Development
Building Permit Fees Revision Regulations)of City Code by amending the fee schedule and adopting the
international building,residential,mechanical, and fuel gas codes,and the
Uniform Plumbing Code, and amendments thereto. MOVED BY BRIERE,
SECONDED BY CLAWSON,COUNCIL ADOPT THE ORDINANCE AS
READ.*
Council President Persson reported that the State Building Code Council
deferred action on the controversial regulations pertaining to the proposed ban
on the use of barbecues on combustible apartment or condominium decks that
lack sprinklers, and the proposed ban on Christmas trees in apartments and
churches that lack sprinklers.
*ROLL CALL: ALL AYES. MOTION CARRIED.
June 21,2004 *law Renton City Council Minutes Page 210
place to live, work and play. He expressed his appreciation for the City's
support of the foundation.
Ms. Maxwell announced that in honor of the Mayor's 50th birthday,members
of the public made donations to the foundation which amounted to over$5,000.
Ms. Maxwell and Mr. Kellogg presented a plaque to the Mayor to
commemorate the occasion.
Citizen Comment: Griggs - Chuck Griggs,658 Shelton Ave. NE,Renton, 98056, expressed his appreciation
Emergency Response to the emergency response personnel who saved his life when he was involved
Personnel Appreciation in a car accident.
Citizen Comment: DeMastus - Sandel DeMastus,Highlands Community Association(HCA)President, 1137
Highlands Community Harrington Ave. NE,Renton,98056,announced that there will be a
Association,Firefighter presentation about the Public Access Channel at the next HCA meeting, and
Appreciation she invited everyone to attend. Additionally,Ms. DeMastus thanked
firefighters for their assistance during her time of crisis.
CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the
listing. At the request of Council President Persson, item 6.d. was removed for
separate consideration.
Council Meeting Minutes of Approval of Council meeting minutes of June 14, 2004. Council concur.
June 14, 2004
CAG: 03-005,Pavilion Community Services Department submitted CAG-03-005,Pavilion Building
Building Renovation,Edifice Renovation,and requested approval of the project,commencement of 60-day
Const Co lien period, and release of retained amount of$119,272.70 to Edifice
Construction Company,Inc.,contractor, if all required releases are obtained.
Refer to Finance Committee for discussion of funding.
Development Services: KKS Development Services Division recommended acceptance of the dedication of
Short Plat,ROW Dedication at additional right-of-way of approximately 952 square feet for NE 21st St. to
NE 21st St, SHP-03-051 fulfill a requirement of the KKS Short Plat(SHP-03-051). Council concur.
Legal: Fireworks Ban Legal Division recommended adoption of an ordinance that changes the
Ordinance Change from UFC ordinance banning fireworks (Ordinance 5078)to reference the 2003
Reference to 1FC International Fire Code instead of the Uniform Fire Code. Council concur.
(See page 213 for ordinance.)
MOVED BY PERSSON, SECONDED BY PALMER,COUNCIL APPROVE
THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 6.d.FOR
SEPARATE CONSIDERATION. CARRIED.
Separate Consideration Economic Development, Neighborhoods and Strategic Planning Department
Item 6.d. recommended adoption of an ordinance creating parking standards for
Planning: Downtown Core development in the downtown core. (The public hearing was held on 1/27/2003
Off-Street Parking and the Planning and Development Committee report was approved that same
Requirements date).
\,\( Council President Persson inquired about the revisions made to the ordinance
since its presentation to Council in 2003. Economic Development
Administrator Alex Pietsch explained that the matter has now undergone SEPA
(State Environmental Protection Act)review, and as part of that process there
were some structural changes made to the ordinance language. Mr. Pietsch
confirmed that the changes only affected the formatting.
June 21,2004 `wee Renton City Council Minutes `.0' Page 211
MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL CONCUR
IN ITEM 6.d. CARRIED. (See page 212 for ordinance.)
UNFINISHED BUSINESS Transportation(Aviation)Committee Chair Palmer presented a report regarding
Transportation(Aviation) the street name change from SW 41st St. to SW IKEA Way. The Committee
Committee reviewed the process for discussing with the affected businesses the potential
Streets: Rename SW 41st St to name change of SW 41st St. to SW IKEA Way. The Committee agreed with
SW IKEA Way the suggested schedule for staff to notify affected businesses by mail within the
next week, and to begin meeting with these businesses to discuss any questions
or issues they may have. Staff will report back to the Committee in July to
update the Committee on the businesses'response. MOVED BY PALMER,
SECONDED BY CORMAN,COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Public Safety Committee Public Safety Committee Chair Law presented a report regarding legislation
Police: Motorized Scooters controlling motorized scooters. It was determined that the location of operation
Regulations should be controlled, that the scooters should be muffled,that the riders be
required to wear helmets, that 13 years of age be the minimum age of operators,
and that there be a ban on operation from one half hour after sunset to one half
hour before sunrise. Other areas of concern were addressed,including speed
limits, and the requirement of a driver's license or other identifying information.
It was determined to defer this last set of topics for future review if there was a
continuing problem with motor scooters after the regulatory ordinance has been
adopted and in place for some time.
The Committee concurred in the staff recommendation that Council adopt an
ordinance regulating motor scooters relating to their place of operation, that the
motor scooters be muffled,that riders wear helmets,that 13 years of age be the
minimum age of operation, and that there be a ban on operation from one half
hour after sunset to one half hour before sunrise. The Committee further
recommended that the ordinance regarding this matter be presented for first
reading. MOVED BY LAW, SECONDED BY NELSON,COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 213 for
ordinance.)
Utilities Committee Utilities Committee Chair Clawson presented a report regarding the request by
Utility: Water Main First Savings Bank of Renton that the City contribute$85,235 towards the
Replacement Cost Sharing, bank's installation of a new water main in Williams Ave. S. from S. 2nd St. to
First Savings Bank,Williams S. 3rd St.
Ave S The Water Utility Division has reviewed the bank's submitted total cost of
$165,230 for the waterline and determined that this cost is higher than the
City's average cost for similar projects. The Water Utility has limited
remaining budget for infrastructure improvements for economic development
projects since there is already a commitment to pay for a portion of the
infrastructure improvements in the Highlands area in conjunction with the
development of the Harrington Square project. In addition,the City will be
paying for full-width asphalt overlay of the street after the completion of the
bank's waterline and other City utilities instead of requiring the bank to overlay
half of the street.
The Committee recommended concurrence with the recommendation of the
Planning/Building/Public Works Department that Council approve the City's
contribution of$50,000 towards the installation of the waterline by First
Savings Bank instead of the requested$85,235. This proposal is consistent
CI' OF RENTON COUNCIL AGENDA?IT'LL
AI#: 6-
Submitting Data: Alex Pietsch For Agenda of: June 21, 2004
Dept/Div/Board.. Economic Development
Neighborhoods and Strategic
Planning
Staff Contact Rebecca Lind (ext 6588) Agenda Status
Consent X
Subject: Public Hearing..
Correspondence..
Ordinance Creating Parking Standards for Development Ordinance X
in the Downtown Core Resolution
Old Business
Exhibits: New Business
Study Sessions
Issue Paper Information
Draft Ordinance
Recommended Action: Approvals:
Council Concur Legal Dept
Finance Dept
Other
Fiscal Impact: None
Expenditure Required... Transfer/Amendment
Amount Budgeted Revenue Generated
Total Project Budget City Share Total Project..
SUMMARY OF ACTION:
The attached ordinance amending parking standards in the downtown core was approved in 2003
and first reading was accomplished on 12/15/2003. Between first and second reading several
format corrections were needed in the ordinance draft that effected codification. No substantive
changes were made. However with a new administration, the City Attorney's Office
recommended that Council re-establish a first reading of the ordinance and proceed with
adoption.
STAFF RECOMMENDATION:
Include the ordinance on the agenda June 21, 2004 for first reading.
CityCouncilAgendaBilldowntown parking
NINO Noise
CITY OF RENTON
ECONOMIC DEVELOPMENT, NEIGHBORHOODS,
AND STRATEGIC PLANNING DEPARTMENT
MEMORANDUM
DATE: June 15, 2004
TO: Don Persson, Council President
J Members of the Renton City Council
VIA: tY Mayor Kathy-Keolker-Wheeler
FROM: Alex Pietsch, Acting Administrator
STAFF CONTACT: Rebecca Lind (ext 6588)
SUBJECT: Downtown Core Off-Street Parking Requirements
ISSUE:
• Should the City's Downtown Core parking exemption provisions be modified by adopting a
parking standard for new residential uses and for both new and expanded commercial uses?
• Should a different standard be required for some commercial uses involving public assembly
such as theaters and churches?
• Should off site parking be allowed in the residential area surrounding the Downtown Core?
(Hereinafter referred to as "Core")
RECOMMENDATION:
Support the following recommendations of the parking report "Parking in the Downtown Core"
(hereafter referred to as the "Report"):
• Continue the present exemption for existing uses.
• Establish a new minimum standard for residential uses of one space per unit within the Core.
• Adopt a separate standard for units dedicated to low income elderly of one space per three
units within the Core.
• Establish a standard for new commercial uses. Recommended standard: one space per 1,000
square feet of gross area rather than 1.5 spaces per 1,000 square feet as proposed in the
Report. Apply this standard also to expanded square footage for existing uses provided this
is new square footage not already vested by a prior business, rather than to "changes of uses"
as recommended in the Report.
• Continue to require no maximum parking standard.
June 15,2004
Page 2
Support the following additional recommendations developed by interdepartmental staff, after
review and consideration of the Report.
• Adopt a separate standard for uses involving public "assembly" such as dance halls and
dance clubs. Recommended standard: 15 spaces per 1,000 square feet of gross floor area for
such uses that can occasionally generate very high occupancies. For other places of
assembly such as theaters, auditoriums, and religious and cultural institutions, one space for
every five fixed seats. Where fixed seats are not provided within the assembly area for these
latter uses, one space per 100 square feet of assembly area would be required.
• Continue to exempt the Core area from the provisions of Parking Lot Design Standards.
• Allow parking to be provided off-site without the distance limitations imposed in the existing
code when located in the Core area.
Planning Commission Recommendation:
On October 16, 2003 the Planning Commission reviewed the staff recommendations and
concurred except for two uses where additional information was sought (see attached report).
These included the proposed on-site parking requirement for"restaurants with drive-up
windows" and"dance halls, dance clubs, and skating rinks." The Commission felt that the
current citywide requirement of 13.3 spaces per 1,000 square feet of gross area for"restaurants
with drive-up windows" seemed high in comparison to the 1.0 space per 1,000 square feet of
gross area for regular restaurants. The Commission recommends 5.0 spaces per 1,000 square
feet for such uses. The Commission also felt that the citywide standard of 25 spaces per 1,000
square feet of gross floor area for"dance halls, dance clubs, and skating rinks" was too high.
They felt that that dance halls and dance clubs are typically the types of uses that should be
located in the downtown and because these are typically evening uses they would not conflict
with daytime parking. The Commission recommends 10 spaces per 1,000 square feet for dance
halls/clubs.
Following the Planning Commission action the design team was reconvened to review its
recommended changes. The design team felt that the 5 spaces per 1,000 square feet of gross
floor area for restaurants with drive-up windows needed to be changed so that it was the same as
the requirement for other"drive through businesses" in the Core. In the latter case the 5 required
spaces are "stacking spaces for each station" (or window)rather than per 1,000 square feet of
gross floor area. Similarly, for"dance halls, dance clubs, and skating rinks" the design team
recommended a standard of 15 spaces per 1,000 square feet of gross floor area,based upon
information provided by the Fire Department representative. The following recommendations
reflect these suggested revisions.
H:\EDNSP\Title IV\Multiple Zone Amends\Parking\CD Parking Study\2004\Council DT Rev Parking Issue Paper.doc
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June 15,2004
Page 3
Original Staff Planning Commission Revised Staff
Recommendation Recommendation Recommendation
Uses with Drive-up Windows 13.3 spaces per 1,000 sq. 5.0 spaces per 1,000 sq. 1 space per 1,000 gross
ft.of gross floor area ft.of gross floor area sq.ft. and 5 stacking
spaces per station
Dance Halls/Clubs&Skating 25 spaces per 1,000 sq. 10 spaces per 1,000 sq. 15 spaces per 1,000 sq.
Rinks ft.of gross floor area ft.of gross floor area ft.of gross floor area
BACKGROUND:
The Downtown Core has been exempt from parking and loading requirement since the early
1950s when the City established its first zoning ordinance. Some of reasons for exempting this
area include:
• Most buildings at that time were built out to the street property line and abutted one another,
making off-street parking onsite difficult, if not impossible;
• Public transportation was more heavily utilized and developed in the 1940s and 1950s than it
is today; and,
• The imposition of off-street parking requirements at that time would have been difficult to
implement, making many of these existing buildings legal non-conforming uses.
Today people are more auto-dependent than they were in the past and, as a result, parking
availability is critical to the success of most businesses. Up until a few years ago there was an
adequate supply of both on-street and off-street parking in the area. Recently, however, the
revitalization of the Core began to change the balance between supply and demand for parking.
Existing underutilized parcels are redeveloping with new mixed-use multi-family developments
and businesses are expanding. Additional curb cuts,bus stops and bus holdover areas have also
impacted on-street parking in the downtown. As a result of these changes and the renewed
interest in the downtown, a study was conducted in the second half of 2001 to see if the existing
off-street parking exemption was still justified in the Core.
EDNSP conducted an inventory of both on- and off-street parking in the Core. In addition to this
inventory, the staff began contacting other cities and collecting data on how they dealt with
parking in their older downtown core areas. A great deal of data was collected on what cities
were doing to manage both on- and off-street parking in these areas, including off-street parking
requirements, management of on-street parking, and provisions for off-site parking,including
city sponsored programs such as "pay-in-lieu". These findings were synthesized into the Report,
Parking in Renton's Downtown Core. This report and the input from an interdepartmental
design team became the basis for the current recommendations. A copy of this report is attached.
Residential &Commercial Uses
A major finding of the report is that most cities require some off-street parking in their
downtown centers (see Report: Exhibit A, Parking in the Downtown Core). Typically, in most
cities this is at a lower ratio per use than what is required citywide. The range for residential
H:\EDNSP\Title IV\Multiple Zone Amends\Parking\CD Parking Study\2004\Council DT Rev Parking Issue Paper.doc
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June 15,2004
Page 4
units, for example, based upon the 23 cities surveyed was zero to 2.0 spaces per unit, with an
average of one space per unit. However, in most of these cities, developers are allowed to
provide additional parking if they feel the market justifies it, as there is no maximum parking
standard.
A second finding of the Report is that housing dedicated to low income elderly generates a lower
parking ratio due to reduced rates of car ownership and usage by residents. However,based on
current experience reported by management for the existing Housing Authority and SHAG
projects,car ownership and guest parking creates a demand exceeding the present citywide
parking standard of one space per four units. The Report (p. 5)recommends that the citywide
standard be increased to one space per three units within the Core to address this need.The
Administration supports this ratio or a higher standard of one space two units within the Core.
The third major finding of the Report addresses commercial uses. Cities included in the survey
have commercial parking standards ranging from zero to four spaces per 1,000 square feet of
leasable area(see Report Exhibit B,Downtown Commercial Parking Requirements). The Report
documents that the standards for off-street parking space provided in the Core could be less than
required elsewhere in the City, without compromising parking availability. This effect is due to
the number of existing parking spaces plus the influence of the new pedestrian oriented
downtown development. The Core has improved access to public transportation with its new
Transit Center and increased parking supply as a result of the new 575-space municipal parking
garage.
Based upon these findings, the Administration supports a minimum ratio of one space per
dwelling unit and 1.0 space per 1,000 gross square feet for most commercial uses. The
commercial ratio is lower than the 1.5/1000 standard originally proposed in the Report. The City
interdepartmental team recommended a reduction in this ratio to reflect the methodology used to
calculate gross usable area. Both commercial and residential standards would be "minimum"
rather than "maximum"requirements. The technique of limiting the amount of parking provided
through adoption of parking"maximum" was also reviewed in the study. The Report
recommends not enacting maximums, as there is no identified need to restrict parking supply at
this time. The Administration continues to support that position.
Without a parking "maximum", developers can provide additional parking if financially feasible
to respond to the market.
Specialized Assembly Uses
Discussion of the range of uses and activities allowed in the Core lead the City interdepartmental
team to a more thorough review of the commercial standards than originally analyzed in the
Report.
Some uses that involve assembly of people typically generate a greater demand for off-street
parking,because of the number of users. A large assembly use in the downtown could use a
disproportionate amount of existing parking. The Administration supports using a higher
standard for these uses but believes that the City's more stringent citywide off-street parking
standard of one space per 40 square feet for dance halls is too high for the Core. Instead, the
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June 15,2004
Page 5
Administration supports a ration of 15 spaces per 1,000 square feet, as recommended by the
design team. The Administration also supports one space per 4 fixed seats or 1 space per 100
square feet of assembly area without fixed seats for theaters, auditoriums, and religious and
cultural facilities not containing fixed seats, be required.
