HomeMy WebLinkAboutORD 5503CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5503
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING CHAPTER 2, ZONING DISTRICTS - USES AND STANDARDS, AND
CHAPTER 9, PERMITS - SPECIFIC, OF TITLE IV (DEVELOPMENT REGULATIONS) OF
ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY
OF RENTON, WASHINGTON" TO AMEND DENSITY REGULATIONS IN THE
COMMERCIAL/OFFICE/RESIDENTIAL (COR) ZONE, TO ALLOW BONUS DENSITY
UP TO 75 DWELLING UNITS PER NET ACRE.
WHEREAS, lands with the Commercial/Office/Residential (COR) zoning designation are
located near or on shorelines of the state; and
WHEREAS, the City recognizes the value these waterways provide to its residents; and
WHEREAS, these waterways should be protected and enhanced or restored to maintain
or increase the value they provide to the built and natural environment; and
WHEREAS, the City seeks to permit increased density when additional site amenities are
provided though site development, including, but not limited to, public access and
enhancement/restoration of shorelines of the state; and
WHEREAS, the City seeks to permit bonus density only when the same or better results
occur though development than would occur under standard criteria; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation,
study, and the matter having been duly considered by the Planning Commission, and the zoning
text amendment request being in conformity with the City's Comprehensive Plan, as amended;
and
ORDINANCE NO. 5503
WHEREAS, the Planning Commission held a public hearing on or about September 9,
2009, having duly considered all matters relevant thereto, and all parties having been heard
appearing in support or opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. Subsection 4-2-120B, Development Standards For Commercial Zoning
Designations, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended so the "Maximum Net Residential Density" row in the COR
column is amended as shown in Attachment "A".
SECTION II. Subsection 4-9-065B, Applicability, of Chapter 9, Permits - Specific, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances
of the City of Renton, Washington" is hereby amended to read as follows:
The density bonus review procedure and review criteria are applicable to
applicants who request bonuses in the zones which specifically authorize density
bonuses in chapter 4-2 RMC. This Section of chapter 4-9 RMC contains density
bonus procedures and review criteria for the residential uses in the R-14, RM-U,
and COR Zones, as well as assisted living in all zones where it is permitted.
SECTION III. Subsection 4-9-065D, Bonus Allowances and Review Criteria, of Chapter
9, Permits - Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled
"Code of General Ordinances of the City of Renton, Washington" is hereby amended shown in
Attachment "B".
ORDINANCE NO. 5503
SECTION IV. This ordinance shall be effective upon its passage, approval, and five (5)
days after publication.
PASSED BY THE CITY COUNCIL this 16th day of November 2009.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 16th day of November 2009.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: 11/20/2009 (summary)
ORD.1591:9/30/09:scr
ATTACHMENT A ORDINANCE NO. 5503
RMC4-2-120B
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS
CD CO COR
DENSITY (Net Density in Dwelling Units per Net Acre) (Continued)
Maximum
Net
Residential
Density
100 dwelling units per
net acre.9
Density may be
increased to 150
dwelling units per net
acre subject to
Administrative
Conditional Use
approval.
Assisted living bonus:
1.5 times the maximum
density may be allowed
subject to conditions of
RMC 4-9-065.
NA 50 dwelling units per net acre, except that
density of up to 75 dwelling units per net
acre may be permitted subject to conditions
in RMC 4-9-065, Density Bonus Review.9
Assisted living bonus: 1.5 times the
maximum density may be allowed subject to
conditions of RMC 4-9-065.
The same area used for commercial and
office development can also be used to
calculate residential density. Where
commercial and/or office areas are utilized
in the calculation of density, the City may
require restrictive covenants to ensure the
maximum density is not exceeded should
the property be subdivided or in another
manner made available for separate lease or
conveyance.
ATTACHMENT A-1
4-9-065 DENSITY BONUS REVIEW:
D. BONUS ALLOWANCES AND REVIEW CRITERIA:
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The following table lists the conditions under which additional density or alternative bulk standards may be achieved:
Density and Unit
Size Bonus-
Purpose:
Maximum
Additional Units
Per Acre:
R-14ZONE
The bonus provisions are intended
to allow greater flexibility in the
implementation of the purpose of
the R-14 designation. Bonus criteria
encourage provision of aggregated
open space and rear access parking
in an effort to stimulate provision of
higher amenity neighborhoods and
project designs which address
methods of reducing the size and
bulk of structures. Applicants
requesting such bonuses must
demonstrate that the same or
better results will occur as a result
of creative design solutions that
would occur with uses developed
under standard criteria.
1 to 4 additional dwelling units per
net acre. Densities of greater than
18 units per net acre are prohibited.
RM-U ZONE
The bonus
provisions are
intended to
allow greater
densities within
the portion of
the RM-U zone
located within
the Urban
Design District
and north of
South 2nd
Street for those
development
proposals that
provide high
quality design
and amenities.
Up to 25
dwelling units
per net acre.
Densities of
greater than
COR ZONE
The bonus provisions are
intended to allow greater
densities within the COR zone.
Bonus criteria encourage
affordable housing, mixed use
development, aggregated open
space, superior architecture and
site design, and significant
environmental enhancement
and/or restoration. Applicants
requesting such bonuses must
demonstrate that the same or
better results will occur as a
result of creative design
solutions that would occur with
uses developed under standard
criteria.
Up to 25 dwelling units per net
acre. Densities of greater than
75 dwelling units per net acre
are prohibited.
ASSISTED LIVING
The bonus provisions are
intended to allow assisted
living to develop with higher
densities, but with a building
footprint and scale of
building that would be
expected for other multi-
family structures in the
applicable zone. It is
expected that the density
bonus will be achieved with
no variances to the
development regulations of
the applicable zone.
