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HomeMy WebLinkAboutCenter Downtown (CD) Zone Amends - Single Family Dwellings (12/16/1996) January 27. 1997 Renton City Council Minutes Page 25 Public Safety Committee Public Safety Committee Chair Edwards presented a report regarding the Parks: Increased Security Municipal Arts Commission's request for increased security at Gene Coulon at Gene Coulon Park Memorial Beach Park. The Committee recommended that the feasibility of a video surveillance system at Gene Coulon Memorial Beach Park be studied as a method of providing security for the sculpture "Interface" and the nearby park areas. The Committee further recommended investigating the possibility of shared funding to include donated labor and/or materials. MOVED BY EDWARDS, SECONDED BY CORMAN, CONCUR IN THE COMMITTEE REPORT. CARRIED. Community Services Community Services Committee Chair Nelson presented a report Committee recommending concurrence in the Mayor's appointment of Doug Kyes, 3924 Appointment Park Board NE 11 th Pl., Renton, 98059, to the Municipal Arts Commission to complete a vacant three-year term ending 12/31/98. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Appointment: Municipal Community Services Committee Chair Nelson presented a report Arts Commission recommending concurrence in the Mayor's appointment of Marjorie Richter, 300 Meadow Ave. N., Renton, 98055, to the Park Board to fill the unexpired four-year term of Esther Weathers, deceased. The appointment would be effective through June 1, 2000. MOVED BY NELSON, SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND The following resolutions were presented for reading and adoption: RESOLUTIONS Resolution #3241 A resolution was read authorizing the Mayor and City Clerk to enter into an Metro: Downtown Transit interlocal agreement with the King County Department of Transportation for Hub (Interim), reimbursement for design and construction of the Renton CBD temporary Reimbursement for transit facility. MOVED BY KEOLKER-WHEELER, SECONDED BY Construction, CAG-97- EDWARDS, COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED. Resolution #3242 A resolution was read declaring an emergency regarding the Highlands 565 Public Works: Highlands Zone Reservoir interior recoating project and the failure of the contractor to 565 Zone Reservoir complete the project because of bankruptcy. MOVED BY CLAWSON, Recoating, Declaration of SECONDED BY SCHLITZER, COUNCIL ADOPT THE RESOLUTION AS Emergency to Complete PRESENTED. CARRIED. (CAG-96-038) The following ordinances were presented for second and final reading: Ordinance #4650 An ordinance was read amending Section 2-7-2 of Chapter 7, Human Rights Board/Commission: and Affairs Commission, of Title II (Commissions and Boards) of City Code Human Rights & Affairs by adding a new subsection which adds two alternate commissioners to the Commission Structure Human Rights and Affairs Commission and establishing the right of alternate Changes commissioners to vote. MOVED BY NELSON, SECONDED BY KEOLKER- WHEELER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #4651 An ordinance was read amending Sections 4-31-2, Definitions, and 4-31- Planning: Center 10.1.B.2 of Chapter 31, Zoning Code, of Title IV (Building Regulations) of Downtown (CD) Zone City Code by adding two definitions and adding a new subsection allowing Amendments new single-family dwellings in the Center Downtown (CD) Zone. MOVED BY SCHLITZER, SECONDED BY EDWARDS, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. January 13. 1997 Renton City Council Minutes Page 17 Planning & Development Planning & Development Committee Chair Schlitzer presented a report Committee regarding the Center Downtown (CD) Zone amendments. The Committee Planning: Center recommended approval of the proposed amendments to the Center Downtown Downtown (CD) Zone zone allowing new single family dwellings as secondary uses subject to Amendments conditions, as recommended by the Administration at the public hearing held December 16, 1996. An ordinance consistent with the Administration's recommendations and with which the Committee concurs has been prepared by the City Attorney. The Committee further recommended that the ordinance be presented for first reading. MOVED BY SCHLITZER, SECONDED BY PARKER, CONCUR IN THE COMMITTEE REPORT. CARRIED. (See below for ordinance.) Community Services Community Services Committee Chair Nelson presented a report Committee recommending concurrence in the staff recommendation to approve a change Board/Commission: in the current Human Rights & Affairs Commission ordinance language to Human Rights & Affairs add two alternate commissioner positions and to grant alternate commissioners Commission Structure the right to vote. The Committee further recommended that the ordinance Changes regarding this matter be presented for first reading. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See below for ordinance.) ORDINANCES AND The following resolution was presented for reading and adoption: RESOLUTIONS Resolution #3240 A resolution was read approving the action of the State of Washington Finance: Hunter Douglas Economic Development Finance Authority and the issuance of non-recourse Tax-Exempt Economic revenue bonds to finance an industrial development facility for Hunter Development Revenue Douglas, Inc., and proving for other matters properly relating thereto. Bonds MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 1/27/97 for second and final reading: Board/Commission: An ordinance was read amending Section 2-7-2 of Chapter 7, Human Rights Human Rights & Affairs and Affairs Commission, of Title II (Commissions and Boards) of City Code Commission Structure by adding a new subsection which adds two alternate commissioners to the Changes Human Rights and Affairs Commission and establishing the right of alternate commissioners to vote. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 1/27/97. CARRIED. Planning: Center An ordinance was read amending Sections 4-31-2, Definitions, and 4-31- Downtown (CD) Zone - 10.1.B.2 of Chapter 31, Zoning Code, of Title IV (Building Regulations) of Amendments City Code by adding two definitions and adding a new subsection allowing new single-family dwellings in the Center Downtown (CD) Zone. MOVED BY SCHLITZER, SECONDED BY KEOLKER-WHEELER, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 1/27/97. CARRIED. NEW BUSINESS Council President Keolker-Wheeler read a memo from the Library Director Library: Martin Luther inviting public participation in various activities and exhibits planned to King, Jr. Day and Black commemorate Martin Luther King, Jr. Day and Black History Month. History Month Activities and Exhibits NEW 'owe January 13, 1997 Renton City Council Minutes Page 17 Planning & Development Planning & Development Committee Chair Schlitzer presented a report Committee regarding the Center Downtown (CD) Zone amendments. The Committee Planning: Center recommended approval of the proposed amendments to the Center Downtown Downtown (CD) Zone zone allowing new single family dwellings as secondary uses subject to Amendments conditions, as recommended by the Administration at the public hearing held December 16, 1996. An ordinance consistent with the Administration's recommendations and with which the Committee concurs has been prepared by the City Attorney. The Committee further recommended that the ordinance be presented for first reading. MOVED BY SCHLITZER, SECONDED BY PARKER, CONCUR IN THE COMMITTEE REPORT. CARRIED. (See below for ordinance.) Community Services Community Services Committee Chair Nelson presented a report Committee recommending concurrence in the staff recommendation to approve a change Board/Commission: in the current Human Rights & Affairs Commission ordinance language to Human Rights & Affairs add two alternate commissioner positions and to grant alternate commissioners Commission Structure the right to vote. The Committee further recommended that the ordinance Changes regarding this matter be presented for first reading. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See below for ordinance.) ORDINANCES AND The following resolution was presented for reading and adoption: RESOLUTIONS Resolution #3240 A resolution was read approving the action of the State of Washington Finance: Hunter Douglas Economic Development Finance Authority and the issuance of non-recourse Tax-Exempt Economic revenue bonds to finance an industrial development facility for Hunter Development Revenue Douglas, Inc., and proving for other matters properly relating thereto. Bonds MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 1/27/97 for second and final reading: Board/Commission: An ordinance was read amending Section 2-7-2 of Chapter 7, Human Rights Human Rights & Affairs and Affairs Commission, of Title II (Commissions and Boards) of City Code Commission Structure by adding a new subsection which adds two alternate commissioners to the Changes Human Rights and Affairs Commission and establishing the right of alternate commissioners to vote. