HomeMy WebLinkAboutORD 5181Amends ORD 5099
CITY OF RENTON,WASHINGTON
ORDINANCE NO.5181
AN·ORDINANCE OF·THE CITY OF RENTON,WASHINGTON,
ADOPTING THE 2005 AMENDMENTS TO THE CITY'S 2004
COMPREHENSIVE PLAN,MAPS AND DATA IN CONJUNCTION
THEREWITH.
WHEREAS,the City Council of the City of Renton has heretofore adopted and
filed a "Comprehensive Plan"and the City Council of Renton has implemented and
amended said "Comprehensive Plan"from time to time,together with the adoption of
various codes,reports and records;and
WHEREAS,the Planning Commission has heretofore fully recommended to the
City Council,from time to time,certain amendments to the City's "Comprehensive
Plan";and
WHEREAS,the City of Renton,pursuant to the Washington State Growth
Management Act,has been required to review its "Comprehensive Plan";and
WHEREAS,the City has held a public hearing on this matter;and
WHEREAS,the Planning Commission has made certain findings and
recommendati()ns to the City Council,including implementing policies;and
WHEREAS,the City Council has duly determined after due consideration of the
testimony and evidence before it that it is advisable·and appropriate to amend and modify
the City's "Comprehensive Plan"and
WHEREAS,such modification and elements for the "Comprehensive Plan"
being in the best interest for the public benefit;
ORDINANCE NO.5181
NOW,mEREFORE,THE CITY COUNCIL OF THE CITY OF RENTON,
WASIllNGTON,DOES ORDAIN AS FOLLOWS:
SECTION 1 The "Comprehensive Plan,"maps,data and reports in
support ofthe "<;oP1pre~ensive PI'llti are.h~r~by tVoQified,.atVended ?nQ adopted as said
"Compreh~flsiye,Pl~n"co~isting of the following-eleqlents~ComprehellSive Plan
Introduction,Vision,Land Use and Land Use Map,Utilities,and Glossary as shown on
the attached Exhibits A,B,C,D and E and incorporated herein as if fully set forth.
SECTIONll.The Economic Development,Neighborhoods and Strategic
..
Planning Administrator is hereby authorized and directed to make the necessary changes
.,,"-,.="~
on ~id City's "Comprehensi~e Plan"and the maps in conjunction therewith to evidence
the aforementioned five amendments.
SECTION IV.The City Clerk is authorized and directed to file this
,~;:{,
ordinance as provided by law,and a complete copy of said document likewise being on
file with the office of the City Clerk of the City of Renton.
SECTIONV.This ordinance shall be effective upon its passage,approval
,~-.,.....'.
and five days after publication.
PASSED BY THE CITY COUNCIL this 12 th day of_.=...::;..~~~,2005.
,.e.Qnt~ie Walton,City Clerk
APPRQVEDB¥THEMAYORthis 12th dayof December-,2005.
2
ORDINANCE NO.5181
Approved as to fonn:
Date ofPublication:12/16/2005 (summary)
ORD.1235:11/21105:ma
3
ORDINANct NO.5181
CITY OF RENTON
COMPREHENSIVE PLAN
INTRODUCTION
Exhibit A
It is the City of Renton's primary responsibility to-provi4~public services and faciliti~s,
develop policies,and adopt regulations that ensure the public health,safety,and welfare
of its citizens.The City government is also charged with directing the growth of the City
so that quality of life of the community and opportunities for its citizens remain high ...
The guide for Renton's growth and development is the Comprehensive Plan.
The Comprehensive Plan and the Growth Management Act
The City ofRenton Comprehensive Plan (Plan)is in compliance with the Washington
State Growth Management Act of 1990 (GMA).The GMA requires cities and counties
in rapidly growing areas to adopt Comprehensive Plans that include policy direction for
land use,housing,capital facilities,utilities,and transportation.All parts ofthe Plan
must be consistent with each other and with adopted statewide,regional,and countywide
planning goals.
Statewide planning goals include provisions that discourage urban sprawl,support
affordable housing,protect the environment,and support provision of adequate urban
services.In addition to these requirements,plans must be designed to accommodate 20-
year growth forecasts,determined by regional agencies and local jurisdictions,within
well-defined "urban growth areas."
