HomeMy WebLinkAboutAmend Min/Max Density Requirements in Residential Zones (7/10/1995) Amends ORD 4404, 4502
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CITY OF RENTON, WASHINGTON
ORDINANCE NO. 4548
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
CHAPTER 31, ZONING CODE, OF TITLE IV (BUILDING
REGULATIONS) , OF ORDINANCE NO. 4260 ENTITLED "CODE OF
GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON"
RELATING TO MINIMUM AND MAXIMUM DENSITY REQUIREMENTS IN
THE RC (RESOURCE CONSERVATION) , R-1 (RESIDENTIAL-1
DU/AC) , R-8 (RESIDENTIAL-8 DU/AC) , R-10 (RESIDENTIAL-10
DU/AC) , R-24 (RESIDENTIAL-24 DU/AC) , RM (RESIDENTIAL
MULTI-FAMILY) AND RMH (RESIDENTIAL MANUFACTURED HOMES)
ZONES.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS :
SECTION I. Subsections 4-31-4 . 1 .D, 4-31-4 . 1 .D. 2 , 4-31-
4 . 1 .D. 3 and 4-31-4 . 1 . F of Chapter 31, Zoning Code, of Title IV
(Building Regulations) , of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" are hereby
amended to read as follows :
4-31-4. 1.D: DEVELOPMENT STANDARDS : The following
development standards shall apply in the RC Zone .
2 . Density:
a. Maximum Density: Net density shall not exceed
1 dwelling unit per 10 acres .
b. Minimum Density: No minimum density shall be
required.
3 . Minimum Lot Size : The lot area shall not be less
than 10 acres .
F. Exceptions :
1 . Pre-existing Legal Lots : Nothing herein shall be
determined to prohibit the construction of a single family
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ORDINANCE NO. 4548
dwelling and its accessory buildings on a pre-existing legal lot
provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
SECTION II . Subsections 4-31-4 .2 .D, 4-31-4 .2 .D. 2 , 4-31-
4 . 2 .D. 3 , 4-31-4 . 2 .D.4 and 4-31-4 . 2 .E of Chapter 31, Zoning Code,
of Title IV (Building Regulations) , of Ordinance No. 4260 entitled
"Code of General Ordinances of the City of Renton, Washington" are
hereby amended to read as follows :
D. DEVELOPMENT STANDARDS : The following development
standards shall apply in the R-1 Zone .
2 . Density:
a. Maximum Density: Net density shall not
exceed 1 dwelling unit per acre .
b. Minimum Density: No minimum density shall
be required.
3 . Minimum Lot Size: The lot area shall not be less
than 1 acre except within clustered development where the
individual lot area shall not be less than 4, 500 square feet .
4 . Clustering: Development may be clustered in this
zone to meet objectives such as preserving significant natural
features, providing neighborhood open space, or facilitating the
provision of sewer service . Clustered development in this zone
shall be subject to the following standards .
a. Cluster developments shall be limited to a
maximum of six (6) dwelling units in one cluster.
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ORDINANCE NO. 45 4 8
b. The maximum net density requirement of one (1)
dwelling unit per acre shall not be exceeded.
c . The remaining development standards of the
Residential - 8 DU/AC (R-8) Zone (Section 4-31-5 .D) shall
apply.
E. Exceptions :
1 . Pre-existing Legal Lots : Nothing herein shall be
determined to prohibit the construction of a single family
dwelling and its accessory buildings on a pre-existing legal lot
provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
SECTION III. Subsections 4-31-5 .D, 4-31-5 .D.2 , 4-31-5 .D. 3 ,
4-31-5 .E and 4-31-5 . F of Chapter 31, Zoning Code, of Title IV
(Building Regulations) , of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" are hereby
amended to read as follows :
D. DEVELOPMENT STANDARDS : The following development
standards shall apply in the R-8 Zone.
2 . Density:
a. Maximum Density: For the subdivision and/or
development of lots greater than one half (1/2) gross acre in
size, as of March 1, 1995, net density shall not exceed 8
units per acre. For the subdivision, short plat and/or
development of lots one half (1/2) gross acre in size or less,
as of March 1, 1995, net density shall not exceed 9 . 7 units
per acre .
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ORDINANCE NO.4548
b. Minimum Density: Net density shall not be
less than 5 units per acre for all subdivisions, short plats
and/or development of lots . (Note: See Exceptions 4-31-6 .E)
3 . Minimum Lot Size: The lot area shall not be less
than 4, 500 square feet .
E . Exceptions :
1 . Pre-existing Legal Lots : Nothing herein shall be
determined to prohibit the construction of a single family
dwelling and its accessory buildings on a pre-existing legal lot
provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
2 . Minimum Density:
a. The minimum density requirements shall not
apply to the subdivision, short plat and/or development on a legal
lot 1/2 gross acre or less in size as of March 1, 1995 .
b. Phasing, shadow platting or land reserves may
be used to satisfy the minimum density requirements if the
applicant can demonstrate that these techniques would allow the
eventual satisfaction of minimum density requirements through
future development . The applicant must demonstrate that the
current development would not preclude the provision of adequate
access and infrastructure to future development .
c . In the event the applicant can show that
minimum density cannot be achieved due to lot configuration, lack
of access or physical constraints, minimum density requirements
may be reduced by the Reviewing Official .
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ORDINANCE NO. 4548 r.r
d. Minimum density requirements shall not apply
to the renovation or conversion of an existing structure .
SECTION IV. Subsections 4-31-6 .D, 4-31-6 .D. 3 and 4-31-6 .E
of Chapter 31, Zoning Code, of Title IV (Building Regulations) , of
Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" are hereby amended to read as follows :
D. DEVELOPMENT STANDARDS : The following development
standards shall apply in the R-10 Zone .
3 . Density:
a. Maximum Density: Net density shall not
exceed 10 units per acre .
b. Minimum Density: Net density shall not be
less than 7 units per acre for any subdivision, short plat or
development . (Note: See Exceptions 4-31-6 .E)
E. Exceptions :
1 . Pre-existing Legal Lots : Nothing herein shall be
determined to prohibit the construction of a single family
dwelling and its accessory buildings or the existence of a single
family dwelling or duplex, existing as of March 1, 1995, on a pre-
existing legal lot provided that all setback, lot coverage, height
limits and parking requirements for this zone can be satisfied.
2 . Minimum Density:
a. The minimum density requirements shall not
apply to the subdivision, short plat and/or development on a legal
lot 1/2 gross acre or less in size as of March 1, 1995 .
b. Phasing, shadow platting or land reserves may
be used to satisfy the minimum density requirements if the
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ORDINANCE NO. 4548
applicant can demonstrate that these techniques would allow the
eventual satisfaction of minimum density requirements through
future development . The applicant must demonstrate that the
current development would not preclude the provision of adequate
access and infrastructure to future development .
c . In the event the applicant can show that
minimum density cannot be achieved due to lot configuration, lack
of access or physical constraints, minimum density requirements
may be reduced by the Reviewing Official .
d. Minimum density requirements shall not apply
to the renovation or conversion of an existing structure .
SECTION V. Subsections 4-31-7 .D, 4-31-7 .D. 5 and 4-31-7 .E
of Chapter 31, Zoning Code, of Title IV (Building Regulations) , of
Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" are hereby amended to read as follows :
D. DEVELOPMENT STANDARDS : The following development
standards shall apply in the R-24 Zone.