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 1/27/97. CARRIED. Planning: Center An ordinance was read amending Sections 4-31-2, Definitions, and 4-31- Downtown (CD) Zone 10.1.B.2 of Chapter 31, Zoning Code, of Title IV (Building Regulations) of Amendments City Code by adding two definitions and adding a new subsection allowing new single-family dwellings in the Center Downtown (CD) Zone. MOVED BY SCHLITZER, SECONDED BY KEOLKER-WHEELER, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 1/27/97. CARRIED. NEW BUSINESS Council President Keolker-Wheeler read a memo from the Library Director Library: Martin Luther inviting public participation in various activities and exhibits planned to King, Jr. Day and Black commemorate Martin Luther King, Jr. Day and Black History Month. History Month Activities and Exhibits APPROVED BY CITY COUNCIL Date PLANNING&DEVELOPMENT COMMITTEE COMMITTEE REPORT January 13, 1997 Center Downtown Zone Amendments (Referred October 7, 1996) The Planning and Development Committee recommends approval of the proposed amendments to the Center Downtown Zone allowing new single family dwellings as secondary uses subject to conditions, as recommended by the Administration at the public hearing held December 16, 1996. An ordinance consistent with Administration recommendations has been prepared by the City Attorney, and the Committee concurs. The Committee further recommends that the ordinance be presented at the City Council meeting of January 13, 1997 for first reading. Timothy J. Schli , r, air aidr Bob dw"r-di; ice 'r King Parker,Member cc: 401a),..la,n,r, -day %nste„ erilya-Peter err Mike Kattermann P&DREC.DOC ee. *soy CITY OF RENTON „AN 0 3 ?997 CITY CLE EivED RK S OFF CITY OF RENTON 10E PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 30, 1996 TO: Tim Schlitzer, Chair Planning and Development Committee VIA: .5< Jesse Tanner,Mayor 1(-FROM: Gregg Zimmerman,Administrator STAFF CONTACT: Mike Kattermann(ext. 6190) SUBJECT: Center Downtown(CD)Zone Amendments In conformance with the Planning and Development Committee report dated November 18, 1996, a public hearing was held on December 16, 1996 before the City Council regarding proposed CD zone amendments. The topic remains with the Planning and Development Committee, and has been scheduled for the Committee's January 9, 1997 meeting. Attached you will find a copy of the November 7, 1996 issue paper directed to Kathy Keolker- Wheeler, 1996 Chair of the Planning and Development Committee. Also attached is a proposed ordinance allowing new single family residences as secondary uses in the CD zone. Please note that in response to Councilmember Edwards' concerns, Larry Warren has reviewed the proposed definitions of"block"and"block front"and does not foresee any problems at this time. cc: Jay Covington City Clerk H:\DIVISION.S\P&TS\PLANNING\LGRUETER\DO WNTO W N'P&DORD.DOC low 4000 CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: November 7, 1996 TO: Kathy Keolker-Wheeler, Chair Planning and Development Committee VIA: Mayor Jesse Tann FROM: Gregg Zimmerman, Administrator 6-t- Planning/Building/Public Works Department STAFF CONTACT: Rebecca Lind (x 6188) SUBJECT: Issue Paper: Single Family Dwellings in the Center Downtown (CD) Zone ISSUE: Can new single family development be accommodated in the Center Dowtown (CD) zone without impeding Urban Center and Downtown policies? RECOMMENDATION: • Staff recommends allowing new single family dwellings as permitted secondary uses subject to several conditions intended to limit the location of new single family dwellings to areas having less impact to the implementation and redevelopment of Renton's Downtown. • The Planning Commission recommends that the CD Zone not be amended to allow new single family dwellings whether as permitted primary; secondary, or conditional uses due to concerns about setting a precedent and the ability to redevelop. BACKGROUND SUMMARY: Policy Framework The vision of Renton's Downtown becoming a more intensely developed center with commercial, multi-family, and mixed uses served by various transportation modes is found in regional and local plans. Countywide Planning Policies The Countywide Planning Policies provide the framework for designating urban centers. Urban centers are areas of concentrated employment and housing having access to transit, and a wide range November 7, 1996 Page 2 of other land uses. Each center is required to accommodate: a minimum of 15,000 jobs within one- half mile of a transit center, an average of 50 employees per gross acre, and a minimum average of 15 households per gross acre (LU-40). The Renton central business district is identified as an Urban Center within the policies (LU-39). Renton Comprehensive Plan The designation of Renton's Downtown and Boeing facilities as an Urban Center is supported by the Land Use Element (Objective LU-F). Intensive commercial and multi-family residential uses are promoted in the Comprehensive Plan and supported by zoning. Net residential densities are to achieve a range of 25-100 dwelling units per acre with no minimum density required for parcels less than one-half acre in size (DT-24). Much of the City's forecast residential growth is estimated to occur in the Urban Center in the form of multi-family housing. Zoning Amendment Request Although the Comprehensive Plan and Zoning Code support intensive development of the Downtown, there has been a request to allow development of single family dwellings specifically in the CD zone which applies to much of the Downtown area. At a public hearing before the City Council on August 19, 1996 regarding minimum densities, the Higgins family commented upon the difficulty and cost of constructing a multi-family development at 420 Whitworth Avenue South, and indicated their desire to be able to construct a single family residence instead. The proposed site lies in the middle of a block which is entirely single family in character. Lots are small and regular, typically 4,800 square feet in size. In the vicinity lies St. Anthony Catholic Church and school. Other pockets of single family development remain in the neighborhood along with some scattered businesses. The site and surrounding properties are designated in the Comprehensive Plan, and zoned accordingly, as Center Downtown (CD) which promotes intensive commercial and multi-family development in order to achieve Urban Center and Downtown policies. Recent code amendments indicating that properties less than one-half an acre in size are not subject to minimum densities do not address allowing new single family residences. While the Zoning Code currently allows existing single family residences as primary permitted uses, there are no allowances for new single family uses. - Issues Key issues in whether to allow new single family uses in the CD zone include: • Neighborhood stability during the transition to intensive CD uses. • Pace of redevelopment and ease of land assembly. • Precedents for allowing single family in other zones. • Future impacts to single family uses during the transition to intensive CD uses. November 7, 1996 Page 3 New single family dwellings could provide additional neighborhood stability where new units would occur. Market forces would determine to a greater degree when the areas would redevelop to more intensive commercial, multi-family, or mixed uses. However, allowing new single family units in the CD zone may also slow to some degree the pace of redevelopment towards the intensive vision of the Urban Center and Downtown. Land assembly of small residential lots could be made more difficult. In addition, neither existing or new single family dwellings are allowed in any other "center" zone: Center Office Residential, Center Suburban and Center Neighborhood zones. Allowances in the CD zone for new single family uses could establish a precedent for allowing new single family uses, in the other zoning classifications which could make achievement of the more intensive mixed uses in these areas more difficult. It should be recognized that as the Downtown redevelops to more intensive uses, incompatibilities with existing and new single family uses could occur. As more intense uses are developed there could be impacts such as reduced solar access due to building shadows, noise, traffic, as well as other impacts. Allowing limited new single family uses is not intended to create single family neighborhoods in the CD zone. Options If approved by the City Council, new single family uses could be allowed as permitted primary or secondary uses or as conditional uses. Each option is discussed below. Permitted Primary Use: Under this option, new single family uses would be allowed as a primary permitted use. Primary uses typically represent the predominant uses within a district. This would allow new subdivision of property for single family purposes or building construction on existing legal lots. This option would provide the most simple permit review. It would raise issues related to land assembly for more intense uses in the future, impedance of Downtown and Urban Center policies, and potentially causing similar changes to other zoning classifications. Single family uses are no longer the predominant uses in the CD zone, but there are scattered pockets of them. Permitted Secondary Use: Secondary uses are permitted outright subject to conditions. Secondary uses generally comprise a smaller proportion of the total uses in a zone. There are no different permit requirements than for a primary permitted use other than meeting the specified conditions. This option is recommended for new single family uses in the CD zone because it would limit the number of new single family dwellings, yet not result in a more difficult permit process. (Refer to Attachment A) The conditions would include: 1. The single family residence shall not be located on a lot platted after the effective date of this subsection. (December _, 1996) This condition ensures that the proposed single family use is occurring on an existing platted lot, and not upon a newly created lot. While new plats are not anticipated to be commonplace, there is no minimum lot size in the CD zone. The effective date referenced in the proposed condition will be the date the adopting ordinance becomes effective. November 7, 1996 Page 4 2. The lot size is not greater than 6,000 square feet. Typical lot sizes in the CD zone are 4,800 to 6,000 square feet. This would prevent a single family home on a larger parcel which would have more potential for redevelopment. 