Parking Design Standards
The existing downtown parking exemption applies to provisions such as parking space
dimensions, loading, number, size and dimensions,parking lot layout and aisle, landscaping, and
compact spaces. The Administration supports retaining the current exemption to preserve
flexibility needed to create workable parking solutions for new projects. Practical adaptation of
development standards can help maximize parking supply. Existing code reflects a suburban
standard that cannot be achieved in an urban context without compromising other goals.
Imposition of the City's existing standards on all new development would increase the amount of
land required for each parking space. Most new development will go through Site Plan review,
so the provisions for parking lot screening; lighting and layout that increase compatibility
between uses could be adequately addressed through that process.
"Off-Site"Parking
Existing code includes a provision allowing property owners or business owners who cannot
provide code mandated parking on their site to lease or contract for"off-site" parking within 500
feet for residential uses and 750 feet for commercial uses. The Core is currently exempted from
these provisions. While some businesses in the Core do have informal "off-site"parking
arrangements these agreements are based on market demand rather than a code requirement.
Upon repeal of the parking exemption for new uses, it is probable that more businesses will need
these provisions, and the ensuing agreements will be formalized. The "off-site"parking section
of code would be used, for example, for new businesses to get credit toward required parking by
leasing space in the new municipal parking garage. The question is whether the 500 and 750-
foot distance standards are realistic and desirable for the Core.
The consensus of the interdepartmental team was that flexibility should be retained as much as
possible to avoid the need for variances or parking modifications. The interdepartmental staff
recommended that within the Core area"off-site" parking continue to be exempted from the 500
foot and 750 foot distance standards, allowing such parking to be farther away if the market
supports it. It should be noted, however, that formal off-site parking agreements are only
allowed in the commercially zoned(CO) parts of the Core area.
The zoning code does not currently allow the creation of private parking lots in residential areas
for"off-site" parking from a different zone. This restriction eliminates some pressure on
residentially zoned areas but does not prevent business users from continuing to utilize on-street
parking in residential areas. (Some cities have adopted on-street permit parking in residential
areas where this is a problem.) Also, this current restriction only applies to formalized
agreements allowing code-required parking off-site. The existing code and Administration
recommendation would allow "off-site" parking in the Commercial Arterial zone along the
Rainier corridor, for example.
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June 15,2004
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CONCLUSION:
In order to remain competitive in the region, new development in the Downtown Core should be
required to provide some off-street parking, although at a more urban (lower) standard than they
would provide elsewhere in the City. Existing buildings, as long as they do not expand, and the
uses within them, whether existing or new, should continue to be exempt from off-street parking
standards. Parking lot design standards should also continue to be exempt throughout the
Downtown Core since they are based more on suburban development models where land
availability is typically not an issue. Required parking for uses in the Downtown Core should be
allowed off-site as long as its location is within the Downtown Core.
Places of assembly including auditoriums, theaters,banquet halls, and religious institutions
should be required to meet current citywide parking standards so that they do not usurp parking
from other uses in the Downtown Core. Likewise, it is recommended that parking for low-
income elderly housing in the Core be provided at a slightly higher ratio than low-income elderly
housing elsewhere,based upon the findings in the Report, Parking in the Downtown Core.
cc: Alex Pietsch
Jay Covington
Rebecca Lind
Don Erickson
H:\EDNSP\Title IV\Multiple Zone Amends\Parking\CD Parking Study\2004\Council DT Rev Parking Issue Paper.doc
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING SECTION 4-4-080 OF CHAPTER 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 CREATING PARKING STANDARDS
FOR DEVELOPMENT IN THE DOWNTOWN CORE.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I. Section 4-4-080.B.1 of Chapter 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" is hereby amended to read as
follows:
1. Applicability
a. Within the Downtown Core(as depicted in RMC Section 4-4-080.C): This
Section, except for subsections 4-4-080.F.1 through F.9 and 4-4-080.J, shall apply in the
following cases:
i. New buildings or structures. If construction replaces an existing building,
only the area exceeding the area of the original structure shall be used to calculate required
parking.
ii. Building/structure additions. Only the area exceeding the area of the
original structure shall be used to calculate required parking.
b. Outside the Downtown Core: Off-street parking, loading areas, and driveways
shall be provided in accordance with the provisions of this Section in the following cases:
1
Nuto
ORDINANCE NO.
i. New Buildings or Structures.
ii. Building/Structure Additions: The enlargement or remodeling of an
existing building/structure by more than one-third(1/3)of the area of the building/structure.
iii. Paving or Striping: The paving of a parking lot with permanent surface, or
sniping a previously unstriped lot.
iv. Change in Use: The change of all or a portion of a building/structure or
land use to a use requiring more parking than the previous use, as specified in subsection F.10 of
this Section, except when located in a shopping center.
v. Activities Requiring Deliveries or Shipments: Uses requiring merchandise
deliveries and/or shipments shall provide adequate permanent off-street loading space in addition
to required parking for the use.
SECTION II. Section 4-4-080.B.4 of Chapter 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"is hereby amended to read as
follows:
4. Future Changes to Parking Arrangement: Any future changes in parking arrangements or
number of spaces must be approved by the Development Services Division.
SECTION III. Section 4-4-080.0 of Chapter 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"is hereby amended to read as follows:
2
`' ORDINANCE NO. `"e
C. DOWNTOWN CORE AREA MAP:
Downtown Core Area
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SECTION IV. Sections 4-4-080.E.2 and 3 of Chapter 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"are hereby amended to read as
follows:
2. Off-Site Parking:
a. When Permitted. If sufficient parking is not available on the premises of the use,
a private parking area may be provided off-site, except for single and two (2)family dwellings.
b. Agreement Required. A parking agreement insuring that off-site parking is
available for the duration of the use shall be approved by the Development Services Director,
following review by the City Attorney.
3
IOW 41400
ORDINANCE NO.
c. Additional Information Required: The Development Services Division shall
review the following as part of the permit process:
i. A letter of justification addressing the need for off-site parking and
compatibility with the surrounding neighborhood.
ii. A site plan showing all dimensions of parking spaces, aisles, landscaping
areas, adjacent street improvements, curb cuts, and on-site and adjacent uses and buildings.
d. Fees: No charge for use of such parking area shall be made in any
residential zone except on a weekly or monthly basis.
e. Maximum Distance to Off-Site Parking Area:
i. All Zones Within the Downtown Core: No distance requirements apply
when both the use and off-site parking are located within the Downtown Core.
ii. Within the UCN 1 and UCN 2 Zones: Off-site parking shall be within
five hundred feet (500')of the building or use if it is intended to serve residential uses, and
within one thousand five hundred feet(1,500')of the building or use if it is intended to serve
nonresidential uses.
iii. All Other Zones: Off-site parking shall be within five hundred feet(500')
of the building or use if it is intended to serve residential uses, and within seven hundred fifty
feet (750')of the building or use if it is intended to serve nonresidential uses.
f. Transportation Management Plan Exception: The Planning/Building Public
Works Department may modify the maximum distance requirements if a Transportation
Management Plan or other acceptable transportation system will adequately provide for the
parking needs of the use and the conditions outlined in RMC 4-9-250.D.2 are met.
3. Joint Use Parking Facilities:
4
ORDINANCE NO.
a. When Permitted: Joint use of parking facilities may be authorized only for
those uses that have dissimilar peak-hour demands.
b. Agreement Required. A parking agreement insuring that joint use parking is
available for the duration of the uses shall be approved by the Development Services Director,
following review by the City Attorney.
c. Maximum Distance to Joint Use Parking:
i. All Zones Within the Downtown Core: No distance requirements apply
when both the use and joint use parking are located within the Downtown Core.
ii. Within the UCN 1 and UCN 2 Zones: Joint use parking shall be within
seven hundred fifty feet(750')of the building or use if it is intended to serve residential uses,
and within one thousand five hundred feet (1,500')of the building or use if it is intended to serve
nonresidential uses.
iii. All Other Zones: Joint use parking shall be within seven hundred fifty
feet (750')of the building or use it is intended to serve.
d. Special Provisions for Subdivision of Shopping Center: Parking areas in shopping
centers may operate as common parking for all uses. If a shopping center is subdivided,
easements and/or restrictive covenants must grant use and provide for maintenance of common
parking and access areas.
SECTION V. Section 4-4-080.F.7.b, of Chapter 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" is hereby amended to read as
follows:
5
ORDINANCE NO.
b. Landscape Approval Required: All landscaping under this Section is subject to
approval by the Development Services Division.
SECTION VI. Section 4-4-080.F.10.e of Chapter 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"is hereby amended to read as
shown in Exhibit A, attached.
SECTION VII. This ordinance shall be effective upon its passage, approval, and
30 days after publication.
PASSED BY THE CITY COUNCIL this day of , 2004.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2004.
Kathy Keolker-Wheeler,Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
ORD.1089:12/12/03:ma
6
EXHIBIT A
e. Parking Spaces Required Based on Land Use: Modification of these minimum or
maximum standards requires written approval from the Planning/Building/Public Works
Department (see RMC 4-9-250).
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed occupancies: The total requirements for off-street parking
(2 or 3 different uses in the same building or facilities shall be the sum of the requirements
sharing a lot. For 4 or more uses, see for the several uses computed separately,
`shopping center' requirements). unless the building is classified as a "shopping
center" as defined in RMC 4-11-190.
Uses not specifically identified in this Planning/Building/Public Works Department
Section: staff shall determine which of the below uses is
most similar based upon staff experience with
various uses and information provided by the
applicant. The amount of required parking for
uses not listed above shall be the same as for
the most similar use listed below.
RESIDENTIAL USES OUTSIDE OF DOWNTOWN CORE:
Detached and semi-attached dwellings: A minimum of 2 per dwelling unit. Tandem
parking is allowed. A maximum of 4 vehicles
may be parked on a lot, including those
vehicles under repair and restoration, unless
kept within an enclosed building.
Bed and breakfast houses: 1 per guest room. The parking space must not
be located in any required setback.
Manufactured homes within a manufactured A minimum of 2 per manufactured home site,
home park: plus a screened parking area shall be provided
for boats, campers, travel trailers and related
devices at a ratio of 1 screened space per 10
units. A maximum of 4 vehicles may be parked
on a lot, including those vehicles under repair
and restoration, unless kept within an enclosed
building.
1
ORDINANCE NO.
USE NUMBER OF REQUIRED SPACES
Congregate residence: 1 per sleeping room and 1 for the proprietor,
plus 1 additional space for every 4 persons
employed on the premises.
Attached dwellings within the CD, RM-U, 1.8 per 3 bedroom or larger dwelling unit;
RM-T, UCN-1, UCN-2 Zones and within that 1.6 per 2 bedroom dwelling unit;
portion of the CS Zone lying within District
C of the Suburban and Neighborhood 1.2 per 1 bedroom or studio dwelling unit.
Center Residential Bonus District: RM-T Zone Exemption: An exemption to the
standard parking ratio formula may be granted
by the Development Services Director allowing
1 parking space per dwelling unit for
developments of less than 5 dwelling units with
2 bedrooms or less per unit provided adequate
on-street parking is available in the vicinity of
the development.
Attached Dwellings within the RM-N, RM-C 2 per dwelling unit where tandem spaces are
and RM-I Zones: not provided; and/or
2.5 per dwelling unit where tandem parking is
provided, subject to the criteria found in
subsection F.8.d of this Section.
Attached Dwellings within all other zones: 1.75 per dwelling unit where tandem spaces
are not provided; and/or
2.25 per dwelling unit where tandem parking is
provided, subject to the criteria found in
subsection F.8.d of this Section.
Attached dwelling for low income elderly: 1 for every 4 dwelling units.
RESIDENTIAL USES IN DOWNTOWN CORE:
Attached dwellings: 1 per unit
Attached dwellings for low income elderly: 1 for every 3 dwelling units.
2
'" ORDINANCE NO.
USE NUMBER OF REQUIRED SPACES
COMMERCIAL ACTIVITIES OUTSIDE OF THE DOWNTOWN CORE, EXCEPT SHOPPING
CENTERS:
Drive-through retail or drive-through Stacking spaces: The drive-through facility
service: shall be so located that sufficient on-site
vehicle stacking space is provided for the
handling of motor vehicles using such facility
during peak business hours. Typically 5
stacking spaces per window are required
unless otherwise determined by the
Development Services Director. Stacking
spaces cannot obstruct required parking
spaces or ingress/egress within the site or
extend into the public right-of-way.
Banks: A minimum of 0.4 per 100 square feet of net
floor area and a maximum of 0.5 per 100
square feet of net floor area except when part
of a shopping center.
Convalescent centers: 1 for every 2 employees plus 1 for every 3
beds.
Day care centers, adult day care (I and II): 1 per employee and 2 loading spaces within
100' of the main entrance for every 25 clients
of the program.
Hotels and motels: 1 per guest room plus 2 for every 3 employees.
Mortuaries or funeral homes: 1 per 100 square feet of floor area of assembly
rooms.
Vehicle sales (large and small vehicles) 1 per 5,000 square feet. The sales area is not
with outdoor retail sales areas: a parking lot and does not have to comply with
dimensional requirements, landscaping or the
bulk storage section requirements for setbacks
and screening. Any arrangement of motor
vehicles is allowed as long as:
• A minimum 5' perimeter landscaping
area is provided;
• They are not displayed in required
landscape areas; and
• Adequate fire access is provided per
Fire Department approval.
3
ORDINANCE NO.
Vehicle service and repair(large and small 0.25 per 100 square feet of net floor area.
vehicles):
USE NUMBER OF REQUIRED SPACES
Offices, medical and dental: 0.5 per 100 square feet of net floor area.
Offices, general: A minimum of 3 per 1,000 feet of net floor area
and a maximum of 4.5 parking spaces per
1,000 square feet of net floor area.
Eating and drinking establishments and 1 per 100 square feet of net floor area.
taverns:
Eating and drinking establishment 1 per 75 square feet of net floor area.
Combination sit-down/drive-through
restaurant:
Retail sales and big-box retail sales A maximum of 0.4 per 100 square feet of net
floor area, except big-box retail sales, which is
allowed a maximum of 0.5 per 100 square feet
of net floor area if shared and/or structured
parking is provided.
Services, on-site (except as specified A maximum of 0.4 per 100 square feet of net
below): floor area.
Clothing or shoe repair shops,furniture, 0.2 per 100 square feet of net floor area.
appliance, hardware stores, household
equipment:
Uncovered commercial area, outdoor 0.05 per 100 square feet of retail sales area in
nurseries: addition to any parking requirements for
buildings.
Recreational and entertainment uses:
Outdoor and indoor sports arenas, 1 for every 4 fixed seats or 1 per 100 square
auditoriums, stadiums, movie theaters, and feet of floor area of main auditorium or of
entertainment clubs: principal place of assembly not containing fixed
seats, whichever is greater.
Bowling alleys: 5 per alley.
Dance halls, dance clubs, and skating 1 per 40 square feet of net floor area.
rinks:
Golf driving ranges: 1 per driving station.
Marinas: 2 per 3 slips. For private marina associated
with a residential complex, then 1 per 3 slips.
Also 1 loading area per 25 slips.
Miniature golf courses: 1 per hole.
4
ORDINANCE NO.
USE NUMBER OF REQUIRED SPACES
Other recreational: 1 per occupant based upon 50% of the
maximum occupant load as established by the
adopted Building and Fire Codes of the City of
Renton.
Travel trailers: 1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE DOWNTOWN CORE EXCEPT SHOPPING
CENTERS:
All uses allowed in the CD zone except for 1 space per 1,000 square feet of net floor area.
the following uses:
Excepted Uses: Convalescent center,
drive-through retail, drive-through service,
hotels, mortuaries, indoor sports arenas, Excepted Uses follow the standards applied
auditoriums, movie theaters, entertainment outside the Downtown Core.
clubs, bowling alleys, dance halls, dance
clubs, and other recreational uses.
SHOPPING CENTERS;
Shopping centers (includes any type of A minimum of 0.4 per 100 square feet of net
business occupying a shopping center): floor area and a maximum of 0.5 per 100
square feet of net floor area. In the UCN-1 and
UCN-2 Zones, a maximum of 0.4 per 100
square feet of net floor area is permitted unless
structured parking is provided, in which case
0.5 per 100 square feet of net floor area is
permitted. Drive-through retail or drive-through
service uses must comply with the stacking
space provisions listed above.
INDUSTRIAUSTORAGE ACTIVITIES:
Airplane hangars, tie-down areas: Parking is not required. Hangar space or tie-
down areas are to be utilized for necessary
parking. Parking for offices associated with
hangars is 1 per 200 square feet.
•
Manufacturing and fabrication, Iaboratories,A minimum of 0.1 per 100 square feet of net
and assembly and/or packaging operations:floor area and a maximum of 0.15 spaces per
100 square feet of net floor area (including
warehouse space).
5
ORDINANCE NO.
USE NUMBER OF REQUIRED SPACES
Self service storage: 1 per 3,500 square feet of net floor area.
Maximum of three moving van/truck spaces in
addition to required parking for self service
storage uses in the RM-I Zone.
Outdoor storage area: 0.05 per 100 square feet of area.