5 . Density:
a. Maximum Density: Net density shall not
exceed 24 units per acre. (Note : See Variable Size Project
Requirements : 4-31-7 .D. 1)
b. Minimum Density: Net density shall not be
less than two thirds (2/3) of the allowable dwelling units under
the provisions of this zone for any subdivision, short plat or
development . (Note : See Exceptions 4-31-7 .E)
E . Exceptions :
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ORDINANCE NO, 4548
1 . Pre-existing Legal Lots : Nothing herein shall be
determined to prohibit the construction of a single family
dwelling or duplex and its accessory buildings on a pre-existing
legal lot provided that all setback, lot coverage, height limits
and parking requirements for this zone can be satisfied.
2 . Minimum Density:
a. The minimum density requirements shall not
apply to the subdivision, short plat and/or development on a legal
lot 1/2 gross acre or less in size as March 1, 1995 .
b. Phasing, shadow platting or land reserves may
be used to satisfy the minimum density requirements if the
applicant can demonstrate that these techniques would allow the
eventual satisfaction of minimum density requirements through
future development . The applicant must demonstrate that the
current development would not preclude the provision of adequate
access and infrastructure to future development .
c. In the event the applicant can show that
minimum density cannot be achieved due to lot configuration, lack
of access or physical constraints, minimum density requirements
may be reduced by the Reviewing Official .
d. Minimum density requirements shall not apply
to the renovation or conversion of an existing structure .
SECTION VI . Subsections 4-31-8 .D, 4-31-8 .D. 1 and 4-31-8 .E
of Chapter 31, Zoning Code, of Title IV (Building Regulations) , of
Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" are hereby amended to read as follows :
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ORDINANCE NO. 4548
D. DEVELOPMENT STANDARDS : The following development
standards shall apply in the RM Zone.
1 . Dwelling Unit Density and Lot Area - For any
subdivision, short plat and or development .
a. RM-U 75 minimum to 100 maximum dwelling
units per acre with the potential for 150 dwelling unit per acre
with design review.
b. RM-C 10 minimum to 20 maximum dwelling
units per acre . However, if these units comply with the provision
of affordable housing as set forth in the Housing Element of the
Comprehensive Plan, an additional five (5) units may be achieved.
c. RM-N 10 minimum to 12 maximum units per
acre . However, if these units comply with the provision of
affordable housing as set forth in the Housing Element of the
Comprehensive Plan, an additional three (3) units may be achieved.
d. RM-I 10 minimum to 20 maximum units per
acre . However, if these units comply with the provision of
affordable housing as set forth in the Housing Element of the
Comprehensive Plan, an additional five (5) units can be achieved.
E . Exceptions :
1 . Pre-existing Legal Lots : Nothing herein shall be
determined to prohibit the construction of a duplex and its
accessory buildings on a pre-existing legal lot provided that all
setback, lot coverage, height limits and parking requirements for
this zone can be satisfied.
2 . Minimum Density:
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ORDINANCE NO. 4548
a. The minimum density requirements shall not
apply to the subdivision, short plat and/or development on a legal
lot 1/2 gross acre or less in size as of March 1, 1995 .
b. Phasing, shadow platting or land reserves may
be used to satisfy the minimum density requirements if the
applicant can demonstrate that these techniques would allow the
eventual satisfaction of minimum density requirements through
future development . The applicant must demonstrate that the
current development would not preclude the provision of adequate
access and infrastructure to future development . Within the Urban
Center, surface parking may be considered a land reserve.
c . In the event the applicant can show that
minimum density cannot be achieved due to lot configuration, lack
of access or physical constraints, minimum density requirements
may be reduced by the Reviewing Official .
d. Minimum density requirements shall not apply
to the renovation or conversion of an existing structure .
SECTION VII . Subsections 4-31-13 .E, 4-31-13 .E.4, 4-31-
13 .E .5 and 4-31-13 .G of Chapter 31, Zoning Code, of Title IV
(Building Regulations) , of Ordinance No . 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" are hereby
amended to read as follows :
E. Development Standards for New Manufactured Home Park
Development or Redevelopment : The following development standards
shall apply in the RMH Zone.
4 . Density:
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ORDINANCE NO. 4 5 4 8
a. Maximum Density: Net density shall not
exceed 10 units per acre.
b. Minimum Density: Net density shall not be
less than 5 units per acre (Note : See Exceptions 4-31-6 .E)
5 . Minimum Manufactured Home Area: The lot area
shall not be less than 3 , 000 square feet for each individual
manufactured home area.
G. Exceptions :
1 . Pre-existing Legal Lots : Nothing herein shall be
determined to prohibit the construction of a single family
dwelling or manufactured home and its accessory buildings on a
pre-existing legal lot provided that all setback, lot coverage,
height limits and parking requirements for this zone can be
satisfied.
2 . Minimum Density:
a. The minimum density requirements shall not
apply to the subdivision, short plat and/or development on a legal
lot 1/2 gross acre or less in size as of March 1, 1995 .
b. Phasing, shadow platting or land reserves may
be used to satisfy the minimum density requirements if the
applicant can demonstrate that these techniques would allow the
eventual satisfaction of minimum density requirements through
future development . The applicant must demonstrate that the
current development would not preclude the provision of adequate
access and infrastructure to future development .
c . In the event the applicant can show that
minimum density cannot be achieved due to lot configuration, lack
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Nor,'
ORDINANCE NO. 4548
of access or physical constraints, minimum density requirements
may be reduced by the Reviewing Official .
d. Minimum density requirements shall not apply
to the renovation or conversion of an existing structure .
SECTION VIII . This Ordinance shall be effective upon its
passage, approval, and thirty days after publication.
PASSED BY THE CITY COUNCIL this 21st day of August
1995 .
i
Marily Petersen, City Clerk
APPROVED BY THE MAYOR this 21st day of August
1995 .
Ea Clymer, or
Approved a to form:
Lawrence J. Warren, City Attorney
Date of Publication: August 25, 1995
ORD.497 : 7/21/95 :as .
11
August 21. 1995 *No City Council Minutes v..r Page 325
MOVED BY SCHLITZER, SECONDED BY NELSON, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
OLD BUSINESS Council President Schlitzer presented a report concurring with the
Committee of the Whole reorganization concept of the project to amend Title IV, Building Regulations,
Building: Title IV of City Code, to reorganize and reformat the regulations with no substantive
Reorganization and content revisions. The Committee recommended that staff be directed to
Reformatting proceed toward completion of this project as outlined. MOVED BY
SCHLITZER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
Utilities Committee Utilities Committee Chair Corman presented a report recommending
CAG: 95-, Agreement concurrence in the Planning/Building/Public Works Department's
with City of Seattle for recommendation to approve an interlocal agreement with the City of Seattle
Emergency Sale of Water for the emergency sale of water. The Committee further recommended that
the resolution regarding this matter be presented for reading and adoption.
MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED. (See page 326 for resolution.)
Transportation (Aviation). Transportation (Aviation) Committee Chair Edwards presented a report
Committee recommending Council concurrence with the staff recommendation to acquire
Streets: NE 22nd St from King County a portion of NE 22nd St. from Edmonds Ave. NE to the
Acquisition, King County east end of the street as right-of-way. The Committee further recommended
that staff be authorized to request commencement of the county procedure to
effect the transfer. MOVED BY EDWARDS, SECONDED BY NELSON,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Responding to Councilman Stredicke, Councilman Corman explained that this
street was once private, but its ownership shifted to the County due to non-
payment of taxes. The City is able to obtain the right-of-way from the
County for the amount of the taxes owing on the property.
Transportation: ETP Plan Transportation (Aviation) Committee Chair Edwards presented a report
Update Contribution & recommending that Council agree to make a one-time $5,000 contribution
Annual Membership Fee towards the Eastside Transportation Program (ETP) Plan Update, and
contribute an annual $500 towards ETP membership. Background:
1) ETP received a $200,000 ISTEA grant to conduct an update of the 1991
Transportation Plan for the Eastside. In order to fulfill the requirements
of the grant, each member jurisdiction is being asked to make a one-time
$5,000 contribution to cover the $50,000 match money required to use the
$200,000.