3. The single family residence will be located on a block where a minimum of seventy percent (70%) of the land area of the block is utilized for single family residential purposes. Blocks which have transitioned or are transitioning to more intense uses would not be impeded from continuing that progress by the addition of a new single family home. As an example in applying the percentage standard, when reviewing the 400 block of Whitworth Avenue South as bounded by South Fourth Street on the north, the railroad tracks on the south, and rear property lines on the east and west, the percent of land utilized for single family residential purposes is approximately seventy two percent (72%). This was calculated by adding the square footage of the lots containing single family uses and dividing this by the total square footage of all lots on the block. Rights-of-way were excluded from the calculations. Definitions of "block" and "block front" are provided in Attachment B. Currently there is no definition of block in the Renton Zoning Code. The proposed definitions essentially define blocks as two sides of a street having a common address range. 4. The single family residence will not be located in the "downtown core area" as defined in Section 4-31-10.1.D.1.a, or along a street classified as a `principal," "minor," or "collector" arterial in the Transportation Element of the Renton Comprehensive Plan. This will ensure that any new single family uses occur in the pockets of single family areas outside of the key commercial and mixed use areas where most Downtown redevelopment activity should occur. 5. The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the units developed under this subsection shall be treated as existing single family dwellings per 4-31-10.1.B.1.k. This condition further limits the likelihood of new single family dwellings to occur and potentially affect the Comprehensive Plan and Urban Center policies as well as the CD zone. This could also limit the transferability of this idea to other zoning districts. This offers the opportunity to assess the rate of development in the CD zone, since development pressure to create more intense uses is likely to increase. Conditional Use: There are two types of conditional use permits requiring different processes, administrative and Hearing Examiner. Permit application fees and time would be greater than for single family uses permitted as primary or secondary uses. Conditional use permits are generally required for uses which may have impacts on the surrounding area or which may potentially be incompatible. In general, if occurring in existing single family blocks, the new single family dwelling will have little impact. If they occur elsewhere they could have additional compatibility impacts. It is possible that this option could be utilized and fees waived for new single family units. . The additional notice requirements and review time could still be a concern. In sum, the Staff-recommended code amendment option would be to allow new single family dwellings as secondary uses. November 7, 1996 Page 5 Vacant And Partially Developed Land Vacant Land There is little vacant land in the subject area or within the entire Downtown area. Most new development would occur through redevelopment. Excluding City-owned property within the CD zone, there are approximately 9.8 acres (about 58 parcels of land) without building structures located upon them. Attachment C shows parcels having no building structures according to King County Assessor records, and aerial photo review. Partially developed parcels containing more than one platted lot are not included. Some of the vacant land includes property owned by the City of Renton, parking areas next to banks, churches or fraternal organizations, and vacant lots along commercial arterials that are not likely to redevelop with single family uses. Much of the vacant land lies within the area defined as "downtown core" in the zoning code; it is an area where setbacks and landscaping strips are not required. There are few blocks having a single family character in the CD zone, and most single family blocks are located on the edges of the zone. Redevelopment is likely to occur first on the more prime locations of the Downtown Core. Four vacant parcels (comprised of about five legal vacant lots) are located within the CD zone, on non- arterial roads, and outside of the Downtown core as defined in the Zoning Code. With the proposed code amendments, it is estimated that up to three single family units could occur on vacant property. These estimates do not include partially developed property containing more than one lot. Partially Developed Land Partially developed parcels containing more than one legal lot of record may allow for new single family dwellings, including the subject site at 420 Whitworth Avenue. Based upon a review of County Assessor Maps, Kroll Maps, and aerial photos, a rough estimate of parcels containing more than one legal lot and where not all lots are developed is 25 parcels. Within these parcels are approximately 38 lots having no structures upon them. Most of these lots consist of parking for adjacent commercial or religious structures. They primarily lie in the Downtown Core, along arterials, and/or within non-residential blocks. With the proposed code amendments, it is estimated that up to four new single family units could occur on partially developed property. RECOMMENDATIONS AND CONCLUSIONS: Staff Recommendation New single family dwellings would be allowed as permitted secondary uses subject to several conditions that would allow new single family dwellings outside of the Downtown Core, away from all designated arterials, and on blocks which are primarily single family in character among other conditions. Attachment E indicates the area which meets all proposed conditions. Allowing new single family units as permitted secondary uses in the CD zone would not prevent ultimate implementation of Renton's Urban Center or Downtown policies. It would address the needs of current residents, and provide additional neighborhood stability, relying on market forces to determine redevelopment to more intensive uses. November 7, 1996 Page 6 Planning Commission Recommendation The Commission made two motions which passed unanimously. First, due to concerns of setting a precedent and the ability to redevelop, the Commission voted to not allow new single family uses in the Center Downtown Zone whether as permitted primary, secondary, or conditional uses. Second, since the cost of development and infrastructure may have discouraged the construction of a duplex or other multi-family structure, the Commission voted to recommend that the Administration review the economic impacts of development at minimum and maximum densities, and utilize the Planning Commission as a sounding board for data as appropriate. The report from the Planning Commission is provided in Attachment F. - cc: City Councilmembers Attachment A - Proposed Code Amendment - CD Zone Attachment B - Proposed Code Amendment - Definition of Block Attachment C - Map of Vacant Lands in CD Zone Attachment D - Arterial System Functional Classification Attachment E - Location of Potential New Dwellings Attachment F - Planning Commission Report 1SSUE.DOT/ ATTACHMENT A CD (CENTER DOWNTQWN)ZONE 4-31-10.1.B.2.s New single family dwellings subject to all of the following (1) The single family residence shall not be located on a lot platted after the effective date of this subsection. (December ,1996) (2) The lot size is not greater than 6,000 square feet. (3) The single family residence will be located on a block where a minimum of seventy percent (70%) of the land area of the block is utilized for single family residential purposes. • (4) The single family residence will not be located in the "downtown core area"as defined in Section 4-31-10.1.D.1.a, or along a street classified as a "principal," "minor," or "collector"arterial in the Transportation Element of the Renton Comprehensive Plan. (5) The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the units developed under this subsection shall be treated as existing single family dwellings per 4-31-10.1.B.1.k. • ORDRE V.DOC\ 1 10/31/96 — ... ATTACHMENT B ZONING CODE DEFINITIONS ;BLOCK AND BLOCK FRONT' • 4-31-2 BLOCK: A block consists of two (2) facing block fronts bounded on two (2) sides by alleys or rear property lines and on two (2) sides by the centerline of platted streets• with no other intersecting streets intervening. Where blocks are unusually long or short, or of unusual shape.block length shall be determined by address ranges. 