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Residential-Oriented Code Amendments Highlands Revelopment Area (8/4/2003)
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I C 0 a> c c w w N GO y c y o b N p w x O Q .' O W. .a c 1 0 on 3 ew G=r .D 40 'c as 0 y ° Y 0 y _ W ° a ° o of .>_,-) o b c a o 3 g >, c ..., a) o`3. co 1� 4 co �VI i 0c " 0 a; � Qa4-'a b c 0 ai 'U ,}, 00 • .'4 o 41 of 70-�. o a) c o o -0 0 AoE-, 4 co 0 ° UnE-, v 4 3 H 0 a E-' ....IcA\ ci. ZQU - FlvF3 r 1F '411110' 'writ AUG 2 . CITY OF RENTON RENTON >(t_ ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING DEPARTMENT Cn,OF RENTON MEMORANDUM SEP 2 5 2003 RECEIVED CITY CLERKS OFFICE DATE: August 28,2003 TO: Tern Briere,Planning&Development Committee Chair Members of the Planning&Development Committee FROM: Alex Pietsch,EDNSP Administrator Nita STAFF CONTACT: Gil Cerise,x6578 SUBJECT: Height Transitions in Proposed District C of the Highlands Redevelopment Area ISSUE: Planning&Development Committee requested a review of transitioning residential heights within the newly proposed District C of the Suburban Center Residential Bonus Overlay. Staff's initial recommendation was to create a uniform maximum height of 50 feet, similar to the maximum height in the base Center Suburban zone and the 150 feet closest to Sunset Boulevard in the existing Suburban Center Bonus Overlay. However,this proposal would raise the maximum height allowed for a residential structure by 15 feet in areas of the Overlay that are more than 150 feet from Sunset Boulevard. The base Center Suburban zone contains a built-in transition for properties abutting single-family residential zones. The maximum height allowed in the Center Suburban zone when abutting a single- family residential zone is 45 feet,as opposed to 50 feet allowed in other parts of the zone. A similar type of height step-down may be appropriate for residential developments benefiting from the residential bonus overlay. ANALYSIS: The Center Suburban zone in the Highlands Redevelopment Area(centered around Sunset Boulevard and the Hilands Shopping Center)consists mostly of low-scale commercial buildings,vacant lots,and multi-family residences. Properties in this zone abut and are adjacent to(across the street from) single- family zones and multi-family zones with maximum height limitations of 30 feet(R-8 and R-10)or 35 feet(RM-C). In some instances,instituting a maximum height of 50 feet can create a situation in which shadows can impact access to light for the nearest residences. There is a distinction between areas that are abutting(i.e., sharing a common property line), as opposed to those that are adjacent(i.e., across a public right-of-way)from the Center Suburban zone. Those areas that are abutting do not have the benefit of 45-110 feet distance buffer that an adjacent property has for mitigating shadow impacts. In addition,when the Center Suburban zone is adjacent or abutting 1001 to an R-8 or R-10 zone, current code requires a 15 foot landscaped strip,providing further setback area for buildings and mitigating some of the impact of shadow from a higher building. _- Requiring a shorter height constraint for an entire lot that is adjacent or abutting to an R-8,R-10, or RM-C zone may be unfair in situations where a lot is very deep. In some situations,the central portion of the lot may be able to have a 50 foot height without shadow impacting nearby residential lots. Yet, the edges of the building, closer to the residential lot could be stepped down to a lower height to reduce impact of shadowing on neighboring residential lots. RECOMMENDATION: Staff recommends a height overlay measured from the closest residentially-zoned property lines. This method would allow potential developers to benefit from the distance they place their buildings from the residentially-zoned properties. Property owners that are across the street from,and required to provide a landscaped buffer to residentially zoned properties will have less impact from this overlay than properties that share a common property line with and have no additional landscape setback from residentially-zoned properties. Staffs recommendation is to add the following language to the District C Height cell: In no case may heights exceed 45 feet maximum heightfor portions of property within 80 feet of an R-8 or R-10 property line unless a conditional use permit is obtained. The proposed language will limit heights to 45 feet, similar to the base zone height limitation. However, it will apply to both adjacent and abutting properties. It gives credit for distance provided through required landscape buffer and intervening right-of-way by limiting height within a geographic distance from the R-8 and R-10 properties. The proposed height limitation is not proposed to be applied to RM-C properties because they already allow a maximum height of 35 feet. The 50 foot maximum height proposed in the CS zone District C is already 15 feet higher than the maximum height allowed in the RM-C zone. However,the 30-foot maximum height allowance in the R-8 and R-10 would mean that there could potentially be a 20 foot difference in height between the R-8 and R-10 zones without a height buffer between them and the CS zone's District C. This amendment,therefore,provides a more consistent difference of 15 feet in maximum heights allowed between District C of the CS zone and other nearby zones. 8/28/2003 2 Now" 1 ry c f A CD ' . - k- 1 > R—1-bi :.14,. .- • : , ' ::.-,,,::::: ,.1 I 74jk i '� +� .1.,_','..,',.,,,':l'iir/r 11,!::1'..:1:,:::,_:: H1.1:':'.,:.:,..i.:.';',.:1.,":,,-:.:"., 1 UPV ' -::"...:4 -?.:: ::.-': 110 a) R - 8 ( " CY RMI—C ( ) il C :.'E!.'''.!''.c'..'!i'',:.,..!..' 4;*''',:.';':,:::. tl.'; !,:','r,_. 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R-8 or R-10 buffer r New" `r° Amends ORD 4963 CITY OF RENTON, WASHINGTON ORDINANCE NO. 5 018 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTERS 4-2, 4-3, AND 4-4 OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" TO ALLOW URBAN STYLE MULTI- FAMILY HOUSING IN THE SUBURBAN CENTER OVERLAY DISTRICT WITHIN THE HIGHLANDS REDEVELOPMENT AREA. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Subsection"Attached dwellings" in Section 4-2-060.C, Residential, of Chapter 2, "Zoning Districts—Uses and Standards,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"is hereby amended to change the text in the CS cell from"P20"to "P73." SECTION II. Section 4-2-070.K, "Center Suburban(CS)," of Chapter 2, "Zoning Districts—Uses and Standards," of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington"is hereby amended to change the text in the cell for"Attached dwelling"under"RESIDENTIAL" from "P#20"to "P#73." SECTION III. Section 4-2-080.A, "Conditions Associated With Zoning Use Tables,"of Chapter 2, "Zoning Districts—Uses and Standards,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"is hereby amended by adding a new subsection, 73, to read as follows: 73. a. Subject to the density limitations located in the development standards for this zone. Projects within the Suburban and Neighborhood Center Residential Bonus District, RMC 4-3-095.B.3, are also subject to the provisions and 1 1111, ORDINANCE NO. 5 01 s development standards in RMC 4-3-095.0 and D, Suburban and Neighborhood Center Residential Bonus District. b. Within the Center Village (CV) Comprehensive Plan designation, attached dwelling unit developments in the range of 10 to 20 dwelling units per net acre may only be townhouse unit types. SECTION IV. The CN and CS zone cells of the"Maximum Density within Suburban and Neighborhood Residential Bonus District9"portion of Section 4-2-120.A of Chapter 2, "Zoning Districts—Uses And Standards,"of Title IV (Development Regulations)of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington" are hereby amended to read as shown in Attachment 1. SECTION V. The CS zone cell of"Minimum Onsite Landscape Width Along the Street Frontage Required When a Commercial Lot is Adjacent$ to Property Zoned Residential, RC, R-1,R-5,R-8, R-10, R-14,or RM"portion of Section 4-2-120.A of Chapter 2, "Zoning Districts—Uses and Standards,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"is hereby amended to read as shown in Attachment 2. SECTION VI. The CS zone cell of"Maximum Building Height, except for Public uses with a`Public Suffix' (P) designation20"portion of Section 4-2-120.A of Chapter 2, "Zoning Districts—Uses and Standards," of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington"is hereby amended to read as shown in Attachment 2.A. 2 ORDINANCE NO. 5 018 SECTION VII. Sections 4-3-095.B.1, 2, and 3 of Chapter 3, "Environmental Regulations and Overlay Districts,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington"are hereby amended to read as follows: 4-3-095.B APPLICABILITY: This section applies to all residential development and mixed commercial/residential development proposed within the following districts. 1. Centers Residential Bonus District A: That area depicted in subsections B.4.a and B.4.b of this Section within one hundred fifty feet (150) of the public right-of- ways of Sunset Blvd. NE and NE 4th St. within the Suburban Center and Neighborhood Center Zoning Designations. 2. Centers Residential Bonus District B: That area depicted in subsections B.4.a, and B.4.b of this Section beginning one hundred fifty feet (150') from the public rights-of-way of Sunset Blvd. NE and NE 4th St. within the Suburban Center and Neighborhood Center Zoning Designations. 3. Centers Residential Bonus District C: That area depicted in subsection B.4.c of this Section within the Suburban Center Zoning Designation. SECTION VIII. Section 4-3-095.B.4 of Chapter 3,"Environmental Regulations and Overlay Districts,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown in Attachment 3. SECTION IX. Sections 4-3-095.0 and D of Chapter 3, "Environmental Regulations and Overlay Districts,"of Title IV (Development Regulations) of Ordinance No. 3 fir' ORDINANCE NO. 5 018 140 4260 entitled "Code of General Ordinances of the City of Renton, Washington"are hereby amended to read as shown in Attachment 4. SECTION X. Section 4-3-095.E of Chapter 3, "Environmental Regulations and Overlay Districts,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"is hereby amended to read as follows: E. MODIFICATION PROCEDURE: To provide greater flexibility in meeting the purpose of the Centers Residential Bonus District, projects within Districts A and B that do not meet the special development standards of subsection D of this Section may be approved through a modification process when superior design is demonstrated. Except for projects within District C, application may be made for modification of these development standards pursuant to RMC 4-9-250.D and the decision criteria stipulated in RMC 4-9-250.D.2. For a modification to be granted, applicants must comply with the design criteria in RMC 4-9-250.D.2 and D.3. Projects within District C must request a variance to deviate from these code provisions. SECTION XI. The"Attached dwellings(structured parking) in the CD,RM-U, and RM-T Zones:"and the"Attached dwellings(surface parking/private garage/carport parking) in CD, RM-U, and RM-T Zones:"portions of the Parking Use Table, in 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"are hereby amended to consolidate the two rows and to read as shown in Attachment 5. SECTION XII. This Ordinance shall be effective upon its passage, approval, and five days after its publication. 4 ORDINANCE NO. 5 018 PASSED BY THE CITY COUNCIL this 22nd day of September , 2003. 16,071A4.u.'J. Wal Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 22nd day of September 2003. Jesse T er, Mayor Approved as to form: Lawrence J. W City Attorney Date of Publication: 9/2 6/2 0 0 3 (summary) ORD.1041:9/5/03:ma 5 ORDINANCE NO. 5018 Attachment 1 DENSITY(Net Density in CN CS Dwelling Units per Net Acre) Maximum Density within District A(RMC 4-3-095B4a District A(RMC 4-3-095B4a Suburban and Neighborhood and b) and b) Residential Bonus Districts Up to 60 dwelling units per net Up to 60 dwelling units per net acre may be granted for acre may be granted for provision of: (a)mixed use provision of: (a) mixed use projects defined as a minimum projects defined as a minimum depth of 30 feet of commercial depth of 30 feet of commercial use on the first floor of the use on the first floor of the primary structure facing the primary structure facing the arterial, and (b)parking arterial, and (b) parking enclosed under or enclosed enclosed under or enclosed within the first floor of the within the first floor of the primary structure with either primary structure with either side or rear access. side or rear access. District B(RMC 4-3-095B4a District B(RMC 4-3-095B4a and b) and b) A bonus for architectural A bonus for architectural innovation may be approved up innovation may be approved up to a total of 36 dwelling units perto a total of 36 dwelling units per net acre through the net acre through the modification process of RMC 4- modification process of RMC 4- 3-095E and the design criteria 3-095E and the design criteria of RMC 4-9-250D3. of RMC 4-9-250D3. District C(RMC 4-3-095B4c) Up to 80 dwelling units per net acre may be granted for provision of: (a)a minimum depth of 30 feet and a minimum length of 60 feet of commercial use on the first floor of the primary structure, and(b) parking enclosed under or enclosed within the first floor of the primary structure. 