Regional or countywide planning has defined "urban centers"in locations where
concentrations of people and uses that can be served by transit are desirable.Cities and
counties have worked cooperatively to identify where the provision of urban services
may be appropriate (the Urban Growth Areas),and where rural levels of service,
agriculture and low-density population and low intensity uses will be situated (Rural
Areas).Regional policy provides for "urban separators"between and within urban areas
to define and shape communities,to protect significant environmentally constrained
lands,and provide urban open space.
The Plan is a broad statement ofcommunity goals,objectives,and policies that directs
the orderly and coordinated physical development ofthe City.Renton's Plan anticipates
change and provides specific guidance for future legislative and administrative actions.It
is the result of citizen involvement,technical analysis,and the creativity and experience
of decision-makers in City government..
The vision,goals,objectives,policies,and maps ofthe Plan provide the foundation for
the regulations,programs,and services that implement the Plan.The Plan serves as a
guide for designating land uses,infrastructure development,and community services.
The Plan is designed to be a functional document that guides Renton's future
development and fulfills the City's regional responsibilities toward state-mandated
growth management.
ORDINANCE NO.5181 Attachment A
The Plan contains background information on Renton's history and profile,citywide
trends,and local and regional gro~h projections,
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T~ePlanstImmari~e§,'a!Visi?~f()r~~ni?nthathas'been endorsea.~y thecoIllrnuruty.,,~e
chapters or~'Elements"ofthePlan contain goals,objectives,and 'policies thatfurtherthe'
ev?ltItioIloftheCity,towaro'attairii*g tliatVlSion./,"
't/'"'''.;,"."':-::,:;
The Comprehensive Plan includes the following State mandated «Elements":\'
.;Capital Facilities
•Housing"
•LandUse
•TranSportation
•Utilities
Renton also incl~des th~'follo~g Optional'Elements:
•ConlI~unity Design
Ecori6riuc Develo~meilt
•Environment
•Parks,Recreation,Operi'Space and Trails
•Human SewiCes",'"
Sub-Area Plans and Neighborhoods
The Comprehensive Plan is a citywide document that provides policy guidance based on
sPefift~.issues,t~i.~~,~d l,!n~us,e de~igtla,~i8A$,·The I%ny,neigh,b9~b9Pds wi~lAAJ\1e
CitY&e~,notd.iff~r~ijti~ted ~xCeptJQr theSq~~~enton po,#on ofthe tftban"Ceht~r-,..,
Do~!o~':The~!em i~Clud~~,~;St1~~areaP~,fOf tqeSo~:~ent~nar#,.,ad<>pted hx:i\1e
City SQ~nCiI it\~~~:.AsiIb-a.:~!,lanforJ~~,6ighlan4s.~~iscurre~dy und~r,)"d~i~l~~m~n!~iiK~()J?!i~~',~~ii,9~pcit~.iI,l,~9Q~;",>J}1~'~~'J;ij,x~i,~~mdoi:~pb~~~,i~...'
prioriti~~~~;~~~~~¢~~ti~~,,§f~,s~~IT¥~'~liij·~qit~~k9<>~!~qi~:Ri~i?fam·'t~r !i~p-~~
plans provide it foCtlSed vision for the geographical area,additidnal policy dicecfi()ll()n
land use,capital improvements including transportation,and utilities.They also include
prQtotypicar.redevd()pment,and,~Qncej:Jts·fo:rhQusing ~ndstreet .improve,m~nts.'.
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Page2ofI6
The Planning Process
ORDINANCE NO.5181 Attachment A
Renton residents,business owners,and City staff work together to shape the future ofthe
commullity thrQugn the QIlgQingde\,~loppl~Ilt oftlJ.~Piall.Th-~planniIlg proce~sprovir.les
anoPPQrt:uni!y for indiyid;w~.l citiz~Il&tQ coIl~ribtltetQthi&effQrtby att~Ilr.liIlg COplplllJl.itr
meetings to identify,study,and resolve i&~esof~oIlcel1l()rbys~rviIlgoncoIl1plitte~s,
task forces,boards,or commissions that function as citizen advisors to the City Council
(Council).