4-31-2 BLOCK FRONT: A block front means the frontage of property along one (1) side of a street bound on three (3) sides by the centerline of platted streets and on the fourth side by an alley or rear property lines. • • 1 :j i..I1.•U. I'.1i -�:��i E. I• Ii..t. i . el004.190 f 1- 111s111 •° I I H�1 - = ::J Mini 1 tI I I. . TTIj:iL ' ii1i f:I1:I. rTi i:l •: l•i ►..� .�. .. • k l.1-.1 • e ixx EQUALS 15.+a(2) ALEYORIVA al'OSPG eLaatzass r ue BLOCKDEF.DOC1 1 10/30/96 low , ' __ "—•„--... ., _____ s, - — -----* — -=- 9t — -___' ,CD -----i: . 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Long R Planning w R. Works LOCATION OF POTENTIAL NEW DWELLINGS x�> 11 ()debar 1996 ATTACHMENT E wrr CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM • DATE: November 7, 1996 TO: City Council Mayor Tanner FROM: Eugene Ledbury PLANNING COMMISSION SUBJECT: Recommendation on New Single Family Uses in the Center Downtown (CD)Zone RECOMMENDED ACTION: Denial of any code amendments allowing new single family dwellings in the CD Zone whether as permitted primary,secondary, or conditional uses. Recommend that Administration review the economic impacts of development at minimum and maximum densities, and utilize the Planning Commission as a sounding board for data as appropriate. Planning Commission Action and Recommendation • The Planning Commission considered proposed code amendments to the Center Downtown (CD) zone at its November 6, 1996 meeting. Code amendment options included allowing new single family dwellings as permitted primary uses, permitted secondary uses, or conditionally permitted uses. The Commission disagreed with any code amendment option that would allow new single family dwellings. While recognizing the single family character of Whitworth Avenue at the 400 block and the reasons for the amendment request,the Commission discussed several issues including: • Setting a precedent for other Center zones. • Impedance of redevelopment. • Sending a message that single family is a viable use in this location. • Creating a stronger single family constituency which may protest more intensive • redevelopment in the area. • Spot zoning to accommodate a single request. • The need to comprehensively review the infrastructure needs and costs to development. 414.0 Planning Commission Reconr ndation to City Council November 7, 1996 Page 2 The Commission also discussed that the development of a duplex or other multi-family structure could be developed in such a way to fit into the character of the block. The Commission made two motions which passed unanimously. First, due to concerns of setting a precedent and the ability to redevelop,the Commission voted to not allow new single family uses in the Center Downtown Zone whether as permitted primary, secondary, or conditional uses. Second, since the cost of development and infrastructure may have discouraged the construction of a duplex or other multi-family structure, the Commission voted to recommend that the Administration review the economic impacts of development at minimum and maximum densities, and utilize the Planning Commission as a sounding board for data as appropriate. • For: Larry Brosman, Lisa Halstead, Beverly Franklin, Jeffrey Lukins, George Mehrens, Richard Wagner Against: None Absent: -. None Signed (.? ug Ledbury PI Ing Commission Chair HmtviS ION.ST&TS\PLANNNG\LGRUETERIDOWNTG WNVCRPT.DOC '.011 '' CITY`"OF RENTON Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren MEMORANDUM PC/IA/ Cirt; /S/Q DEc To: Lisa Grueter, Long Range Planning Section R � 1996 From: Lawrence J. Warren, City Attorney CD Date: December 18, 1996 Subject: Ordinance Amending Sections 4-31-2 and 4-3 1-10.1.B.2 of Chapter 31, Zoning Code, of Title IV(Building Regulations) I am enclosing a copy of the above-referenced ordinance. •The original of this ordinance has been forwarded to the City Clerk. Cf6,-/r-tj1 • Lawrence J. Warren LJW:as. Encl. cc: Jay Covington Marilyn J. Petersen A8:128.64. Post Office Box 626 - 100 S. 2nd Street- Renton, Washington 98057 - (206)255-8678 crr recycled material.20..oost consumer CITY OF RENTON, WASHINGTON ORDINANCE NO. AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTIONS 4-31-2, DEFINITIONS, AND 4-31- 10 .1.B.2 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" BY ADDING TWO DEFINITIONS AND ADDING A NEW SUBSECTION ALLOWING NEW SINGLE-FAMILY DWELLINGS IN THE CENTER DOWNTOWN (CD) ZONE. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS : SECTION I . Section 4-31-2, Definitions, 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" is hereby amended by adding the following definitions which read as follows : BLOCK: A block consists of two (2) facing block fronts bounded on two (2) sides by alleys or rear property lines and on two (2) sides by the centerline of platted streets, with no other intersecting streets intervening. Where blocks are unusually long or short, or of unusual shape, block length shall be determined by address ranges . BLOCK FRONT: A block front means the frontage of property along one (1) side of a street bound on three (3) sides by the centerline of platted streets and on the fourth side by an alley or rear property lines . ORDINANCE NO. ► , � � i1 { HHl1 ELL ( 1t � l 1111 etccxRom. t . LI I , '1 , • l , 1 . 1 IfII. I Tri 11 11Fiil FTT>- r11EY cR RENt etccx EQUALS TNC(2) PRCPERTYLPE cPPOSPrG eICCXFRCN15 SECTION II. Section 4-31 .10 .1.B.2 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" is hereby amended by adding the following subsection which reads as follows : s : New single family dwellings subject to all of the following: (1) The single-family residence shall not be located on a lot platted after the effective date of this subsection. (December _, 1996) (2) The lot size is not greater than 6, 000 square feet . (3) The single-family residence will_ be located on a block where a minimum of seventy percent (700) of the land area of the block is utilized for single-family residential purposes . (4) The single-family residence will not be located in the "downtown core area" as defined in section 4-31- 10 .1 .D.l .a, or along a street classified as a "principal, " "minor, " or "collector" arterial in the Transportation Element of the Renton Comprehensive Plan. 2 lrr' . ORDINANCE NO. (5) The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment authority by the City of Renton, whichever occurs first . Subsequently, the units developed under this subsection shall be treated as existing single family dwellings per 4-31-10 .1 .B.1 .k. SECTION III . This Ordinance shall be effective upon its passage, approval, and thirty days after its publication. PASSED BY THE CITY COUNCIL this day of 1997 . Marilyn J. Petersen, City Clerk APPROVED BY THE MAYOR this day of , 1997 . Jesse Tanner, Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: ORD.635 :12/18/96 :as . 3 Idy..'',s¢ybow q .(�: D i� �i,'y t1 C t� = N 0 c O �-• O O. CD a N ��� cA r 0;� 1 2. Z � g tD �° a) 0 0) c oc 'cFic CD kp t: .--- (*):;:r77 i ? .•ca a, .••TON SC..„/ i t = 8' omA, ° 0 , O 3 3 cn0 rn =. o15 „• off = g. -2 rn m ? oa 0 se m v ra 0 t E; O .c- v 's '- CD -� O C m, (CD o CC oa D µy 0 C o -lQ � = O (Q y n N = v = O = aVf . < O z m 0-0 -.0 R• a. = - m gg Is=D om < CDC, 0a < ►.< w C ? 0 s ` .0 ?` — fnD N •Np = C1 t O m 0 . 0 c mcQ -` ago : O m▪ r m . ▪ CO ,� = � g a) 0a c. n st ,- 2 0. 2. 9. 5 p o H c .+ O a -� CD m cop - N c . ? O O -. 03 co 0 I N• = i N c.. CD c p 7 �oat l 0 9 ` () coA a 0 (I) —I—I0 = (-D O r Z �I • •.f C 0 ? 0 CD j 7 N N 0 a 5 n CD cofp• O o mo 00 . x4 n 40 cc = � 0E m W IC '� '* _O o 0 � _ -. c (o co coa CD a� CD CD nE� � al ID � Ca'ca-- ; o � z g•1��$� _� �-1S��2Sac 30 '- 33, g mm c g-A_nii• m z 5 oN a ; > a �Sag-?wSF O m g al5 Nam . mrcc , m N 1llh 'iL>LIS fif ` •co $ --m 31G < _5 amz o g Z ga'c$ gatbo< Z Zgwm 4 3 cc0 x -96g- a gW� [; .3F � .. v 3 E.$ m.z-o�'o ?= a3�m RENTON CITY COUNCIL Regular Meeting December 16, 1996 Council Chambers Monday, 7:30 p.m. Municipal Building MINUTES CALL TO ORDER Mayor Jesse Tanner led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF TONI NELSON, Council President; KATHY KEOLKER-WHEELER; KING COUNCILMEMBERS PARKER; TIMOTHY SCHLITZER; RANDY CORMAN; BOB EDWARDS. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL EXCUSE ABSENT COUNCILMEMBER DAN CLAWSON. CARRIED. CITY STAFF IN JESSE TANNER, Mayor; JAY COVINGTON, Executive Assistant to the ATTENDANCE Mayor; DAVID DEAN, Assistant City Attorney; MARILYN PETERSEN, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; LISA GRUETER, Senior Planner; MICHAEL KATTERMANN, Planning & Technical Services Director; JENNIFER TOTH HENNING, Senior Planner; NEIL WATTS, Plan Review Supervisor; COMMANDER DENNIS GERBER, Police Department. APPROVAL OF MOVED BY NELSON, SECONDED BY SCHLITZER, COUNCIL APPROVE COUNCIL MINUTES THE MINUTES OF DECEMBER 9, 1996, AS PRESENTED. CARRIED. PUBLIC HEARING This being the date set and proper notices having been posted and published Planning: Center in accordance with local and State laws, Mayor Tanner opened the public Downtown (CD) Zone hearing to consider modification of the Center Downtown (CD) Zone to Amendments (Single permit new single family dwellings as a secondary use. Family Uses) Lisa Grueter, Senior Planner, stated that the current CD Zone primarily promotes commercial and multi-family development and allows existing single family dwellings only. She reviewed the issues relating to allowing new single family dwellings, which include: neighborhood stability during the transition to the more intensive multi-family and commercial developments of the CD Zone; there is a potential of slowing redevelopment and parcel assembly for larger projects may be more difficult; a precedent would be established for allowing new single family dwellings in other CD Zones; and future impacts to single family uses from the new, more intensive developments envisioned for the downtown area. Ms. Grueter explained that of the three Code amendment options (primary permitted use, secondary permitted use and conditional permitted use), the administration recommends allowing new single family dwellings as permitted secondary uses subject to the following conditions: 1) not located on a newly created lot; 2) maximum lot size of 6,000 square feet; 3) located on a block where at least 70% of land is single family residential; 4) not located in the downtown core or along a designated arterial; and 5) a sunset clause stating the provisions expire on 12/31/99, or upon the creation of a redevelopment authority. Continuing, Ms. Grueter said that under the proposed secondary use option, she estimated that a maximum of seven units could be constructed on vacant or partially developed property. She asserted that the potential new units would be restricted to the 400 block of Whitworth Ave. S., pointing out that the proposed site for the single family residence request lies in the middle of that block. • December 16, 1996 " Renton City Council Minutes `wo, Page 458 Ms. Grueter summarized the Planning Commission's recommendations, noting that the commission does not want to allow new single family dwellings as a primary, secondary, or conditional use. She concluded by saying that the administration's recommendation to allow new single family dwellings as permitted secondary uses protects the downtown area while accommodating the request. Councilman Edwards expressed his concern about the language of condition No. 3, which states that a single family dwelling must be located on a block where at least 70% of land is single family residential and asked for the definition of a block. Ms. Grueter defined a block as two opposing sides of the block which are then bounded by streets or alley lines, adding that a block can also be defined by address range. She pointed out that the Zoning Code does not contain a definition of block, however, there is a general definition in the Subdivision Code which would not conflict with this proposed definition of block. Audience comment was invited. There being none, it was MOVED BY NELSON, SECONDED BY KEOLKER-WHEELER, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. Councilman Parker agreed with the administration's recommendation, pointing out that the potential development of seven single family units should not interfere with the commercial development of downtown. APPEAL Planning and Development Committee Chair Keolker-Wheeler presented a Planning & Development report regarding the Anicello Short Plat, nine lots on 1.62 acres located at Committee 3401 NE 7th St., File No. SHP-96-073. The Committee convened on Appeal: Anicello Short November 6, 1996 to consider the appeal by Robert Slater. After the meeting, Plat, NE 7th St, SHP-96- the Committee requested that the City Attorney research two legal issues: 1) 073 the enforceability and effect of certain restrictive covenants placed on the property, and 2) the legal effect of a conflict between certain language in the Comprehensive Plan regarding preservation of older and distinctive neighborhoods and preserving the character of neighborhoods with the permitted density under the Zoning Code. The City Attorney's opinion stated that even if the restrictive covenants were applicable to this plat, that those covenants were met by this proposal. With respect to the second issue, the City Attorney's opinion was that the permitted density under the Zoning Code would govern and could not be reanalyzed in making a decision on this plat. Based upon the City Attorney's opinion, the Planning and Development Committee recommended that the appeal of the Anicello Short Plat be denied and that the Hearing Examiner's decision be affirmed in all respects. Moved by Keolker-Wheeler, seconded by Schlitzer, Council concur in the committee report.* Councilman Corman stated that this is a difficult issue. He summarized that NE 7th St. lies in a neighborhood that is built at a low density. The developer wants to combine parcels of land and then subdivide them. Nearby residents are concerned that this is not in keeping with their restrictive covenants and their plans and expectations for the neighborhood. Mr. Corman pointed out that the covenants state that there is a minimum lot width of 60 feet but that the developer has proposed lot widths that are narrower. • NNW J1J NI :> rJ 0 City Of Renton . • PUBLIC INFORMAT ION. HANDOUT December I6,. 1996 PROPOSED CENTER DOWNTOWN ZONE AIVIENDMENTS.. For additional information,<please contact• City of Renton Plannmg;at 235-2552` or call Lisa Grueter directly at 277 5578. BACKGROUND SUMMARY Although the Comprehensive Plan and Zoning Code support intensive development of the Downtown, there has been a request to allow development of single family dwellings specifically in the Center Downtown (CD) zone which applies to much of the Downtown area. The location of the site where a single family residence is proposed lies in the middle of 400 block of Whitworth Avenue which is entirely single family in character. In the vicinity lies St. Anthony Catholic Church and school. RECOMMENDATION • The City Administration recommends amending the CD zone to allow new single family dwellings as permitted secondary uses subject to several conditions intended to limit the location of new single family dwellings to areas having less impact to the implementation and redevelopment of Renton's Downtown. • The Planning and Development Committee recommends a public hearing be held on December 16, 1996, and that this item remain in Committee pending the outcome of the public hearing. DESCRIPTION OF PROPOSED AMENDMENTS The proposed action would amend the CD zone to allow new single family dwellings as permitted secondary uses subject to conditions. The formal amendment language is proposed as follows: 4-31-10.1.B.2.s New single family dwellings subject to all of the following: (1) The single family residence shall not be located on a lot platted after the effective date of this subsection. (December_,1996) (2) The lot size is not greater than 6,000 square feet. (3) The single family residence will be located on a block where a minimum of seventy percent (70%) of the land area of the block is utilized for single family residential purposes. (4) The single family residence will not be located in the "downtown core area" as defined in Section 4-31-10.1.D.l.a, or along a street classified as a "principal," "minor," or "collector"arterial in the Transportation Element of the Renton Comprehensive Plan. 1 (5) The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the units developed under this subsection shall be treated as existing single family dwellings per 4-31-10.1.B.1.k. Subject to the proposed conditions, it is estimated that a maximum of seven units could be constructed on vacant or partially developed property. The units would be restricted to the 400 block of Whitworth Avenue as shown on the attached map. H:\division.s\p&ts\planning\lgrueter\downtown\pubhand.doc 2 \/ ____ r..............t....„ e) iMI rim 1 (L Airport Way 0 11112. , in ; `) A ' ^ 1 ,____, ma alimuml ijIIiI vas 0%, y ��/ '"i'll .1' iii %// i AN- ' A /////; r 4 _,__ , , A; A •! 1 " %�/, %'-rA A ;iii,, % v i,' j• ��j� �� J i !/i . %/./ ai iii iii iii im,iii i ����L Al �� ��l'///..........� ���%� /� off/ V_ % S 3rd Sr % =:, .FT7 j,•.• / i"f *.i. .„ .fyA r ► / % RI j j�i4 _4 %/�. %% /4 f ".? yam?"f-4' JJ III//!..ii / u i %///. _ .• % ! A % iii r A iii V A iii %///%///. / / // /1 I \ > iii' ��' %//%fi. %///, /iiiMI um um ■ rf M .. i< I \C Z. • ' ...