Warehouses and indoor storage buildings: 1 per 1,500 square feet of net floor area.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions: 1 for every 5 seats in the main auditorium,
however, in no case shall there be less than 10
spaces. For all existing institutions enlarging the
seating capacity of their auditoriums, 1 additional
parking space shall be provided for every 5
additional seats provided by the new
construction. For all institutions making structural
alterations or additions that do not increase the
seating capacity of the auditorium, see "Outdoor
and indoor sports arenas, auditoriums, stadiums,
movie theaters, and entertainment clubs."
Medical institutions: 1 for every 3 beds, plus 1 per staff doctor, plus 1
for every 3 employees.
Cultural facilities: 4 per 100 square feet.
Public post office: 0.3 for every 100 square feet.
Secure community transition facilities: 1 per 3 beds, plus 1 per staff member, plus 1 per
employee.
Schools:
Elementary and junior high: 1 per employee. In addition, if buses for the
transportation of students are kept at the school,
1 off-street parking space shall be provided for
each bus of a size sufficient to park each bus.
Senior high schools: public, parochial and 1 per employee plus 1 space for every 10
private: students enrolled. In addition, if buses for the
private transportation of children are kept at the
school, 1 off-street parking space shall be
provided for each bus of a size sufficient to park
each bus.
6
'4'1°' ORDINANCE NO.
USE • NUMBER OF REQUIRED SPACES
Colleges and universities, arts and crafts 1 per employee plus 1 for every 3 students
schools/studios, and trade or vocational residing on campus, plus 1 space for every 5
schools: day students not residing on campus. In
addition, if buses for transportation of students
are kept at the school, 1 off-street parking
space shall be provided for each bus of a size
sufficient to park each bus.
7
Nowell
December 15,2003 Renton City Council Minutes Page 471
Zoning: 2003 Annual Update An ordinance was read adopting the 2003 amendments to the zoning
of Zoning Book&Wall Map classifications of properties located within the City of Renton. MOVED BY
BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 12/22/2003.
CARRIED.
Planning: Multi-Family An ordinance was read amending Chapter 1,Administration and Enforcement,
Property Tax Exemption of Title IV(Development Regulations) of City Code to establish a property tax
exemption incentive for the development of multi-family housing in targeted
areas. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
12/22/2003. CARRIED.
Development Services: Real An ordinance was read amending Chapter 1, Administration and Enforcement;
Estate Sign Code Amendments Chapter 4, Citywide Property Development Standards; and Chapter 11,
Definitions; of Title IV(Development Regulations)of City Code regarding real
estate signs. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
12/22/2003. CARRIED.
Planning: Downtown Core An ordinance was read amending Section 4-4-080, of Chapter 4, Citywide
Off-Street Parking Property Development Standards, of Title IV(Development Regulations)of
Requirements City Code by creating parking standards for development in the downtown
core. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
12/22/2003. CARRIED.
he following ordinances were presented for second and final reading and
adoption:
Ordinance#5049 An ordinance was read providing for the 2003 year-end Budget adjustments in
Budget: 2003 Year-End the total amount of$9,176,407. MOVED BY PARKER, SECONDED BY
Adjustments CORMAN, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL:
ALL AYES. CARRIED.
Ordinance#5050 An ordinance was read adopting the annual City of Renton Budget for the year
Budget: 2004 Annual City of 2004 in the total amount of$146,500,500. MOVED BY PARKER,
Renton SECONDED BY NELSON,COUNCIL ADOPT THE ORDINANCE AS
READ. ROLL CALL: ALL AYES. CARRIED.
Ordinance#5051 An ordinance was read increasing the 2004 athletic field light fees. MOVED
Community Services: Athletic BY PARKER, SECONDED BY NELSON, COUNCIL ADOPT THE
Field Light Fees ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED.
Ordinance#5052 An ordinance was read increasing the 2004 boat launch fees at Gene Coulon
Community Services: Gene Memorial Beach Park. MOVED BY PARKER, SECONDED BY NELSON,
Coulon Park Boat Launch Fees COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL
AYES. CARRIED.
Ordinance#5053 An ordinance was read amending Chapter 5-1, Fee Schedule, of Title V
Community Services: Henry (Finance and Business Regulations)of City Code by setting the admission fees
Moses Aquatic Center Fees for the Henry Moses Aquatic Center. MOVED BY PARKER, SECONDED
BY NELSON,COUNCIL ADOPT THE ORDINANCE AS READ. ROLL
CALL: ALL AYES. CARRIED.
*nuary 27,2003 Renton City Council Minutes Page 40
The Committee also recommended that the ordinance regarding the proposed
amendment be presented for first reading upon its introduction. Upon passage
of the ordinance, the Committee further recommended approval for sewer
connection outside the City limits by Mr.Williams,to connect three existing
lots that are within the City's existing SAD boundary for 80th Ave. S.,but
outside of its PAA.*
In response to Mayor Tanner's question whether the West Hill area water and
sewer district's(Skyway Water and Sewer District)plans to extend its sewer
service area to encompass the subject properties has been completed,
Planning/Building/Public Works Administrator Gregg Zimmerman reported
that the district has agreed to extend its service; however,the City has not yet
received a formal agreement.
In response to Councilman Parker's inquiry as to what current City Code
allows,Mr. Zimmerman stated it allows sewer service connection outside the
City limits to a preexisting single-family lot,and the proposed amendment
allows connection to multiple existing lots.
*MOVED BY CORMAN,SECONDED BY KEOLKER-WHEELER,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Utility: Apollo Lift Station, Utilities Committee Chair Corman presented a report regarding the transfer of
Transfer of Ownership to City ownership of the Apollo Lift Station. The Committee concurred in the
recommendation of the Planning/Building/Public Works Department that
Council approve the resolution authorizing the Mayor and City Clerk to execute
the agreement for the transfer of sewer facilities, which allows for the transfer
of the Apollo Lift Station,to Renton. MOVED BY CORMAN, SECONDED
BY CLAWSON,COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED. (See page 42 for resolution.)
Planning &Development Planning and Development Committee Vice Chair Clawson presented a report
Committee regarding big-box retail use in the Center Office Residential(COR)3 Zone.
Planning: Center Office The Committee met on January 16th to review the proposed zoning text
Residential 3 Zone,Big-Box amendment to add big-box retail use to the COR 3 Zone. The Committee
Retail recommended adoption of the Planning Commission recommendation adding
this use, subject to Note#71, "Big-box retail to be permitted in the COR 3
Zone,east of Garden Ave.N. and north of N. 8th St." The Committee further
recommended that a public hearing regarding this matter be set on February 10,
2003.
The Committee also raised the issue of how wireless communication facilities
are permitted in the COR 3 Zone,noting that future mapping of this zone in
areas within the Employment Area-Transition Comprehensive Plan designation
could lead to development with both residential and commercial activity,
including wireless communication. The Committee concurred that this issue
requires additional review and recommended that it be referred to the Title IV
(Development Regulations)docket amendment process for analysis of how
wireless facilities are treated in all mixed use zones. MOVED BY CLAWSON,
SECONDED BY PARKER,COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Planning: Downtown Core Planning and Development Committee Vice Chair Clawson presented a report
Off-Street Parking regarding the Downtown Core off-street parking requirements. The Committee
Requirements met to review the ordinance changes for the current parking-exempt Downtown
.r
January 27,2003 �.*lee �r
Renton City Council Minutes Page 41
Core area, and recommended that Council support the following amendments to
the parking requirements for the Downtown Core:
1. Allow exemptions to transfer to new uses and changes of uses occupying
existing square footage.
2. Establish a new minimum standard for new residential uses of one space
per unit within the Core.
3. Increase the standard for low-income elderly housing to 1.0 space per each
three units(0.33 spaces/unit).
4. Establish a new standard for new commercial uses of 1.0 space per 1,000
square feet of gross floor area for most commercial uses.
5. Establish a new standard of 1.0 space per 1,000 square feet of gross floor
area for restaurants and 5.0 spaces for stacking for each station.
6. Adopt existing Citywide standards for most recreational and entertainment
uses with the follow exceptions:
a. A new standard of 15 spaces for each 1,000 square feet of gross
floor area for dance halls,dance clubs, and skating rinks.
7. Adopt a new standard for religious institutions of 1.0 space for each five
seats in the main auditorium,provided that spaces for any church shall not
be less than ten spaces. For all existing religious institutions enlarging the
seating capacity of their auditoriums, 1.0 additional parking space shall be
provided for each five additional seats provided by the new construction, or
ten spaces per 1,000 square feet of gross floor area without fixed seats. For
all churches making structural alterations or additions, which do not
increase the seating capacity of the auditorium, see "outdoor and indoor
sports arena, auditoriums, stadiums,places of public assembly,movie
theaters,and entertainment clubs."
8. Allow parking to be provided off-site within the Downtown Core without
distance limitations.
MOVED BY CLAWSON, SECONDED BY KEOLKER-WHEELER,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
ORDINANCES AND The following resolutions were presented for reading and adoption:
RESOLUTIONS
Resolution#3614 A resolution was read calling for the annexation, by election,of contiguous
Annexation: Vuong,Anacortes unincorporated territory to the City of Renton lying in an area generally
Ave NE&NE 10th St bounded by the City of Renton corporate boundary to the west; approximately
the northern edge of NE 10th Pl.,if extended,to the north;the southern edge of
NE 10th St. to the south; and the western edge of 137th Ave.NE,if extended,
to the east(Vuong Annexation). MOVED BY KEOLKER-WHEELER,
SECONDED BY CLAWSON,COUNCIL ADOPT THE RESOLUTION AS
READ. CARRIED.
Resolution#3615 A resolution was read calling for the annexation,by election, of contiguous
Annexation: Falk, S 47th St& unincorporated territory to the City of Renton lying in an area generally
102nd Ave SE bounded by the City of Renton corporate boundary,including S.47th St.,to the
north; SE 185th Pl.,if extended, to the south; 102nd Ave. SE,to the east;
v.r �
APPROVED BY
CITY COUNCIL
Date /-.17=02003
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
January 27,2003
Downtown Core Off-street Parking Requirements
(Referred December 16, 2002)
The Planning and Development Committee met to review ordinance changes for the current
parking exempt Downtown Core area.
The Committee recommends that Council support the following amendments to the parking
requirements for the Downtown Core
1. Allow exemptions to transfer:to new uses and changes'<of uses occupying existing square
footage.
2. Establish a new minimumstandard for new residential uses of one space/unit within the
Core.
3. Increase the standard for low-income elderly housing to 1.0 space per each three units
(0.33 spaces/unit).
4. Establish a new standard for new'commercial uses of 1.0 space per 1,000 squarefeet of
gross floor area for most commercial uses;
5. Establish a new standard of'1.0 space per 1,000 square feet of gross floor area for
restaurants and 5.0 spaces for stacking for each station.
6. Adopt existing citywide standards for most Recreational and Entertainment Uses with the
following exceptions:
a. A new standard of 15 spaces for each 1,000 square feet of gross floor area for
dance halls, dance clubs and skating rinks.
7. Adopt a new standard for religious institutions of 1.0 space for each 5 seats in the main
auditorium, provided that spaces for any church shall not be less than 10 spaces. For all
existing religious institutions enlarging the seating capacity of their auditoriums, 1.0
additional parking space shall be provided for each 5 additional seats provided by the new
construction or 10 spaces per 1,000 square feet of gross floor area without fixed seats. For
all churches making structural alterations or additions, which do not increase the seating
capacity of the auditorium, see "outdoor and indoor sports arena, auditoriums, stadiums,
places of public assembly,movie theaters, and entertainment clubs."
01/16/03 2
8. Allow parking to be provided off-site within the Downtown Core without distance
limitations.
1 .).(//4
Terri Bnere Chair
awson, , Chair
10A110
King Parker,Member
nY
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4
f� 7ib`ia 6r 44
cc: Alex Pietsch
Rebecca Lind
•
Downtown Core Off-street Parking Recommendations\ Rev 01/02 bh
Noe
January 27,2003 Renton City Council Minutes Page 34
•
Joe MacKenzie, 18533 102nd Ave. SE,Renton,98055, and Louis Longo,
18509 102nd Ave. SE,Renton,98055,expressed their desire to remain in King
County.
Curtis Schuster, 12320 NE 8th St.,Suite 100,Bellevue, 98005,representing
KBS Development Corporation, stated that he is in the same situation as Mr.
McNair, and wants the City to consider the original annexation.
Fred Gustafson, 18439 102nd Ave. SE,Renton, 98055, stated that he resides in
the proposed annexation area and is in favor of the annexation. He expressed
his desire to be represented by the City of Renton,rather than by King County.
Judy Richardson, 18816 102nd Ave. SE,Renton,98055, stated that although
she is not directly impacted by the proposed annexation, she wanted to point
out that the site is on a dead end and there is no other way in and out of the
property except by 102nd Ave. SE or SE 186th St. Both of those streets are in
King County;therefore,Renton's fire and police personnel must go through
King County to get to the site. Ms.Richardson also pointed out that there is a
seasonal stream on the east side of the site, and expressed concern about future
development of that stream site.
Stephen A.Beck, 19129 SE 145th St.,Renton, 98055, applicant for the Falk
Annexation,expressed his fear that a larger annexation would not be
successful; and for that reason,he chose to go forward with the annexation as
proposed.
Councilman Clawson noted that it may take some time to educate the
neighboring residents about the annexation process,and recommended that
Council take action on the annexation as proposed.
There being no further public comment, it was MOVED BY PARKER,
SECONDED BY CORMAN,COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED.
MOVED BY KEOLKER-WHEELER,SECONDED BY PERSSON,
COUNCIL: ADOPT A RESOLUTION AUTHORIZING AN ANNEXATION
ELECTION TO CONSIDER THE FALK AND GUSTAFSON PROPERTIES
AND ABUTTING 102ND AVE. SE RIGHT-OF-WAY TO THE CITY;
CONDITION THE ACCEPTANCE OF THE ANNEXATION ON PROPERTY
OWNERS WITHIN THE ANNEXATION AREA ASSUMING THEIR FAIR
SHARE OF THE CITY'S OUTSTANDING INDEBTEDNESS;REQUIRE
THE APPLICANT TO REIMBURSE THE CITY FOR COSTS ASSOCIATED
WITH HOLDING THE ELECTION; SUPPORT R-8 PREZONING FOR THE
SITh;AND AUTHORI7F THE ADMINISTRATION TO SUBMIT THE
NOTICE OF INTENT PACKAGE TO THE BOUNDARY REVIEW BOARD.
(See page 41 for resolution.)
Council President Keolker-Wheeler encouraged those citizens interested in
annexing to the City of Renton to contact City staff.
Planning: Downtown Core This being the date set and proper notices having been posted and published in
Off-Street Parking accordance with local and State laws,Mayor Tanner opened the public hearing
Requirements to consider the proposed amendments to the Downtown Core off-street parking
•VA requirements.
Don Erickson, Senior Planner,explained that the 83-acre Downtown Core area
is currently exempt from all parking requirements and parking, when imposed,
January 27,2003 Renton City Council Minutes Page 35
is required as mitigation through the SEPA(State Environmental Policy Act)
process. The proposed amendments are recommended for the following
reasons: SEPA imposed parking lacks predictability or standards;minimum
off-street parking standards are needed to improve predictability and to replace
parking lost to new development;and high occupancy uses generate a
disproportionate demand for parking(dance clubs,dance halls, theaters,and
churches).
Stating that the proposed new urban(city center)standards provide for greater
flexibility and protect existing buildings from becoming non-conforming uses,
Mr.Erickson pointed out that the additional parking demand can be partially
met through better management of the on-street parking supply. He reported
that upon review of other jurisdiction's parking standards,it was determined
that parking can be reduced significantly in urban centers served by good public
transit and pedestrian friendly streets. Mr.Erickson noted that smaller sized
cities with good transit and pedestrian friendly streets found lower parking
ratios adequate.
Continuing,Mr. Erickson reviewed the City Code amendments proposed for the
Downtown Core which include residential and commercial uses,and assembly
and high occupancy uses. He noted that existing commercial and residential
uses would continue to be exempt from the City's parking provisions as long as
they do not expand in size. If an existing building's use is expanded through an
addition to the building, parking is only required for that addition. Mr.
Erickson stated that staff recommends approval of the proposed City Code
amendments to Sections 4-4-080B,4-4-080E,and 4-4-080F.10.e of the Parking,
Loading,and Driveway Regulations.
Audience comment was invited. There being none,it was MOVED BY
CORMAN, SECONDED BY KEOLKER-WHEELER, COUNCIL CLOSE
THE PUBLIC HEARING. CARRIED. (See page 40 for Planning&
Development Committee report.)
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 2003 and beyond. Items noted
included:
* Mayor Tanner's recently delivered 2003 State of the City address is
available on the City's website at www.ci.renton.wa.us and will also be
cablecast on cable channel 21 in early February.
* Valley Community Players presents Dial "M"for Murder at Carco Theatre,
from January 31st through February 23rd.
* The new traffic signals along S. 2nd St. are now in operation. These
signals include a signal arm extending over the intersections,thereby
improving visibility of the signals and traffic safety.
* City of Tukwila staff has verbally informed Renton that the opening of S.
180th St./SW 43rd St. will occur in July rather than May,2003.
AJLS: 2003 State of the City Councilman Corman commended Mayor Tanner on his 2003 State of the City
Address,Mayor's Presentation address,noting that it is an honor to be part of the work that was presented.