1 ORDINANCE NO. 5018 Attachment 2 LANDSCAPING CS Minimum Onsite Landscape 15 ft.wide landscape buffer is Width Along the Street required 3 unless otherwise Frontage Required When a determined by the Reviewing Commercial Lot is Adjacent8 Official through the site plan to Property Zoned review process. Residential, RC, R-1, R-5, R-8, R-10, R-14,or RM 1 ORDINANCE NO. 5018 Attachment 2.A HEIGHT CS Maximum Building Height, 50 ft. except when abutting except for Public uses with lots zoned R-8, RMH, R-10, a "Public Suffix" (P) R-14, RM-I, or RM-C, then designation" 45 ft. 26 In the area depicted in RMC 4-3-095B4c, in no case may heights of commercial, residential, or mixed-use buildings exceed 45 ft. maximum height for portions of property within 80 ft. of an R-8 or R-10 property line unless a modification through site plan review process is requested. Heights in other areas may exceed the maximum height with a Conditional Use Permit. 16 — ,..r. ORDINANCE NO. 5018 Attachment 3 4. Centers Residential Bonus District Maps: lip t , ,,,.=,_,_:„ ,,_,,,,, , .... piii.L*12 'ti t _ , 1 _ ,4 I I I. -_ 7 HI,„: 1— r LL- ' --4 .. { y -rtvitr t kg, •''. 7, .I.tte..4 •- •,•••••. -,YL 1r• 1 n •<s y ;i 1" � .:sb -, 1 _ 1 .•� ••••• ►i.• I Ili IF` To - 1 I h i ••.•►, •,•••fit'••• ••t.to 3 ���•� b. It*c I '' - 7A ➢ `t 1 ® {--7 - t r Bin CI r I- ._...t..•.,►•••�;.0-...4 ) ® Area A o. « cy og 4--t. .•O.X,: :•:::1's❖.«.::::.'4444.� Area B is•w.rs►.1�Gsp�� �� Area C C. -i' i-,: r I - - �.' -c p� ' J IC AI t q r �, h S - _;--,. ,,--, . r __, , __„....„.__ ,_,,, , .,, ,_ _,: _, __. t'It F ' aos / FIr t i A® i 1� 1__, Atn -___slilnil 1 1, g' , _ "rk:C.---:Las a'ii-pv,44iyi II S. This figure is a graphic representation, not guaranteed to survey accuracy. To fmd the district(s) applicable to a specific parcel, refer to RMC 4-3-095B1,B2, and B3. 1 ORDINANCE NO. 5018 Attachment 4 4-3-095.0 USES PERMITTED IN CENTERS RESIDENTIAL BONUS DISTRICT(S): The following residential uses are permitted in addition to all other nonresidential uses, existing flats/townhomes, and accessory uses permitted in the underlying zoning. Flats,when in a mixed use Detached dwelling Flats or townhouses,when in a structure that combines mixed use structure that combines residential with a first floor Semi-attached dwelling,up to 4 residential with a first floor commercial use(s)and when consecutively attached commercial use(s). located above the first floor. Townhouses,up to 4 consecutively Adult family homes Adult family homes attached Adult family homes Boarding and lodging houses Group homes II,for 6 or less Group homes II,for 7 or more Retirement residences 4-3-095.D SPECIAL DEVELOPMENT STANDARDS FOR RESIDENTIAL USES AND RESIDENTIAL/COMMERCIAL USES LOCATED WITHIN THE CENTERS RESIDENTIAL BONUS DISTRICT: Unless special development standards are specified below in this subsection, the development standards listed in the underlying CS and CN zoning are applicable. The modification procedure specified in subsection E of this Section may be used for residential and residential/commercial mixed use projects proposing to exceed the development standards in this subsection. 1 Nimr ORDINANCE NO. 5018 * a �+ Ta E.E. be fit. ,n' a � ' £ ,r„�'� $ � #y� ) � � v� �'t� v. �3 q d i� {` % E'A � ,p '^., 'F i @� ,F"xn, i £fir) .§ $ e. `� 'S �. V'f,. Site Layout NA Provide access and NA infrastructure to serve the development equivalent to those requirements established in the subdivision regulations. On-site Open None None Attached housing Space developments of 10 or Requirement more dwelling units shall provide a minimum aggregated area of common open space or recreation area of at least 50 square feet per unit. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Reviewing Official. Minimum Land None Minimum Land Area per None Area per Dwelling Dwelling Unit: 1,200 sq. ft. Unit including building footprint. Within this square footage 250 sq. ft.must be developed in landscaping or private yard abutting each unit. r��,' +-�.yx.®>A ��C� ... �r. .i �� «. r. �.. .... •, ... ,. .1..� .. s,_. t 5 i s z.. Minimum Lot Size None None None xEr -a Maximum Lot Use standards in the base 65% Use standards in base zone. Coverage For zone. Buildings 2 J `v -r A v4 d: i-* �u' v 4A A t '- b i . ^,-,-.<n v..,e,�+.- '' �.'m ,� . Setbacks, General Use standards in the base A 3 ft.minimum side setback Use standards in base zone. zone. is required and no projections are allowed (e.g., eaves, bay windows)within the setback. Special Setbacks — Not subject to maximum Not subject to maximum Not subject to maximum Detached setback. Not permitted setback.Not permitted within setback. Not permitted Accessory Garages within 20 ft. of a public 20 ft. of a public street. within 20 ft. of a public street. Garages must Garages must provide a street. Garages must provide a minimum 24 ft. minimum 24 ft. of back out provide a minimum 24 ft. of back out space space including the alley. of back out space including including the alley. the alley. w Building Design 1) Variation or 1) Variation or modulation 1) Variation or modulation of vertical and of vertical and modulation of vertical and 2 4411i0 100 ORDINANCE NO. 5018 x y s y 3 s sA $ n 4 r r '` i s a alit . )1 tal t ' ?a 1 t� i°�.�,F �a�f v,:d^5r� r.,^r•.�.�'`Z +.ap z t � ` -' ,� �� ` di'' b �r �„"` � r , '; s3 � � s � 1� ��tf v S �. r!, a �.`1"1 1 e 1 1 1 '' "1! \ a '�`�a`„ a N Standards horizontal facades is horizontal facades is horizontal facades is required at a minimum of required at a minimum required at a minimum of 2 2 ft. at an interval of a of 2 ft. at an interval of ft.at an interval of a minimum of 40 ft. on a a minimum of 40 ft. on minimum of 40 ft.on a building face. a building face. building face. 2) Modulation of 2) Private residential entry 2) Modulation of roof lines is required. features which are roof lines is designed to provide required. individual ground floor connection to the 3) Building must be outside are required. oriented to the street and have the primary building pedestrian entry(ies) facing the street and clearly visible from the street. 4) Project must provide direct pedestrian access to abutting uses. Maximum No requirement 100 ft., except for retirement No requirement Building Length residences. Building Location None The relationship of the None Standards dwelling, parking and the street shall create the appearance of a single family neighborhood. Residential units and any associated commercial development within an overall development shall be connected through organization of roads, block, yards, central places, pedestrian linkages and amenity features. Front facades of structures shall address the public street, private street or court by providing: a landscaped pedestrian connection,and an entry feature facing the front yard. 3 ... ORDINANCE NO. 501'r A 5 1" aFy A ��� -hK.. y, h�, s•..., - b� q y - ,10`". t o s 5 a +t - a 2` .3.. X7 ' �� �� .� � ��� �� 3� � � '��r�',�."`a t��:.� Garage Not permitted to open Not permitted to open Not permitted to open Structure/Entry directly onto a principal directly onto a principal or directly onto a principal and Exit arterial street. minor arterial street. arterial street. Maximum Units No requirement 4 units maximum No requirement per Building rA Maximum Height 50 ft. 35 ft. 50 ft. In no case may heights exceed 45 feet maximum height for portions of property within 80 feet of an R-8 or R-10 property line unless a modification through site plan review process is requested. / ;e] Parking Location As required in RMC 4-4- As required in RMC 4-4-080 As required in RMC 4-4- 080 with the following with the following additional 080 with the following additional requirements. requirements. additional requirements. The required number of Must be within an enclosed Parking for the residential parking spaces for the structure (detached or component of the project residential units shall be attached garage). Garage must be within a structured provided within an must be located on a different parking garage. enclosed garage. The façade from the main entry of required .25 guest spaces the building.The required.25 Commercial and guest per residential unit may guest spaces per attached parking may be provided be surface parking. No residential units may be as surface parking so long more than 6 stalls may be surface parking. No more as no parking shall be consecutively clustered than 6 stalls may be located between a building without an intervening consecutively clustered and the property line landscaped area of a without an intervening abutting a public street. minimum of 5 ft. in width landscaped area of a by the length of the stall. minimum of 5 ft. in width by Parking garages shall be Surface parking not the length of the stall. designed so as not to permitted within the first Surface parking not allowed dominate the façade of the 30 ft. of any street within the first 30 ft. on any residential building. frontage. street frontage. Parking must Parking garage entries be located to the rear of the shall be designed to primary structure or in a minimize the apparent detached garage with rear width of garage entries so access. as not to subordinate the pedestrian entry of the structure. Parking within the building shall be enclosed or screened through any combination of walls, 4 e ORDINANCE NO. 5018� 4 p z 0 1 y i \ ) g s TS 1 .'��$ 9� ��i S �A ��� � f �7'� � �� � '# 3 . nla - i7r4 �* 3 S: ���. �� decorative grilles, or trellis work with landscaping. Parking garages shall be designed to use similar forms, materials, and details of the residential ortion of the buildin:. 5 rrr v..r ORDINANCE NO. 5018 Attachment 5 ATTACHED DWELLINGS IN CD, RM-U,AND RM-T ZONES: Resident and guest spaces: Within the CD, CS (only District C as shown in RMC 4-3-095B.4.a), 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. 1 September 22,2003 ""'' Renton City Council Minutes v Page 345 Continuing,Ms. Betlach stated that Renton now needs to adopt policy,and upon review of policies from other jurisdictions, staff discovered that the City of Portland's IPM program consists of a policy and a plan that is ESA compliant. She indicated that the City has adopted IPM practices but no policies or ordinances. Ms.Betlach reported that funds in the amount of $50,000 have already been budgeted for this project, and she is meeting with a potential consultant this week. Council President Keolker-Wheeler stated that she did not understand the need to start over, and suggested that Cascadia Consultant Group finalize the report and include information from the City of Portland's plan. Councilman Clawson stated that the Cascadia report provided direction,and the next step is to generate policies and implement the IPM program, which was beyond the scope of the original project. Ms. Betlach added that the Cascadia report was a broad analysis of how the City manages its public properties,and the City of Portland's plan consists of a set of policies and procedures that are more specific. Councilwoman Briere reported that some comments and concerns raised by citizens regarding the City's use of chemicals were very specific, and she stated that the creation of a set of policies and procedures that address the specifics is important. *To allow more time for review, it was MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL TABLE THIS MATTER FOR TWO WEEKS TO OCTOBER 6, 2003. CARRIED. ORDINANCES AND The following resolution was presented for reading and adoption: RESOLUTIONS Resolution#3660 A resolution was read authorizing the Mayor and City Clerk to enter into an Utility: Springbrook Creek interlocal agreement with the Federal Emergency Management Agency Floodplain Map Update, (FEMA) regarding the Springbrook Creek floodplain map update. MOVED FEMA BY KEOLKER-WHEELER, SECONDED BY BRIERE,COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for second and final reading and adoption: Ordinance#5018 An ordinance was read amending Chapters 4-2,4-3, and 4-4 of Title IV Planning: Highlands (Development Regulations)of City Code to allow urban style multi-family Redevelopment Area, housing in the Suburban Center Overlay District within the Highlands Harrington Square redevelopment area. MOVED BY BRIERE, SECONDED BY CLAWSON, I If COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance#5019 `An ordinance was read relating to the waterworks utility of the City, including Finance: Bond Issuance, Water the sewerage system as a part thereof; providing for the issuance of$8,035,000 &Sewer Revenue Refunding aggregate principal amount of Water and Sewer Revenue Refunding Bonds, 2003,of the City for the purpose of obtaining the funds with which to refund, on a current basis,and defease all of the City's outstanding Water and Sewer Refunding and Improvement Revenue Bonds, 1993,and to advance refund and defease all of the City's outstanding Water and Sewer Revenue Bonds, 1994; fixing the date, form,denominations,maturities, interest rates, terms and covenants of the bonds; providing for bond insurance; and approving the sale and providing for the delivery of the bonds to D.A. Davidson&Co.,Seattle, September 15,2003 Nur Renton City Council Minutes Page 331 City Clerk be authorized to execute the lease agreement. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Appointment: Library Board Community Services Committee Chair Nelson presented a report recommending concurrence in the Mayor's appointment of Connie Sholdra to the Library Board for an unexpired five-year term,which expires 6/01/2007. This appointment replaces Catherine Corman who resigned effective 7/30/2003. MOVED BY NELSON, SECONDED BY CORMAN,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Community Services: IKEA Community Services Committee Chair Nelson presented a report concurring Performing Arts Center Use, with City staff and the Renton School District Board to approve the IKEA Renton School District Performing Arts Center use contract. MOVED BY NELSON, SECONDED BY PARKER,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page for resolution.) ORDINANCES AND The following resolutions were presented for reading and adoption: RESOLUTIONS Resolution#3658 A resolution was read authorizing the Mayor and City Clerk to enter into an Police: Valley Narcotics interlocal agreement between Auburn, Kent,Renton,Tukwila, King County Enforcement Team Interlocal Sheriffs Office, and the Washington State Patrol,for the Valley Narcotics Agreement Enforcement Team. MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. Resolution#3659 A resolution was read authorizing the Mayor and City Clerk to enter into an Community Services: IKEA agreement between the Renton School District and the City of Renton Performing Arts Center Use, concerning City use of the IKEA Performing Arts Center. MOVED BY Renton School District NELSON, SECONDED BY CORMAN, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 9/22/2003 for second and final reading: Planning: Highlands An ordinance was read amending Chapters 4-2,4-3, and 4-4 of Title IV Redevelopment Area, (Development Regulations)of City Code to allow urban style multi-family Harrington Square housing in the Suburban Center Overlay District within the Highlands redevelopment area. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 9/22/2003. CARRIED. Finance: Bond Issuance,Water An ordinance was read relating to the waterworks utility of the City, including &Sewer Revenue Refunding the sewerage system as a part thereof; providing for the issuance of an aggregate principal amount of Water and Sewer Revenue Refunding Bonds, 2003,of the City for the purpose of obtaining the funds with which to refund, on a current basis, and defease all of the City's outstanding Water and Sewer Refunding and Improvement Revenue Bonds, 1993,and to advance refund and defease all of the City's outstanding Water and Sewer Revenue Bonds, 1994; fixing the date,form,denominations, maturities, interest rates,terms and covenants of the bonds; providing for bond insurance; and approving the sale and providing for the delivery of the bonds to D.A. Davidson&Co.,Seattle, Washington. MOVED BY CORMAN, SECONDED BY PARKER,COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 9/22/2003. CARRIED. *ow .r September 8,2003 Renton City Council Minutes Page 312 Council authorize the Mayor and City Clerk to execute the lease agreement. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning &Development Planning and Development Committee Vice Chair Clawson presented a report Committee regarding the Highlands redevelopment area residential-oriented City Code Planning: Highlands amendments. The Committee met on July 17, August 7, and September 4 to Redevelopment Area, consider the Planning Commission's recommended approval of City Code Harrington Square amendments to Title IV (Development Regulations)that are designed to encourage new residential development in the Highlands. The Planning J�Jr Commission recommended allowing up to 80 dwellings units per net acre maximum bonus density and urban parking standards within the existing Residential Bonus District in the Highlands redevelopment area in exchange for higher design standards and on-site open space requirements. A public hearing was held on this matter on August 4, 2003. Subsequent Committee meetings discussed ways to mitigate for shadow impacts of taller residential buildings allowed under the staff proposal. The Committee recommended concurrence in the recommendation of staff to add a provision that reduces height to no more than 45 feet within 80 feet of a property zoned R-8 or R-10 within the Center Suburban Zone's District C of the Suburban Centers Residential Bonus Overlay. The Committee concurred with the Planning Commission's recommendation on amendments to Title IV encouraging residential redevelopment with the modification that height restrictions be imposed for residential, commercial, and mixed-use development to the areas within 80 feet of R-8 and R-10 zones within the Highlands redevelopment area. The Committee further recommended that the ordinance regarding this matter be presented for first reading. MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Development Services: Real Planning and Development Committee Vice Chair Clawson presented a report Estate Sign Code Amendments regarding real estate sign code amendments. The Committee met to review and discuss potential revisions to the real estate sign code regulations established in City Code Title IV(Development Regulations). Currently City Code limits the height and location of real estate signs throughout the City. However,in an effort to make the City Code more in-line with current practices,easier to use, and more enforceable, staff has proposed amending this section of Title IV. The Committee recommended that a public hearing be set on September 22, 2003,to discuss the real estate sign code amendments. MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND The following resolutions were presented for reading and adoption: RESOLUTIONS Resolution#3654 A resolution was read setting a public hearing on October 6, 2003, for vacating Vacation: Alley between the alley located south of S. 2nd St.,between Williams Ave. S. to the west and Williams&Wells Ayes S, Wells Ave. S. to the east(Savren Service Corporation; VAC-03-002). MOVED Savren Service Corporation, BY KEOLKER-WHEELER, SECONDED BY PARKER,COUNCIL ADOPT VAC-03-002 THE RESOLUTION AS READ. CARRIED. • r :711,70 BY PLANNING AND DEVELOPMENT COMMITTEE Ci T Y `QLP1Ci�- COMMITTEE REPORT Date ?-1 a003 September 8,2003 Highlands Redevelopment Area Residential-Oriented Code Amendments (May 13, 2002) The Planning & Development Committee met on July 17th, August 7th, and September 4th to consider the Planning Commission's recommended approval of code amendments to Title 4 that are designed to encourage new residential development in the Highlands. The Planning Commission recommends allowing up to 80 dwelling units per net acre maximum bonus density and urban parking standards within the existing Residential Bonus District in the Highlands Redevelopment Area in exchange for higher design standards and on-site open space requirements. A public hearing was held on this matter on August 4, 2003. Subsequent Planning & Development Committee meetings discussed ways to mitigate for shadow impacts of taller residential buildings allowed under the staff proposal. The Committee recommends concurrence in staffs recommendation to add a provision that reduces height to no more than 45 feet within 80 feet of a property zoned R-8 or R-10 within the Center Suburban zone's District C of the Suburban Centers Residential Bonus Overlay. The Committee concurs with the Planning Commission recommendation on amendments to Title 4 encouraging residential redevelopment with the modification that height restrictions be imposed for residential, commercial, and mixed-use development to the areas within 80 feet of R-8 and R-10 zones within the Highlands Redevelopment Area. The Committee recommends presenting the amended ordinance regarding this matter for first reading. Tern Bri e, Chair D n Cl i Chair King Parker, Member cc: Alex Pietsch,EDNSP Administrator Gregg Zimmerman,P/B/PW Administrator Neil Watts,Development Services Director Rebecca Lind,Planning Manager Jennifer Henning,Principal Planner Susan Fiala,Senior Planner Gil Cerise,Senior Planner 3rd-p&d corn rep Highlands Residential.rpt.doc\ Rev 01/02 bh ;y la CITY•.OF RENTON Ira Renton City Council - Jesse Tanner,Mayor August 26, 2003 SUBJECT: Highlands Redevelopment— Harrington Square To Interested Parties: The Renton City Council's Planning & Development Committee will meet to review the above-referenced item on: Thursday, September 4,2003 3:00 PM 7th Floor/Council Conference Room City of Renton 1055 South Grady Way Renton,Washington This is not a public hearing,but a working session of the Planning& Development Committee. As all Council Committee meetings are open to the public, you are welcome to attend. If you have questions regarding this meeting,please phone Julia Medzegian, City Council Liaison, at 425-430-6501. Sincerely, PA-- Terri Briere, Chair Planning&Development Committee Renton City Council 1055 South Grady Way-Renton,Washington 98055-(425)430-6501 RENTON r AHEAD OF THE CURVE •.�0 This paper contains 50%recycled material,30%post consumer Erik 7enthem Betty Cowan Bob Gevers 35-,ymiwood Ave. NE 905 Lynnwood Ave.NE 900 Kirkland Ave.NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Lloyd Hoshide Michael Shreve Richard Senseney 833 Kirkland Ave. NE 303 Battery St. 3724 E. Highland Dr. Renton, WA 98056 Seattle, WA 98121 Seattle, WA 98112 Rebecca Lind Susan Fiala Jennifer Henning EDNSP Development Services Development Services Gil Cerise Alex Pietsch EDNSP EDNSP August 11,2003 '"""` Renton City Council Minutes '�+" Page 286 Resolution#3651 A resolution was read ratifying the 2002 amendments to the Growth Planning: 2002 Countywide Management Planning Council's Countywide Planning Policies. MOVED BY Planning Policies Amendments BRIERE, SECONDED BY CLAWSON,COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for first reading and referred to the Council meeting of 8/18/2003 for second and final reading: Development Services: Street An ordinance was read amending Section 4-1-180.0 of Chapter 1, Light System Fee,City Code Administration and Enforcement, of Title IV(Development Regulations)of Amend City Code by adding a street light system fee. MOVED BY CLAWSON, SECONDED BY KEOLKER-WHEELER,COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 8/18/2003. CARRIED. AUDIENCE COMMENT Bob Gevers,900 Kirkland Ave. NE,Renton, 98056, inquired as to why the Citizen Comment: Gevers - subject of the Highlands area redevelopment was not discussed this evening. Highlands Area Councilwoman Briere explained that the Planning and Development Committee Redevelopment discussed the issue during its meeting on August 4, and due to Mr. Gever's T14 comments at last week's Council meeting, she decided to hold the item in Committee for further review. Citizen Comment: Mendenhall Shawn Mendenhall, City of Renton Firefighter and President of the Renton -Renton Firefighters Local Firefighters Local 864, stated that Fire Chief Lee Wheeler and Council 864,Mayor Election President Keolker-Wheeler have served the City well for 20 years, and the union sees no change if they change job titles. He pointed out that all City of Renton employees should serve the citizens of this City well; that is what the Fire Department does and that is what this team would do if Ms. Keolker- Wheeler is elected Mayor. Mayor Tanner noted that Mr. Mendenhall made a political speech even though he was cautioned from doing so. EXECUTIVE SESSION MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON,COUNCIL AND ADJOURNMENT RECESS INTO EXECUTIVE SESSION FOR APPROXIMATELY 35 MINUTES TO DISCUSS PENDING AND CURRENT LITIGATION WITH NO OFFICIAL ACTION TO BE TAKEN AND THE COUNCIL MEETING BE ADJOURNED WHEN THE EXECUTIVE SESSION IS ADJOURNED. CARRIED. Time: 8:45 p.m. Executive session was conducted. There was no action taken. The executive session and the Council meeting adjourned at 9:22 p.m. eekte BONNIE I. WALTON,City Clerk Recorder: Michele Neumann August 11,2003 August 4,2003 Renton City Council Minutes Page 268 Mayor Tanner pointed out that Renton's R-5 zoning is equivalent to King County's R-4 zoning. Paul Trammel, 13205 144th Ave. SE, Renton, 98059, stated that he lives in the proposed annexation area, and confirmed that his address would change if the area is annexed. He expressed his concerns regarding how the annexation will affect sewer service,traffic,and police services. Council President Keolker-Wheeler stressed that consistent addressing within Renton is important for emergency services. Ted Glandon, 13405 142nd Ave. SE,Renton, 98059, supports R-5 zoning for the annexation area, indicating that it is compatible with the surrounding area. He noted that wildlife and traffic issues are of concern to him. Alain Smith, 13415 144th Ave. SE, Renton,98059, stated his support for the proposed annexation,noting that he owns approximately a third of the property in the area. Brian Leitch, 14217 SE 136th St.,Renton, 98059, reported that he lives directly south of the annexation area and expressed his support for the annexation. He noted that he intends to pursue annexing his property to the City as well. Correspondence was read from Steven A. Beck, 19129 SE 145th St., Renton, 98059; Lauren &Lila Mosier, 13025 144th Ave. SE,Renton, 98059; and Craig Landon, 10520 169th Ave. SE,Renton, 98059; all expressing support for the proposed Mosier Annexation. There being no further public comment, it was MOVED BY CLAWSON, SECONDED BY NELSON,COUNCIL CLOSE THE PUBLIC MEETING. CARRIED. MOVED BY CLAWSON,SECONDED BY NELSON,COUNCIL: ACCEPT THE 10%NOTICE OF INTENT TO ANNEX,AUTHORT7F CIRCULATION OF THE 50%PETITION TO ANNEX,REQUIRE THE ADOPTION OF CITY ZONING ON THE PROPERTY CONSISTENT WITH THE COMPREHENSIVE PLAN,AND REQUIRE THAT PROPERTY OWNERS ASSUME A PROPORTIONAL SHARE OF THE CITY'S BONDED