--1 ill 1mi same I. CM z. NEI MINI OM — _= �i = iu mil • CD sn, —/ 7 iIliiIU! suwas C..) 0 ! - IIIV Q;� o Alai _ _ — _... . -_-_, c-_ Aitil - c 7th S-fr— w V r 1 map no to scale gLong Rang' LOCATION OF POTENTIAL NEW DWELLINGS gad si Works' : �0" XI December 1996 POTENTIAL NEW SF DWELLING fS CD ZONE 4.2/ae/9(4 ...r al / &Uyl Gi% ed.ri C 1 U CENTER DOWNTOWN ZONE AMENDMENTS Planning and Technical Services Division 2 U CURRENT CD ZONING ■ Applies to much of Renton Downtown • Primarily promotes commercial and multi-family development • Permits existing single family dwellings 3 U ZONING AMENDMENT REQUEST ■ Request to City Council -allow new single family dwellings 4 U ISSUES • Neighborhood stability during transition to intensive CD uses • Pace of redevelopment and ease of land assembly da • Precedents for allowing single family in other zones ■ Future impacts to single family uses during transition 5 U CODE AMENDMENT OPTIONS • Primary permitted use • Secondary permitted use (Administration recommendation) • Conditionally permitted use 6 U SECONDARY USE RECOMMENDATION • Not located on a newly created lot • Maximum lot size of 6,000 s.f. OsLocated on a block where at least 70% of land is single family residential • definitions of block and block front provided 7 U RECOMMENDATION (Cont.) • Not located in Downtown Core or along a designated arterial • Sunset clause 8 U POTENTIAL FOR NEW SINGLE FAMILY ■ Vacant Land • 56 parcels having no building structures • With conditions, three units estimated ■ Partially Developed Land • 25 parcels with 38 lots • With conditions,four units estimated • Total units estimated -Seven I ANN, 'NOW 9 L) ILLUSTRATIVE MAP ■ Location of Potential New Dwellings 10 11 LA RECOMMENDATION SUMMARY • Planning Commission • Do not allow new single family dwellings as primary, secondary, or conditional uses • City should review the economic impacts of development at minimum and maximum densities 12 Lj RECOMMENDATION (Cont.) • Administration • Permit new single family dwellings as secondary uses subject to conditions 13 O RECOMMENDATION (Cont.) • Planning and Development Committee • Conduct public hearing • Issue remain in Committee pending outcome of hearing 14 ILI 2 November 18. 1996 Renton City Council Minutes Page 426 Community Services Community Services Committee Chair Parker presented a report regarding the Committee Clam Lights festival at Gene Coulon Memorial Beach Park. The Community Parks: Clam Lights Services Committee recommended concurrence with the Renton Park Board and Community Services staff to retain the Clam Lights festival at its current level due to budget limitations, traffic concerns and changes along the Lake Washington Blvd. corridor. MOVED BY PARKER, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Parks: Renton Chiefs Community Services Chair Parker presented a report regarding the Chiefs Minor League Football adult minor league football team. The Community Services Committee Team applauded the work being done by Henry Eiselstein, head coach of the Renton Chiefs, and supports his endeavors to have a successful minor league football team in Renton. Due to the constraints by the State constitutional law which prohibits cities from lending its credit, which includes making donations, the City was unable to give the requested support. The Committee wished Mr. Eiselstein the best of luck on his efforts and recognized the benefit of this type of activity in the community. MOVED BY PARKER, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning & Development Planning and Development Committee Chair Keolker-Wheeler presented a Committee report regarding single family dwellings in the Center Downtown (CD) Zone. Planning: Center The Planning and Development Committee met on November 13, 1996 to Downtown (CD) Zone review whether new single family dwellings can be accommodated in the CD Amendments (Single Zone without impeding Urban Center and downtown policies. The Family Uses) administration recommended amending the CD Zone to allow new single family dwellings as a secondary use subject to several conditions. The Committee also reviewed Planning Commission recommendations to not allow new single family dwellings whether as permitted primary, secondary, or conditional uses. The Planning and Development Committee recommended that a public hearing be scheduled for December 16, 1996, and that this item remain in Committee pending the outcome of the public hearing. MOVED BY KEOLKER- WHEELER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND The following ordinance was presented for second and final reading: RESOLUTIONS Ordinance #4642 An ordinance was read annexing approximately 19 acres located east of Annexation: Hughes, Monster Rd. SW and north of S. 140th St. to the City of Renton (Hughes). Monster Rd SW/S 140th St MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES. CARRIED. AUDIENCE COMMENT Lois Hyland, 530 Wells Ave. S., Renton, 98055, stated that she also attended Citizen Comment: Hyland Metro's community meeting regarding the transit changes. She expressed her - Downtown Transit concern for people who use public transit and have experienced increased Hub/Transit Routing commuting time. Ms. Hyland suggested that more consideration be shown for those citizens whose commute has been disrupted by the transit changes. Mayor Tanner stated that the City takes these comments seriously and will continue to work with Metro to try to solve the problems created by the transit changes. • .. APPROVED BY CITY COUNCIL Da PLANNING & DEVELOPMENT COMMITTEE te /I�18 -`l COMMITTEE REPORT November 18, 1996 Single Family Dwellings in the Center Downtown Zone (Referred October 7, 1996) The Planning and Development Committee met on November 13, 1996 to review whether new single family dwellings can be accommodated in the Center Downtown (CD) zone without impeding Urban Center and Downtown policies. The Administration recommendation is to amend the Center Downtown Zone to allow new single family dwellings as a secondary use subject to several conditions. The Planning and Development Committee also reviewed Planning Commission recommendations to not allow new single family dwellings whether as permitted primary, secondary, or conditional uses. The Planning and Development Committee recommends that a public hearing be scheduled for December 16, 1996,and that this item remain in Committee pending the outcome of the public hearing. '' 'A/C611.4-4Kathy Ke ker-Wheeler, Chair • dy Corman,Vice Chair (absent) Timothy J. Schlitzer, Member cc: Mayor Tanner Jay Covington Mike Kattermann H:\Division.S\P&Ts\Planning\Lgrueter\Downtown\Pdcomcd.Doc 3O13dQ S.18310 A110 vs, a3ni3�3� �. RECEIVED 9661Zl AON NOV/ 1 2 1996 NOIN38 dO ADO ► ENTON CI F Y COUNCIL CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: November 7, 1996 TO: City Council Mayor Tanner FROM: Eugene Ledbury PLANNING COMMISSION SUBJECT: Recommendation on New Single Family Uses in the Center Downtown (CD)Zone • RECOMMENDED ACTION: Denial of any code amendments allowing new single family dwellings in the CD Zone whether as permitted primary, secondary, or conditional uses. Recommend that Administration review the economic impacts of development at minimum and maximum densities, and utilize the Planning Commission as a sounding board for data as appropriate. Planning Commission Action and Recommendation The Planning Commission considered proposed code amendments to the Center Downtown (CD) zone at its November 6, 1996 meeting. Code amendment options included allowing new single family dwellings as permitted primary uses, permitted secondary uses, or conditionally permitted uses. The Commission disagreed with any code amendment option that would allow new single family dwellings. While recognizing the single family character of Whitworth Avenue at the 400 block and the reasons for the amendment request,the Commission discussed several issues including: • Setting a precedent for other Center zones. • Impedance of redevelopment. • Sending a message that single family is a viable use in this location. • Creating a stronger single family constituency which may protest more intensive redevelopment in the area. • Spot zoning to accommodate a single request. • The need to comprehensively review the infrastructure needs and costs to development. Planning Commission Recommendation to City Council November 7, 1996 Page 2 The Commission also discussed that the development of a duplex or other multi-family structure could be developed in such a way to fit into the character of the block. The Commission made two motions which passed unanimously. First, due to concerns of setting a precedent and the ability to redevelop,the Commission voted to not allow new single family uses in the Center Downtown Zone whether as permitted primary, secondary, or conditional uses. Second, since the cost of development and infrastructure may have discouraged the construction of a duplex or other multi-family structure, the Commission voted to recommend that the Administration review the economic impacts of development at minimum and maximum densities, and utilize the Planning Commission as a sounding board for data as appropriate. For: Larry Brosman, Lisa Halstead, Beverly Franklin, Jeffrey Lukins, George Mehrens, Richard Wagner Against: None Absent: None Signed (--1- ug Ledbury PI mg Commission Chair H:\DIVISION.S\P&TS\PLANNINGILGRUETER\DO WNTOWN\PCRPT.DOC • . CITY OF RENTON ... N O V 1 21996 RECEIVED CITY ofraffleRFFicE NOV 1 2 1996 PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM KEN i ON CITY COUNCIL DATE: November 7, 1996 TO: Kathy Keolker-Wheeler, Chair Planning and Development Committee VIA: Mayor Jesse Tann FROM: Gregg Zimmerman, Administrator 6t- PlanningBuilding/Public Works Department STAFF CONTACT: Rebecca Lind (x 6188) SUBJECT: Issue Paper: Single Family Dwellings in the Center Downtown (CD) Zone ISSUE: Can new single family