•
G•
‘e.‘Nr-v0
DOWNTOWN CORE PARKING CODE AMENDMENTS
PUBLIC HEARING
JANUARY 27TH,2003
The Administration is proposing amendments to the parking requirements to address changing
conditions in the Downtown Core. This area is exempt from the City's Parking, Loading and
Driveway Regulations (4-4-080) although parking is frequently required as mitigation through the
SEPA process.
The City conducted a study of downtown parking in the summer and fall of 2001 and identified a need
for additional parking for new developments occurring in the downtown. One of the reasons for this is
that existing at grade parking lots are often the first sites to redevelop.
The proposed recommendations suggest a minimum off-street parking standard of 1 space per each
1,000 g.s.f for most new commercial uses and 1 space per new residential unit, regardless of size.
Exceptions are provided for places of public assembly such as theaters, religious institutions, dance
halls, and dance clubs. In addition, businesses with drive through windows such as banks or take-out
food uses have requirements calling for a higher number of spaces. New dance clubs and dance hall
would be required to provide 15 spaces per 1,000 gross square feet and new drive through businesses
would be required to provide 1 space per 1,000 g.s.f plus 5 stacking spaces per window or station.
Places of public assembly such theaters would be required to meet the citywide standards of 1 space
for every four fixed seats and 1 space for each 100 square feet of assembly area not containing fixed
seats. Religious institutions and similar quasi-public facilities would be required to provide 1 space for
each 5 seats in an assembly area and 1 space for each 100 square feet without fixed seats. It should be
noted that these requirements are minimums and developers are allowed to provide whatever parking
they believe desirable over these levels, as the market often requires.
In order to ensure that existing businesses in the Downtown Core remain conforming, existing
buildings continue to be exempt from the City's parking provisions as long as they do not expand in
size. Other provisions in the proposed amendments would continue to exempt required downtown
parking from the Parking Lot Design Standards that regulate stall and aisle dimensions and
landscaping. Limitations on the distance off-street parking could be provided from the use it serves
would also not apply, as long as such parking is located in the Downtown Core area (see map,
attached). Other provisions would increase the amount of off-street parking for low-income senior
housing from 1 space for 4 units to 1 space for 3 units.
Council Hearing Handout 01-27-03.doc\
Downtown Core Area
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Downtown Core Off-street L` I- `'' ,,4 r::r p� V �,-J
Parking Requirements I , 4 i ._`+0 r_., i %r
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Public Hearin : �r , , t ,rI i rt I
January27th,2003 ,. 1 1 l;f r - --1
7:30'PM F.-�� �f Ta'f r ill,1::.
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DOWNTOWN CORE PARKING EXEMPT AREA
Background for Proposed Background for Proposed
Amendments Amendments
• Downtown Core currently exempt from
Parking Code • Owners and tenants make own arrangements
for parking,typically off-site
• Downtown currently has 2,055 off-street
spaces and 387 on-street spaces • Businesses use on-street parking when off
street parking is unavailable
• Parking usually required for larger new
developments through SEPA process
Why Code Amendments ? Code Amendment Options
• SEPA imposed parking lacks predictability or • Citywide standards
standards
-Suburban in character
• Minimum off-street parking standards are •large landscape strips
needed to: •large sized parking spaces and,aisles
— improve predictability •ratios do notreflect alternatives to autos,
such as pedestrian friendly streets and urban
— replace parking lost to new development transit found downtown
• High occupancy type uses generate a • New urban(city center)standards
disproportionate demand for parking -Greater flexibility
-dance clubs,dance halls,theaters,churches -Protect existing buildings from becoming non-
• Downtown redevelopment is successful conforming uses on adoption
1
y..r
Justification for Urban Standards
• Additional parking demand can be partially Administration Code
met through better management of on-street
supply Amendments Proposal for
• Parking can be reduced significantly in Downtown Core
urban centers served by good public transit
and pedestrian friendly streets
• Smaller sized cities with good transit and
pedestrian friendly streets found lower
parking ratios adequate
Residential & Commercial Uses Assembly and High Occupancy Uses
• New residential units 1 space per unit,
regardless of size • Assembly uses(churches,theaters,etc)
• Low-income senior housing from 1 space per same as citywide standard except new
4 units to 1 space per 3 units provision for spaces w/o fixed seats
• New commercial,unless otherwise specified • Revisions to citywide standards for high
- 1 space per 1,000 gsf
occupancy uses such as dance clubs and
• Revisions to citywide standards for drive-thru dance halls.
businesses in Downtown Core:
— from 5 spaces per 1,000 gsf to 1 space per 1,000 —from 25 spaces per 1,000 gsf to 15 spaces per
gsf pks 5 stacking spaces per window or station 1,000 gsf
Exemptions Existing buildings are
41114r• Existing commercial uses and residential : grandfathered
units continue to be exempt ��
Figure 1. Example of Amondo's
• Re-use of existing;,buildings would not and Pickering Appliance Building
trigger parking requirement unless:
—building expanded,or Figure 2. Example of use expanding
—new use exceeded credit from previous use ®/ within existing building. No parking
• Exemption goes with site is required.
—Redevelopment credit equal to number of spaces Figure 3. Example of use expanding
previously exempted ift/ thru an addition to existing building.
—New development,provides new standard minus Parking is only required for addition.
redevelopment credit
2
Other Recommendation
s�t4 requ nrax g • Approve proposed Code Amendments to
t w.. Sections:
• Continue to exempt the Core area from the — 4-4-080B,Scope of Parking,Loading and
provisions of Parking Lot Design Standards Driveway Standards
• Allow off-site parking without distance — 4-4-080E,Location.of Required Parking,and
limitations when located in Core area — 4-4-080F.10.e,Number of Spaces Required
of City's Parking,Loading and Driveway
Regulations
gam _
3
CITY OF RENTON
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 27th day of
January, 2003, at 7:30 p.m. as the date and time for 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:
Downtown Core Off-Street Parking Requirements
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 425-430-6510.
,6 mix J WQ,t 2
Bonnie I. Walton
City Clerk
Published South County Journal
January 17, 2003
Account No. 50640
o Pei 1 ciwt,i(-a m.
January 13,2003 Au. Renton City Council Minutes '1`1 Page 23
maintenance. In conclusion, Mr. Zimmerman reported that the three concerned
agencies are close to reaching an agreement on the matter.
At the request of Ms. Keolker-Wheeler, Community Services Administrator
Jim Shepherd reported that an estimated 11,481 people visited Philip Arnold
Park in 2002.
Ms. Keolker-Wheeler inquired as to whether the Falcon Ridge and Heritage
Hills Homeowners Associations should contribute to the maintenance of the
right-of-way since it is the secondary access point for both developments. Mr.
Zimmerman explained that the maintenance costs are not high due to the low-
quality pavement on the right-of-way, and staff has not addressed the issue of
homeowner association maintenance contributions because the costs are
marginal.
MOVED BY KEOLKER-WHEELER, SECONDED BY PARKER, COUNCIL
REFER THE SEATTLE PUBLIC UTILITIES PIPELINE RIGHT-OF-WAY
AGREEMENT TO COMMITTEE OF THE WHOLE. CARRIED.
Development Services: Fence MOVED BY BRIERE, SECONDED BY PARKER,COUNCIL REFER THE
Height Regulations CITY ATTORNEY CORRESPONDENCE REGARDING THE FENCE
HEIGHT REGULATIONS ORDINANCE TO THE PLANNING&
DEVELOPMENT COMMITTEE. CARRIED.
Planning &Development Planning and Development Committee Chair Briere presented a report
Committee regarding the downtown core off-street parking requirements. The Committee
Planning: Downtown Core recommended that Council set a public hearing on January 27,2003,for
Off-Street Parking consideration of this item. MOVED BY BRIERE, SECONDED BY
Requirements KEOLKER-WHEELER, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Finance Committee Finance Committee Chair Parker presented a report recommending approval of
Finance: Vouchers Claim Vouchers 211362-211611 and two wire transfers totaling
$1,932,761.66; and approval of Payroll Vouchers 42209-42341 totaling
$192,510.01. MOVED BY PARKER, SECONDED BY PERSSON,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Human Resources: Property& Finance Committee Chair Parker presented a report on the review of property
Liability Claims Review and liability claims. This purpose of the review was to determine how and
when the Finance Committee wishes to review property and liability claims
activity. As a result of the discussion, the Finance Committee recommended
that staff transmit certain semi-annual claims activity reports from the
Washington Cities Insurance Authority(WCIA)to the Committee. Staff will
provide a detailed expense report with supporting information periodically with
WCIA billings. Staff will coordinate a meeting and/or presentation regarding
WCIA claims procedures at the Finance Committee's request. MOVED BY
PARKER, SECONDED BY NELSON,COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
Human Services: CDBG Finance Committee Chair Parker presented a report recommending approval to
Specialist Hire at Step E fill the Community Development Block Grant Specialist position, in the Human
Services Division, at Grade 18,Step E. This would be retroactive to December
3, 2002. MOVED BY PARKER,SECONDED BY CORMAN,COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED.
Councilman Parker noted that this position was previously a limited term
position at the same Step E level.
• APPROVED BY 1
CITY COUNCIL
Date; 1/3_ 2003
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
January 13,2003
Downtown Core Off-street Parking Requirements
(Referred December 16,2002)
The Planning and Development Committee recommends that Council set a public hearing for
January 27, 2003 for this item.
Terri Brier Chair - ,
8 k g
t'i 1 Sf 4% 4'fi
D e Chair
King Parker,Mem er
cc: Alex Pietsch
• Rebecca Lind
'December 16,2002 Now Renton City Council Minutes Page 480
ar
located to the north of the apartments,and from Service Linen Supply located
to the south of the apartments,has been reduced. In regards to the noise
produced by I-405,he asked for the City's help in encouraging the State to
construct a sound barrier if I-405 is expanded.
Councilman Corman stated that he would relay Mr. Johnson's noise concerns to
the I-405 Executive Committee, of which he is a member.
CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the
listing. At the request of Councilwoman Keolker-Wheeler, item 6.a. was
removed for separate consideration.
AJLS: Matricula Consular as Administrative, Judicial and Legal Services Department recommended adoption
Legal Identification for of a resolution recognizing the Matricula Consular as legal identification for
Mexican Citizens living in US Mexican citizens living in the United States. Refer to Community Services
Committee.
CAG: 02-166,Maplewood Community Services Department submitted CAG-02-166,Maplewood Golf
Golf Course Cart Path Paving, Course Cart Path Paving; and requested approval of the project, authorization
Northwest Asphalt for final pay estimate in the amount of$44,297.86,commencement of 60-day
lien period,and release of retained amount of$1,960.87 to Northwest Asphalt,
Inc.,contractor,if all required releases are obtained. Council concur.
Plat: Liberty Ridge Phase 4, Development Services Division recommended approval,with conditions,of the
Harrington Ave SE(FP-02- Liberty Ridge Phase 4 Final Plat;33 single-family lots on 9.1 acres located at
126) Harrington Ave. SE, south of NE 3rd and 4th Streets,and east of Edmonds Ave.
NE(FP-02-126). Council concur. (See page 482 for resolution.)
Development Services: Sam's Development Services Division recommended acceptance of the dedication of
Club,Dedication of Roadway roadway encroachment(Benson Rd. S.)onto private property located at 801 S.
Encroachment,Benson Rd S & Grady Way,prior to the transfer of the property from present owner Puget
S Grady Way Western, Inc. to the purchaser, Sam's Club. Council concur.
Planning: Downtown Core Economic Development,Neighborhoods and Strategic Planning Department
Off-Street Parking recommended approval to modify the Downtown Core off-street parking
Requirements Q requirements for new residential uses,and for both new and expanded
commercial uses. Refer to Planning&Development Committee.
Human Services: 2003 General • Human Services Division recommended approval to adopt a revised 2003
Fund Contingency Plan General Fund Contingency Plan for Human Services,as recommended by the
Revision Human Services Advisory Committee, due to an additional$30,700 in funding.
Refer to Community Services Committee.
CAG: 02-159,Maplewood Surface Water Utility Division submitted CAG-02-159,Maplewood Creek
Creek Sedimentation Basin Sedimentation Basin 2002 Maintenance; and requested approval of the project,
2002 Maintenance, Scarsella authorization for final pay estimate in the amount of$1,952.96,commencement
Brothers of 60-day lien period,and release of retained amount of$1,308.50 to Scarsella
Brothers,Inc.,contractor,if all required releases are obtained. Council concur.
Transportation: Eastside Transportation Systems Division recommended approval of the Eastside
Transportation Partnership Transportation Partnership agreement to continue planning and project
Interlocal Agreement coordination efforts of Renton with other Eastside jurisdictions and related
regional agencies. Annual dues are$500. Council concur. (See page 482 for
resolution.)
MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL APPROVE
THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 6.a.FOR
SEPARATE CONSIDERATION. CARRIED.
CITE" OF RENTON COUNCIL AGENDAILL
AI#: (f •
Submitting Data: For Agenda of:
Dept/Div/Board.. Economic Development, December 16, 2002
Neighborhoods and Strategic Planning
Staff Contact Don Erickson (6581) Agenda Status
Consent X
Subject: Public Hearing..
Downtown Core Off-street Parking Requirements Correspondence..
Ordinance
Resolution
Old Business
Exhibits: New Business
Issue Paper and Draft Ordinance Changes Study Sessions
Information
Recommended Action: Approvals:
Refer to the Planning & Development Committee Legal Dept X
Finance Dept
Other
•
Fiscal Impact: None
Expenditure Required... Transfer/Amendment
Amount Budgeted Revenue Generated
Total Project Budget N/A City Share Total Project..
SUMMARY OF ACTION:
Development in the Downtown Core is currently exempt from all parking requirements and
parking, when imposed, is required as mitigation through SEPA rather than through zoning.
Proposed amendments would add parking standards within Title IV development standards for
new construction in the downtown. The intent is to replace the practice of using SEPA for
parking standards with something more predictable that meets the need as the downtown
redevelops.
The new standard would apply only to new square footage created through additions to existing
buildings or new buildings. New residential buildings would need one space per residential unit
and most new commercial uses would require one space per 1,000 square feet of new
construction. Assembly uses e.g. churches, auditoriums, religious and cultural institutions and
dance hall, that attract larger numbers of people, would require higher standards. Drive
through windows would require additional stacking lanes. Low income senior housing would
require .q3\spaces per unit. All uses in the downtown would continue to be exempt from
parking lot design standards code requirements although the Hearing Examiner and staff would
continue to review and condition parking lot design on a case by case basis through the
conditional use permit and site plan review processes.
STAFF RECOMMENDATION:
Concur with the recommendation to refer this item to the Planning & Development Committee.
Rentonnet/agnbill/ bh
CITY OF RENTON
ECONOMIC DEVELOPMENT, NEIGHBORHOODS,
AND STRATEGIC PLANNING DEPARTMENT
MEMORANDUM
DATE: ' December 6, 2002
TO: Toni Nelson, Council President
Council Members
VIA: C ,`Mayor Jesse Tanner
FROM: Alex Pietsch, Acting Administrator
STAFF CONTACT: Rebecca Lind, Planning Manager
Strategic Planning, EDNSP Department
SUBJECT: Downtown Core Off-Street Parking Requirements
ISSUE:
• Should the City's Downtown Core parking exemption provisions be modified by adopting a
parking standard for new residential uses and for both new and expanded commercial uses?
• Should a different standard be required for some commercial uses involving public assembly
such as theaters and churches?
• Should off site parking be allowed in the residential area surrounding the Downtown Core?
(Hereinafter referred to as "Core".)
RECOMMENDATION:
Support the following recommendations of the parking report "Parking in the Downtown Core"
(hereafter referred to as the "Report"):
• Continue the present exemption for existing uses.
• Establish a new minimum standard for residential uses of one space per unit within the Core.
• Adopt a separate standard for units dedicated to low income elderly of one space per three
units within the Core.
• Establish a standard for new commercial uses. Recommended standard: one space per 1,000
square feet of gross area rather than 1.5 spaces per 1,000 square feet as proposed in the
Report. Apply this standard also to expanded square footage for existing uses provided this
is new square footage not already vested by a prior business, rather than to "changes of uses"
as recommended in the Report.
December 10, 2002
Page 2
• Continue to require no maximum parking standard.
Support the following additional recommendations developed by interdepartmental staff, after
review and consideration of the Report.
• Adopt a separate standard for uses involving public "assembly" such as dance halls and
dance clubs. Recommended standard: 15 spaces per 1,000 square feet of gross floor area for
such uses that can occasionally generate very high occupancies. For other places of
assembly such as theaters, auditoriums, and religious and cultural institutions, one space for
every five fixed seats. Where fixed seats are not provided within the assembly area for these
latter uses, one space per 100 square feet of assembly area would be required.
• Continue to exempt the Core area from the provisions of Parking Lot Design Standards.
• Allow parking to be provided off-site without the distance limitations imposed in the existing
code when located in the Core area.
Planning Commission Recommendation:
On October 16, 2002 the Planning Commission reviewed the staff recommendations and
concurred except for two uses where additional information was sought (see attached report).