2) The $500 membership fee is proposed to allow the steering committee a
budget for miscellaneous costs related to ETP activities.
MOVED BY EDWARDS, SECONDED BY NELSON, COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED.
Planning & Development Planning and Development Committee Chair Stredicke presented a report
Committee recommending that the City Council approve the proposed amendments to the
Building: Residential minimum and maximum density provisions of the Resource Conservation
Zones (RC), Residential - 1 Unit Per Acre (R-1), Residential - 8 Units Per Acre
cMinimum/Maximum (R-8), Residential - 10 Units Per Acre (R-10), Residential - 24 Units Per
Density Changes Acre (R-24), Residential, Multi-family (RM) and Residential Manufactured
Homes (RMH) zones. The Committee further recommended that the
ordinance regarding this matter be placed on the agenda for first reading.
MOVED BY STREDICKE, SECONDED BY SCHLITZER, COUNCIL
August 21. 1995 Renton City Council Minutes Page 326
CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 326 for
ordinance.)
ORDINANCES AND The following resolutions were presented for reading and adoption:
RESOLUTIONS
Resolution #3143 A resolution was read approving the West View final plat for 12 lots on 2.02
Plat: Final, West View, acres, located in the vicinity of Aberden Ave. NE and NE 12th St. (CSL
Aberdeen Ave NE/NE Development & Archer Development, Inc.; File No. FP-95-155). MOVED BY
12th St, FP-95-155 STREDICKE, SECONDED BY EDWARDS, COUNCIL ADOPT THE
RESOLUTION AS PRESENTED. CARRIED.
Resolution #3144 A resolution was read authorizing the Mayor and City Clerk to enter into an
CAG: 95-, Agreement interlocal cooperative agreement with the City of Seattle for the emergency
with City of Seattle for purchase of water by the City of Seattle. MOVED BY SCHLITZER,
Emergency Sale of Water SECONDED BY EDWARDS, COUNCIL ADOPT THE RESOLUTION AS
PRESENTED. CARRIED.
The following ordinances were presented for first reading and advanced for
second and final reading:
Planning: Residential Zone An ordinance was read amending Chapter 31, Zoning Code, of Title IV
Minimum/Maximum (Building Regulations) of City Code relating to the minimum and maximum
Density Changes density requirements in the Resource Conservation (RC), Residential - 1 Unit
Per Acre (R-1), Residential - 8 Units Per Acre (R-8), Residential - 10 Units
Per Acre (R-10), Residential - 24 Units Per Acre (R-24), Residential, Multi-
family (RM) and Residential Manufactured Homes (RMH) zones. MOVED
BY STREDICKE, SECONDED BY SCHLITZER, COUNCIL ADVANCE THE
ORDINANCE FOR SECOND AND FINAL READING. CARRIED.
Ordinance #4548 Following second and final reading of the above-referenced ordinance, it was
Planning: Residential Zone MOVED BY STREDICKE, SECONDED BY EDWARDS, COUNCIL ADOPT
Minimum/Maximum THE ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES.
Density Changes CARRIED.
Planning: The Orchards An ordinance and summary ordinance were read establishing a residential
Demonstration Project, development demonstration project for parcels E, F and G in The Orchards
NE 4th St/Duvall Ave NE development, located in the vicinity of Duvall Avenue NE and NE 4th Street.
MOVED BY STREDICKE, SECONDED BY KEOLKER-WHEELER,
COUNCIL ADVANCE THE ORDINANCE AND SUMMARY ORDINANCE
FOR SECOND AND FINAL READING. CARRIED.
Ordinance #4550 Following second and final reading of the above-referenced ordinance and
Planning: The Orchards summary ordinance, it was MOVED BY STREDICKE, SECONDED BY
Demonstration Project, KEOLKER-WHEELER, COUNCIL ADOPT THE ORDINANCE AND
NE 4th St/Duvall Ave NE SUMMARY ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES.
CARRIED.
The following ordinance was presented for second reading and adoption:
Ordinance #4549 An ordinance was read amending Chapter 31, Zoning Code, of Title IV
Planning: Residential Zone (Building Regulations) of City Code relating to the setback provisions of the
Setback Changes Resource Conservation (RC), Residential - 1 Unit
Per Acre (R-1), Residential - 8 Units Per Acre (R-8), Residential - 10 Units
Per Acre (R-10), Residential - 24 Units Per Acre (R-24), and Residential,
Multi-family (RM) zones. MOVED BY STREDICKE, SECONDED BY
EDWARDS, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL
CALL: ALL AYES. CARRIED.
APPROVED BY
CITY COUNCIL
Date g.(' 1- q'S
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
AUGUST 21, 1995
Amendments to the Zoning Code for Minimum and Maximum Density
Referred (6/5/95)
The Planning and Development Committee recommends that the City Council approve
the proposed amendments to the minimum and maximum density provisions of the RC
(Resource Conservation), R-1 (Residential 1 unit/acre), R-8 (Residential 8 units/acre),
R-10 (Residential 10 units/acre), R-24 (Residential 24 units/acre), RM (Residential
Multi-Family) and RMH (Residential Manufactured Home) Zones.
The Committee further recommends that the Ordinance be placed on the agenda of
August 21, 1995 for first reading.
_ ,.------- __ ___4___camilte---------- ir________
Richard Stredicke, Chair
c't / t1 //i r b6
thy K er-Wheeler, Vice-Chair
andy Corm , ember
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City Of Rento
PUBLIC INFOR ATION HANDOUT
July 10, 1995 .
'ROrUSJ. J) IINIMIJM' : 1VIAXXMUM DENSIT' A ENDMIJNTS
For additional information, please contact: City of Renton Planning at 235.2552
or call'Allan Johnson'directly at 277-5187
BACKGROUND
Minimum and maximum density provisions are currently contained in all Residential Zones. These
provisions establish a range of densities which can be built within each zone. These provisions are intended
to support land use policies, capacity and growth target objectives of the Com rehensive Plan. They
specifically protect the limited capacity for Single Family development in the City. Existing minimum
density in the R-8 Single Family Zone is 5.6 dwelling units per acre. The following table demonstrates the
loss of single family capacity as the average density of development decreases.
SF Density SF Capacity Explanation
@ 8 du/ac. 1,880 units Maximum SF yield
@ 7 du/ac. 1,685 units Adopted SF target
@ 5 du/ac. 1,270 units Yield with minimum
@ 3 du/ac 860 units Historical yield without
minimum
DESCRIPTION OF PROPOSED AMENDMENTS
The proposed action would amend the existing minimum density provisions in the RC, R-1, R-8, R-10, R-24,
RM, and RMH Zones of the City Code to create greater flexibility.
The proposed amendments would clarify that no minimum density is required in the RC or R-1 Zones.
The proposed amendments would amend the minimum density in the R-8 Zone from 5.6 to 5.0 units per
acre.
The proposals would broaden the current exceptions to the minimum density requirements in the R-8, R-10,
R-24, RM and RMH Zones by allowing minimum density to be waived and/or modified:
• if the project is located on a pre-existing lot less than 1/2 acre in size.
• if phasing, shadow platting or land reserved are used to ensure that minimum densities could
eventually be attained
• if lot configuration, lack of access or physical constraints preclude minimum density.
• if the project is a renovation or conversion of an existing structure.
• if the project is one single family dwelling in the R-8, R-10, R-24 or RMH Zones or a duplex in the
R-24 or RM Zones.