Because public input is vital to effective planning,community groups,•.busiIl~ss~s,and
individuals are invited and encouraged to work with City staff to identify and achieve
community goals.The following principles should guide the planning process:
•Encourage and facilitate public participation in all phases of the planning process.
•Work to ensure that the planning process is accessible to all citizens,that it is
consistent,timely,and can be widely understood by all potential participants.
•Base land use decisions on the interests of the .entire community and the goals and
policies ofthe Plan.
•Demonstrate that proposed land use change responds to the interests and needs of
the entire Citr and the neighborhoods directly imp~ed by the pr()ject,ag well as
the property owner and the project proponent
•Balance the interests of commercial and residential communities when
considering modifications to zoniIlg (>rdeyf:}l(>pplent r~lati(>n&.
•Encourage and emphasize open communication between dev~l(>p~s(fnr.l
neighbors about land use issues.
•Strive for compatibilitr ofland use within the City.
The primary responsibility for formulatipg the Plan rests with the Planning Commission
(Commission).The Commission is a committee of citizen volunteers,ointed by the
Mayor,to make recommendations to the Council for land use policy c s to the Plan.
Before making a recommendatioJl.,the Commission conducts public heanngs on behalf of
the Council.The Commission weighs information and comments presented by individual
citizens and communi!y organizations as it prepares Plan revision recommendations to
the Council.
The Council makes the finalpHirining decisions.··TheCouncilisresponsibte for initiating
plan reviews,considering Commission recommendations,and adopting amendments to
the Plan.To implement the Plan,the Council is also responsible for adopting the City
budget,regulations and programs,leyying taxes,and making SfPpropriations.
Page 3 of 16
ORDINANCE NO~5181
Attachment A
Chang,jng the Comprehensive Plan
Because the City is constantly evolving,it may be occasipllalJy necessary to make
revisions to the Plan.These changes are in the fonn of amendments to the Plan.The
Councilcoll~ic:lersamelJ,d.ments to the Plan,based on recommendations made by the
Cpmwi§sion;onceayea~,.(un1ess in the case ofan emergency).The Mayor,Council,
Commission,or private parties may submit proposed amendments.
Implementing th.eComprehensive Plan '
After adopt~qn ofthe Pl~n"tlte ,next step toward realizing the City's Vision is
implecIIlelltatipll-"'"l'he ~1~9 is iwpleme,nted through ,a variety of programs and ,functional
systems plans including water and sewer plan,Parks,recreatioll,ap,d trails plan,transit
and transportation corridor studies,human services programs,the City's housing repair
progtfattl;and the.Capital Improvement Plan.The City's subdivision and zoning
regulations also implelllent the plan.FigureJillustr~es:the Comprehensive Plan
Elements and implementing plans and programs.
Figure 1
Implemented By:
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Page 4 of 16
ORDINANCE NO.5181
Attachment A
CITY OF RENTON BACKGROUND
Location and Physical Setting
Renton is located atthesouth end ofLake Washington on the edge of metropolitan and
rural King County.Renton covers more than 17 square miles oflandand is bordered by
King County,Kent,Tukwila,Newcastle,and BeUevue with Seattle nearby.
Its location,approximately equidistant from the central business districts of Seattle and
Bellevue and within proximity to Tacoma,places Renton in the center of a region that is
the economic hub of the Northwest.The City is ~at the crossroads of aiegional·
transportation netWork where'seven state andfooeral highways converge and is central to
regionaL national,and international air travel.
The natural featuresthat define the edges of the City and its neighborhoods inClude the
lake,hills,plateaus,stream corridors,and river valleys.While development over time
has changed the appearance ofthe community,the natural features have generally
remained constant.
Abundant,green wooded areascharaeterize the hillsides encircling the downtown and
along the Cedar River,Mayan?Honey Creeks'ff~~!OP<>grap~y and location of the City
afford beautiful views ?fa variet~()~si~ni~cantn~tiJT;iU.~ea~~sitlc1udingMt.Rainier,
Lake Washington,andthe.Olympic and Cascade Mountains....'.