These included the proposed on-site parking requirement for"restaurants with drive-up
windows" and "dance halls, dance clubs, and skating rinks." The Commission felt that the
current citywide requirement of 13.3 spaces per 1,000 square feet of gross area for "restaurants
with drive-up windows" seemed high in comparison to the 1.0 space per 1,000 square feet of
gross area for regular restaurants. The Commission recommends 5.0 spaces per 1,000 square
feet for such uses. The Commission also felt that the citywide standard of 25 spaces per 1,000
square feet of gross floor area for"dance halls, dance clubs, and skating rinks" was too high.
They felt that that dance halls and dance clubs are typically the types of uses that should be
located in the downtown and because these are typically evening uses they would not conflict
with daytime parking. The Commission recommends 10 spaces per 1,000 square feet for dance
halls/clubs.
Following the Planning Commission action the design team was reconvened to review its
recommended changes. The design team felt that the 5 spaces per 1,000 square feet of gross
floor area for restaurants with drive-up windows needed to be changed so that it was the same as
the requirement for other"drive through businesses" in the Core. In the latter case the 5 required
spaces are "stacking spaces for each station" (or window)rather than per 1,000 square feet of
gross floor area. Similarly, for"dance halls, dance clubs, and skating rinks" the design team
recommended a standard of 15 spaces per 1,000 square feet of gross floor area, based upon
information provided by the Fire Department representative. The following recommendations
reflect these suggested revisions.
Council DT Rev Parking Issue Paper.doc
vow
December 10, 2002
Page 3
Original Staff Planning Commission Revised Staff
Recommendation Recommendation Recommendation
Uses with Drive-up Windows 13.3 spaces per 1,000 sq. 5.0 spaces per 1,000 sq. 1 space per 1,000 gross
ft.of gross floor area ft.of gross floor area sq. ft. and 5 stacking
spaces per station
Dance Halls/Clubs&Skating 25 spaces per 1,000 sq. 10 spaces per 1,000 sq. 15 spaces per 1,000 sq.
Rinks • ft.of gross floor area ft.of gross floor area ft. of gross floor area
BACKGROUND:
The Downtown Core has been exempt from parking and loading requirement since the early
1950s when the City established its first zoning ordinance. Some of reasons for exempting this
area include:
• Most buildings at that time were built out to the street property line and abutted one another,
making off-street parking onsite difficult, if not impossible;
• Public transportation was more heavily utilized and developed in the 1940s and 1950s than it
is today; and,
• The imposition of off-street parking requirements at that time would have been difficult to
implement, making many of these existing buildings legal non-conforming uses.
Today people are more auto-dependent than they were in the past and, as a result, parking
availability is critical to the success of most businesses. Up until a few years ago there was an
adequate supply of both on-street and off-street parking in the area. Recently, however, the
revitalization of the Core began to change the balance between supply and demand for parking.
Existing underutilized parcels are redeveloping with new mixed-use multi-family developments
and businesses are expanding. Additional curb cuts, bus stops and bus holdover areas have also
impacted on-street parking in the downtown. As a result of these changes and the renewed
interest in the downtown, a study was conducted in the second half of 2001 to see if the existing
off-street parking exemption was still justified in the Core.
EDNSP conducted an inventory of both on- and off-street parking in the Core. In addition to this
inventory, the staff began contacting other cities and collecting data on how they dealt with
parking in their older downtown core areas. A great deal of data was collected on what cities
were doing to manage both on- and off-street parking in these areas, including off-street parking
requirements, management of on-street parking, and provisions for off-site parking, including
city sponsored programs such as "pay-in-lieu". These findings were synthesized into the Report,
Parking in Renton's Downtown Core. This report and the input from an interdepartmental
design team became the basis for the current recommendations. A copy of this report is attached.
Residential & Commercial Uses
A major finding of the report is that most cities require some off-street parking in their
downtown centers (see Report: Exhibit A, Parking in the Downtown Core). Typically, in most
cities this is at a lower ratio per use than what is required citywide. The range for residential
Council DT Rev Parking Issue Paper.doc
rrr
December 10, 2002
Page 4
units, for example, based upon the 23 cities surveyed was zero to 2.0 spaces per unit, with an
average-of one space per unit. However, in most of these cities, developers are allowed to
provide additional parking if they feel the market justifies it, as there is no maximum parking
standard.
A second finding of the Report is that housing dedicated to low income elderly generates a lower
parking ratio due to reduced rates of car ownership and usage by residents. However, based on
current experience reported by management for the existing Housing Authority and SHAG
projects, car ownership and guest parking creates a demand exceeding the present citywide
parking standard of one space per four units. The Report (p. 5) recommends that the citywide
standard be increased to one space per three units within the Core to address this need. The
Administration supports this ratio or a higher standard of one space two units within the Core.
The third major finding of the Report addresses commercial uses. Cities included in the survey
have commercial parking standards ranging from zero to four spaces per 1,000 square feet of
leasable area (see Report Exhibit B, Downtown Commercial Parking Requirements). The Report
documents that the standards for off-street parking space provided in the Core could be less than
required elsewhere in the City, without compromising parking availability. This effect is due to
the number of existing parking spaces plus the influence of the new pedestrian oriented
downtown development. The Core has improved access to public transportation with its new
Transit Center and increased parking supply as a result of the new 575-space municipal parking
garage.
Based upon these findings, the Administration supports a minimum ratio of one space per
dwelling unit and 1.0 space per 1,000 gross square feet for most commercial uses. The
commercial ratio is lower than the 1.5/1000 standard originally proposed in the Report. The City
interdepartmental team recommended a reduction in this ratio to reflect the methodology used to
calculate gross usable area. Both commercial and residential standards would be "minimum"
rather than "maximum" requirements. The technique of limiting the amount of parking provided
through adoption of parking "maximum" was also reviewed in the study. The Report
recommends not enacting maximums, as there is no identified need to restrict parking supply at
this time. The Administration continues to support that position.
Without a parking "maximum", developers can provide additional parking if financially feasible
to respond to the market.
Specialized Assembly Uses
Discussion of the range of uses and activities allowed in the Core lead the City interdepartmental
team to a more thorough review of the commercial standards than originally analyzed in the
Report.
Some uses that involve assembly of people typically generate a greater demand for off-street
parking, because of the number of users. A large assembly use in the downtown could use a
disproportionate amount of existing parking. The Administration supports using a higher
standard for these uses but believes that the City's more stringent citywide off-street parking
standard of one space per 40 square feet for dance halls is too high for the Core. Instead, the
Council DT Rev Parking Issue Paper.doc
December 10, 2002
'Page 5
Administration supports a ration of 15 spaces per 1,000 square feet, as recommended by the
design team. The Administration also supports one space per 4 fixed seats or 1 space per 100
square feet of assembly area without fixed seats for theaters, auditoriums, and religious and
cultural facilities not containing fixed seats, be required.
Parking Design Standards
The existing downtown parking exemption applies to provisions such as parking space
dimensions, loading, number, size and dimensions, parking lot layout and aisle, landscaping, and
compact spaces. The Administration supports retaining the current exemption to preserve
flexibility needed to create workable parking solutions for new projects. Practical adaptation of
development standards can help maximize parking supply. Existing code reflects a suburban
standard that cannot be achieved in an urban context without compromising other goals.
Imposition of the City's existing standards on all new development would increase the amount of
land required for each parking space. Most new development will go through Site Plan review,
so the provisions for parking lot screening; lighting and layout that increase compatibility
between uses could be adequately addressed through that process.
"Off-Site" Parking
Existing code includes a provision allowing property owners or business owners who cannot
provide code mandated parking on their site to lease or contract for"off-site" parking within 500
feet for residential uses and 750 feet for commercial uses. The Core is currently exempted from
these provisions. While some businesses in the Core do have informal "off-site"parking
arrangements these agreements are based on market demand rather than a code requirement.
Upon repeal of the parking exemption for new uses, it is probable that more businesses will need
these provisions, and the ensuing agreements will be formalized. The "off-site" parking section
of code would be used, for example, for new businesses to get credit toward required parking by
leasing space in the new municipal parking garage. The question is whether the 500 and 750-
foot distance standards are realistic and desirable for the Core. The consensus of the
interdepartmental team was that flexibility should be retained as much as possible to avoid the
need for variances or parking modifications. The interdepartmental staff recommended that
within the Core area "off-site" parking continue to be exempted from the 500 foot and 750 foot
distance standards, allowing such parking to be farther away if the market supports it. It should
be noted, however, that formal off-site parking agreements are only allowed in the commercially
zoned (CO) parts of the Core area.
The zoning code does not currently allow the creation of private parking lots in residential areas
for "off-site" parking from a different zone. This restriction eliminates some pressure on
residentially zoned areas but does not prevent business users from continuing to utilize on-street
parking in residential areas. (Some cities have adopted on-street permit parking in residential
areas where this is a problem.) Also, this current restriction only applies to formalized
agreements allowing code-required parking off-site. The existing code and Administration
recommendation would allow "off-site"parking in the Commercial Arterial zone along the
Rainier corridor, for example.
Council DT Rev Parking Issue Paper.doc
December 10, 2002
Page 6
CONCLUSION:
In order to remain competitive in the region, new development in the Downtown Core should be
required to provide some off-street parking, although at a more urban (lower) standard than they
would provide elsewhere in the City. Existing buildings, as long as they do not expand, and the
uses within them, whether existing or new, should continue to be exempt from off-street parking
standards. Parking lot design standards should also continue to be exempt throughout the
Downtown Core since they are based more on suburban development models where land
availability is typically not an issue. Required parking for uses in the Downtown Core should be
allowed off-site as long as its location is within the Downtown Core.
Places of assembly including auditoriums, theaters, banquet halls, and religious institutions
should be required to meet current citywide parking standards so that they do not usurp parking
from other uses in the Downtown Core. Likewise, it is recommended that parking for low-
income elderly housing in the Core be provided at a slightly higher ratio than low-income elderly
housing elsewhere, based upon the findings in the Report, Parking in the Downtown Core.
Attachments(2)
cc: Alex Pietsch
Jay Covington
Rebecca Lind
Don Erickson
Council DT Rev Parking Issue Paper.doc
PLANNING COMMISSION
REPORT
November 6,2002
Downtown Core Off-Street Parking Requirements
(October 16, 2002)
The Commission voted unanimously to accept the Administration's amended
recommendations, as summarized here:
➢ Continue to exempt existing uses in the Downtown Core including commercial square
footage and number of residential units in existing buildings;
➢ Create a new residential minimum standard of one space per residential unit,
regardless of size;
➢ Create a new standard of.33 spaces per unit for low-income elderly housing;
➢ Create a commercial standard of 1.0 space per 1,000 square feet of gross floor area for
most new commercial uses;
➢ Create a standard of 5.0 spaces per 1,000 square feet of gross floor area for restaurants
with drive-up windows;
➢ Create a standard of 10.0 spaces per 1,000 square feet of gross floor area for dance hall
and/or dance clubs;
➢ Adopt the existing citywide standard of 1.0 space per 5 fixed seats and/or 10.0 spaces
per 1,000 square feet of gross floor area without fixed seats for places of public
assembly such as theaters, auditoriums,religious institutions, and banquet hall;
➢ Adopt the existing citywide standard of 5.0 spaces per lane for bowling alleys;
➢ Continue to exempt the Downtown Core from Parking Design Standards;
➢ Continue to exempt the Downtown Core from distance limitations for required parking
provided off-site when such parking is located within the Core; and,
➢ Adopt minor housekeeping amendments clarifying wording for consistency with other
sections of the Code.
Nat ie Dohrn, Acting Chair
cc: Rebecca Lind
Don Erickson
PLANNING COMMISSION REPORT.doc\ Rev 01/02 bh
Section 4-4-80F.10.e.
e. Parking Spaces Required: Based on Land Use: Modification of these minimum
or maximum standards requires written approval from the
Planning/Building/Public Works Department(see RMC 4-9-250).
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed occupancies:
(2 or more uses in the same building) The total requirements for off-street parking facilities
shall be the sum of the requirements for the several
uses computed separately,unless the building is
classified as a"shopping center"as defined in RMC 4-
11-190.
Uses not specifically identified in Planning/Building/Public Works Department staff
this section: shall determine which of the below uses is most
similar based upon staff experience with various uses
and information provided by the applicant.The
amount of required parking for uses not listed above
shall be the same as for the most similar use listed
below.
RESIDENTIAL USES OUTSIDE OF DOWNTOWN CORE:
Detached and semi-attached 2 minimum per dwelling unit.Tandem parking is
dwellings: allowed. A maximum of 4 vehicles may be parked on
a lot,including those vehicles under repair and
restoration,unless kept within an enclosed building.
Bed and Breakfast Houses: One off-street parking space must be provided for each
guest room. The parking space must not be located in
any required setback.
Manufactured or homes within a 2 minimum per manufactured home site,plus a
Manufactured Home Park: screened parking area shall be provided for boats,
campers,travel trailers and related devices in a
secluded portion of the park at a ratio of 1 screened
space for each 10 units. A maximum of 4 vehicles
may be parked on a lot, including those vehicles under
repair and restoration,unless kept within an enclosed
building.
Boarding and lodging houses: 1 per sleeping room and 1 for the proprietor,plus 1
additional space for each 4 persons employed on the
premises.
Attached dwelling for low income 1 for each 4 dwelling units.
elderly:
November 22,2002 1
Section 4-4-80F.10.e. `e'
ATTACHED DWELLINGS(STRUCTURED PARKING) OUTSIDE OF DOWNTOWN CORE:
Resident and guest spaces: Within the CD,RM-U,and RM-T Zones:
1.8 per 3 bedroom or larger dwelling unit;
1.6 per 2 bedroom dwelling unit;
1.2 per 1 bedroom or studio dwelling unit.
RM-T Zone Exemption: An exemption to the
standard parking ratio formula may be granted by
the Development Services Director allowing 1
parking space per dwelling unit for developments
of less than 5 dwelling units with 2 bedrooms or
less per unit provided adequate on-street parking is
available in the vicinity of the development.
Within the RM-N,RM-C and RM-I Zones:
2 per dwelling unit where tandem spaces are not
provided; and/or
2.5 per dwelling unit where tandem parking is
provided,subject to the criteria found in RMC 4-4-
080F.8.d.:
All Other Zones:
1.75 per dwelling unit where tandem spaces are not
provided; and/or
2.25 per dwelling unit where tandem parking is
provided,subject to the criteria found in RMC 4-4-
080F.8.d.:
ATTACHED DWELLINGS(SURFACE PARKING/PRIVATE GARAGE/PUBLIC GARAGE)IN
DOWNTOWN CORE)
Attached dwellings : 1.0 per unit regardless of size
Attached dwelling for low income 1.0 for each three(3) dwelling units
elderly:
COMMERCIAL ACTIVITIES OUTSIDE OF SHOPPING CENTERS AND
DOWNTOWN CORE:
Drive-through businesses which Stacking space:The drive-through facility shall be so
maintain drive-through facilities: located that sufficient on-site vehicle stacking space is
provided for the handling of motor vehicles using such
facility during peak business hours of such a facility as
determined by the Development Services Director.
Stacking spaces cannot obstruct required parking
spaces or ingress/egress within the site.
Driveway location: Entrances and exits shall be
located so as not to cause congestion in any public
right-of-way. Queuing from drive-through windows
cannot extend into the public right-of-way.
November 22,2002 2
Section 4-4-80F.10.e. *it
Banks: A minimum of 0.4 per each 100 feet of gross floor
area and not more than a maximum of 0.5 per each
100 square feet of gross floor area except when part of
a shopping center.
Drive-up windows: 5 spaces for stacking for each
station.
Convalescent centers: 1 for every 2 employees plus 1 for each 3 beds.
Day care centers,adult day care(I 1 for each employee and 2 loading spaces within 100
and II) of the main entrance for every 25 clients of the
program.
Drive-through business: 1 per 50 square feet of gross floor area.
Hotels and motels: 1 per guest room plus 2 for every 3 employees.
Mortuaries or funeral homes: 1 per 100 square feet of floor area of assembly rooms.
Vehicle sales (large and small 1 per 5,000 square feet.The sales area is not a parking
vehicles) Outdoor retail sales lot and does not have to comply with dimensional
areas: requirements,landscaping or the bulk storage section
requirements for setbacks and screening.Any
arrangement of motor vehicles is allowed as long as:
• a minimum 5' perimeter landscaping area is
provided;
• they are not displayed in required landscape areas;
and
• adequate fire access is provided per Fire
Department approval.
Vehicle service and repair(large 0.25 per 100 square feet of gross floor area.
and small vehicles):
Offices,Medical and dental: 0.5 per 100 square feet of gross floor area.
Offices, general: A minimum of 3 per each 1,000 feet of gross floor
area and not more than a maximum of 4.5 parking
spaces per each 1,000 square feet of gross floor area.
Eating and drinking 1 per 100 square feet of gross floor area.
establishments and taverns:
Eating and drinking establishment 1 per 75 square feet of gross floor area.