The proposed amendments would amend the maximum density in the R-8 Zone from 8 to 9.7 units per acre
on pre-existing lots of less than 1/2 acre in size.
Amendments are also proposed to create consistent formatting.
RENTON CITY COUNCIL
Regular Meeting
July 10, 1995 Municipal Building
Monday, 7:30 p.m. Council Chambers
MINUTES
CALL TO ORDER Mayor Earl Clymer led the Pledge of Allegiance to the flag and called the
meeting of the Renton City Council to order.
ROLL CALL OF TIMOTHY SCHLITZER, Council President; TONI NELSON; JESSE
COUNCILMEMBERS TANNER; KATHY KEOLKER-WHEELER; BOB EDWARDS.
MOVED BY SCHLITZER, SECONDED BY EDWARDS, COUNCIL EXCUSE
ABSENT COUNCILMEMBERS RICHARD STREDICKE AND RANDY
CORMAN. CARRIED.
CITY STAFF IN EARL CLYMER, Mayor; JAY COVINGTON, Executive Assistant to the
ATTENDANCE Mayor; LAWRENCE J. WARREN, City Attorney; MARILYN J. PETERSEN,
City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works
Administrator; MICHAEL KATTERMANN, Planning & Technical Services
Director; JIM HANSON, Development Services Director; JANA HUERTER,
Land Use Review Supervisor; NEIL WATTS, Plan Review Supervisor;
ABDOUL GAFOUR, Civil Engineer; COMMANDER ROB SOFIE, Police
Department.
APPROVAL OF MOVED BY SCHLITZER, SECONDED BY KEOLKER-WHEELER,
COUNCIL MINUTES COUNCIL APPROVE THE MINUTES OF JUNE 26, 1995, AS PRESENTED.
CARRIED.
PUBLIC HEARINGS This being the date set and proper notices having been posted and published
Planning: Minimum & in accordance with local and State laws, Mayor Clymer opened the public
Maximum Densities,.in hearing to consider amendments to minimum and maximum density
Residential Zones requirements (number of homes per acre) allowed in residential zones.
Michael Kattermann, Planning & Technical Services Director, explained that
the proposed changes will make the Zoning Code consistent with
Comprehensive Plan policies on minimum density, and will also provide
greater flexibility to meet minimum density requirements in residential zones.
One proposal is to exempt existing parcels less than or equal to one-half acre
in size from the minimum density requirement in all residential zones. The
minimum density requirement in the Resource Conservation (RC) zone and
the R-1 zone would be eliminated. Another change would reduce the
minimum density in the R-8 zone from 5.6 to 5.0 units per acre.
Additionally, density requirements in some zones could be waived for factors
such as phasing, land reserves and lot configuration, among others. The
maximum density in the R-8 zone would increase from 8.0 to 9.7 units per
acre on infill lots less than or equal to one-half acre.
Responding to Councilman Tanner, Mr. Kattermann said R-8 lots larger than
one-half acre would not be exempt from the 8.0 unit maximum density.
} In response to Councilmember Keolker-Wheeler, Mr. Kattermann said under
current density requirements, a lot of one-half acre could have no more than
three units. The new 9.7 per acre density would allow up to four units,
depending on site-specific conditions. Mr. Kattermann concluded that the
Planning Commission recommended a review be conducted of the minimum
density policies within five years.
• Silly 10. 1995 �,,. Renton City Council Minutes ,a,, Page 274
Audience comment was invited.
Versie Vaupel, P.O. Box 755, Renton, 98057, said the increase in maximum
density for the R-8 zone from 8.0 to 9.7 units per acre should not apply to
infill lots, which would impact already established neighborhoods, but instead
should apply only to new development. She suggested that if one-half acre
lots are to be restricted to four units or less, this specification be clearly put
forth in the ordinance language.
There being no further public comment, it was MOVED BY NELSON,
SECONDED BY EDWARDS, COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED. (Mr. Kattermann noted that this subject matter will remain in
Planning & Development Committee for development of the ordinance.)
Building: Temporary Use This being the date set and proper notices having been posted and published
Permit Ordinance in accordance with local and State laws, Mayor Clymer opened the public
hearing to consider revisions to Renton City Code Section 4-31-19.E regarding
temporary use permits, and to Section 5-1-1.A revising the temporary use
permit application fee.
Jana Huerter, Land Use Review Supervisor, explained that temporary use
permits are meant for uses that are short-term in nature. Staff has proposed
that these permits be reviewed and decided administratively rather than go
before the Hearing Examiner for a public hearing and subsequent approval or
disapproval. This change is proposed to streamline the process and the timing
of permit approval.
Responding to Councilman Tanner, Ms. Huerter said the process would allow
for administrative permit extensions of up to one year for temporary sales or
rental offices in subdivisions, multi-family or non-residential projects, or
other longer-term uses.
Audience comment was invited.
Bob Sterbank, 1325 Fourth Ave., Suite 1500, Seattle, 98101, requested that
Council postpone first reading of the temporary use permit ordinance until all
Councilmembers are present. He explained several concerns regarding the
proposed changes, primarily that they might provide a special permit
procedure that would be used by Bryant Motors. If this is not Council's
intent, he asked that it amend paragraph E on page 2 of the ordinance to
restrict temporary parking lots and areas to only those temporary uses
identified in previous sections A through D. He further suggested adding a
paragraph that would exclude authorization of the expansion of existing
nonconforming uses.
Continuing, Mr. Sterbank urged Council to consider the potential impacts on
residential areas if temporary use permits are authorized for 180 days and
later extended for one year. He was concerned that although the ordinance
language allows provision of notice to interested parties, it does not require
this be given. Noting that the ordinance would permit modification of
development standards, he questioned which standards could be modified and
to what extent. He said the impacts of waiving application requirements
cannot yet be known, emphasizing that in any case, SEPA compliance
requirements must not be waived. Mr. Sterbank concluded that although
temporary uses such as Christmas tree lot sales would be appropriate for
administrative approval, other more long-term uses (e.g., occupancy of
temporary structures) should continue to go before the Hearing Examiner.
PURPOSE FOR PROPOSED CHANGES:
. Bring zoning code into consistency with
Comprehensive Plan policies on minimum density
. Provide greater flexibility to meet the minimum
density
RESIDENTIAL DENSITIES
.. . .: . . . ... . . . . . .... ... . ......... . .... .. .... ........... ...... ..... ............ ........... . ...... .:.. .. ....................... .................................
ZONE MINIMUM MAXIMUM PROPOSED
MF-U 75 100 NO
CHANGE
MF-C/I 10 20 NO
CHANGE
MF-N 10 12 NO
CHANGE
R-24 8 24 NO
CHANGE
R-10 7 10 NO
CHANGE
R-8 5.6 8 5.0 Min.,
9.7 Max.<=
1/2 acre
R-5 NONE 5 NO
CHANGE
R-1 1 1 No
Minimum
RC 0. 1 0. 1 No
Minimum
r.r
DESCRIPTION OF PROPOSED
AMENDMENTS:
. Exempts parcels <= 1/2 acre in size from minimum
density in all residential zones
. No minimum required in RC and R-1 zones
. Reduces minimum density in R-8 from 5.6 to 5 to
eliminate a gap in zoning densities
. Allows for waivers in R-8, R-10, R-24, RM and
RMH Zones for:
phasing, shadow platting, land reserves, lot
configuration, access or physical constraints
renovation or conversion of existing structure
individual single family (R-8, R-10, R-24, RMH)
or duplex (R-24, RM)
. Raise maximum density in R-8 zone to 9.7 on infill
lots <= 1/2 acre in size
•
'VOW '04000.