INDEBTEDNESS. CARRIED. PUBLIC HEARING This being the date set and proper notices having been posted and published in Planning:.Hig an s Area accordance with local and State laws,Mayor Tanner opened the public hearing Redevelopment.Harrington to consider the Highlands redevelopment area residential-oriented City Code Square amendments. Gil Cerise, Senior Planner,explained that the proposed City Code amendments modify the existing Suburban Center Residential Bonus District overlay (creates a new "District C")in the Highlands redevelopment area to permit increased density and urban demographic parking requirements in exchange for additional design and open space requirements. Mr. Cerise reviewed the City Code amendments to the Center Suburban Zone development standards as follows: • Modifies maximum density to 80 dwelling units per net acre for District C; • Requires a minimum on-site landscape width along street frontage when a commercial lot is adjacent to property zoned residential; August 4,2003 Renton City Council Minutes Page 269 • Creates a District C consisting mostly of the Center Village area near NE Sunset Blvd; • Requires an on-site open space; • Includes building design standards; • Adds parking location requirements; • Amends parking standards; and • Corrects unit types. Mr. Cerise concluded by recommending that Council adopt the City Code amendments allowing additional density and urban parking standards in exchange for higher design and open space thresholds, and correcting the use types allowed. Public comment was invited. Bob Gevers, 900 Kirkland Ave. NE,Renton,98056, stated that he resides in the affected area. He expressed his disappointment that this proposal is different from earlier plans discussed for the subject area. Noting the opening of a new store,Mr. Gevers stressed that he is not happy with the new development in the Highlands area. He expressed concern about the height restrictions of future dwellings built under the proposed density standards. Additionally,he expressed concern that the new development will result in additional traffic and noise,and suggested that redevelopment of the Highlands area be put on hold until the area's infrastructure is improved enough to support it. Economic Development Administrator Alex Pietsch stated that no change is proposed for the current 50-foot height limit. Discussion ensued regarding the various plans for redevelopment of the Highlands area, such as the Highlands Shopping Center; the height issues; and public involvement in the process. There being no further public comment, it was MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL DELAY ACTION ON THE HIGHLANDS REDEVELOPMENT AREA RESIDENTIAL-ORIENTED CITY CODE AMENDMENTS FOR ONE WEEK AND AT THAT TIME PRESENT THE RELATED ORDINANCE FOR FIRST AND SECOND READING. CARRIED. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2003 and beyond. Items noted included: * The government of the State of Jalisco,Mexico,along with the Jalisco community in the Puget Sound area and the Renton-Cuautla Sister City Committee,will present Jalisco Week in Washington,August 15 through 17, in Renton. The three-day fair will take place at Renton High School. • The public is invited to a special ceremony to re-dedicate the Will Rogers- Wiley Post Seaplane Base memorial on August 7 at the Renton Airport. .. *or O� C „ • ‘e�N�O PUBLIC HEARING HANDOUT August 4,2003,City Council Chambers,7:30 PM APPLICATION NAME: Highlands Redevelopment Area Residential-Oriented Code Amendments. PROJECT DESCRIPTION: Proposed code amendments modify the existing Suburban Center Residential Bonus District overlay in the Highlands Redevelopment Area to permit increased density and urban demographic parking requirements in exchange for additional design and open space requirements. The code amendment specifically increases allowed density to 80 dwelling units per net acre for the Highlands Redevelopment Area,as shown on attached map. Developers using this bonus must provide parking in a structure,include some sort of commercial mixed-use in the project,and adhere to additional design guidelines and open space requirements to obtain this density. The code amendment also permits parking for residential use at the same ratio as permitted in the City's Downtown based upon urban demographics for the type of development anticipated in this area. The code amendment package also includes corrections to unit types allowed in the base Center Suburban zone within the Highlands Redevelopment area and the Suburban and Neighborhood Center Residential Bonus District. RECOMMENDATION: Council adopt the code revisions allowing additional density and urban parking standards in exchange for higher design and open space thresholds,and correcting use types allowed,as presented. HIGHLANDS REDEVELOPMENT AREA • agc, «i i qq r„, , .„.., „.,,:....,..--....... ... .;., .. , , 173 °43-i.'A :. ' •• lir,,' ,.L'' 0 , . '•.•, . 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Highlands Redevelopment Area Residential-Oriented Code Amendments Public Hearing City Council August 4.2003 Highlands Study Area. 4 t • 'a4 } rrwliw Proposed Code Amendments • Based upon input from: -Planning Commission briefing Internal Design Team —Management Feedback -Developer Comments • Premise of code amendments is to utilize Center Residential Bonus District. —Create a new, Area C"consisting of the existing Residential Bonus District portion in Highlands Study Area, 1 Area "C" of Suburban Center Residential Bonus District Center Suburban Zone ' •I ,ii:1---,:t jt):Ili• .!!: '14.'%; . iy 'JL Li,l 10 id-.117-iii_Lei 4-417;4=1=-41I4 CS Zone Development Standards - Density • Modify maximum density for District C to 80 dwelling units per acre. • Leave densities in other districts the same. 1 f a 'r +J z�.,,,c CS Zone Development Standards - Landscape Requirements • Minimum on-site landscape width along the street frontage required when a commercial lot is adjacent to property zoned Residential —Propose removing requirement for"sight- obscuring-landscape. -Adjacent is defined as"across the street"in R\IC -Applies to NE 9'h frontage for Harrington Square -Harrington Square is proposed as multi-story 2 'vow 'wore Residential Bonus Overlay • Creates a"District C"consisting mostly of Center Village area(also some Center Suburban)near Sunset Boulevard. —Adds a District C column to all tables‘‘hich mostly follows District A standards • District C is not allowed to utilize modification procedure outlined in subsection E. Residential Bonus Overlay Open Space • On-site Open Space Requirement --Similar to the Urban Center Design Guideline Overlay —Requires housing developments of 10 or more units to prole ide 50 square feet per unit of aggregated open space —Open space can be indoor such as exercise rooms.common lounges.etc. —Open space can be outdoor such as roof decks. playgrounds,courtyards,etc. Residential Bonus Overlay Pedestrian Orientation • Building Design Standards —Add building orientation toward street w ith primary pedestrian entry facing the street and clearly risible from the street. —Add that project must prov ide direct pedestrian access to abutting uses. '3 3 4119 Residential Bonus Overlay Parking Location Requirements • Additional parking location requirements include: —Residential parking must be 1.1 ithin enclosed structure. —Commercial and guest parking may be provided as surface parking so long as no surface parking is located betnv een the building and the property line abutting a public street. Residential Bonus Overlay Parking Location Requirements • Additional parking location requirements (continued): —Garages shall not dominate building facade —Parking within building shall be enclosed or screened —Parking garages shall be designed to use similar forams,materials,and details of the residential portion of the building Proposed Parking Code Amendments • Add the portion of the Center Suburban zone located within District C to the per bedroom parking standards —Parking results vary based upon mix of units proposed for development. —Based on more urban standards prevalent in urban areas. —Standard in use in Renton's dovvntovvn outside the Downtown Core Area. 4 Corrections to Unit Type • Amend unit types allowed in Area A of Residential Bonus Overlay District to remove townhouse type. —Eliminates inconsistency in existing code. • Only allow townhouse type multi-family in the Highlands Redevelopment Area without using bonus. —Current code would allow, garden-style apartments contrary to Council direction. 5 CJ. iC 1v • m.S' 4348 q o .b Oo d ' ti 0 yUo dPpU F, a d N tT a baco P r kid(�7'�'6 aU�S �aoi a' �6Fy31 maai q �' tl� m q vsG4 o tt .Lci to p «[000 :3 ccW66 CV o Q 0 W ix l0 g F 1....4i b y 0 ).,.w o0 Q) CO F,�j Z U IA c:)..-..� .. g a 2.0 O m V �W'C• ,44•O n7 F. g ' d EiA4U on�,b a.E a ag .-i ,� x• /k m a a a a c aww�' \\\��\\\il 1 1 l�///////// yeAti aa�wsGdw 8 I-5 SA m2.dP0Uc 5 �\,Q` •. o'Io ' I �� 't '; Z'.l. ro % Q r: O z -f'-'•.';may ../.441�. /////l l l I I 1 1111\\\��\ an • o°�oc.c 4) o C C b • w 4 cd N H w pq OO• do S cZ L.+ �� CI , z ¢ : DL o � E., ow o O • c oq fl .c • y O 0.1 G4 i as W e pa.0 o V. v N N 4) a; h C y N 0 L ••4. •- .0 Z `l a3i ° `� c. c 3 a a 0G t E"' Ln C oo�00o y v ,7�„ �L w 5 Q v�i Q c 4. «J Iii U a 0 ti � o c c a �' U) 9. a`d) ° b c z ° •' E o 0— v U o 0 cq 0 c �' 0) g x h co 3 c L -\ to o 00 Q+ c - cl w •E `� c a)CI on J `r o L s Q Q 3 3 t n, > l c 'c '� N 17 ev •E ai u r c z V � -� w a23 ob R 4) 3 =_ M F �'+ cad `n a w �'' v, L a) O. .a� W w. N v CA o G b a� °' �' o Lt. a� °�' E o '' a c w c w~ a) ;d `.•I- O 4- u o V c A W w 3 {a al >, a) U a q 3 ° ed •L Z a) i.. a) :c `�OFiGar [�^ ~ "' `' c ° c 11 4-1 ° I ,� Ey O .� L cv L O 01) a W p 0W t] b cd cd ti . O C P\ 'b 'y 'bw, L F" U ° oUoc c co N -0 p a1. °o > < ° L a a ° U44c4 c c..) o Uv) E-' x -c cc 3 F. o . Q (I a. ZQ CITY OF RENTON NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 4th day of August, 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: Highlands Redevelopment Area Residential-Oriented Code Amendments 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. 61)1t4t t\D. W tttr`.' Bonnie I. Walton City Clerk Published King County Journal July 25, 2003 Account No. 50640 July 21,2003 Renton City Council Minutes Page 255 actual appropriation because of the soft costs included in the project. Ms. Keolker-Wheeler requested that a detailed explanation be forwarded to her regarding how the additional$10,000 will be used. Discussion ensued regarding the project cost estimate, the project budget,the higher than anticipated costs for the project,and the project timeframe. MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL APPROVE CONSENT AGENDA ITEM 6.e. AS PRESENTED. CARRIED. Separate Consideration Transportation Systems Division recommended approval of a supplement to Item 6.q. CAG-01-071, agreement with Perteet Engineering, Inc., for additional CAG: 01-071,Maple Valley engineering services in the amount of$121,884 for the Maple Valley Hwy. Hwy HOV, Perteet (SR-169)HOV, 140th Way SE to SR-900 project. Approval was also sought to Engineering transfer$122,000 from the SW 27th St./Strander Blvd. project to cover the additional costs. Sandra Meyer,Transportation Systems Director,explained that as the preliminary design has progressed,conditions have changed necessitating additional work outside the initial scope of the project. The project limits have increased in the vicinity of I-405 requiring a considerable amount of field surveys,base maps,engineering work,and design plans that were not scoped. She indicated that the transfer of$122,000 from the SW 27th St./Strander Blvd. project will cover the additional costs. The Strander Blvd. project is estimated to spend $400,000 of its $1,610,000 appropriation in 2003, and staff will restore the Strander appropriation in 2004 with 2004 revenues from the per capita business license fee. Responding to Mayor Tanner's concern that funds dedicated only for the Strander Blvd. project are being borrowed for this project,Ms. Meyer assured that the$1 million of dedicated funds for the Strander Blvd. project will not be touched. MOVED BY KEOLKER-WHEELER, SECONDED BY CORMAN, COUNCIL APPROVE CONSENT AGENDA ITEM 6.q. AS PRESENTED. CARRIED. Added Correspondence was read from Reed Brott, 2306 Vashon Ct. NE,Renton, CORRESPONDENCE 98059,requesting that the use of fireworks be banned in Renton. MOVED BY Citizen Comment: Brott- CLAWSON, SECONDED BY KEOLKER-WHEELER, COUNCIL REFER Fireworks Ban THIS CORRESPONDENCE TO THE PUBLIC SAFETY COMMITTEE. CARRIED. OLD BUSINESS Council President Keolker-Wheeler stated that the teen musical "Cinderella" Community Services: playing at Carco Theatre through August 9 is fantastic, and she encouraged "Cinderella" Teen Musical everyone to attend. Planning&Development Planning and Development Committee Chair Briere presented a report Committee regarding the Highlands redevelopment area residential-oriented City Code Planning: Harrington Square, amendments. The Committee met on July 17 to consider the Planning Highlands Redevelopment Commission's recommended City Code amendments to Title IV(Development Regulations)that are designed to encourage new residential development in the tI Highlands area. The Planning Commission recommendation allows up to 80 dwelling units per net acre and urban parking standards in exchange for higher design standards and on-site open space requirements. July 21,2003 Renton City Council Minutes ..