development be accommodated in the Center Dowtown (CD) zone without impeding Urban Center and Downtown policies? RECOMMENDATION: • Staff recommends allowing new single family dwellings as permitted secondary uses subject to several conditions intended to limit the location of new single family dwellings to areas having less impact to the implementation and redevelopment of Renton's Downtown. • The Planning Commission recommends that the CD Zone not be amended to allow new single family dwellings whether as permitted primary, secondary, or conditional uses due to concerns about setting a precedent and the ability to redevelop. BACKGROUND SUMMARY: Policy Framework The vision of Renton's Downtown becoming a more intensely developed center with commercial, multi-family, and mixed uses served by various transportation modes is found in regional and local plans. Countywide Planning Policies The Countywide Planning Policies provide the framework for designating urban centers. Urban centers are areas of concentrated employment and housing having access to transit, and a wide range November 7, 1996 Page 2 of other land uses. Each center is required to accommodate: a minimum of 15,000 jobs within one- half mile of a transit center, an average of 50 employees per gross acre, and a minimum average of 15 households per gross acre (LU-40). The Renton central business district is identified as an Urban Center within the policies (LU-39). Renton Comprehensive Plan The designation of Renton's Downtown and Boeing facilities as an Urban Center is supported by the Land Use Element (Objective LU-F). Intensive commercial and multi-family residential uses are promoted in the Comprehensive Plan and supported by zoning. Net residential densities are to achieve a range of 25-100 dwelling units per acre with no minimum density required for parcels less than one-half acre in size (DT-24). Much of the City's forecast residential growth is estimated to occur in the Urban Center in the form of multi-family housing. Zoning Amendment Request Although the Comprehensive Plan and Zoning Code support intensive development of the Downtown, there has been a request to allow development of single family dwellings specifically in the CD zone which applies to much of the Downtown area. At a public hearing before the City Council on August 19, 1996 regarding minimum densities, the Higgins family commented upon the difficulty and cost of constructing a multi-family development at 420 Whitworth Avenue South, and indicated their desire to be able to construct a single family residence instead. The proposed site lies in the middle of a block which is entirely single family in character. Lots are small and regular, typically 4,800 square feet in size. In the vicinity lies St. Anthony Catholic Church and school. Other pockets of single family development remain in the neighborhood along with some scattered businesses. The site and surrounding properties are designated in the Comprehensive Plan, and zoned accordingly, as Center Downtown (CD) which promotes intensive commercial and multi-family development in order to achieve Urban Center and Downtown policies. Recent code amendments indicating that properties less than one-half an acre in size are not subject to minimum densities do not address allowing new single family residences. While the Zoning Code currently allows existing single family residences as primary permitted uses, there are no allowances for new single family uses. Issues Key issues in whether to allow new single family uses in the CD zone include: • Neighborhood stability during the transition to intensive CD uses. • Pace of redevelopment and ease of land assembly. • Precedents for allowing single family in other zones. • Future impacts to single family uses during the transition to intensive CD uses. November 7, 1996 Page 3 New single family dwellings could provide additional neighborhood stability where new units would occur. Market forces would determine to a greater degree when the areas would redevelop to more intensive commercial, multi-family, or mixed uses. However, allowing new single family units in the CD zone may also slow to some degree the pace of redevelopment towards the intensive vision of the Urban Center and Downtown. Land assembly of small residential lots could be made more difficult. In addition, neither existing or new single family dwellings are allowed in any other "center" zone: Center Office Residential, Center Suburban and Center Neighborhood zones. Allowances in the CD zone for new single family uses could establish a precedent for allowing new single family uses, in the other zoning classifications which could make achievement of the more intensive mixed uses in these areas more difficult. It should be recognized that as the Downtown redevelops to more intensive uses, incompatibilities with existing and new single family uses could occur. As more intense uses are developed there could be impacts such as reduced solar access due to building shadows, noise, traffic, as well as other impacts. Allowing limited new single family uses is not intended to create single family neighborhoods in the CD zone. Options If approved by the City Council, new single family uses could be allowed as permitted primary or secondary uses or as conditional uses. Each option is discussed below. Permitted Primary Use: Under this option, new single family uses would be allowed as a primary permitted use. Primary uses typically represent the predominant uses within a district. This would allow new subdivision of property for single family purposes or building construction on existing legal lots. This option would provide the most simple permit review. It would raise issues related to land assembly for more intense uses in the future, impedance of Downtown and Urban Center policies, and potentially causing similar changes to other zoning classifications. Single family uses are no longer the predominant uses in the CD zone, but there are scattered pockets of them. Permitted Secondary Use: Secondary uses are permitted outright subject to conditions. Secondary uses generally comprise a smaller proportion of the total uses in a zone. There are no different permit requirements than for a primary permitted use other than meeting the specified conditions. This option is recommended for new single family uses in the CD zone because it would limit the number of new single family dwellings, yet not result in a more difficult permit process. (Refer to Attachment A) The conditions would include: 1. The single family residence shall not be located on a lot platted after the effective date of this subsection. (December , 1996) This condition ensures that the proposed single family use is occurring on an existing platted lot, and not upon a newly created lot. While new plats are not anticipated to be commonplace, there is no minimum lot size in the CD zone. The effective date referenced in the proposed condition will be the date the adopting ordinance becomes effective. Now November 7, 1996 Page 4 2. The lot size is not greater than 6,000 square feet. Typical lot sizes in the CD zone are 4,800 to 6,000 square feet. This would prevent a single family home on a larger parcel which would have more potential for redevelopment. 3. The single family residence will be located on a block where a minimum of seventy percent (70%) of the land area of the block is utilized for single family residential purposes. Blocks which have transitioned or are transitioning to more intense uses would not be impeded from continuing that progress by the addition of a new single family home. As an example in applying the percentage standard, when reviewing the 400 block of Whitworth Avenue South as bounded by South Fourth Street on the north, the railroad tracks on the south, and rear property lines on the east and west, the percent of land utilized for single family residential purposes is approximately seventy two percent (72%). This was calculated by adding the square footage of the lots containing single family uses and dividing this by the total square footage of all lots on the block. Rights-of-way were excluded from the calculations. Definitions of "block" and "block front" are provided in Attachment B. Currently there is no definition of block in the Renton Zoning Code. The proposed definitions essentially define blocks as two sides of a street having a common address range. 4. The single family residence will not be located in the "downtown core area" as defined in Section 4-31-10.1.D.1.a, or along a street classified as a `principal," "minor, " or "collector" arterial in the Transportation Element of the Renton Comprehensive Plan. This will ensure that any new single family uses occur in the pockets of single family areas outside of the key commercial and mixed use areas where most Downtown redevelopment activity should occur. 