• •
17.)4.) Pii\j-%./ c"j"
July 10, 1995 re. public hearing on residential densities
•
Relative to the first public hearing on maximum and minimum residential densities, I
would ask if the Council is willing to hold this subject with no action tonight in view of
the fact that only one member of the Planning and Development Committee is present.
It seems that the only prudent thing to do is to allow all of the members of that com-
mittee to hear from the public as scarce as residents often are. I would suggest you
may want to send it back to the Committee or table the subject.
I'm disturbed that some of us who care about neighborhoods--and our neighborhood, in
particular---feel it necessary to be "on duty" at City Council meetings every Monday
night and watch what is being proposed for---or against---us residents. There are so
many proposals coming out of that 3rd floor of Planning and Development that it
makes our heads swim.
•
We need a moratorium on ordinances, for example. Tonight, for instance, there are
two hearings on ordinances, one on residential densities and the other on temporary use
permits, both of which could, if adopted as written, affect our neighborhood in
particular and could affect all neighborhoods in some of the uses proposed.
Certainly most residents don t have time to monitor the Planning Department's
activities to see what is happening to them--for good or bad. And I'm not saying
everything that-comes out of the 3rd floor is bad--it just seems like it at times.
As to the first public hearing on residential densities, obviously the mayor's staff have
made recommendations that :ire backwards, especially in one area applying to the
number of housing units that can go into single family areas. It was recommended by
the mayor's staff and mayor-appointed Planning Commi;sion that the present single
family areas, called R-8 now, that have any smaller vac:rtt lots or old homes to be re-
built can or should be develc ped with 9.7 units per acre, whereas in the newer/larger
developments, the units per ocre are capped at 8. Why 'foes this higher density apply
to the established residential areas on infill and not the newer or larger areas? The 9.7
units per acre is practically the same as allowed in the old SF up to a four-plex (R-10).
This is tantamount to sneakirg in higher density on present residents while allowing
new development to be capped at 8 units per acre instead of our 9.7 units per acre. If
the city's philosophy is to hive more density, then do it in the new areas where the
newcomers will live and who know what's there already and not do it to established
neighborhoods.
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CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 10th day of
July, 1995, at 7:30 p.m. as the date and time for a public hearing to be held in the
second floor Council Chambers of the Renton Municipal Building, 200 Mill Avenue
South, Renton, 98055, to consider the following:
Amendments to minimum and maximum density requirements (number of homes or
units) allowed in residential zones.
All interested parties are invited to attend the public hearing and present written or oral
comments regarding the proposal. Call 235-2501 for additional information.
Marilyn TO : en CMC
City Clerk
Published: Valley Daily News
June 30 1995
Account No. 50640
APPROVED BY
CITY COUNCIL
Date 6 - i9-9.(
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
June 19, 1995
Amendments to Minimum and Maximum Density in Residential Zones
(Referred June 5, 1995)
The Planning and Development Committee recommends that a public hearing be set for July 10th,
1995 to review amendments to minimum and maximum density in the residential zones.
4
Richard M. Stredicke, Chair
etWeei t.t)katal.„
Kathy olker-Wheeler, Vice-Chair
R ndy Corman, Member
• semi
June 5. 1995 Renton City Council Minutes Pane 226
1. Provide no access restrictions at SE 5th St. or Maplewood Pl. SE.
2. Provide improvements for left-turning vehicles exiting from Maplewood
P1. SE by constructing a shadow island and providing an acceleration lane
on the Maple Valley Highway. Further, conduct a gap study to assure
that the Monroe signal and the existing signal at 140th will provide
adequate gaps for left-turning vehicles exiting from Maplewood Pl. SE.
3. Secure final approval from WSDOT to proceed with the installation of a
traffic signal at Monroe Pl. SE and make channelization improvements at
Maplewood Pl. SE.
MOVED BY EDWARDS, SECONDED BY NELSON, COUNCIL CONCUR IN
THE COMMITTEE REPORT AS PRESENTED.*
Councilman Edwards explained that the primary goal is to secure a pedestrian
crossing across the highway.
Responding to Councilman Stredicke, City Attorney Warren stated that
Edmonds Ave. NE is not planned to be extended down to Maple Valley
Highway.
*MOTION CARRIED.
Citizen Comment: Painter Allen Painter, 2815 NE 7th St., Renton, 98056, submitted a petition containing
- Safety at NE 9th 886 signatures requesting that a traffic light be installed at the intersection of
St/Harrington Ave NE NE 9th St. and Harrington Ave. NE. Mr. Painter said a high volume of
speeding vehicles makes this intersection especially dangerous.
MOVED BY EDWARDS, SECONDED BY STREDICKE, COUNCIL REFER
THIS MATTER AND THE PETITION TO THE TRANSPORTATION
COMMITTEE. CARRIED.
Citizen Comment: Gerrard Linda L. Gerrard, 2307 NE 8th Pl., Renton, 98056, the mother of six-year-
- Safety at NE 9th old Katrina Holbrook who was hit by a car and killed last month at the
St/Harrington Ave NE intersection of NE 9th St. and Harrington Ave. NE, stated that many cars fail
to stop at this intersection, and she knew of twelve other children who have
consequently been injured. Noting the proximity of this intersection to an
elementary school, Ms. Gerrard suggested that "School Zone" signs be erected
on eastbound NE 9th St. between Sunset Blvd. and Harrington to warn
motorists that children may be present.
Council President Schlitzer asked that the Administration look into Ms.
Gerrard's suggestion on signage. Councilmember Keolker-Wheeler requested
that the Administration also seek selective traffic enforcement in this area
pending a decision on whether to install a traffic signal.
CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the
listing.
Plat: Orchards Div. 1, Hearing Examiner submitted The Orchards Division 1 final plat, 64 lots on 18
Final, Duvall Ave NE/FP- acres located north of Duvall Ave. NE and NE 4th St. from NE 5th St. to NE
95-005 8th St., File No. LUA-95-005, and recommended approval, with conditions.
Council concur. (See page 229 for resolution.)
Planning: Minimum and Planning & Technical Services Division submitted proposed amendments to
Maximum Residential minimum and maximum densities in residential zones. Refer to Planning &
Densities Development Committee.
CITY OF RENTON COUNCIL AGENDA BILL
AI#: -j.b •
Submitting Data: Planning/Building/Public Works For Agenda of:
Dept/Div/Board.. Planning &Technical Services June 5, 1995
Staff Contact Mike Kattermann, Director (x. 6190) Agenda Status
Rebecca Lind, Principal Planner (x. 6188) Consent X
Subject: Public Hearing...
Amendments to Minimum and Maximum Density in Residential Correspondence..
Zones
Ordinance
Resolution
Old Business
Exhibits: New Business
Issue Paper, Draft Amendments Study Sessions
Information
Recommended Action: Approvals:
Legal Dept
Refer to Planning and Development Committee Finance Dept..
Other
Fiscal Impact:
Expenditure Required... N.A. Transfer/Amendment
Amount Budgeted N.A. Revenue Generated
Total Project Budget City Share Total Project..
Summary of Action:
Amend Minimum Density provisions to reduce minimum density in R-8 from 5.6 to 5.0 units per acre
and expand exceptions to Minimum Density provisions in all Residential Zones consistent with Housing
Element policies.
Amend Maximum Density provisions in the R-8 Zone to allow development on existing lots of less than
one half(1/2) acre in size at densities up to 9.7 units per acre.
STAFF RECOMMENDATION:
Refer to Planning and Development to Committee.