� Page 256 The Committee recommended setting a public hearing on August 4,2003,to consider this proposal. MOVED BY BRIERE, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Utilities Committee Utilities Committee Chair Corman presented a report regarding the amendment Development Services: Street to the Utility Fee Code(RMC 4-1-180)regarding the street light system Light System Fee, City Code connection fee. The City of Renton requires developers of plats, short plats, Amend and projects with street frontages to install street lighting systems to City specifications and then turn the system over to the City for ownership and maintenance. The Operations Division coordinates and authorizes system connections and pays the power bills. Under their tariff,Puget Sound Energy began billing the City of Renton a connection charge for time and materials for the physical hookup of new street light systems at an average cost of$317 per project. This fee will increase August 1, 2003,to a base fee of$375 with an anticipated average cost of a minimum of$465 per project. Staff proposes amending the Utility Fee Code to add a new flat fee of$500 per street light system connection payable prior to issue of the construction permit. The Committee recommended concurrence with the recommendation of the Planning/Building/Public Works Department to approve the proposed City Code amendment to add a street light system connection fee to the public works fees. The new fee will be set at$500 per new street light system and payable prior to issue of the construction permit. The Committee further recommended that the ordinance regarding this matter be presented for first reading. MOVED BY CORMAN, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. SAD: East Kennydale Sanitary Stating that he recused himself from the Utilities Committee meeting during Sewer Infill Phase II discussion of the special assessment district since his home is affected by it, Councilman Corman also recused himself from the Council meeting for presentation of the related committee report. Time: 8:37 p.m. Utilities Committee Vice Chair Briere presented a report recommending concurrence in the Planning/Building/Public Works Department recommendation that preliminary approval be given for the East Kennydale Sanitary Sewer Infill Phase II Special Assessment District. The Committee further recommended that staff proceed with the establishment of the final special assessment district upon completion of the construction of the East Kennydale Sanitary Sewer Infill Phase II project. MOVED BY BRIERE, SECONDED BY KEOLKER-WHEELER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Councilman Corman returned to the meeting. Time: 8:39 p.m. ORDINANCES AND The following resolution was presented for reading and adoption: RESOLUTIONS Resolution#3647 A resolution was read authorizing the Mayor and City Clerk to execute the Fire: 2003 Emergency Medical 2003 King County agency services contract for emergency medical services Services Funding, King (basic life support). MOVED BY CLAWSON, SECONDED BY NELSON, County(Basic Life Support) COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. NEW BUSINESS MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON, Council: Meeting COUNCIL CANCEL ITS REGULARLY SCHEDULED COMMITTEE OF Cancellations (7/28/2003, THE WHOLE AND COUNCIL MEETINGS SCHEDULED FOR JULY 28, COW&Regular Meeting) 2003. CARRIED. APPROVED BY ' CITY COUNCIL Date 7 a/ aoo3 PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT July 21, 2003 Highlands Redevelopment Area Residential-Oriented Code Amendments (May 13, 2002) The Planning & Development Committee met on July l7th to consider the Planning Commission's recommended code amendments to Title 4 that are designed to encourage new residentiail development in the Highlands. The Planning Commission recommendation allows up to 80 dwelling units per net acre and urban parking standards in exchange for higher design standards and on-site open space requirements. The Committee recommends setting a public hearing date to consider this proposal before the City Council on August 4, 2003. (7-54A-f--4-"--- Tern Briere, Chair dm Dimpor 0 g F4,re4 0 King Parker,Member cc: Alex Pietsch,EDNSP Administrator Gregg Zimmerman,PB/PW Administrator Neil Watts,Development Services Director Rebecca Lind,Planning Manager Jennifer Henning,Principal Planner Susan Fiala,Senior Planner p&d com rep Highlands Residential.doc\ Rev 01/02 bh telh4t44A44-0i 101-06414k"ei" 671,t,,•*(-44t.te' Mati/PVIIP17/7/23 CITY OF RENTON J U L 1 4 2003 CITY OF RENTON CITY CRECEIVED FFICE ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING DEPARTMENT MEMORANDUM DATE: July 14,2003 TO: Tern Briere,Planning&Development Committee Chair Members of a Planning&Development Committee L -I /fo" FROM: Alex Pietsch,EDNSP Administrator u,S0- STAFF CONTACT: Gil Cerise,x6578 SUBJECT: Highlands Redevelopment Area Residential-Oriented Code Amendments ISSUE: Based upon early discussions with the Council Planning&Development Committee in 2002 regarding potential residential redevelopment in the Highlands Redevelopment Area,staff has developed a series of code amendments that would be required to allow for urban-scale developments such as the Harrington Square proposal currently being considered in that area. This code amendment package has been developed with input from other city departments as well as Planning Commission feedback. • One of the basic fmdings was that the existing density bonus of 36(in District B)to 60(in District A) dwelling units per net acre is too low to sustain the market for multi-family redevelopment in this area. Staff has found that densities of up to 80 dwelling units per net acre fits in more with the market conditions necessary to attract redevelopment dollars. Recent experience with South Renton Neighborhood Plan prototypes shows that multi-family developments in this density range can be constructed without being too obtrusive to neighboring lower-intensity land uses through use of design treatments,structured parking,and incorporating common open space features. In exchange for the higher density and the urban standard parking requirements, staff is recommending that the project be required to be mixed-use,utilize structured parking,have some basic design guidelines, and include a minimum amount of common open space or recreation features for residents. Specific code amendment recommendations are in legislative format in italics and are preceded by a brief explanation of the proposed code amendment. RECOMMENDATION: • RMC 4-3-095B Applicability of Suburban and Neighborhood Center Residential Bonus District: Staff recommends allowing for higher density, more urban-scale residential redevelopment through the Suburban and Neighborhood Center Residential Bonus Districts contained in RMC 4-3-095. Since higher densities and more urban development would only be appropriate in the Highlands Redevelopment Area, shown in the Center Village designation of the City's Comprehensive Plan. The Centers Residential Ned Bonus District roughly corresponds to the Center Village Comprehensive Plan designation. Staff proposes to create a new"District C"that encompasses the entire existing Centers Residential Bonus District for this geographic portion of the Highlands. Changes to this section of code would introduce the new"District C" and amend the existing map to show this designation in the existing overlay of the Highlands. B. APPLICABILITY: This section applies to all residential development and mixed commercial/residential development proposed within the following districts. 1. Centers Residential Bonus District A: That area depicted in subsections B3a;and B34b,andB3e of this Section within one hundred fifty feet(150)of the public right-of-ways of Sunset Blvd.NE and NE 4th St. within the Suburban Center and Neighborhood Center Zoning Designations. 2. 2. Centers Residential Bonus District B: That area depicted in subsections B3a7 and B34b—aiid B3e of this Section beginning one hundred fifty feet(150)from the public rights-of-way of Sunset Blvd. NE and NE 4th St. within the Suburban Center and Neighborhood Center Zoning Designations. 3. Centers Residential Bonus District C: That area depicted in subsection B4c of this Section within the Suburban Center Zoning Designation. 7/14/2003 2 4. 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To find the district(s)applicable to a specific parcel, refer to RMC 4-3-095B1 card B2,and B3. 7/14/2003 3 • RMC 4-3-095C, relating to uses permitted in Centers Residential Bonus District(s). Staff recommends allowing the same uses in District C as are allowed in District A. District B is too restrictive in that it does not allow flats. Staff also recommends either eliminating "...when located above the first floor", or eliminating townhouses from the uses allowed in District A. The existence of both townhouses and a requirement that residential uses occur above the first floor only is a contradiction that could inhibit development. Townhouses are, by definition, ground-related dwelling units requiring individual unit first floor access. Staff is looking for direction from Council about which way to modify this portion of code. C. USES PERMITTED IN CENTERS RESIDENTIAL BONUS DISTRICT(: The following residential uses are permitted in addition to all other nonresidential uses, existing flats/townhomes, and accessory uses permitted in the underlying zoning. Flats or townhouses, when in a Detached dwelling Flats or townhouses, when in a mixed use structure that mixed use structure that combines combines residential with a first Semi-attached dwelling, up to 4 residential with a first floor floor commercial used-and consecutively attached commercial use(s). fir. Townhouses, up to 4 consecutively Adult family homes attached Adult family homes Adult family homes Boarding and lodging houses Group homes II,for 6 or less Group homes II,for 7 or more Retirement residences • RMC 4-3-095D, relating to special development standards for residential mixed-use developments. Staff is suggesting amendments to this section of code that would require higher standards of design, open-space requirements, parking orientation, etc in order to get the higher densities allowed through District C bonuses. For many existing requirements in this section of code, District C follows District A standards. The significant code amendments in this table are outlined below. • On-Site Open Space Requirement: Staff is suggesting adding the same open space requirement from the City's existing Urban Center Design Overlay covering Downtown Renton to the new District C covering the Highlands redevelopment area. This provision was added to the code amendment package after the City's Planning Commission expressed concern that developers may maximize densities allowed without providing adequate open space and recreation facilities for residents. Commissioners felt that a provision such as the one required in the downtown design guidelines would ensure a standard of livability for residents in the area without overly burdening the developer with onerous open space standards. The open space standards have been used for Burnett Station and Metropolitan Place in downtown Renton with great success, and staff analysis of a preliminary concept provided by Harrington Square developers suggest that they will also easily meet this requirement. 7/14/2003 4 w 6d, .3 • ,.°` On-site Open Space None None Attached housing Requirement developments of 10 or more dwelling units shall provide a minimum aggregated area of common open space or recreation area of at least 50 square feet per unit. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Reviewing i cial. • Building Design Standards: Standards 1)and 2) below are the same as those found in District A. However, one additional design standard (3)was borrowed from the existing Urban Center Design Guidelines have been added to ensure that new developments are pedestrian-oriented. A fourth design standard was added to ensure pedestrian connectivity to abutting land uses for residents in this mixed-use center. Building Design 1) Variation or 1) Variation or 1) Variation or Standards modulation of modulation of vertical modulation of vertical vertical and and horizontal facades and horizontal horizontal facades is is required at a facades is required at required at a minimum of 2 ft at an a minimum of 2 ft. at minimum of 2 ft.at interval of a minimum an interval of a an interval of a of 40 ft on a building minimum of 40 ft on minimum of 40 ft on face. a building face. a building face. 2) Private residential 2) Modulation of roof 2) Modulation of roof entry features which lines is required. lines is required. are designed to provide individual ground floor 3) Building must be connection to the oriented to the street outside are required. and have the primary building pedestrian entrv(ies) facing the street and clearly visible from the street. 