Renton's 'residential areas have traditionally l>~n drganizedaroimd schoolS~"'parks,and
otherinstitutions.Both new and existing neighborhoods offer diverse housing stock that
is wide-ranging in unit size,style,type,and'pnce.Although it is one ofthe older cities
within the region,Renton still has vacant and underused land in many neighborhoods,
inc1uqing the downtown,that Offer an opportUnity for growth..
Renton's Past
Duwamish Native AmeriCans were the earliest known people to live in what is now
RentoIh The Duwamish had their village neal-the confluence ofLake Washington,the
Cedarahd Black Rivers,at the base ofEarl"!gton Hill.
•>;
In 1853,east coast entrepreneur Henry Tobin'arrived,and'recognizing the advantages of
the physical location,laid claim to the area near where the Cedar entered the Black River.
Beingafthe confluence oftwo rivef~Ileilr a large lake was thought to be ideal for siting a
future city for industrial and commerC13I growth,with the opportunity for navigable
transportation nearby.Officers ofthe Renton Coal Company formally established the
City ofRenton in 1875 with the filing of a plat.That plat included what is now the
downtown core.l
Early industries and businesses included coal mining,lumber harvesting,brick making,
and rail and freight transportation.Early grocery stores and other family-run stores were
located in what is presently downtown Renton.Both the Walla Walla Railroad and the
Page 5 of 16 .
ORDINANCE NO.5181 Attachment A
Puget Sound Elebfric RailwayIfuked the downtown core to other communities.Inits
early days,Renton had manYbtisinesses including banldhgand drug,hardware,jurik,
gtocery,clothing,and home fufuishings stores.In 1901,upon inCorporation,the City had
a total area ofone square mile.'Since then,incremenlarannexations have increased the
size ofthe City to encompass approximately 17.3 square miles.
Employment in Renton was dominated by industry from when the City was first Settled in
the.rnid1800's.Because of the nearby forests and proximity to water for transport,the
firs~I()Calindustrywas timber harve'sting,and piocessm~'13e~i~~g'in thet8701s,a~d
C()ntinuin~throu~th~1940's,Rent()n.\V~knoWn for it~C()ariniilHi~and b'tickniakin~
operations..()t~~rind~stri~in~luded pro~u<¥i?~<l~dtransportofluiitbe~~atidthe sllpply
of steel,pig iron,an<I equipment to railroad'~mpanies.During thisperlod,the City
estal?lished its,elf as.~imp0rt~t industIia,I ~~t~r.
The identification by the lJSNaV)70fReIlt6n'sl()cation.()eLakeW~hiIigtonas ideal'for
production of a "flying boat,"prior to the nation's entry intoWofldWar iI,was a
si~nifi~aIlttup1ing potnt i9-tp~hi~t()ry ofthe.City.0Wx;oll~~as.actu~ny produ~bllt
th~t proj~t led)o wha,t becamet~e home of future aircraftthat c~riged ih~avi¢~m
indu~qL''2<'""'..'
The NavY transferred the hindtotlle US Army and The Boeiiig Company Renton plant
subsequ~ntly produced the B-2QhigJI-altitude bomber f(wtpe Army Air Corps.
~-~~_:---_....--~_:_',:~':'.~.•,-:'-C?--~•
ReQ~o~l1as alsobeen the 10C<i1ibJl0fPacific Car ~d Foultdry (pAC CAR)since the
beginning ofthe twentieth century.During World'War ItPACCAR transitioned.from
building railroad cars to Sherman tanks.
The Il~e~NiC6mpanY'sm,~u~ct.~~~and~se~6IY.pl~t~ttlte so~th erid;bf.t.aIc~
Wasf5lIlgtondi-arilatiCallt i~~v~nCffl.t9~CityfSfilturf'•..•llitpi~~o~hof Tli~BoeingCOTf~~~~~d'P~~C~a~lerate<lt~e Ci~'S ns~~~~epio~~i~du~tnala?d
employment center:''Jnthe decade from 194();;19S~,'ltent()nWas traiIsforme9 from a
small town of4,500 to a thriving city with a population of 16,039,.