The units in a project that
are for assisted living are
allowed to develop at 1.5
times the maximum density
of the zone the project is in.
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ATTACHMENT B-l
Maximum
Allowable Bonus
Dwelling Unit
Mix/Arrangemen
t:
Bonus Criteria:
Dwelling units permitted per
structure may be increased as
follows:
(i) Dwellings Limited to 3 Attached:
A maximum of 4 units per structure,
with a maximum structure length of
100 feet.
(ii) Dwellings Limited to 6 Attached:
A maximum of 8 units per structure
with a maximum structural height
of 35 feet, or 3 stories and a
maximum structural length of 115
feet.
Bonuses may be achieved
independently or in combination. To
qualify for one or both bonuses the
applicant shall provide either:
(i) Alley and/or rear access and
parking for 50% of detached, semi-
attached, ortownhouse units
(parcels abutting an existing alley
are required to take alley access
and shall not qualify for the bonus
based upon this provision), or
(ii) Civic uses such as a community
meeting hall, senior center,
recreation center, or other similar
100 dwelling
units per net
acre are
prohibited.
NA
Development
projects within
the applicable
area that meet
both the
"Minimum
requirements"
and at least
one
"Guideline" in
each of the
following four
categories:
Building Siting
NA
To qualify for bonus density the
applicant shall provide either:
(i) Affordable Housing: Twenty
percent (20%) or more of the
proposed dwelling units within
the development are affordable
to low income households, with
incomes at or below fifty
percent (50%) of the area
median income, or
(ii) Open Space: Provide
increased common outdoor
In the R-1 and R-10 zones
the maximum density for
assisted living shall be 18
units/net acre.
Projects that include both
assisted living and
independent living may only
apply the density bonus
ratio to the units that are
built as assisted living units.
Assisted living units must be
designated for people who
are at least 55 years of age.
The definitions of Assisted
Living in RMC 4-11-010 and
Dwelling Multi-Family,
Assisted Living in RMC 4-11-
040 must be met.
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ATTACHMENT B-2
uses as determined by the Zoning
Administrator, or
(iii) A minimum of 5% of the net
developable area of the project in
aggregated common outdoor open
space. Common outdoor open
space areas may be used for any of
the following purposes
(playgrounds, picnic
shelters/facilities and equipment,
village greens/square, trails,
corridors or natural). Structures
such as kiosks, benches, fountains
and maintenance equipment
storage facilities are permitted;
provided, that they serve and/or
promote the use of the open space.
To qualify as common open space,
an area must meet each of the
following conditions:
function as a focal point for the
development,
have a maximum slope of 10%,
have a minimum width of 25',
except for trails or corridors,
be located outside the right-of-way,
be improved with landscaping in
public areas, and
be maintained by the homeowner's
association if the property is
subdivided, or by the management
and Design;
Parking, Access,
and Circulation;
Landscaping/Re
creation/Comm
on Space; and
Building
Architectural
Design
applying to
Area "A" of the
Urban Design
District located
in RMC 4-3-100
shall be
permitted a
maximum
density of 100
dwelling units
per net acre.
open space areas or
recreational facilities beyond
standard code requirements.
The open space shall abut the
shoreline, where applicable.
The open space shall provide a
quality environment through
either, passive or active
recreation facilities, and
attractive common areas,
including accessibility from
buildings by public walkways.
In addition, in order to qualify
for a bonus, developments shall
also incorporate the features
described below:
(iii) Overall Design: Provide a
development design that is
superior to the design that
would result from development
of the subject property under
standard code requirements.
Including but not limited to,
superior architectural design,
placement, relationship or
orientation of structures and/or
enhanced ground plane textures
or colors, and
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ATTACH MENTB -3
organization as applied to the
property if the property is not
subdivided.
(iv) Ground floor commercial
shall be provided at appropriate
levels given the overall project
design, and
(v) Environmental
Enhancements:
(a) Significant
environmental
enhancement and/or
restoration is provided that
protects critical areas
and/or shorelines, that
would not be protected to
the same degree otherwise
or
(b) Design which results in a
sustainable development;
such as, LEED certification,
energy efficiency, use of
alternative energy
resources, Low Impact
Development techniques,
etc...
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Bonus Criteria
(continued):
(iv) Provision of a minimum of 2
units of affordable housing per net
developable acre (fractional results
shall be rounded up to the next
ATTACHMENT B-4
whole number).
In addition, in order to qualify for a
bonus, developments shall also
incorporate a minimum of 3
features described below:
(i) Architectural design which
incorporates enhanced building
entry features (e.g., varied design
materials, arbors and/or trellises,
cocheres, gabled roofs).
(ii) Active common recreation
amenities such as picnic facilities,
gazebos, sports courts, recreation
center, pool, spa/jacuzzi.
(iii) Enhanced ground plane textures
or colors (e.g., stamped patterned
concrete, cobblestone, or brick at all
building entries, courtyards, trails or
sidewalks).
(iv) Building or structures
incorporating bonus units shall have
no more than 75% of the garages on
a single facade.
(v) Surface parking lots containing
not more than 6 parking stalls
separated from other parking areas
by landscaping with a minimum
width of 15 feet.
(vi) Site design incorporating a
package of at least 3 amenities
which enhance neighborhood
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ATTACH MENTB-5
General
Provisions:
character, such as coordinated
lighting (street or building), mailbox
details, address and signage details,
and street trees as approved by the
Reviewing Official.
NA NA NA NA
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ATTACHMENTS-6