4) Project must provide direct pedestrian access to abutting uses. • Maximum Building Height: Staff suggests leaving maximum building height as 50 feet, similar to the base zone maximum height and that allowed in District A. Staff's analysis of the preliminary Harrington Square proposal showed that a 50 ft. maximum building height is adequate. HEIGHT DEVELOPMENT DEVELOPMENT DEVELOPMENT STANDARDS IN STANDARDS IN STANDARDS IN 7/14/2003 5 DISTRICT A I DISTRICT B I DISTRICT C Maximum Height 50 t. 35 ft. 50 ft. • Parking Location: Staff recommends adding some additional parking location requirements that ensures that residential parking provided in developments obtaining this bonus is structured parking instead of surface parking lots. Staff further recommends locating any surface parking used for guest parking or businesses associated with the development to areas where it does not detract from the urban feel of the development. The intent here is to produce quality urban development rather than the auto-oriented suburban style development prevalent in most other parts of the City. PARKING DEVELOPMENT DEVELOPMENT DEVELOPMENT STANDARDS IN STANDARDS IN STANDARDS IN DISTRICT A DISTRICT B DISTRICT C Parking Location As required in RMC 4-4- As required in RMC 4-4-080 As required in RMC 4-4- 080 with the following with the following additional 080 with the following additional requirements. requirements. additional requirements. The required number of Must be within an enclosed Parking for the residential parking spaces for the structure (detached or component of the project residential units shall be attached garage). Garage must be within a structured provided within an must be located on a different parking garage. enclosed garage. The façade from the main entry of required.25 guest spaces the building. The required Commercial and guest per residential unit may .25 guest spaces per attached parking may be provided be surface parking.No residential units may be as surface parking so long more than 6 stalls may be surface parking. No more as no parking shall be consecutively clustered than 6 stalls may be located between a building without an intervening consecutively clustered and the property line landscaped area of a without an intervening abutting a public street. minimum of 5 ft. in width landscaped area of a by the length of the stall. minimum of S ft in width by Parking garages shall be Surface parking not the length of the stall. designed so as not to permitted within the first Surface parking not allowed dominate the façade of the 30 ft.of any street within the first 30 ft. on any residential building. frontage. street frontage. Parking must Parking garage entries be located to the rear of the shall be designed to primary structure or in a minimize the apparent detached garage with rear width of garage entries so access. as not to subordinate the pedestrian entry of the structure. Parking within the building shall be enclosed or screened through any combination of walls. decorative grilles, or trellis work with landscaping, Parking garages shall be designed to use similar forms, materials, and details of the residential portion of the building. 7/14/2003 6 • • Modification Procedure: Amend language to clarify that Districts A and B are eligible for special modification procedures if they do not meet the regulations above. However, staff suggests that since a higher density is proposed to be allowed in District C, that the modification procedure not be permitted for District C. It should be noted that many features found in the modification procedures in Chapter 9 have been directly incorporated into the regulations for District C, making applicants meet a higher standard in order to achieve the higher densities allowed through this modification procedure. E. MODIFICATION PROCEDURE: To provide greater flexibility in meeting the purpose of the Centers Residential Bonus District,projects within Districts A and B that do not meeting the special development standards of subsection D of this Section may be approved through a modification process when superior design is demonstrated.Except for projects within District C.Agpplication may be made for modification of these development standards pursuant to RMC 4-9-250D and the decision criteria stipulated in RMC 4-9-250D2.For a modification to be granted,applicants must comply with the design criteria in RMC 4-9-250D2 and D3. Projects within District C must request a variance to deviate from these code provisions. • RMC 4-2-120A, Development Standards for CS Zoning Designations—Maximum Density: The density provisions allowing up to 80 dwelling units per net acre in District C are located in the Development Standards section of code with the other density bonuses. CN CS Maximum Density within District A(RMC 4-3-095B4a District A(RMC 4-3-095B4a Suburban and Neighborhood and b) and b) Residential Bonus District Up to 60 dwelling units per net Up to 60 dwelling units per net acre may be granted for acre may be granted for provision of(a)mixed use provision of:(a)mixed use projects defined as a minimum projects defined as a minimum depth of 30 feet of commercial depth of 30 feet of commercial use on the first floor of the use on the first floor of the primary structure facing the primary structure facing the arterial, and(b)parking arterial, and(b)parking enclosed under or enclosed enclosed under or enclosed within the first floor of the within the first floor of the primary structure with either primary structure with either side or rear access. side or rear access. District B(RMC 4-3-095B4a District B(RMC 4-3-095B4a and b) and b) A bonus for architectural A bonus for architectural innovation may be approved up innovation may be approved up to a total of 36 dwelling units perto a total of 36 dwelling units per net acre through the net acre through the modification process of RMC 4- modification process of RMC 4- 3-095E and the design criteria 3-095E and the design criteria of RMC 4-9-250D3. of RMC 4-9-250D3. District C(RMC 4-3-095B4c) Up to 80 dwelling units per net acre maybe granted for provision of (a)mixed use projects defined as a minimum depth of 30 feet and a minimum length of 60 feet of commercial 7/14/2003 7 4111. use on the first floor of the primary structure, and(b) parking enclosed under or enclosed within the first floor of the primary structure. • RMC 4-2-120A Minimum On-Site Landscape Width Along Street Frontage Required When a Commercial Lot is Adjacent to Property Zoned Residential: This subsection of code currently requires a"site-obscuring" landscape strip if a development is across the street(i.e., adjacent, per city code definition)from single-family residential zones. Staff suggests leaving site-obscuring landscaping in place for development abutting single- family residential, but modifying the requirement in the CS zone to simply be a landscape buffer. Current requirements for landscaping would require the entire 3-story building to be obscured from the south. This would be prohibitively expensive, requiring mature landscaping to be installed among other things. A standard landscape buffer would soften the buffer between the single-family residential area and the development without completely hiding it. LANDSCAPING CS Minimum Onsite Landscape 15 ft wide sight-obscuring Width Along the Street landscape stripbuffer is required Frontage Required When a Commercial Lot is Adjacent8 to Property Zoned ar terial;4 Residential, RC,R-1,R-5,R-8, R-10,R-14, or RM unless otherwise determined by the Reviewing Official through the site plan review process. • RMC 4-4-080F.10.e (Parking Use Table): Staff recommends extending the urban parking standard in use in the City's Downtown area to the CS zone only within District C of the Suburban Center Residential Bonus District. This will allow developers to be able to provide adequate parking for the standard urban demographic. Overly large requirements for residential parking while requiring structured parking will be a further deterrent to development in the Highlands redevelopment area. ATTACHED DWELLINGS IN CD,CS(ONLYDISCTRICT C),RM-U,RM-T ZONES: Resident and guest spaces: Within the CD, CS(only District C as shown in RMC 4-3- 095B.4.a),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. 7/14/2003 8 June 10,2002 �..r Renton City Council Minutes `r Page 219 Councilman Persson explained that in order to obtain the necessary permits to complete the Oakesdale Ave. SW extension project, the City must agree to monitor and maintain the Oakesdale Phase 1 wetland. *MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation: Duvall Ave Transportation(Aviation)Committee Chair Persson presented a report NE Improvements (SR-900 to regarding the Duvall Ave. NE improvements. Staff proposes to widen Duvall City Limits),TIB Grant Ave. NE from two lanes to five lanes. This may include four through-lanes, a two-way left-turn lane,curb and gutter, sidewalks, storm drainage, street lighting, landscaping,bike lanes and channelization from SR-900(NE Sunset Blvd.) to the northern City limit. These improvements are expected to reduce congestion and the high number of accidents. They will raise Levels of Services (LOS) towards the service standards adopted by the City in 1995 to achieve compliance with the Growth Management Act (GMA). The City of Renton has received a grant from the Transportation Improvement Board(TIB)in the amount of$3,095,640, of which $684,000 is authorized for design. The Committee recommended that Council authorize the Mayor and City Clerk to enter into the agreement with the TIB to accept grant funding for design, and that Council approve the resolution and all consecutive phases and subsequent elements up to and including construction of roadway. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. MOTION CARRIED. (See page 224 for resolution.) Planning &Development Planning and Development Committee Chair Keolker-Wheeler presented a Committee report regarding the Title IV Development Regulation Revision Process. The Planning: Title IV Committee reviewed the Title IV revision process on March 1, 2002,and June Development Regulation 6, 2002. Committee members directed staff to develop an annual amendment Revision Process process that complies with State law yet allows Council the flexibility to deal with imperative issues that need immediate attention. The Committee recommended that the Title IV Development Regulation Revision Process be referred to the City Attorney's office for preparation of an ordinance and that a public hearing be scheduled for June 24, 2002. MOVED BY KEOLKER- WHEELER, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning: Harrington Square, Planning and Development Committee Chair Keolker-Wheeler presented a Highlands Redevelopment, report regarding the Highlands study area implementation residential Residential Overlay District demonstration overlay within the Village Center Designation. The Committee met on June 6th to review the Harrington Square Conceptual Plan and determined that the proposed Harrington Square multi-family development is the kind of project envisioned for the Highlands redevelopment area. This project meets adopted business plan goals and the Highlands study area goals. The Committee finds that Title IV(Development Regulations) amendments will be necessary to implement projects of this type in the Highlands study area. The Committee recommended that a Title IV work program be referred to the Planning Commission for review of zoning within this designation for the following topics: • Density • Parking Standards (specifically a bedroom-based standard for multi- family housing) June 10,2002 'New Renton City Council Minutes Page 220 • Unit Types(apartments vs. townhouses) • Setbacks* Councilwoman Keolker-Wheeler indicated that City staff is seeking community input and there will be plenty of opportunity for citizens to express their opinions on this matter. *MOVED BY KEOLKER-WHEELER, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Public Safety Committee Public Safety Committee Chair Clawson presented a report regarding Fire Fire: Staffing Department staffing. The Committee reviewed the priority staffing needs of the Fire Department and recommended that Council authorize a Secretary 1 position within the Department effective July 1, 2002. Funding for this position will come from the budget savings within the department. The Committee further recommended that Council authorize the administration to prepare an ordinance amending the 2002 Budget to reflect the additional position and that this ordinance be presented for first reading at a subsequent Council meeting.