Combination sit-down-drive-
through restaurant:
Retail sales (except as specified A minimum of 0.4 per each 100 feet of gross floor
below),,bulk retail sales,and on- area and not more than a maximum of 0.5 per each
site services(except as specified 100 square feet of gross floor area.
below):
November 22,2002 3
Section 4-4-80F.10.e. NW'
Clothing or shoe repair shops, 0.2 for each 100 square feet of gross floor area.
furniture,appliance,hardware
stores,household equipment:
RECREATIONAL AND ENTERTAINMENT USES OUTSIDE OF DOWNTOWN:
Outdoor and indoor sports arenas, 1 for every 4 fixed seats or 1 for each 100 square feet
auditoriums,stadiums,movie of floor area of main auditorium or of principal place
theaters,and entertainment clubs: of assembly not containing fixed seats, whichever is
greater.
Bowling alleys: 5 for each alley.
Dance halls,dance clubs,and 1 for each 40 square feet of gross floor area.
skating rinks:
Golf driving ranges: 1 for each driving station.
Marinas: 2 per 3 slips.For private marina associated with a
residential complex,then 1 per 3 slips. Also 1 loading
area per 25 slips.
Miniature golf courses: 1 for each hole.
Other recreational: 1 for each occupant based upon 50%of the maximum
occupant load as established by the adopted Building
and Fire Codes of the City of Renton.
Travel trailers: 1 for each trailer site.
Uncovered commercial area, 0.05 per 100 square feet of retail sales area in addition
outdoor nurseries: to any parking requirements for buildings.
SHOPPING CENTERS OUTSIDE OF DOWNTOWN CORE:
Shopping centers (Includes any A minimum of 0.4 per 100 feet of gross leasable area
type of business occupying a and not more than a maximum of 0.5 per 1,000 square
shopping center): feet of gross leasable area..
Drive-through businesses which Stacking space:The drive-through facility shall be so
maintain drive-through facilities: located that sufficient on-site vehicle stacking space is
provided for the handling of motor vehicles using
such facility during peak business hours of such a
facility as determined by the Development Services
Director. Stacking spaces cannot obstruct required
parking spaces or ingress/egress within the site.
Driveway location: Entrances and exits shall be
located so as not to cause congestion in any public
right-of-way. Queuing from drive-through windows
cannot extend into the public right-of-way.
November 22,2002 4
Section 4-4-80F.10.e.
COMMERCIAL ACTIVITIES IN DOWNTOWN CORE:
Drive-through businesses which Stacking space: The drive-through facility shall be so
maintain drive-through facilities: located that sufficient on-site vehicle stacking space is
provided for the handling of motor vehicles using such
facility during peak business hours of such a facility
as determined by the Development Services Director.
Stacking spaces cannot obstruct required parking
spaces or ingress/egress within the site.
Driveway location: Entrances and exits shall be
located so as not to cause congestion in any public
right-of-way. Queuing from drive-through windows
cannot extend into the public right-of-way.
Banks: A minimum of 1.0 per each 1000 square feet of gross
floor area..
Drive-up windows: 5 spaces for stacking for each
station.
Convalescent centers: 1 for every 2 employees plus 1 for each 3 beds.
Day care centers,adult day care(I 1 for each 1,000 square feet of gross floor area.
and II)
Drive-through business: 1 per 1,000 square feet of gross floor area.
Drive-up windows: 5 spaces for stacking for each
station.
Hotels and motels: 1 per guest room.
Mortuaries or funeral homes: 1 per 1000 square feet of floor area of assembly area.
Vehicle service and repair(large 1 per 400 square feet of gross floor area.
and small vehicles):
Offices,Medical and dental: 1 per 1,000 feet of gross floor area.
Offices,general: 1 per 1,000 feet of gross floor area.
Eating and drinking 1 per 1,000 square feet of gross floor area.
establishments and taverns:
Eating and drinking l per 1,000 square feet of gross floor area.
establishments with drive-up
windows: Drive-up windows: 5 spaces for stacking for each
station.
Retail sales (except as specified 1 per each 1,000 square feet of gross floor area.
below), bulk retail sales,and on-
site services (except as specified
below):
November 22,2002 5
•
Section 4-4-80F.1O.e. ""
COMMERCIAL ACTIVITIES IN DOWNTOWN CORE:
Clothing or shoe repair shops, 1 per each 1,000 square feet of gross floor area.
furniture, appliance, hardware
stores,household equipment:
RECREATIONAL AND ENTERTAINMENT USES IN DOWNTOWN CORE:
Outdoor and indoor sports arenas, 1 for every 4 fixed seats or 1 for each 100 square feet
auditoriums,stadiums,movie of floor area of main auditorium or of principal place
theaters,and entertainment clubs: of assembly not containing fixed seats, whichever is
greater.
Bowling alleys: 1 for every 5 fixed seats and/or 5.0 spaces for each
1,000 square feet of gross floor area.
Dance halls, dance clubs, and 1 for each 66.7 square feet of gross floor area.
skating rinks:
Miniature golf courses: 1 for every 5 fixed seats and/or 10.0 spaces for each
1,000 square feet of gross floor area.
Other recreational: l for each occupant based upon 50%of the maximum
occupant load as established by the adopted Building
and Fire Codes of the City of Renton.
Shopping centers (Includes any type 1 per 1,000 square feet of gross leasable area and not
of business occupying a shopping more than a maximum of 3 per 1,000 square feet of
center): gross leasable area.
PUBLIC/QUASI-PUBLIC ACTIVITIES OUTSIDE OF DOWNTOWN CORE:
Religious institutions: 1 for each 5 seats in the main auditorium,provided
that spaces for any church shall not be less than 10.
For all existing churches enlarging the seating capacity
of their auditoriums, 1 additional parking space shall
be provided for each 5 additional seats provided by the
new construction. For all churches making structural
alterations or add additions, which do not
increase the seating capacity of the auditorium, see
"Outdoor and indoor sports arenas,auditoriums,
stadiums places of public assembly, movie theaters,
and entertainment clubs."
Medical institutions: 1 for each 3 beds,plus 1 for each staff doctor,plus 1
for each 3 employees.
Cultural facilities: 4 for each 100 square feet in office and public use.
Public post office: 0.3 for every 100 square feet.
November 22,2002 6
time
Section 4-4-80F.10.e. '"40
Schools:
Elementary and junior high: 1 for each employee. In addition,if buses for the
transportation of students are kept at the school, 1 off-
street parking space shall be provided for each bus of a
size sufficient to park each bus.
Senior high schools: public, 1 for each employee plus 1 space for each 10 students
parochial and private: enrolled.In addition,if buses for the private
transportation of children are kept at the school, 1 off-
street parking space shall be provided for each bus of a
size sufficient to park each bus.
Colleges and universities,arts and 1 for each employee plus 1 for each 3 students residing
crafts schools/studios,and trade or on campus,plus 1 space for each 5 day students not
vocational schools: residing on campus. In addition, if buses for
transportation of students are kept at the school, 1 off-
street parking space shall be provided for each bus of a
size sufficient to park each bus.
PUBLIC/QUASI-PUBLIC ACTIVITIES WITHIN DOWNTOWN CORE
Religious institutions: 1 for each 5 seats in the main auditorium,provided
that spaces for any church shall not be less than 10.
For all existing religious institutions enlarging the
seating capacity of their auditoriums, 1 additional
parking space shall be provided for each 5 additional
seats provided by the new construction or 10 spaces
per 1,000 square feet of gross floor area without fixed
seats. For all churches making structural alterations or
additions,which do not increase the seating capacity
of the auditorium,see"outdoor and indoor sports
arena,auditoriums, stadiums,places of public
assembly,movie theaters, and entertainment clubs."
Cultural facilities: 4 for each 100 square feet in office and public use.
Public post office: 1 space for every 333 square feet.
Schools:
Colleges and universities, arts and 1 for each employee plus l for each 3 students
crafts schools/studios,and trade or residing on campus,plus 1 space for each 5 day
vocational schools: students not residing on campus. In addition, if buses
for transportation of students are kept at the school, 1
off-street parking space shall be provided for each bus
of a size sufficient to park each bus.
November 22,2002 7
PARKING IIN RENTON'
DOWNTOWN CORE
® ISSUES
e KEY FINDINGS
O RECOMMENDATIONS
® SUMMARY
O CONCLUSION
tY O January 24,2002
a �
tzcz, +
♦ ..n
ECONOMIC DEVELOPMENT, NEIGHBORHOODS & STRATEGIC
N
� ) PLANNING DEPARTMENT,Sue Carlson,Administrator
r.r
PARKING IN RENTON'S DOWNTOWN CORE-ISSUES, KEY FINDINGS,
RECOMMENDATIONS, SUMMARY AND CONCLUSION
Draft: 1/21/02
Preface
As part of our work for the downtown parking study, we reviewed parking code standards from a
number of other jurisdictions, including many Washington cities and a few cities in Oregon and
California. Although we gathered data regarding various commercial parking standards, we focused
our efforts initially on off-street residential parking requirements for the central business districts of
these other jurisdictions. As the study progressed it became apparent that at some point commercial as
well as residential off-street parking would need to be addressed for Renton's Downtown Core.
Issues
A number of issues were considered including:
• Whether the existing parking exempt area in the Downtown Core should be removed or
modified;
• If the parking exempt area is modified, whether new off-street parking standards, if developed,
should apply to existing as well as new uses in the Downtown Core or whether they should
apply only to new development (existing uses would be non-conforming or continue to be
exempt);
• Whether a minimum standard for new residential development in the Downtown Core, should
incorporate existing Code provisions for special housing needs;
• Whether there are other possibly equally important factors than minimum off-street parking
standards that influence the number of parking spaces available in the Downtown Core. Such
factors might include how well existing on-and off-street parking is managed and the location
and accessibility of public parking, whether on-or off-street; and,
• Whether new minimum off-street parking standards for new residential and commercial
development in the Downtown Core should be employed in conjunction with other identified
tools and strategies for ensuring adequate downtown parking.
Key Findings
• The parking exemption in the Downtown Core has served two purposes: 1) allowed
businesses to come and go in the historic core, and 2) minimized creation of surface parking
lots associated with suburban style commercial development. However, as new development
occurs, a need for adequate off-street parking will increase if new businesses are to be viable.
The parking exemption needs to be modified to reflect current efforts to revitalize the
downtown.
• New parking standards developed for the Downtown Core should only apply to new
residential and commercial uses, at this time. The rationale for this approach is: 1) making
existing commercial or residential uses non-conforming is not desirable at this time, and 2)
until the new Downtown Parking Garage is available there are few options for providing
additional parking without major redevelopment and/or displacement of existing uses.
• The Downtown Core currently has approximately 2055 off-street parking spaces and 387 on-
street parking spaces. The addition of the City's new Downtown Parking Garage will bring
the number of off-street spaces up to approximately 2,630.
Parking in Renton's Downtowore `4
2/15/02
• Required off-street parking need not displace traditional urban development patterns if
provisions exist for providing such parking off site. Such provisions include"pay-in-lieu"off-
street parking fee programs and public or leased off site parking facilities (garages and lots).
• Consistent with findings in other cities, off-street parking standards for special needs housing
is usually less than that for conventional residential users. Our research indicated that the
three low-income elderly projects in Renton's Downtown Core(Cedar River Terrace, Spencer
Court, and Cedar River Court Apartments)provided an average of 0.35 spaces per unit.
• Studies elsewhere indicated that there are a number of other factors, besides the minimum off-
street parking requirement, which have a large bearing on the number of spaces available in
downtown areas. Some of these factors include how well existing on-and off-street parking is
managed; and, whether the development community is providing enough parking to meet
market conditions.
• If minimum off-street residential and commercial parking standards are developed as a tool
that is used in conjunction with other downtown parking management tools, lower parking
ratios can be more easily justified than if standards were developed independently.
• Our research indicated that there is no "magic bullet" for residential parking. Rather, we
found that there was a full range of standards ranging from zero to as high as 2.0 spaces per
residential unit depending on density, proximity to public transit, and building
type/configuration (see Exhibit A). Likewise, general retail/service parking varied from zero
to as high as 4 spaces per 1,000 square feet, depending upon the availability of public parking
and proximity to transit(see Exhibit B).
• Many jurisdictions also imposed a maximum on the number of spaces that could be provided,
e.g.Bellevue,Redmond and Tacoma. Whereas such a tool may be important in cities with too
much parking or where they are trying to encourage transit ridership, it could have negative
consequences in a city such as Renton if it prevented developers from providing the amount of
parking they deem necessary to meet market conditions. A parking deficit could result or an
existing deficit could be exacerbated.
Recommendations
Renton has worked hard to encourage new residential development downtown and to make Renton a
preferred place in our region for developers to do business. Consequently, we believe that Renton
should establish downtown residential and commercial parking requirements for new development
that are competitive with other nearby jurisdictions(e.g., Bellevue, Redmond, and Tacoma).
We also believe that once there is consensus on standards for new residential and commercial
development, staff's time and that of the Design Team could be better spent focusing on identifying
appropriate parking management tools to better manage available public parking in the Downtown
Core.
Based on what we have learned to date,we recommend:
• That the City's current parking exemption continue to apply to existing residential and
existing commercial uses in the Downtown Core. Imposing a minimum standard now would
make many of these uses non-conforming and probably slow or stop future renewal or
redevelopment efforts for many of these properties.
• That the City establish a minimum residential parking requirement of 1.0 space per unit
(including guest parking) for new development in the Downtown Core, regardless of unit size
CBD Parking Study Summary4.doc\ 2
Parking in Renton's Downto'.rt Core ..r
2/15/02
or configuration. At least five other Washington cities (i.e., Bellevue, Tacoma, Everett,
Olympia and Vancouver) have an existing downtown residential parking requirement of 1.0
space or less per dwelling unit. New development would be defined as major expansions
(1,000 feet or more of usable floor space) or changes of use. A change of use would occur
when a use changed from one use category to another as shown on the City's Zoning Use
Table(4-2-060).
• That Renton's current standard of 0.25 spaces per unit for low-income elderly units be
increased to 0.35 spaces per unit and be applied to all new low income and special needs
housing in the Downtown Core.
• That the City establish a minimum parking commercial requirement of 1.5 spaces per each
1,000 square feet of usable floor area for new uses (retail, services, offices, etc.) and/or
changes of use in the Downtown Core. A single standard has the advantage that it is easier to
administer, reflecting the fact that commercial spaces often change use over time making
variable standards difficult to enforce.
• That the City establish Pay-in-lieu Parking Program that includes a pay-in-lieu parking fee and
a mechanism for receiving parking fee contributions and investing them in public owned or
leased off-street parking facilities.
• That the City not impose a maximum parking standard at this time.
• That future efforts regarding downtown parking adequacy be focused on identifying
appropriate parking management strategies and tools to help the City more effectively utilize
its existing downtown parking supply (see Exhibit D, Sample Parking Management Tools).
• That the existing Design Team be engaged to support the Transportation Division in
developing recommendations regarding short-term parking management strategies and tools.
• That a new design team or other ad hoc group be convened in the future to address long term
parking management strategies and tools as needed.
Justification
Parking Inventory. Our initial parking inventory, as part of this study, indicated that the Downtown
Core (see Exhibit C, "Parking Summary 2001 Map") has a total of 2,442 parking spaces, of which
2,055 are off-street spaces, and 387 are on-street spaces. On-street parking varies from 1 to 2 hour
limits to areas in which there are no limits as one gets closer to the Cedar River, on the north.
Need for Parking Exempt Zone. A need for additional off-street parking for existing residential and
commercial uses has not been shown at this time. Because of the area's urban setting, the availability
of on-street parking throughout much of the day, and the City's commitment to construct a new 575-
space parking garage downtown parking demand should remain relatively stable for the time being.
Many of the original reasons for exempting existing uses still applies to the older commercial core
where the only way to provide parking on-site would be to tear down many of these older commercial
and mixed-use structures. The imposition of even an urban parking standard for existing commercial
uses could make it more difficult for property owners to lease space, as businesses change. It could
also encourage expansion of surface parking and potentially slow redevelopment of vacant and
undeveloped parcels.
Residential Parking Demand. Whereas there appears to be a need for off-street parking requirements
for new residential and commercial development in the Downtown Core, as demonstrated by the
concerns of the Environmental Review Committee, the amount of parking that should be required is
CBD Parking Study Summary4.doc\ 3
Parking in Renton's Downtovore 11410
2/15/02
relatively low compared to the City's existing standards. Because the majority of redevelopment in
the downtown has been residential, our initial focus should address residential standards. Of the
jurisdictions we contacted, three (Bellingham, Spokane and Portland) have a parking exempt zone for
all new'residential uses in their central business district. Several other jurisdictions have a minimum
of one space or less per residential unit off-street parking requirement (including guest parking),
regardless of unit configuration or square footage for new residential uses. However, some of these
cities also allow developers to provide a greater number of spaces than the minimum, up to a specified
maximum level.
Exhibit A, "Parking in the Downtown Core: Downtown Residential Parking Requirements Survey",
includes the specific downtown off-street residential parking requirements for the jurisdictions we
contacted.The majority of these cities required 1.0 or less space per residential unit in their downtown
centers, regardless of unit size and including guest parking. Redmond requires 1.25 spaces per
residential unit, which includes guest parking. Experience from these other cities indicates that they
generally rely on developers and lenders to ensure that sufficient off-street parking is provided to meet
renter/buyer demand. In fact, some nearby cities (Bellevue and Mercer Island) have imposed parking
maximums to ensure that developers do not provide too much off-street parking. Some cities use
"flexible parking recommendations," which allow a developer to build a more appropriate amount of
parking based upon the specific development's characteristics or those of the area (e.g., proximity to
light rail, transit centers, nearby public parking garages, etc.). Other cities allow off-street parking
reduction credits for proximity to good transit or the availability of on-street parking abutting the site.