MINDEN15.DOC/RTM
r
CITY OF RENTON
PLANNINGBUILDING/PUBLIC WORKS
MEMORANDUM
DATE: May 22, 1995
TO: Timothy J. Schlitzer, President
City Council Members
VIA: Mayor Earl Clymer
FROM: Gregg Zimmerman, Administrator U
STAFF CONTACT: Rebecca Lind, ext. 6188
SUBJECT: Amendments to Zoning Code Re: Minimum Density in Residential
Zones and Maximum Density of infill in the R-8 Zone.
ISSUE:
The Interim Zoning Code, adopted in July, 1993, establishes minimum density requirements for
development in most Residential Zones based upon density ranges established in the Land Use
Element. In the R-8 Zone, minimum net density is set at 5.6 units per acre or 70% of the maximum
density of 8 units per acre. These minimum density requirements can be waived but only for specific
hardships.
Policies in the new Comprehensive Plan recommend a wider range of exceptions to the minimum
density to address implementation problems, provide greater flexibility and maintain compatibility
with existing development. In addition, the policies permit a wider range of density in the R-8 Zone
by decreasing minimum density to 5 units per acre and allowing up to 9.7 units per acre for infill
development. The current issues relate to how these policies can be incorporated into the provisions
of the Zoning Code. The two main issue areas are:
1. Creating Greater Flexibility in Minimum Density Provisions.
2. Setting the Maximum Density of Infill Development.
RECOMMENDATION:
• Reduce minimum density in the R-8 Zone from 5.6 units/acre to 5.0 units/acre.
• Expand minimum density exceptions based on Housing Element policies.
(draft language included for all Residential zones as attached)
• Review minimum density policies after five years of monitoring.
• Amend R-8 Zone to allow infill at 9.7 du/ac. on parcels one half(1/2) acre in size or less.
May 22, 1995
Page 2
BACKGROUND SUMMARY:
ISSUE#1 CREATING GREATER FLEXIBILITY IN MINIMUM DENSITY PROVISIONS
Minimum Density provisions have been established primarily to:
1. Ensure adequate capacity to accommodate anticipated growth.
2. Ensure adequate capacity to meet Urban Center criteria.
3. Make optimum use of urban services and infrastructure.
4. Provide adequate densities to support transit in urbanized areas.
Minimum density policies are also used to protect the limited capacity for Single Family development
in the City. In Single Family areas, minimum density is intended to help preserve home ownership
opportunities and bolster single family development in the Single Family /Multi-Family Mix. The
following table demonstrates the loss of capacity for new single family homes as the average density
of development decreases.
SF Density SF Capacity
• 8 du/ac. 1,880 units
@ 7 du/ac. 1,685 units
@ 5 du/ac. 1,270 units
• 3 du/ac 860 units
The City's Comprehensive Plan established a growth target of 1,685 single family homes (Of a total
target of about 8,000 units) Based on this target, single family development needs to achieve an
average density of 7 units per acre for the City to meet its Single Family goals.
Policies in the Housing Element would allow a range of densities in Single Family areas from 5 units
per acre up to 9.7 in infill situations. The mid point of this range is about 7 units per acre. If the
average density of development falls below this level, the City will not reach its goals for single
family development. If this occurs,
• opportunities to own single family homes will be diminished
• the ratio of new single family homes to new multi-family units will widen
• the City may have to accommodate more multi-family to meet City adopted growth targets.
Historically, densities have only averaged about 3-4 units per acre in Single Family areas. Minimum
density requirements are intended to increase the average density of development and prevent the
shortfall of Single Family development and its consequences from happening.
Minimum density requirements were originally adopted for all residential zones as part of the Interim
Zoning Code in July 1993 based on the policies in the Land Use Element. Minimum densities for
each zone are summarized in Attachment#1. These provisions also contained a clause which exclude
sensitive areas, roadways and greenbelt areas from minimum density calculations and also allow
minimum density to be modified if environmental, physical or access constraints preclude minimum
density from being feasible.
May 22, 1995
Page 3
In working with these requirements over the past two years, the staff identified a need for greater
flexibility to address problems including:
• access and configuration limitations of small lots
• phased development where density is achieved over time
• the effect of public facility requirements, private roads and utility rights of way on density
• historic expectation that 1 unit would be allowed on 1 legal lot of any size.
New policies adopted as part of the Housing Element of the Comprehensive Plan created the policy
framework to address these issues. These policies provide the following guidance:
• H-14 Establish minimum density to ensure adequate capacity for growth and promote the
efficient provision of urban services.
• H-15 Exclude sensitive areas, rights of way &public facilities from minimum density
calculations.
• H-16 Apply minimum density requirements to the average density of a project.
• H-17/H-18 Allow phasing, shadow platting or land reserves to allow projects to achieve
minimum density over time.
• H-19 Consider parking as a land reserve in the Urban Center.
• H-20 Waive minimum density if lot configuration, lack of access or physical constraints
preclude achievement of minimum density.
• H-21 Waive minimum density for existing lots of less than 1/2 acre in size.
• H-22 Waive minimum density when one home is built on an existing lot.
• H-23 Waive minimum density for renovation or conversion of existing buildings.
The Planning Commission recommended implementing policies, and the staff concurred, to reduce
minimum density to 5 du/ac in the R-8 Zone and add exceptions implementing policies H-
17,18,20,21,22 and 23. The Planning Commission also recommended that minimum density
provisions be reviewed after no more than 5 years of monitoring for effectiveness. The staff and
Planning Commission supported these amendments in order to:
• maintain consistency among Zoning Code, Comp. Plan and Countywide Planning Policies.
• provide greater flexibility than current Zoning Code provisions.
• support current targets for Single Family growth and preserve single family capacity.
• allow for future modifications of minimum density requirements to consider impact on
capacity based on monitoring.
May 22, 1995
Page 4
ISSUE#2 SETTING THE MAXIMUM DENSITY OF INFILL DEVELOPMENT
The Interim Zoning Code, adopted in July, 1993, established a maximum density of 8 units per acre
and also allowed a minimum lot size of 4,500 square feet. If an entire project is developed on 4,500
square foot lots, however, the net density of the development is 9.7 units per acre and exceeds the
limit of 8 units per acre. In order to create a 4,500 square foot lot, larger lots must be created as
part of the same subdivision or short plat in order to keep the average density at or below 8 units per
acre. On lots of less than 10,900 square feet, the ability to create a larger offsetting lot is not
possible and short plats are precluded.
The Comprehensive Plan contains a policy which would allow small short plats and subdivisions to
be made entirely of the 4,500 square foot lots. This policy supports allowing infill development at
9.7 unit per acre (4,500 square foot lots) on lots of one acre or less in size.
The Planning Commission, however, expressed concern about the effects of widespread subdivision
made up completely of 4,500 square foot lots within established Single Family neighborhoods. The
Commission felt that a few homes on smaller lots might be successfully incorporated into an existing
neighborhood but that subdivisions of a full acre at the higher densities could not be integrated into
an existing neighborhood without significantly disrupting neighborhood character.
The Planning Commission recommended and the staff concurred to allow 9.7 du/ac. on parcels one
half(1/2) acre in size or less. This recommendation is intended to:
• allow short platting of the smaller parcels.
• support infill development consistent with the intent of the Comp. Plan policy.
• protect single family neighborhoods from the risk of substantial infill at higher densities which
could occur if 9.7 du/ac were allowed on lots one acre in size.
• be consistent with the threshold to waive minimum densities.
CONCLUSION:
The proposed amendments are needed to bring the Zoning Code into consistency with the recently
adopted Comp. Plan policies. These revisions will allow a more flexible approach to minimum
density than current provisions and will support infill development. These policies will be reviewed
after five years of monitoring to conclude if minimum densities are workable and are helping the City
achieve its goals of preserving single family opportunities and ensuring adequate capacity for growth.