* Councilman Clawson stated that there is enough savings in the Fire Department budget to pay for this needed administrative position. *MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Police: Yakima County Jail Public Safety Committee Chair Clawson presented a report regarding the long- Service Contracts, Yakima term agreement between Yakima County for jail services and the interlocal County&King County Cities agreement between King County cities. In 2001, King County gave notice that it will be canceling its jail contracts with all King County cities, effective November 2002. With a decision to exit from the King County jail system, King County cities began last year to look for a long-term alternative to King County. Yakima County emerged as a very good alternative and, to date, has delivered outstanding services to Renton and other King County cities, who have now negotiated a long-term(seven-year)jail agreement with Yakima County. This agreement provides jail services equal to or greater than those provided by King County at significantly less fees and rates. In addition, an interlocal agreement was drafted between King County cities to efficiently use Yakima County jail beds designated for the cities. Entering into this agreement will result in up to$180,000 in savings to the City when compared with King County jail costs. The Committee recommended that Council concur in the recommendations of the administration to: • Approve a long-term(seven-year) agreement with Yakima County to secure jail bed capacity from Yakima, and • Approve an interlocal agreement between King County cities, which provides the means for the cities to more efficiently use the Yakima County jail beds designated for cities. The Committee further recommended that the resolutions regarding the interlocal agreements be presented for reading and adoption. MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 223 for resolutions.) APPROVED BY 1 CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT Date - d"`Wit June 10, 2002 Highlands Study Area Implementation Residential Demonstration Overlay Within the Village Center Designation (May 13, 2002) The Planning and Development Committee met June 6th to review the Harrington Square Conceptual Plan and determined that the proposed Harrington Square multi-family development is the kind of project envisioned for the Highlands redevelopment area. This project meets Adopted Business Plan Goals and Highlands Study Area Goals. The Committee finds that Title IV amendments will be necessary to implement projects of this type in the Highlands Study Area. The Committee recommends that a Title IV work program be referred to Planning Commission for review of zoning within this designation for the following topics: • Density • Parking Standards (specifically a bedroom based standard for multi-family housing) • Unit Types(apartments vs. townhouses) • Setbacks c/ atitA1 1(/Q,�o" i�i1 — W Kathy K lker-Wheeler, Chair / -rere,I 210 is hair King Parker, Member cc: Sue Carlson 4ftretrvirrgtan taittlkt CSHarrington Sq.P&DC Rpt.\ Rev 01/02 bh May 13,2002 Renton City Council Minutes Page 174 designation for the property, the apartment building's proximity to future Fire Station#15,and the maintenance of affordable housing in Renton. Mayor Tanner stated that the administration will review the matter and report back to Council. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of May 6,2002. Council concur. May 6, 2002 CAG: 02-048, N Talbot Pump City Clerk reported bid opening on 5/02/2002 for CAG-02-048,North Talbot Station Rehabilitation & Pump Station Rehabilitation and Modifications to Other Water Facilities; one Modifications, Omega bid; engineer's estimate $283,303.23; and submitted staff recommendation to Contractors award the contract to bidder, Omega Contractors, Inc., in the amount of $217,436.80(budgeted amount$200,000). Refer to Utilities Committee. CAG: 02-066,Fire Station.#14 City Clerk reported bid opening on 5/06/2002 for CAG-02-066,Fire Station Exhaust System,Foster-Bray #14 Exhaust System; two bids; project estimate $30,000; and submitted staff Company recommendation to award the contract to low bidder,Foster-Bray Company, Inc., in the amount of$35,000. Refer to Finance Committee. Community Services: Edlund Community Services Department recommended approval of the source of the Property, King County 50% matching funds as required to apply for 2002 King County Conservation Conservation Futures Grant Future grant funds which are used for the acquisition of open space lands. The Application funds will be used to acquire the Edlund property(identified in the 1992 Comprehensive Parks Plan for potential open space acquisition)in the estimated amount of$912,000; the City's 50% match is $456,000. Refer to Community Services Committee. CAG: 01-042,Landscape Community Services Department recommended approval of an amendment to Maintenance Services,Facility CAG-01-042, contract with Facilities Maintenance Contractors for landscape Maintenance Contractors maintenance services,to extend the contract through 12/31/2002. Contract amendment amount is$103,770.03. Refer to Community Services Committee. CAG: 01-065,Hanging Flower Community Services Department recommended approval of an amendment to Basket Maintenance, CAG-01-065,contract with Kaleidoscope Services for preparation and Kaleidoscope Services maintenance of hanging flower baskets and flower pots,to extend the contract from 4/30/2002 through 4/30/2003. Contract amendment amount is $33,795.67. Refer to Community Services Committee. Community Services: 2002 Community Services Department recommended approval of the 2002 interlocal Waterfowl Management agreement for waterfowl removal(continuation of egg addling program and Interlocal Agreement study), at a cost of$3,400. Refer to Community Services Committee. Planning: Harrington Square, Economic Development,Neighborhoods and Strategic Planning Department Highlands Redevelopment, requested policy direction to determine whether the Harrington Square 1 Residential Demonstration Conceptual Plan supports the Highlands redevelopment vision and Council Overlay District business goals. Council review was also requested of the Residential Demonstration Overlay District to determine the use types and densities necessary to support redevelopment in the Highlands. Refer to Planning& Development Committee and Planning Commission. CAG: 01 115,Lind Ave S Transportation Systems Division submitted CAG 01 115,Lind Ave. S. Overlay,Icon Materials Inc Oye�, .,; a to a ,� f t ., t� ;.,.,.; estimate in the amount of$399,739.15,co eneemerrt-of al-ay lien period, e RECEIVED JUN 0 4 2001 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOO CNCmCOUNCIL AND STRATEGIC PLANNING DEPARTMENT MEMORANDUM DATE: June 4, 2001 TO: Dan Clawson, Council President Members of the Renton City Council VIA: Mayor Jesse Tanner FROM: Sue Carlson, Administrator Economic Development,Neighborhoods, and Strategic Planning Department STAFF CONTACT: Rebecca Lind(6588) SUBJECT: Proposed "Harrington Square" Redevelopment Opportunity in the Highlands ISSUE: Staff is seeking Council direction on whether: 1) The proposed Harrington Square multi-family development is the kind of project envisioned for the Highlands redevelopment area, and if 2) The City should amend the existing zoning regulations to allow increased density and stacked flats in the Residential Demonstration Overlay District. RECOMMENDATION: • Work with the developer to pursue this proposed redevelopment project in the Highlands. • Refine the development standards in the Residential Demonstration Overlay District to result in regulations, which enable redevelopment. BACKGROUND SUMMARY: Early this year,the City received a new multi-family and commercial redevelopment proposal "Harrington Square"to replace the structures occupied by the adult video and retail store,Adults Only Video and Novelty,which was of recent community concern, as well as other existing structures on the site. The proposed project is located in the Residential Demonstration Overlay District that was created by Council in 1998, and is located in the Highlands Redevelopment Area. The proposal does not match current development standards in the Overlay District. If the City hopes to move forward with redevelopment in this area some review of the zoning in this area will be required. Harrington Square Redeve1 ent Opportunity Page 2 June 4,2001 Background of Demonstration Overly District and Highlands Redevelopment Efforts The Residential Demonstration Overlay District was created in response to a moratorium on residential development within commercial centers. At that time, Council wanted to limit "garden style multi-family" and encourage a more urban project type that included residential and commercial components. The Center Suburban zoning within the Overlay District was augmented with two sets of regulations: within Area"A" (the first 200 feet from the arterial), it allows 60 dwelling units per acre in stacked flats, provided the project is mixed use with a minimum amount of commercial development on the arterial frontage. In Area"B",zoning allows up to 35 dwelling units per acre in townhouse type development. Shortly after the Overlay Designation was created,the City began a planning effort in the Highlands to support redevelopment. We realized at the time that the Overlay District provided additional opportunity in the Highlands redevelopment area, but that some of the zoning provisions in this Overlay would need additional review and "tweaking"to implement the Highlands redevelopment concepts. Staff has received several inquires about development in this zone,however, none have moved forward. Feedback from the development community tells us that the Area A and Area B distinctions are overly restrictive in terms of unit types. The townhouse development envisioned is reported as unrealistic because more density and a stacked flat unit type are needed to make redevelopment financially feasible in the Highlands location. Consequently in January of last year,we referred this designation to the Planning and Development Committee for review and a reality check. Work did not proceed on this issue because the parties interested in Highlands redevelopment did not press for resolution of these issues. Proposed Harrington Square Project This proposed multi-family/commercial project creates a new opportunity for the City to begin a redevelopment effort in the Highlands. The project area is approximately 3.34 acres. The project would occupy 2.51 acres of the total site. It is not yet clear whether a plat and additional public street would be proposed segregating the project site from the remainder of the parcel. This detail is important for density calculations and in shaping any amendments to the zoning that will be needed if Council is interested in pursuing a development of this type on this site. The proposed complex would consist of five or six mid-rise towers and four three-story apartment buildings housing between 193 and 230 units on top of covered parking. The proposal is described in greater detail on the attached Project Description. This project is clearly proposing a greater bulk and scale than the type of project originally envisioned for the Overlay District. The density is similar to the current code allowance for sites within the first 100 feet from the arterial (60 dwelling units/net acre),but the majority of this redevelopment site is not within the first 100 feet of the zone. Most of the redeveloped area is within Area B,which only allows a ground-related townhouse type of development at 35 dwelling units per acre. The height of some buildings would possibly exceed the present 50-foot height limitation. At this preliminary stage, the prospective developer has not defined the height of the "mid-rise towers". While there is nothing at this proposed bulk and scale in the immediate vicinity,there are several multi-story apartment houses (approximately 3 stories)surrounding this site. The newest of these is the Catholic Social Services project adjacent to Sunset Blvd. The topography at this location slopes uphill away from Sunset Blvd. making it easier to transition from buildings of different heights without creating the same sense of bulk/height conflict that occurs on a flat site. Harrington Square Redevelb rrt ent Opportunity 44.100 Page 3 June 4,2001 Successfully redeveloping occupied commercial structures requires a greater density/intensity of use in the new project. This increased density allows the new development to absorb the higher land cost created by the viability of the commercial structures. The major issue here is whether the surrounding residential community would accept a redevelopment project of this scale as: 1) a way to eliminate the under-developed commercial area presently occupied by the adult retail business, and 2)an opportunity to stimulate reinvestment in the Highlands. The project concept for Harrington Square resembles the concept authorized in the Overlay District and in the Highland Redevelopment Plan in several ways. However, if the Council supports this proposal, some modification of the zoning standards would be required. Project features,which match the zoning: • High quality, urban multi-family with structured parking. • 3,000 to 4,000 sq. ft. of commercial use. • Stimulate reinvestment in underutilized parcels. Project features requiring adjustment in the zoning: • Increase in Area A density to allow up to 70du/ac for 230 dwelling units, if the entire existing parcel is used. An increase in density to 90 du/ac if only the 2.51 acres are included in the project area. • Change in the unit type allowed in the zone to allow 100% stacked flats in both Area A and Area B. • Elimination of the 35 du/ac. density and ground-related townhouse provisions required in Area B. CONCLUSION: Staff supports taking a fresh look at the Residential Demonstration Overlay District to determine the kind of use types and densities necessary to support redevelopment in the Highlands. The changes in density and unit type are consistent with the requests several other property owners have approached us with over the last year. The overall concept of the project supports the objectives of both the Overlay District and the Highlands Redevelopment Plan. cc: Jay Covington Rebecca Lind attachments I \ \ / 0\ *NO _ 1 1 40* --, le ., L 111 Ss Proposed i Site J ri C----3 I 1104 \ Proposed " Harnngton Square" 0.. ...... 100._..... . . . 200 Parcel Area 1 :1 200 ti�Y O Economic Development,Neighborhoods&Strategic Planning I ®+ Sue Caron,Administrator Centers Residential Demonstration Existing Structure FNT�$ G. Del Rosario Overlay District A(150 ft offset) 1 i ' \ \ i\i 1 r ! v v i j i ! i \\ \ \fit �\ 1 1 ; I ``\ N � \\ !-------,\4110.