Commercial Parking Demand. Longer term, it is also important for the City to address parking
demand as commercial activities intensify. Currently, there is not a large demand for new office
development in the downtown core. Also, given the rent levels in many of the older structures
downtown, the likelihood of major reinvestment appears low at the current time. The ability of
existing tenants to financially address parking demand is limited or non-existent. This, however, will
change in the future.
Exhibit B, "Downtown Core Parking: Downtown Commercial Parking Requirements Survey",
includes the specific downtown off-street commercial parking requirements for Bellevue, Everett,
Gresham, Redmond, Sea-Tac, Tukwila, and Vancouver (WA). Both Redmond and Vancouver have
adopted a uniform commercial parking standard, regardless of use. We believe such an approach
would be easier to administer since commercial uses often change over time. The recommendation for
new commercial uses (retail uses, service uses, offices, etc.) is 1.5 spaces per 1,000 square feet of
usable space. This is generally in line with downtown commercial off-street parking requirements in
other Washington cities such as Everett and Vancouver. Such a requirement would be triggered
whenever there,was a significant change or expansion of an existing use or a new use being developed.
For the purpose of administration, a change of use would be a change from one category of use to
another as shown on the Zoning Use Table (4-2-060). For example, a change from a "retail sales"
category use to a "service" category use would trigger the commercial off-street parking requirement
as would a change from a "service" category use to say, an "office and conference" use category. The
requirement would also apply to all expansions of an existing commercial use comprising 1,000
square feet or more of usable floor area.
To get an estimate of how many new spaces such a new commercial off-street parking requirement
might generate, we can begin by making some assumptions about redevelopment in the Downtown
Core area. Currently, there are approximately 890,000 s.f. of existing commercial uses in the
downtown core. If 50% of these uses redeveloped and resulting new businesses were required to
provide off-street parking at a ratio of 1.5 spaces per 1,000 square feet of usable space, an estimated
567 new off-street parking spaces would be created. In this example, the available Downtown Core
parking inventory would increase from 2,630 spaces to 3,200 spaces. Where such off-street parking
cannot be easily provided on-site or leased nearby, the requirement could also be met through the
recommended Pay-in-lieu Parking Fee program mentioned above.
CBD Parking Study Summary4.doc\ 4
Parking in Renton's Downtown Core `moo
2/15/02
Maximum Parking Standards. Although some cities (Bellevue, Redmond and Tacoma) impose a
maximum as well as a minimum parking standard, it was felt that such an approach would be counter-
productive in Renton's Downtown Core at this time. This is because additional parking (if provided)
would help make up for those uses downtown that currently provide no off-street parking. The City's
new 575 space parking garage will help meet some, but not all, of this existing unmet need. In the
future, however, if there appears to begin to be a surplus of parking, the City may want to consider
imposing some sort of maximum as these other cities have done.
Special Needs Housing. Consistent with other jurisdictions such as Tacoma, that the City continue to
allow for less than 1.0 space per unit for special needs housing (e.g., seniors, assisted living
congregate care or group care homes) based on a showing of actual parking demand provided by the
applicant and/or their consultants. Our research indicated that the actual provision of parking for
current senior projects is 0.35 spaces/unit. Although the housing providers surveyed oppose increasing
the existing standard of 0.25 we are recommending that it be increased to 0.35 spaces/unit, to more
accurately reflecting actual demand.
"Pay In Lieu"Parking Program. The construction of the City's new 575 space parking garage, which
should come on line in early 2003, provides an opportunity for new commercial uses in the downtown
to begin meeting their off-street parking requirements through City programs such as a "pay-in-lieu"
parking. Under such programs, new businesses which cannot easily provide off-street parking on site
typically pay the City a fee equal to a percentage of the estimated cost of providing such parking
spaces. Under most "pay-in-lieu" parking programs such spaces are pooled for the general use of the
public rather than assigned to a specific business.
Management Tools for Improving Downtown Parking Utilization. As part of our research we ran
across a number of parking management tools that other cities have successfully used in the past (see
Exhibit D, "Sample Parking Management Tools"). Other cities (Seattle, Portland, and San Francisco)
have decided to improve the efficiency with which both on- and off-street parking is managed rather
than provide additional new parking. Examples, include better enforcement, limits on the amount of
time one can park on a public street,and attempts to get private lots to price their parking to encourage
shorter term parking.
Some of the parking management tools identified included: signage programs for locating off-street
public parking; district promotion programs funded by merchants and cities. Other examples included
better enforcement and changes in the number of minutes a person is allowed to park free on the street
or the rate they pay to park in public lots, both of which free up spaces for other users. Such actions
tend to increase the supply of short-term parking without having to increase the number of spaces.
Some larger cities (Portland and Seattle) are developing programs to allow unused parking "rights"
(what normally would be required for non-conforming commercial properties)to be transferred to new
developments in the area who want to provide more parking than they would normally be allowed. In
exchange for being allowed to provide a level of parking that exceeds the maximum, developers agree
to make the extra spaces available to the general public for a number of years(typically 10 years).
Comments from Fire Prevention Officers in Selected Cities. As a part of our research we also
contacted the fire prevention personnel in a number of the cities, which had reduced the residential off-
street parking requirement in their downtown districts to 1.0 space per unit,regardless of size. Exhibit
E, "Discussion Notes", is a matrix showing whom we talked to and their comments about the
residential standards. Representatives from Tacoma and Redmond felt that it was too early to tell
what the impacts of these new lower standards will be since they have not yet seen much development
occur under them. Tacoma has built new parking garages in their downtown but has not seen a lot of
new residential development. Similarly, Redmond reported that they are just starting to see new
residential development in their downtown. Everett's Fire Prevention Marshall thought the lower
standard would work where there was sufficient on-street parking to accommodate residents and their
guests after 6:00 PM. He felt that where there were conflicting uses, it might be desirable to have a
CBD Parking Study Summary4.doc\ 5
Parking in Renton's Downto*Core
2/15/02
resident parking permit program to ensure that residents could find on-street parking in the evening
hours. Bellevue's Fire Protection Engineer said that although they haven't seen any major problems,
he preferred their previous approach which established a variable standard based upon the number of
bedrooms provided. He said that some of his inspectors reported that one space per rental unit might
lead to the obstruction of fire lanes.
Conclusion
Based upon this review of a large amount of material on what other cities are doing to manage off-and
on-street parking in their downtown centers, we have concluded that Renton should have a minimum
off-street parking requirement for both new residential and new commercial uses in the Downtown
Core. This is important in addressing an apparent need as well as keeping the City competitive with
other cities in the region. Our findings also indicated that it would be unproductive, at this time, to
impose off-street parking requirements on existing residential or commercial uses, which are
"grandfathered" in. However, whenever these uses change, the city should have the option of
requiring off-street parking,particularly if it has an off-street parking"pay-in-lieu"program in place.
Public efforts such as the City's new 595 space parking garage are expected help meet some of the
existing off-street parking shortfall over the next few years. If the City adopts a commercial use
requirement for new commercial uses in the Downtown Core of 1.5 spaces per 1,000 square feet of
usable space, and half of all existing uses downtown eventually change use, approximately 567 new
off-street spaces would be provided. This would result in a total of 3,197 off-street spaces (including
those from the new garage) in the Downtown Core. This equates to an average of 3.6 spaces per each
1,000 square feet of usable commercial space in the Downtown Core. This is comparable to what
Tukwila and Bellevue require for new uses in their downtowns (see Exhibit B). This ratio is
interesting as Bellevue and Tukwila both have newer downtowns developed at a more auto-oriented
standard than historic downtown Renton.
During the interim there is an opportunity for the City to begin inventorying actual shortages and
developing long-term strategies to address the downtown's parking needs in a more comprehensive
manner. Renton should, like a number of other progressive cities, allow the market to ultimately
determine what is reasonable in terms of the amount of parking necessary for new residential and new
commercial development. By establishing a suggested minimum off-street parking requirement for
new residential of 1.0 space per unit and for new commercial uses (or changes of use) of 1.5 spaces
per 1,000 net square feet, applicants are free to provide as many additional spaces as they think the
market warrants. To be successful this approach relies on new programs such as "pay-in-lieu"
parking, the availability of spaces within the new parking garage, and close monitoring to ensure that
both parking and redevelopment objectives are being achieved in the Downtown Core.
CBD Parking Study Summary4.doc\ 6
Exhibit A
• PARKING IN THE DOWNTOWN CORE
DOWNTOWN RESIDENTIAL PARKING REQUIREMENTS SURVEY
Revised 11-09-01
JURISDICTION DOWNTOWN RESIDENTIAL OFF-STREET
PARKING SPACE REQUIREMENTS1
Washington Cities
Bellingham 0.0 spaces/unit in exempt Central Core Area.
Bellevue (UC2) 1.0 space/unit (min.) and 2.0 spaces/unit (max.). Elsewhere 1.2-1.8
spaces/unit.
Bremerton (UC) Currently CBD core is exempt. Proposing 0.5 spaces/1,000 sq. ft.
Everett (UC) 1.0 space/unit in Downtown District. Elsewhere 1.5-2.0 spaces/unit.
Federal Way (UC) 1.7 spaces/unit
Kent (UC) 1.0 space/unit (efficiency); 1.8 spaces/unit when > 49 units; 2.0/unit < 49
units
Lynnwood (UC) 2.0 spaces/unit. Working on reduced standard for their urban center
Mercer Island 1.0 space/unit to 3.0 spaces/unit (max.) as determined by Code Official
based on proximity to public parking,transit center,etc.
Mill Creek 1.5 spaces/unit within New Town Center
Olympia 0.0 spaces/unit in 24-block exempt Downtown Core Area
Redmond (UC) 1.0 space/unit plus 0.25 spaces/unit for guest parking
SeaTac (UC) 1.0 space/studio unit; 1.5 spaces/1 BR unit; 2.0 spaces/2-3BR unit. 10%
reduction near transit.
Seattle (UC) 1.15-1.50 spaces/unit depending on number of bedrooms provided
Spokane 0.0 spaces/unit in exempt downtown core
Tacoma (UC) 1.0 space/unit
Tukwila (UC) 2.0 spaces/unit(citywide standard)
Vancouver 1.0 space/unit in City Center District. Elsewhere, 1.5 spaces/unit
Out-of-State Cities
Beaverton, OR 1.0 space/unit in Multiple Use Zones. Elsewhere 1.25-1.75 spaces/unit
Gresham,OR 1.0 space/unit
Pasadena,CA 1.0 space unit(<500 s.f.)and 1.5 spaces/unit(>500 s.f.)
Portland,OR 0.0 spaces/unit in Central Planning District
Sacramento,CA 1.0 space/unit plus 1.0 space/15 units for guest parking
San Jose, CA 0.5 spaces/SRO unit and 1.0 space/unit for all other units
'the parking requirements listed here apply to either the entire downtown or,in some cases,to the portion of the
downtown that most directly relates to our mixed-use, urban center downtown (i.e., where residential
development is encouraged). Typically, it is the area of the downtown and/or the entire city with the least
restrictive residential parking requirements.
2 Urban Center City
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Parking Summary 2001 2055 Off-Street Parking
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Exhibit C.doc\
toisi vro
Exhibit D
SAMPLE PARKING MANAGEMENT TOOLS
A survey of parking management from the Northwest and elsewhere reveals a variety of tools that are currently
available and in use to ensure the efficient utilization of this expensive and limited resource.
A. Tools We Are Now Using
NAME OF TOOL DESCRIPTION CITIES UTILIZINGr_
TOOL
Restricted On-street Special signage and/or metering that prohibit on-street Most cities have some
Parking parking at certain times of the day or limit the length of form of restricting with
time someone can use a space on street. Requires strict many having meters
enforcement to be effective.
Credits for Shared Gives parking credit to uses such as residential and Most larger cities such as
Off-street Parking daytime/weekday-only businesses where usage patterns do Seattle,Portland,Bellevue
not overlap. Often spaces set aside for businesses during and many smaller cities
the day can be used by residents and their guests during including Renton.
evenings and weekends
Credit for Off-site Some cities allow typically non-residential uses to provide Bellevue and Renton.
Parking a ratio of required off-street parking off-site if it is within a Irvine and San Mateo, CA
reasonable walking distance(300'-500').
Promotion of Some cities are trying to reduce parking demand by Seattle,Portland and
Alternative encouraging residents and employees to bicycle,vanpool, Vancouver,BC
Transportation or join co-op car sharing programs. Works best in densely
Modes populated areas where other modes of transportation
already exist.
Resident On-street Principally serves areas with inadequate off-street parking Numerous cities including
Parking Permits or where parking from nearby non-residential uses is Renton
encroaching on existing on-street parking in residential
areas. Striping and signage set aside a percentage of off-
street parking spaces in the area for the exclusive use of
nearby residents. Residents usually pay a modest permit
fee to cover administrative costs of program.
Changes in Ratio of Some cities have aggressively pushed for code changes to Gresham,OR and other
Compact Parking allow for a higher ratio of compact spaces in public garages cities
Spaces Allowed than currently allowed elsewhere by code. Gresham,OR,
estimated that they were able to increase the number of
spaces in their downtown by 10% when they allowed the
ratio of compact spaces to rise from 35%to 50%.
Exhibit D. Sample Parking Management Tools 2
02/15/02
B. Tools We Should Consider Using
NAME OF TOOL DESCRIPTION CITIES UTILIZING
TOOL
Fees-in-lieu Parking Developers pay in to a full or percentage of cost of Many cities including La
Programs providing required parking in off-site location. Usually Conner. California cities
used where existing constraints make provision of new include San Rafael,
parking difficult and where municipality has or is planning Tiburon,Walnut Creek
to construct a public garage to accommodate such spaces. and Concord,for example
Enhanced Parking Often combined with parking violation fees that penalize Most cities facing parking
Enforcement repeat offenders. Discourages those who misuse limited shortages in downtown
Practices on-street short-term parking for their own long-term use.
Off-street Parking Directional signs on major ingress streets directing public Numerous cities including
Locational Signage to closest off-street parking facilities. Usually used in La Conner. Electronic
conjunction with publicly owned or leased parking lots. information usually in
Some cities exploring use of electronic parking availability larger cities
information signs.
Credits for Proximity Allows up to 50%reduction in number of required spaces Many California cities
to Good Transit for uses located in close proximity(300'-500') of"fixed" with special transit
Service transit or transit routes providing good regional access. districts. Portland and
Tacoma also do this.
Credits for Providing Allows credit to developers providing on-site parking for Seattle,Portland,
On-site Parking for bicycles or carpool vehicles or those subsidizing public Vancouver,BC to name
Alternative Modes transit with free bus passes to tenants. Usually requires 10- just a few
year commitment or longer.
C. Tools Other Cities Are Using But Not Recommended Now
NAME OF TOOL DESCRIPTION CITIES UTILIZING
TOOL
District Parking Merchants usually pay a quarterly or annual fee that is used 46% of cities with
Promotion Programs to develop fliers,maps,newspaper and radio ads promoting populations over 50,000
district and where visitors can park. Tokens are also have such programs
offered to patrons to defray the cost of meters or other
parking.
Credits for Abutting Allows credits for existing on-street parking when there are Locally Seattle and
On-street Parking non-competing uses for evenings and weekends. Mukilteo do this
Credits for Valet Some cities allow a reduction in required parking for uses Many larger cities with
Parking that utilize valet parking. Such uses typically are non- entertainment centers
residential uses like restaurants and high-end shops.
Transfer of Parking Usually used in conjunction with a limit on the maximum Portland,Ore.
Rights number of spaces that can be provided. Allows developers San Francisco,CA.
to exceed maximum by transferring parking rights from
older pre-existing non-conforming uses which never
provided off-street parking(unmet need). In exchange for
providing these extra spaces the developer guarantees
public access to them for 10 years or longer. The donating
site is then credited for having met all or a percentage of its
unmet need.
Exhibit D Tools.doe\
low *le
Exhibit E
11-14-01
DISCUSSION NOTES FROM CONVERSATIONS WITH FIRE PREVENTION OFFICERS IN CITIES
WITH REDUCED PARKING STANDARDS (10/01/01)
CITIES. DOWNTOWN FIRE GENERAL COMMENTS
SURVEYED` PARKING PERSONNEL
STANDARD SPOKEN TO
City of 1 space per Phil Farrow, He said he knows of no problems because of Tacoma's new requirement of
Tacoma residential Fire Prevention one space per residential unit in their CBD core. However,they haven't
unit Officer had much new residential development yet under this new standard
253-591-5740
City of 1 space per Warren Burns, Doesn't like lower ratio for garden style apartments. Also said that Everett
Everett residential Fire Prevention Fire is very concerned about lower standard in areas where they are looking
unit Marshall at allowing up to 5 stories of wood frame construction. He noted that if
425-257-8120 streets fill up with returning residents after 6 PM it may be more difficult to
find staging areas to fight these types of fires which can grow very rapidly.