MINDEN12.DOC/
ZONE MINIMUM MAXIMUM MAX w/ INCENTIVE
RR no minimum .1
R-1 no minimum 1
R-5 no minimum 5
R-8 5.6 (5.0) 8 (9.7) for infill
RMH 5-7 8-10
R-10 7 10
R-24 8 10-24 24 for 20+ ac. w/Master Plan
RM-I 10 20
RM-N 10 12
RM-C 10 20
RM-U 75 100 150 for design
CC no minimum 5
CN no minimum 15 *
CS no minimum 20
CA no minimum 20
CD no minimum 100 150 for design
COR 16 25 38 for Master Plan, shoreline
access, shoreline setback,
view corridors, water uses
* Does not include affordable housing bonus still in Code.
( ) = Proposed
MINDEN14.DOCIRTM
.iR•: RE R CONSERVATION).. O :..:.... :>>::
Gwelling-Units-Density-end-Minimuni-L-et-Aree+ The-dwelling-unit-density
shall-net-be-greeter-thanone-(1) dwelling uniper-ten-(-1-0rnet-aeres. The-lot ea
fora ..ly c ated lot,. shall not be loss than ten /10) a
1— e-existing•-Legal Lots: Nothing herein-shall bedetermined te-Pro,;bit-t ,
legaNet-of less-than-(10) acres provided-that-all-setback, lot-eev height limits,
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the RC Zone.
1. Density:
a. Maximum Density: Net density shall not exceed 1 dwelling unit per 10
acres.
b. Minimum Density: No minimum density shall be required.
2. Minimum Lot Size: The lot area shall not be less than 10 acres.
E. EXCEPTIONS
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a single family dwelling and its accessory buildings on a pre-existing
legal lot provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
.eNTME11:::.>0{{ :�((ii� .:,;:. .. 011111111'`:11111':::'::':1111:::::::i':i'::::::::::::::: i::i:: 3:: :::<::'c:::5:;?i:3f•,.`::;:;:y;:;:;:?;:;;:;::?
D. DEVELOPMENT STANDARDS the-Lew-Density Singl mily Resident al
2-: The-let-afee-shall-net-be-less-then-ene-(-44-aere-fer-any
sing eµing. "Cluster developments", as-defined heroi ,ioh co p
is-R
..t g Ater than o .. (1\ .dwelling . nit p of a o (oxo1uding s ch, a
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 2
E EXCEPTIONS
Construction on Small Pro oxioting-Logo-Le S:
..ting lcgal lot „f Loss than ,. o (1) „ ,ided that „ll setback, lot
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the R-1 Zone.
1 . Density:
a. Maximum Density: Net density shall not exceed 1 dwelling unit per acre.
b. Minimum Density: No minimum density shall be required.
2. Minimum Lot Size: The lot area shall not be less than 1 acre except within
clustered development where the individual lot area shall not be less than 4,500
square feet.
3. Clustering: Development may be clustered in this zone to meet objectives
such as preserving significant natural features, providing neighborhood open space,
or facilitating the provision of sewer service. Clustered development in this zone
shall be subject to the following standards.
(1) Cluster developments shall be limited to a maximum of six (6)
dwelling units in one cluster.
(2) The maximum net density requirement of one (1) dwelling unit per
acre shall not be exceeded.
(3) The remaining development standards of the Residential - 8 DU/AC
(R-8) Zone (Section 4-31-5.D) shall apply.
E. EXCEPTIONS
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a single family dwelling and its accessory buildings on a pre-existinq
legal lot provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
vow
wolf
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 3
Plan.The lot shall be less than se n thousand two hundred /7 rd0n\
rlusterin.. .ra . be allowed to m .a+ ob:eetives s ch .,
11) The maximum , et densi+ . „e.. ent s fi c(5) dwellin nits
riva a� vyu •'y.v��a v� �v / as rev rna"J.
shall not L.e e eded
E. EXCEPTIONS
•T fre-existing•-Legal Lots: N th• s h hall 1. d +ermined +„ ; bit the
v crri iii ��ci cm�rirnrve-vcccnTm�c�cv rrrrc
In the advent that the ., plic ant r. clearly
., density, r, of be .a.a4.:.,r..ad +4.r Zoning
/
*OW N111119
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 4
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the R-5 Zone.
1. Density:
a. Maximum Density: Net density shall not exceed 5 dwelling units per acre.
b. Minimum Density: No minimum density is required. The subdivision or
short plats of land shall require provision of sewer service in accordance with the
City's Subdivision Ordinance (§ 9-12) and Sewer Code (§ 8-5).
2. Minimum Lot Size: The lot area shall not be less than 7,200 square feet
except within clustered development where the individual lot area shall not be less
than 4,500 square feet.
3. Clustering: Development may be clustered in this zone to meet objectives
such as preserving significant natural features, providing neighborhood open space,
or facilitating the provision of sewer service. Clustered development in this zone
shall be subject to the following standards.
(1) Cluster developments shall be limited to a maximum of six (6)
dwelling units in one cluster.
(2) The maximum net density reauirement of five (5) dwelling units per
acre shall not be exceeded.
(3) The remaining development standards of the Residential - 8 DU/AC
(R-8) Zone (Section 4-31-5.D) shall apply.
E. EXCEPTIONS
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a single family dwelling and its accessory buildings on a pre-existing
legal lot provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
rii:•i::R:•:S•:;.' :is•?:•:•:::•}:�:i:•i;:;:;:j::{!;: i::':•:::•:;::::::*:::�.•�.�.:,..•�:•..•••i.•.•.r•••••••''••::::.•:•:i::i::iiif:::•i:•':ti{�
:v:4:•:•i:•i:Gi:G:•iv:4;{.:?•i:•:�:•i;•}ii}i?iiTi::�:i:K:•::::::::::::::.
.�.... ....(![ � �� �� ii.....�........ ��� }i:y:ii:v::i::.
L•
/ /
gfeelvbelt
i. nd . Th 1 t hall not he to than four throusond f' e
i3�e'av, rnv"-'-�vc'vT"ca—sue `�� � ra �i v�
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 5
E. EXCEPTIONS
47. lPre-existing-legal-Lots: Nothing-herein-Thal•l-be-dete +ned to pro hibit-+R,c
density . nt of this
2-: Lerte-tet-developmenti—Nething-heFein-shel4-be-eletermined4e-pFeliibit-the
th.. .tor that the p erty uld be developed in the future at the
donoit y n♦ of thin
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the R-8 Zone.