5. The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the units developed under this subsection shall be treated as existing single family dwellings per 4-31-10.1.B.1.k. This condition further limits the likelihood of new single family dwellings to occur and potentially affect the Comprehensive Plan and Urban Center policies as well as the CD zone. This could also limit the transferability of this idea to other zoning districts. This offers the opportunity to assess the rate of development in the CD zone, since development pressure to create more intense uses is likely to increase. Conditional Use: There are two types of conditional use permits requiring different processes, administrative and Hearing Examiner. Permit application fees and time would be greater than for single family uses permitted as primary or secondary uses. Conditional use permits are generally required for uses which may have impacts on the surrounding area or which may potentially be incompatible. In general, if occurring in existing single family blocks, the new single family dwelling will have little impact. If they occur elsewhere they could have additional compatibility impacts. It is possible that this option could be utilized and fees waived for new single family units. The additional notice requirements and review time could still be a concern. In sum, the Staff-recommended code amendment option would be to allow new single family dwellings as secondary uses. November 7, 1996 Page 5 Vacant And Partially Developed Land Vacant Land There is little vacant land in the subject area or within the entire Downtown area. Most new development would occur through redevelopment. Excluding City-owned property within the CD zone, there are approximately 9.8 acres (about 58 parcels of land) without building structures located upon them. Attachment C shows parcels having no building structures according to King County Assessor records, and aerial photo review. Partially developed parcels containing more than one platted lot are not included. Some of the vacant land includes property owned by the City of Renton, parking areas next to banks, churches or fraternal organizations, and vacant lots along commercial arterials that are not likely to redevelop with single family uses. Much of the vacant land lies within the area defined as "downtown core" in the zoning code; it is an area where setbacks and landscaping strips are not required. There are few blocks having a single family character in the CD zone, and most single family blocks are located on the edges of the zone. Redevelopment is likely to occur first on the more prime locations of the Downtown Core. Four vacant parcels (comprised of about five legal vacant lots) are located within the CD zone, on non- arterial roads, and outside of the Downtown core as defined in the Zoning Code. With the proposed code amendments, it is estimated that up to three single family units could occur on vacant property. These estimates do not include partially developed property containing more than one lot. Partially Developed Land Partially developed parcels containing more than one legal lot of record may allow for new single family dwellings, including the subject site at 420 Whitworth Avenue. Based upon a review of County Assessor Maps, Kroll Maps, and aerial photos, a rough estimate of parcels containing more than one legal lot and where not all lots are developed is 25 parcels. Within these parcels are approximately 38 lots having no structures upon them. Most of these lots consist of parking for adjacent commercial or religious structures. They primarily lie in the Downtown Core, along arterials, and/or within non-residential blocks. With the proposed code amendments, it is estimated that up to four new single family units could occur on partially developed property. RECOMMENDATIONS AND CONCLUSIONS: Staff Recommendation New single family dwellings would be allowed as permitted secondary uses subject to several conditions that would allow new single family dwellings outside of the Downtown Core, away from all designated arterials, and on blocks which are primarily single family in character among other conditions. Attachment E indicates the area which meets all proposed conditions. Allowing new single family units as permitted secondary uses in the CD zone would not prevent ultimate implementation of Renton's Urban Center or Downtown policies. It would address the needs of current residents, and provide additional neighborhood stability, relying on market forces to determine redevelopment to more intensive uses. November 7, 1996 Page 6 Planning Commission Recommendation The Commission made two motions which passed unanimously. First, due to concerns of setting a precedent and the ability to redevelop, the Commission voted to not allow new single family uses in the Center Downtown Zone whether as permitted primary, secondary, or conditional uses. Second, since the cost of development and infrastructure may have discouraged the construction of a duplex or other multi-family structure, the Commission voted to recommend that the Administration review the economic impacts of development at minimum and maximum densities, and utilize the Planning Commission as a sounding board for data as appropriate. The report from the Planning Commission is provided in Attachment F. cc: City Council members Attachment A - Proposed Code Amendment - CD Zone Attachment B - Proposed Code Amendment - Definition of Block Attachment C - Map of Vacant Lands in CD Zone Attachment D - Arterial System Functional Classification Attachment E - Location of Potential New Dwellings Attachment F - Planning Commission Report ISSUE.DOT/ • rr ,.w' ATTACHMENT A CD (C'ENTER DOWNTOWN)ZONE _ `. _ ;;;:; 4-31-10.1.B.2.s New single family dwellings subject to all of the following-: (1) The single family residence shall not be located on a lot platted after the effective date of this subsection. (December ,1996) (2) The lot size is not greater than 6,000 square feet. (3) The single family residence will be located on a block where a minimum of seventy percent (70%) of the land area of the block is utilized for single family residential purposes. (4) The single family residence will not be located in the "downtown core area"as defined in Section 4-31-10.1.D.1.a, or along a street classified as a "principal," "minor," or "collector"arterial in the Transportation Element of the Renton Comprehensive Plan. (5) The provisions of this subsection shall expire on December 31, 1999, or upon the creation of a redevelopment authority by the City of Renton, whichever occurs first. Subsequently, the units developed under this subsection shall be treated as existing single family dwellings per 4-31-10.1.B.1.k. ORDREV.DOC\ 1 10/31/96 ATTACHMENT B • ZONING CODE DEFINITIONS BLOCK AND 4-31-2 BLOCK: A block consists of two(2) facing block fronts bounded on two (2) sides by alleys or • rear property lines and on two (2) sides by the centerline of platted streets, with no other intersecting streets intervening. Where blocks are unusually long or short,or of unusual shape, block length shall be determined by address ranges. 4-31-2 BLOCK FRONT: A block front means the frontage of property along one (1) side of a street bound on three (3) sides by the centerline of platted streets and on the fourth side by an alley or rear property lines. :I.l 14I..� (• . I`� fii':1IiJ M.i. i • aoarxarr • • r]J II • ITl: .�. �:. . •-- r..1.i...I- a //Lrxac n ovrosrG a RCNiy BLOCKDEF.DOC' l 10/30'96 -.17:*=-- "—incl.: I:..- = ,"_. ca• Airport Way 1111 l '!— s — ei 1 i l I I j —Lim -■ Immo __ WIZ — • I 1.__ — 1 rW, ' . 4, Ng Lin 2, Lj______,F. y - , . 'v. „,.., NE 1 (...,c\ ../% , , a ii3 -A i /%// 4\ / 07 %// —. wei vzvz4 ,/, 7/ / 4. Ws t • iii: „A , , z.... .7 4 I ul A X. / . .. 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''II di . ,3 i — di - a iJ 3 =1,:,-si4pbaN.- - �re !°wo d a fie, . - _ LAI.-g4.931:3141 413211;iiiirlia 7 6441 ' IN "7 11--simer - 0011iii lIUt1111ttt1u�•�ta1111. ..Ilotdd •19, 111■� .:�.. - 1e.,�— • in1 a f4 e Airport Way ' 41•2 -= N Trc -2.; -] -IT- IllaaIIIIIIIIIIIi g pzog. >> ,/, 1 0 Ls rai nu= ins rA 'gm Ns mu EN ------ 1 a !"/ — ., NI MI MN / / re LI a no,/, ,„„ !, • /, //: ' / '///,/, ' j//''//':, /,,//9 0 y / ic //h., --\ // „ / ,41 A 7, , , _____ , ------- ,,, , / .,.,. I / / ario-/:// rvilizta:sortit:: //'/ z. / - ; //4 // II ,-..,4 . .,„ . • 4 A Er WM MN Ei r / ' /%/ re44 ma ma w.n.wid i '- '.1 . / • 1 ill ti*P. 441 F • ' bp, . , erd,p . ,-,.., ft,...„..., A wo pa ma mem AW ,,, ./ • AM =Eza-r, '''''' - TO gm. :-Iir r4,,,,„,r r z, fft Pail 3p mo ., v rj. .,mrp Niii. ,, / . , r4 lime / // o ff ' ' � '� / aw " � I. j i b%, �% m1m. �� i - jr, - 1I1BtLiYg1,� i.T.c\ 1 = =y A• % ion 9M .i . 10o P1 .. krn,rlt % ' - 4 t / .. .M . 4 > Q) % a UM WM, `_ ce. I loillillikil ilL — — —— jiiu, a..) a," 111111 _ Qr6:h _a� . , a � — _ = 1 1 I Vlini (� o rr- Alliag _ —— AIL map not to scale . Long Range PIa ning ♦ = Works LOCATION OF POTENTIAL NEW DWELLINGS R. MacOn6,' . ����' 11 Odob.r 1996� ATTACHMENT E CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed December 16, 1996, 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: Modification of Center Downtown Zone (CD) to permit new single family dwellings as a secondary use. All interested persons are invited to attend the hearing and present oral or written comments in support or opposition to the proposal. The Municipal Building is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Please call 235-2501 for additional information or 277-4453 TDD. / Marilyn /' tof sen, CMC City Clerk Published: Valley Daily News December 6, 1996 Account No. 50640