\\ \ / / ✓\ ; - iI, \ _, l \ \ \ \ I 1 11 \ \ `: 11Pi-oposed -�� ate \ \ \ 'r \ i \ \ i _ 'i ,' \ 1 I , \ i i' 'j1 i 'I 1 \ `I '1� \ \ \ i \ ---\ \ / \ \_ �;� Ve'N ( / Ki \� \\ -�, �,\ f \ Proposed " Harrington Square" 200 im Interval CountourIIMINIIIII 0 100 Parcel Area xx;:;:x;:4;.. 00Y 0, Economic Development,Neighborhoods&Strategic Planning 1 .1 200 .(i�'+ Sue Carlson,Administrator Centers Residential Demonstration �FN ro2 a June Rosario°° Overlay District A(150 ft offset) • „as arrington 5uarc Project Description Summary: Harrington Square in the Renton Highlands will be a unique residential development because of its location, access, neighbors, and most importantly, its' design. The proposed project design will consist of 193 to over 230 "luxury" apartment homes in six buildings that are located on top of covered parking. There will be six basic floor plans ranging from a 550 square foot efficiency/studio to a 1,250 square feet two bedroom/one den/two-bath penthouse unit. Project Description: When construction is completed, Harrington Square will be an urban village consisting of a North and a South complex. It will be accessed by a private road that connects with a 90-foot traffic circle in the center of the site. This central access point will allow both the North and South complexes to share a lobby, a rental-property management office, and short-term parking which will be easily identifiable and accessible. The North and South garages will be covered, reserved and secured and will be accessed from the traffic circle. By providing this grand entrance, the tone will be set for future and existing tenants that Harrington Square North and South is the most desired and premier address for rental housing in the Renton Highlands. The entire development will consist of 193 (to more than 230) "luxury" apartment homes. There will be six basic floor plans that vary in square footage and shape, depending on their respective location within the buildings. The smallest units are one-bedroom (efficiency) units that average 550 square feet. These units are small one-bedroom apartments without a dining room. The next units are one-bedroom/one-bath units that are 745 square feet. These are full size units and are very similar to what one would find in competing suburban garden style developments. The two-bedroom units are a combination of one and two-bathroom styles. The two-bedroom/one bath units are sized at 850 square feet. These units provide a price point that is lower than the two-bathroom units. The two-bedroom/two-bathroom units are sized at an average of 950 square feet. These are also similar in size to suburban garden-style apartments. The largest units are conventional three-bedroom/two-bathroom units and two-bedroom/den/two-bathroom townhouse units. These units range in size from 1,150 square feet to 1,250 square feet. These residences will be housed in six or more buildings consisting of two five- or six- story mid-rise towers and four three-story garden buildings divided equally between the North and South complexes. Each building will be designed and located to maximize the views from the maximum number of residences, keeping the site as "open-feeling" and "airy" as possible, while simultaneously minimizing shadowing and other intrusions that IJarrington Project Description Continued: are typical of projects in similarly dense zoning areas. Each complex will feature a tower building of five- or six-stories that will be accessed by two elevators each. The residences in each of these buildings will feature dramatic territorial views on all sides. The first two floors will have units that also look into the inner courtyards, public areas and open space of each complex. The low-rise buildings will be a combination of one- bedroom units, some two-bedroom units and the townhouse units. These low-rise buildings will be primarily walk up residences. There will be several connection bridges from the mid-rise buildings to the low-rise buildings allowing for elevator access if desired. The mid-rise buildings will be predominately concrete and steel, while the low- rise buildings will be constructed of conventional wood framing. Both the North and South complexes will sit atop concrete post tensioned decking that allows for a one-floor separation of the residential units in the West from Harrington Street. This decking also provides a one floor height advantage, effectively increasing the views and open feeling of the project. All vehicular access is one floor below the residences on the entry street that will be known as Harrington Square Place East. This private road and traffic circle provides centralized access to the entire complex. The parking garages of each complex, which will be covered, reserved and secure, are accessed from the North and South sides of the traffic circle. The traffic circle will have short teun/visitor parking at its perimeter, while the East end of the circle features a covered area (port cochere) for access to the central lobby for the residential towers and property management/leasing office. Total parking to be provided will total more than 320 stalls (to more than 365 stalls), for an overall parking ratio of 1.65 to 1. This parking will be covered, reserved and accessed through security gates. While the parking will appear to be underground, more than 250 of the stalls will be on grade at the Harrington Street level. The balance of the stalls located under ground. The lower level of parking will connect both the North and South garages through an access located under the entry street, Harrington Square Place East. An additional point of entry/exit will be located in the Northwest and Southwest corners of the property. These entries/exits will provide additional access to the parking areas and will alleviate any potential access delays at peak use times. Guest parking will be located outside the security gates for the garages, and around the traffic circle. This parking area provides access to the building for prospective tenants and others, thus eliminating the problem of gated communities that market themselves as that, but have to leave the gates open to allow potential renters access to the management office. The complex will provide a media room and a social activity room with a kitchen and living room type of setting. Adjacent will be a health / fitness room that has cardiovascular equipment, and possibly an indoor basketball court and a racquetball court. Immediately outside of these areas will be the swimming pool, sun deck and Jacuzzi spa areas. ANEW • %NHarrington 5civare Project Description Continued: The property will include between3„i,96fP and square feet of commercial space, located on the West face of the North complex. This space will be used for service types of tenants, such as a dry cleaner drop off, a barber shop/styling salon, a coffee shop and possibly a day care. These tenants will primarily serve the residents of the project, reducing their reliance on other customers as well. Parking for the commercial space will be primarily on street. All units will be separately metered or billed back for expenses. There will also be a central garbage compactor that will also reduce the owner's operating expenses. The project mix is as follows: TYPE: SQ.FT. CURR. PROP. ZONING MAX. A-Efficiency/Studio 550 15 15 B-1 Br/l Ba. 745 70 90 C-2Br/lBa. 850 20 26 D-2Br/2Ba. 950 66 78 E-2Br/Den/2Ba. Townhouse 1,150 10 10 F-2Br/Den/2Ba. Penthouse 1,250 12 12 TOTAL UNITS 193 231 • T rnr c *411.1 4 ,• . .. PY- Fi: I Islf N.N \ & . OP1.1.1-_!.-1 ,4.:_i_• Cr; 00, C te464AN's 0 -r , k'.._'_ii,-_,-_,...-.1 \-t-4.17_..-_yi-, i 1 ( t' , ••• '. I ! !"I ;!! -.!,' ' 1:1 :-%'1-- i * . 011 S 1 r--'--•• ' '----,•: - -,r•r• .., i-L-C --- Tits,. I.- . ' 1\ 1 ...---"NN.,(-3 s-:. P.- rn I0.14111.11."11‘ -I r I .1C--' ----..--s.-- et- . 5., I ! ._, ,4,_, , ..._...., . i , _ ) n. 4, ,.. .....i..,...„,___. __._ , _.,_,..„_,.__,. , ,, .,..... .. 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I.. 'so, Proposed _�, =- - Site J-.2,_ , 1 0 1 L - C\ V\ 41e/11 _' . 1 ■ 1 k 1%,\ P",_ ,.„ c, _ „,._ ..„, ,....„, _..., 1„... »� S' . , ,....., ,....,. .-_ ; Bp '-'1-; li Proposed "Harrington Square" 0 200 400 .....f. Parcel Area •....:..,..... UtiTO,� Economic Development,Neighborhoods&Strategic Planning 1-2 400 Sue Carlson,Adm nistrator Centers Residential Demonstration „P ' G.Del Rosario FNTO 4 June 2001 OverlayDistrict A(150 ft offset) i r r" ►► I I ► I i • , I �._ - bd 1 , � IP 4 1 IP II * jtIiS1P41 _ : .. _, ii I ..I 1 t7r:, --s- : . ... . (►� _ 1 I \ . � .. ,� ► -..,,, : _..., ,, \ if\r ; SQUJAR RENTON )-tUGHIANOS - \\ r( , PB ARCHITECTS SEATTLE March 22, 2002 Development Services Division 1055 South Grady Way, Renton, Washington, 98055 Attention: Laureen Nicolay ' Reference: Request for preliminary review Dear Laureen, We are requesting for you to review our preliminary application before formal ,.. submittal and fee payment. Project Location: City of Renton, the Highlands, 900 Harrington Avenue Proposed project name: Harrington Square Description of project: The proposed project will be to build a mixed-use project consisting of apartments, retail/commercial, and structured parking. The two existing pads for Pizza Hut and Kentucky Fried Chicken will remain including the related surface parking. The proposal consists of new construction for: Approximately 205 apartment units, Approximately 3,500 square feet of commercial/retail space, Approximately 308 cars for the residential use including guest parking in two basement levels. •• Approximately 10 cars for commercial/retail use based on the average of 375 sq. ft./car in the top level of basement parking, Three to four story apartment buildings over the basement levels of parking, New construction bordering N.E. 9`h Street will be set back from the property line, set back to be landscaped, and have a modulated facade and roof tops. The intent of design is to provide a sympathetic design, form, and scale to relate to the existing housing across N.E. 9th Street. Townhouses with street level entries and front yards are envisioned. Three story buildings at the front yards with four story buildings inboard. New construction bordering Harrington Avenue will have the major ingress/egress entry to the residences. South of the main entry will be similar type townhouses, with street level entries and front yards as along N.E. 9th Street. North of the main entry will be commercial/retail use at the Harrington Avenue level with residences above. Three and four story buildings are �- envisioned with modulated façade and roof tops. PB ARCHITECTS, INC., P.S. 40. 303 BATTERY STREET SEATTLE, WASHINGTON 98121 ph 206 443 9790 fx 206.443.9875 New construction inboard from N.E. 9'h Street and Harrington Avenue will be four story buildings, configured to form private courtyards and enhance the major entry to the complex. Service, fire lane access, and a portion of the parking exiting will occur on the east side of the proposed complex with the curb cut being on N.E. 9th Street. Street trees and landscaping are proposed along N.E. 9th Street and Harrington Avenue per City guidelines. The lid (plaza level) for the basement parking will be paved and landscaped and the portion of the plaza level not covered by buildings will be considered open space. The proposal consists of maintaining the existing tenants and construction for: Existing Pizza Hut, Existing Kentucky Fried Chicken, The existing site consists of: Gross square feet: 149,700 sq. ft. or 3.43 acres Two existing pads and related parking for Pizza Hut and Kentucky Fried Chicken tenants will remain. Pizza Hut and Kentucky Fried Chicken have existing parking for 36 cars. Two existing buildings of retail/commercial use and the related surface parking will be removed. The zoning is CS, Center Suburban. Areas of concern: Action and guidance by the City of Renton will be needed on the following concerns: To provide the density envisioned by the zoning, structured parking will have to be built. The developer is proposing that the lid over the parking will have apartment buildings above. The area of the lid (plaza level) not covered by buildings will be considered open space. The open space proposed atop the lid (plaza level) needs approval by the City. The developer is proposing that the parking requirement for the apartment use be based on 1.5 cars per unit including guests. Based on the anticipated unit count this will result in a parking need for 308 cars. The amount of cars proposed needs approval by the City. The amount of units proposed needs approval by the City. Res e tively ubmitted, Michael Shreve .. ,.,, -may ;f- ",•. .J .;9. .011111. } rl �+— .�,+' _ �..►+"'.V +V --- _`. '"gee � .. • i yT1•- ,M,-�'�._. 7.-- _ . .�` . -.-- - • _ ... .'.�...-=.'-.JIB`. 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It'. . i, •i •- 1 -.i 4 • �`Ma-'t''E +.. - s: w :' r '><}� - ali- -� ,,.yam•*.r �r f'f'. a� ;. �: n '.,s.. r-• -i►.- ... �% 't''� ,. ,1M , ,FfJ�-•O`er siP .a • _k .r �F• i +f• wa'�' r�• • �"'•' + •4 • • v. • _. a,: _ = — �I 4 ram.. •"7- ,1, II l' .* -� -..•_ , I v 'r -�.:1 Ci A.— kr -ea Iiiii .%, 4-illy.1;44.,..,.. , - -..17, 01.... --21(tt' P le ... , . 4 4' i ,-.7-. •n''- --A...7'4,-7 ' ' •• nitn.-n 1 - T J 4 ti r.r 4 yr:. -'✓!5.�_ gat_.�1����i�`.�rr• - - �it ." 8 :ti>.�� �� ..a. T a+i. � ..,;1e.+Y�Ya Iin 7�/ PB ARCHITECTS SEATTLE HARRINGTON SQUARE eRENTON HIGHLANDS iett)p, s ak iptro 41. , 0 • y "0 >b "' ' q kE:. CY • r / .......ea '"� `` , ae , :, L O o r • i " ',� s ,I \ .a r_�•" \ ilk ..•_ .. .. - ' •,i � tia �� !' 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