1. Density:
a. Maximum Density: For the subdivision and/or development of lots greater
than one half (1/2) gross acre in size, as of March 1, 1995, net density shall not
exceed 8 units per acre. For the subdivision, short plat and/or development of lots
one half (1/2) gross acre in size or less, as of March 1, 1995, net density shall not
exceed 9.7 units per acre.
b. Minimum Density: Net density shall not be less than 5 units per acre for all
subdivisions, short plats and/or development of lots. (Note: See Exceptions 4-31-
6.E)
2. Minimum Lot Size: The lot area shall not be less than 4,500 square feet.
E. EXCEPTIONS
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a single family dwelling and its accessory buildings on a pre-existinq
legal lot provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 6
2. Minimum Density:
a. The minimum density requirements shall not apply to the subdivision, short plat
and/or development on a legal lot 1/2 gross acre or less in size as of March 1,
1995.
b. Phasing, shadow platting or land reserves may be used to satisfy the minimum
density requirements if the applicant can demonstrate that these techniques
would allow the eventual satisfaction of minimum density requirements
through future development. The applicant must demonstrate that the current
development would not preclude the provision of adequate access and
infrastructure to future development.
c. In the event the applicant can show that minimum density cannot be achieved
due to lot configuration, lack of access or physical constraints, minimum
density requirements may be reduced by the Reviewing Official.
d. Minimum density requirements shall not apply to the renovation or conversion
of an existing structure.
dwelling units-per-+het-acre. Them m density shall not „ ed ton (1rn
dwelling units per net acre. Sec Section 4 31 6.E: "Exceptions" for density
standards for p els which .. of 5 a allor
E. EXCEPTIONS
4-: Mininathil-Densityi-Stendar-d-Size-L-ete6et(e)-whiell-exeeed-r6-atefe
icefitilfement-ef-this-zene7
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 7
p. In_tle-e nF that the r.l: nt clearly .1e strut„ that .1u to
the C:t„ shall ha .e. the. right to ' e the -m den- it.,
2. MinimumTm-BensitySmall-Lei-Beyeleta ent: Let(sr) .5 aere-or smallor a.-rPrre-
Ordinance.\ n 5 n alloy
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the R-10 Zone.
1. Density:
a. Maximum Density: Net density shall not exceed 10 units per acre.
b. Minimum Density: Net density shall not be less than 7 units per acre for
any subdivision, short plat or development. (Note: See Exceptions 4-31-6.E)
E. EXCEPTIONS
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a single family dwelling and its accessory buildings or the existence
of a single family dwellina or duplex, existing as of March 1, 1995, on a pre-
existing legal lot provided that all setback, lot coverage, height limits and parking
requirements for this zone can be satisfied.
2. Minimum Density:
a. The minimum density requirements shall not apply to the subdivision, short plat
and/or development on a legal lot 1/2 gross acre or less in size as of March 1,
1995.
b, Phasing, shadow platting or land reserves may be used to satisfy the minimum
density reauirements if the applicant can demonstrate that these techniques
would allow the eventual satisfaction of minimum density requirements
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 8
through future development. The applicant must demonstrate that the current
development would not preclude the provision of adeauate access and
infrastructure to future development.
c. In the event the applicant can show that minimum density cannot be achieved
due to lot configuration, lack of access or physical constraints, minimum
density reauirements may be reduced by the Reviewing Official.
d. Minimum density reauirements shall not apply to the renovation or conversion
of an existing structure.
D. DEVELOGPMENT—STANDARDS: In4he-Resideptial-Zene-t 4e14 wing
E. EXCEPTION S
4- Rfe-existing Legal-
, ,
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the R-24 Zone.
1. Density:
a. Maximum Density: Net density shall not exceed 24 units per acre. (Note:
See Variable Size Project Reauirements: 4-31-7.D.1)
b. Minimum Density: Net density shall not be less than two thirds (2/3) of
the allowable dwelling units under the provisions of this zone for any subdivision,
short plat or development. (Note: See Exceptions 4-31-7.E)
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 9
E. EXCEPTIONS
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a single family dwelling or duplex and its accessory buildings on a
pre-existing legal lot provided that all setback, lot coveraae, height limits and
parking requirements for this zone can be satisfied.
2. Minimum Density:
a. The minimum density requirements shall not apply to the subdivision, short plat
and/or development on a legal lot 1/2 gross acre or less in size as March 1 ,
1995.
b. Phasing, shadow platting or land reserves may be used to satisfy the minimum
density requirements if the applicant can demonstrate that these techniques
would allow the eventual satisfaction of minimum density requirements
through future development. The applicant must demonstrate that the current
development would not preclude the provision of adequate access and
infrastructure to future development.
c. In the event the applicant can show that minimum density cannot be achieved
due to lot configuration, lack of access or physical constraints, minimum
density requirements may be reduced by the Reviewing Official.
d. Minimum density requirements shall not apply to the renovation or conversion
of an existing structure.
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the RM Zone.
1. Dwelling Unit Density and Lot Area - For any subdivision, short plat and or
development.
I a) M RM-U 75 minimum to 100 maximum dwelling units per acre with the
potential for 150 dwelling unit per acre with design review.
b) MF RM-C 10 minimum to 20 maximum dwelling units per acre. However, if
these units comply with the provision of affordable housing as set forth in the
Housing Element of the Comprehensive Plan, an additional five (5) units may be
achieved.
c) M RM-N 10 minimum to 12 maximum units per acre. However, if these
units comply with the provision of affordable housing as set forth in the Housing
Element of the Comprehensive Plan, an additional three (3) units may be achieved.
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 10
I d) MF RM-I 10 minimum to 20 maximum units per acre. However, if these
units comply with the provision of affordable housing as set forth in the Housing
Element of the Comprehensive Plan, an additional five (5) units can be achieved.
qC EXCEPTION S
1-
27
E. EXCEPTIONS
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a duplex and its accessory buildings on a pre-existing legal lot
provided that all setback, lot coverage, height limits and parking requirements for
this zone can be satisfied.
2. Minimum Density:
a. The minimum density reauirements shall not apply to the subdivision, short plat
and/or development on a legal lot 1/2 gross acre or less in size as of March 1,
1995.
b. Phasing, shadow platting or land reserves may be used to satisfy the minimum
density requirements if the applicant can demonstrate that these techniques
would allow the eventual satisfaction of minimum density requirements
through future development. The applicant must demonstrate that the current
development would not preclude the provision of adequate access and
infrastructure to future development. Within the Urban Center, surface parking
may be considered a land reserve.
c. In the event the applicant can show that minimum density cannot be achieved
due to lot configuration, lack of access or physical constraints, minimum
density requirements may be reduced by the Reviewing Official.
d. Minimum density requirements shall not apply to the renovation or conversion
of an existing structure.
Niro
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 11
i;RIVI>::.: ...H 4RESIDENTIALMANUFACTUREWHOMESVZONVimmignmomm
In he id i l Manufae H (RPAH
RI1n1=PST- 1F�A�P�IB�s�� tt�r�,�,,,�,�*•�r
.
E. EXCEPTIONS
47 re-existng Legal-Legs: Nothing heroin--shall be-determined to p-, ,ibit-the
D. DEVELOPMENT STANDARDS The following development standards shall apply
in the RMH Zone.
1. Density:
a. Maximum Density: Net density shall not exceed 10 units per acre.
b. Minimum Density: Net density shall not be less than 5 units per acre
(Note: See Exceptions 4-31-6.E)
2. Minimum Manufactured Home Area: The lot area shall not be less than
3,000 square feet for each individual manufactured home area.
EXCEPTIONS:
1. Pre-existing Legal Lots: Nothing herein shall be determined to prohibit the
construction of a single family dwelling or manufactured home and its accessory
buildings on a pre-existing Ieaal lot provided that all setback, lot coverage, height
limits and parking requirements for this zone can be satisfied.
2. Minimum Density:
a. The minimum density requirements shall not apply to the subdivision, short plat
and/or development on a legal lot 1/2 gross acre or less in size as of March 1,
1995.
b. Phasing, shadow platting or land reserves may be used to satisfy the minimum
density reauirements if the applicant can demonstrate that these techniques
would allow the eventual satisfaction of minimum density requirements
through future development. The applicant must demonstrate that the current
MINIMUM AND MAXIMUM DENSITY AMENDMENTS
MAY 15, 1995
PAGE 12
development would not preclude the Provision of adeauate access and
infrastructure to future development.
c. In the event the applicant can show that minimum density cannot be achieved
due to lot configuration, lack of access or Physical constraints, minimum
density requirements may be reduced by the Reviewing Official.
d. Minimum density requirements shall not apply to the renovation or conversion
of an existing structure.