He thought that if tenants had permit parking the situation could then be
better controlled. He said they are most concerned about mixed-use areas.
If residents don't have sufficient parking on-site to meet their needs and
they have to compete for on-street parking they might park somewhere they
shouldn't(alleys,no parking zones, etc.) until morning. Restaurant users
usually go home around 10 PM.
One of the more innovative solutions that they are exploring is having
delineated fire truck set up points established at the perimeter of major
multi-family buildings. They have started with their first 5-story wood
buildings. These set up areas are either chained off areas or areas setoff as
"24 hour no parking zones".
City of 1 space per Mike Tribue, Mike said that they are just starting to see new development. Not enough
Redmond residential Assistant Fire experience to really tell if they have a problem. He said that in their
unit plus .25 Marshall, downtown they still do not have a lot of residential. He said they would
spaces per Inspections definitely have a problem with a one space to one unit ratio in their higher
unit for guest 425-556-2231 density projects outside of the core because guest parking is typically
parking inadequate in these projects.
Mike also spoke about reduced roadway widths and potential impacts on
response time. He noted,however, that they had a positive experience with
Transpo on the narrowing of a regular city street down to two lanes with a
median and 90°turn that no one thought would work. Transpo modeled it
first on computer and then they tested it in the field. Everyone was
surprised that the atypical configuration actually worked for their fire
trucks!
City of 1 space per Bill Lehner, Feels two parking spaces per unit probably is too high. And thinks for some
Bellevue residential Fire Protection populations such as retired elderly you might even be able to eliminate
unit with a Engineer required parking. Thinks a better approach was Bellevue's older method of
max.of 2 425-432-6946 basing parking on the number of bedrooms provided. Spoke to his
spaces per inspectors and they reported back that they thought one parking space per
unit rental unit was too low and could lead to obstructing fire lanes.
Exhibit E-Fire Marshall Notes.doc1
Exhibit F
List of Other Relevant Materials(attached)
1. Map&Narrative on Downtown Core Area Parking Exemptions
2. Overview of Public Sector Survey Regarding Downtown Residential Off-street Parking
Requirement
3. Parking Provided vs Required Parking Matrix for Recent Downtown Core Projects in Renton
4. Urban Parking Requirements for Selected Cities
Exhibit f.doc\
BACKGROUND AND OTHER PARKING STUDY
RELATED MATERIALS
Documentll
DOWNTOWN CORE AREA PARKING EXEMPTION
Background
Sometime after 1953, when Renton adopted its first zoning ordinance, an allowance was
made to exempt existing and new development within a defined downtown area from
having to provide off-street parking. The City initially exempted the historical downtown
core.. Buildings here were typically built out to the street property line and often had
little space available on-site for off-street parking. In more recent years the boundaries of
the parking exempt area were expanded to the north and west to facilitate redevelopment
in the Downtown Core.
Downtown Core Area.Iii _
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DOWNTOWN CORE PARKING EXEMPT AREA
Downtown Core Area Parkingemption 2
02/18/02
Parking exempt areas in older traditional style downtowns appear to be a fairly common
in the 1940's and 1950's when zoning was applied for the first time to areas of cities that
were already developed and had relied more on public transit for access than on the
private automobile. We know, for example, that a number of other cities in the state such
as Kirkland, Olympia, Spokane and Bellingham also have off-street parking exempt areas
in their older downtown core areas.
What this existing exemption does:
• it makes all existing buildings, including existing and new uses, legal conforming in
regards to off-street parking, since there is no requirement to be met;
• it treats rehabilitated and new buildings the same as older buildings by not requiring
any off-street parking, regardless of use;
• it makes it possible for businesses to come and go in existing buildings without
having to provide any off-street parking.
• it places greater pressure on the public sector to address parking needs generated by
existing and new development within the exemption area, whether it be by controlling
on-street parking, improving transit access, or providing off-street parking lots and/or
garages to serve the exempt area; and,
• it potentially increases demand for on-street parking in abutting areas, depending on
the level of unmet need in the exempt core area.
•
PARKING IN THE DOWNTOWN CORE
OVERVIEW OF PUBLIC SECTOR SURVEY REGARDING
DOWNTOWN RESIDENTIAL OFF-STREET PARKING REQUIREMENTS
As part of our work for the downtown parking study, we reviewed parking code standards from other
jurisdictions,including many Washington cities and a few cities in Oregon and California. Although we
gathered data regarding various commercial parking standards, we focused our efforts primarily on off-
street residential parking requirements for the central business district of other jurisdictions.
Framework for Parking Requirements
Attached is a list of the jurisdictions that we researched and/or contacted regarding their downtown off-
street residential parking requirements. A number of these jurisdictions have recently either revised their
parking requirements for their central business district(e.g.,Tacoma,Bellevue and Vancouver BC)and/or
are currently conducting research and/or preparing changes for potential (or,in the case of Bellevue,
additional)revised parking requirements for their central business district(e.g., Seattle, Bellevue,Auburn,
and Bremerton).
Of the jurisdictions we contacted, a few have a parking exempt zone(like Renton)for all uses in their
central business district(e.g.,Bellingham, Spokane and Portland). However,a number of jurisdictions(and
the majority of the cities we surveyed)exempt existing uses but require parking for new uses in their
central business district. Nonetheless, the majority of the cities we contacted had different and lower(and
in some cases significantly lower)parking requirements for new uses in their central business district
compared with other locations within the city. 1
Although a few jurisdictions have downtown residential parking requirements which differ based on either
the unit configuration(e.g., SRO/studio, one-bedroom, two-bedroom, etc.)or the unit square footage,the
majority of jurisdictions contacted have one requirement,regardless of unit configuration or square footage.
The attached list includes the specific downtown off-street residential parking requirements for the
jurisdictions we contacted that had the lowest parking requirements,but no parking exemption,for new
uses in the central business district.
Parking Ratios
Based on the research that we conducted with other jurisdictions,the current trend among many
jurisdictions is to establish a standard of 1.0 parking space per dwelling unit for new downtown residential
developments,with no separate requirement or distinction for guest parking. Among the jurisdictions that
we contacted,there are at least five Washington cities(i.e.,Bellevue,Tacoma,Everett, Olympia and
Vancouver)and two Oregon and California cities(i.e., Gresham, OR and San Jose, CA)with an existing
downtown residential parking requirement of 1.0 space (or less)per dwelling unit. (Bellevue also has a
1 Renton currently has a parking exempt zone for the downtown. For residential projects in the RMU and CD outside
of the downtown parking exempt zone,Renton requires 1.2 spaces for each SRO,studio and one-bedroom unit, 1.4
spaces for each two-bedroom unit and 1.8 spaces for each three-bedroom unit. For residential projects located
elsewhere in the city,Renton requires 1.75 spaces per unit regardless of unit configuration or size,including a.25
space per unit guest parking requirement.Development Services may require areas be set aside exclusively for guest
parking.
1
•
maximum of 2.0 parking spaces per unit.2) In addition,Pasadena and Sacramento, CA, and Redmond have
an effective downtown residential parking requirement of 1.067, 1.125 and 1.25 space(or less)per
dwelling unit respectively, including guest parking as applicable.3 Finally, Bremerton is currently
considering a proposed downtown residential parking requirement of.5 space per 1,000 sq. ft. (Please see
the attached list for more details.)
There are many reasons for why jurisdictions have established a low parking ratio requirement for new
residential uses in their central business districts. Typical reasons cited by the jurisdictions we contacted
include encouraging new residential development, combating urban sprawl under growth management and
promoting public and/or alternative transportation. Although"social engineering"is a factor,the primary
motive appears to be economic—to help stimulate(or at least not impede)development of new residential
projects. Even Seattle and Bellevue,jurisdictions with major transportation issues central to their
downtown parking requirements, seem to have economic development as a key motive for their current
requirements and/or anticipated future potential downtown residential parking requirement changes.
Although many jurisdictions are establishing low parking requirements for new residential development in
their central business district,they acknowledge that the parking requirements do not necessarily match the
real demand or need for parking. Consequently, some projects are being developed at or near the minimum
parking requirements,but many projects are still being developed with more parking—presumably in
response to developer,investor/lender and/or buyer/renter requirements and/or preferences.
Alternatives
Parking in many older urban central business districts is an expensive and limited resource. Consequently,
many jurisdictions are working to supplement the available private sector parking with more public parking
and/or using a variety of parking management tools to more efficiently utilize the available public sector
parking. For example,Tacoma has built public parking downtown and is committed to increase the public
parking as necessary to support redevelopment of existing uses in the central business district. La Connor
has emphasized improved locational signage for two off-site public parking sites. Many cities with 50,000
or more residents have established parking promotion programs with local merchants. Most cities also
restrict on-street downtown parking and many have increased their fines and/or enhanced their parking
enforcement practices. Some jurisdictions offer credits for a variety of reasons(e.g, long-term availability
of on-street parking)and fees-in-lieu parking programs. (Please see the attached Sample Parking
Management Tools for additional information.)
Recommendations
Renton has worked hard to encourage new residential development downtown and to make Renton a
preferred place in our region for developers to do business. Consequently, we believe that Renton should
establish the same downtown residential parking requirements as other nearby jurisdictions(e.g.,Bellevue
and Tacoma). As outlined below, we also believe that our time can be better spent focusing on identifying
appropriate parking management tools to help us better manage the available public parking than on trying
to identify the"ideal"parking requirement ratio for new residential development.
As part of the initial work scope for the downtown parking study,we were planning to research parking
standards from other jurisdictions and also survey developers,investors/lenders, fire marshals,and potential
2 Although Bellevue has a minimum of 1.0 parking space per unit and a maximum of 2.0 parking spaces per unit,very
few of the jurisdictions we contacted have a maximum parking space requirement for new downtown residential
development.
3 Although Redmond and Sacramento include a separate parking requirement for guest parking(i.e., .25
space/dwelling unit and 1.0 space per 15 dwelling units,respectively),the vast majority of the jurisdictions contacted
do not distinguish between resident and guest parking. Normally,only one figure is provided.
2
•
residential users regarding parking demand and need for new downtown residential developments.
Although the results of the balance of this effort would be interesting, we believe that the findings would be
secondary to the economic reality of how we market Renton relative to other communities. More
specifically,even if we received universal feedback that the current downtown residential parking need was
greater than 1.0 space per unit,it seems highly unlikely that we would want to establish a higher downtown
residential parking requirement than other nearby jurisdictions.
Based on what we have learned to date,we recommend that:
• the City establish a parking requirement of 1.0 space per unit for new downtown residential
developments4 with the understanding that the City will address any real or perceived shortfalls related
to current uses,new development or displacement of existing parking by establishing the new public
parking garage and/or other additional public parking, as necessary,and implementing additional
parking management tools;
• the scope of work for the downtown parking study be substantially modified to focus on identifying
appropriate parking management tools to help the City effectively utilize the available parking
downtown; and
• the design team be engaged to help develop short-and long-term recommendations regarding which
parking management tools will work best for the City to better manage the available parking in
downtown Renton.
4 Consistent with other jurisdictions,such as Tacoma,allow for less than 1.0 space per unit for special needs housing
(e.g.,seniors,assisted living,congregate care or group care homes)based on evidence submitted by the applicant,
subject to approval by the City.
3
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URBAN PARKING REQUIREMENTS FOR SELECTED CITIES
CITY OF BELLEVUE RESIDENTIAL PARKING REQUIREMENTS
According to Julia Kruger of Bellevue's Planning & Community Development Department, Bellevue
has departed from their earlier, 1.2 spaces per studio/1 BR, 1.6 spaces per 2 BR, and 1.8 spaces per 3
and 3+BR units in their Downtown. In the Downtown district regardless of the size of unit the ratio is
a minimum of 1 space per unit with a maximum of 2 spaces per unit. Because some developers are
leasing space out to office workers they are looking at modifying their code to prevent this from
happening in the future. (A number of years ago they went from 5 spaces per 1,000 s.f. of office to 2.5
spaces per 1,000 s.f.) There is also a parking requirement reduction for low income housing projects
where tenant's incomes are 60% or less of median income.
CITY OF SEATTLE CASCADE MIXED USE PARKING REQUIREMENTS
In their Cascade area, Seattle allows mixed-use development with few limitations on uses allowed.
Rather than limiting the number of units per area with density ratios, Seattle uses a Floor Area Ratio
(FAR) in this zone and allows developers to decide the mix and size of units they will provide. Other
than requiring commercial uses on certain street frontages (with specified transparency requirements)
and specifying minimum facade heights on certain streets, this is pretty much a "do whatever you
want"zone. Residential uses, regardless of size, are required to provide only one space per unit. For
customer service office uses, personal and household retail sales and service uses or entertainment
uses* parking for the first 7,500 sq. ft. may be waived. Existing structures can be expanded once, up
to 2,500 sq. ft.,without providing additional parking.
CITY OF MERCER ISLAND TOWN CENTER ZONE
In its Town Center Zone, Mercer Island provides a discretionary parking ratio for new retail, office,
and residential uses. Studio, 1-BR, 2-BR and 3+BR provide 1 to 3 spaces per unit "based upon the
applicant's submittal of a completed site plan and traffic impact analysis. The City focuses on
probable demand, based upon proximity to their transit center, Park & Ride, and parking garage, all
within four blocks of most developments. The same applies to stand alone or mixed-use developments
where general retail is 3 to 5 spaces per 1,000 s.f. of gross space provided, and restaurants and other
food establishments are 8 to 11 spaces per 1,000 sq. ft. of gross space. Office requirements vary from
3 to 5 spaces per 1,000 sq. feet of gross space. The Code Official is also allowed to reduce the number
of parking spaces required up to 20% for shared parking. All new development and remodels greater
than 10% of the existing gross floor area are required to comply with the Town Center Zone parking
requirements.
CITY OF REDMOND CITY CENTER
The City of Redmond permits residential as a permitted use throughout its City Center zoning districts.
On certain pedestrian oriented streets, it generally is not permitted at street level. Minimum residential
parking is 1 space per dwelling unit regardless of the number of bedrooms provided. There is no limit
as to the number of spaces provided, apparently. Retail, which includes food stores, furniture and
home furnishings, eating and drinking establishments, and general merchandise are only required to
provide 2.0 spaces per 1,000 sq. ft. gfa. General services, which include lodging, personal services,
business and financial services, entertainment and theaters, and professional offices, are likewise only
required to provide 2.0 spaces per 1,000 sq. ft. gfa. The one exception in their City Center Zoning
Districts is the Mixed Use/Shopping Center District where the minimum parking requirement
increases to 3.5 spaces per 1,000 sq. ft. gfa. Also, in their Old Town Design Area, a "bonus" is
provided for contributing to their in-lieu parking fund. This bonus is an area equal to three times the
de
11
•
Urban Parking Requirements ror Selected Cities,continued ` 2
02/18/02
s
square footage of the parking that would have been provided (325 sq. ft. per space) and is itself,
exempt from the parking requirement.
CITY OF GRESHAM
The City of Gresham has a number of downtown development districts including their Central Urban
Core District, their Downtown Transit District, and a Downtown Moderate Density Residential
District..The Central Urban Core District is a traditional Main Street type district permitting a variety
of uses including mixed-use developments. The Downtown Transit District affects land near existing
and future light rail stations in the downtown area where new housing at densities of 24-60 du/ac are
allowed in addition to office,retail and service uses.And the Downtown Moderate Density Residential
District is intended for new neighborhoods of 17 to 30 du/acre.
Within the Central Urban Core District, the Downtown Transit District, and the Downtown Moderate
Density District, no minimum parking is required for commercial uses and only one off-street parking
space is required for attached residential units, regardless of their size, when in a structure containing
four or more dwelling units. Commercial uses can not exceed 125% of the code requirement and
residential uses can not exceed a maximum of 1.5 spaces per attached residential unit. In addition to
requiring 1.0 parking spaces per residential unit in these zones, Gresham also requires one (1.0)
bicycle parking space per unit, regardless of unit size, for attached dwellings of containing four or
more units.
CITY OF BEAVERTON
The City of Beaverton also uses a minimum and maximum for commercial and residential uses in all
zones. However, the maximum number of spaces allowed is broken down into two zones. Those uses
closest to bus transit or light rail have a lower maximum than those uses at a greater distance. In its
more urban Multiple Use Zones the minimum for multi-family dwellings is one (1.0) space per
dwelling unit regardless of whether it is a 1-BR, 2-BR, 3-BR, or 3+ BR, and the maximum is 1.8
spaces for 1-BR units and 2.0 spaces for 2-BR, 3-BR and 3+BR units. Retail uses have a minimum of
3.0 spaces/1000 sq. ft. gfa and a maximum of 5.1 spaces/1,000 sq.ft. gfa office uses have a minimum
of 2.7 spaces/1000 sq. ft. gfa and a maximum of 3.4 spaces/1,000 sq. ft. gfa.
Like the City of Gresham, Beaverton also requires a minimum number of bicycle parking spaces to be
provided for multi-family dwellings containing four (4.0) or more units. Both short term and long
term bicycle spaces are required. All multi-family projects of four (4.0) or more units are required to
provide 2 bicycle parking spaces minimum and one additional space for each 20 units provided. The
minimum for long-term bicycle parking is one(1.0)space per each dwelling unit.
Selected Cities Reduced Parking Synopses.doc\