Witlli~~$hijf.aWay fio~Hiil,to;Var~~m6b,.n~arW tt1JCktf~hsP6i:hitionih thel.94~s
and 1950's,~riew type of regiomd transportatIOn'hub was created in Rertton..Two fi1*jOf
freeways (Interstate 405 and SR 167)and three State highways (SR 900,515,and 169)
augIIl~W.te4 anp replaced th~ra!l.$ys,tem This road syst~npyas deyeloped,to Prov~~~fl
regio~l*etWork allowlriga~~saroundt*e Waslji~8toPJo.'Se~e,the Renton industrial.
area.~g ihis period,,Ihe tfllIlsportation demand s.hitleg[()m exporting raw mat~rials
to importing a major work for~~.,•c ~~.•..
,;-..:--"-~---,,---'.---
The indp.~rial employment centers developed at the sameJQcations fonnerly occupi~by
extra~x~m(justrie~-:-J'erh'aps.inpa,J"t,b~c~use the tfan~RQJ}~iQn ,network to serve these'
sites""asalreadY well eStabli~~e<l''This§ecameimpoCWitb~the industQal a,iea
remairieg~J~~h~,.~fth:ti~anaw~s~rVed by.~ft~~i0I!nenY0rk t~t ..
coJ!v~[ged'o,n tpe 4o,wnt<)\V!l area·
Page 6 of 16
ORDINANCE NO.5181
Attachment A
As the twenty-first century begins,>Renton is again exp~ri~l1~ing transition of it~
do~tpwnindustrial ~rea,ast~t(Bo~ing Renton Plant witbin Renton's Urban C~Ilter
b~PQwes available for redev~IQpment as mixed-use re~idYIltial,ret~l/commercial,ot:fice,
andliglJt industrial uses.{)p~~aiu,·the transport:a!iollJ1e1}Vork 'Yilt further tl:!e
transition.
Rempnl1as W-9Wn fr!-)!p a}'iqgleS<Iti;re mile,pp,'tbe sh9r~Qf the la~~,tQ:oyer ..17~qtl~r~
milKs~,pf,e,!d.acrQss tp~rea~r~n.~.Qr~IlRjxer)j~IJeY flpprsaqdoQto th~.)adj'}CMm}li~§.'.'
orr~~~ep~at~~y,1;W-~I.ar~i~~9:ep~~\sJ?~c,e,.,~~Hto~\atldits,W~i~~or ci!ie~are·gro~~
together an4h~x~~~me,pmief tb~·I~~1?YfPtlgX!~()UPdtpetrp~l.irapre~ipp·
Incorporated in 1901,Renton is fifth old~st'&fKlrigCounty's 39 citi~s andrank:sflfthin
tb~CO~9tY.iPWPtl~~~~QP~it.e.2..~eJJtPJJ\istge.J9~~entl1 tp()stP0Jm!QtlS~il¥i~l tbM~tate3
and Kin!?hQUUty is.~hei~event~nt~mQst pqpulpus,.C()upty in tl1e.,Jil,!tiQn;.
'_.",_,'-,,-"",~~",.',..,.~y_. _..''':'.-._':<.~.-_''''_-.,,'.",'.oC'_::__:._..:..:....:.:'..,-_.",,0 ,,"","~,\
The 2ggP;-q.'~':c~ep~i¥iridi~t~~t ~~ntql{had.a pO~~f\ii~~j~£~~i~e over theel"~v1d~;s
ten years of mQre thaD 20 perCent.Omy 1..5 percent of the'iticrease'is attributable J9,".
annexations.An increase in population of almost 10 percent between 2000 and 2003
indjGlt~tl\at Renton hasb~J~~one ofthe f~test growiqg ~iti~in King YotIPt)\.;;
_~,,;'~C >,'"..;:',~:,',o~,',',_;:.'.,;,:'co h""-'""'~"..',,
Renton is cWtently home to 5:1,900 poople.4 In Re~ton,'tfielargest age group oftIle
populatipp-art~.pe<>,ple.of.\YQrkipg ~~(18 to 64 Ye¥s).at }.i,Ol(j,five to sevep.t~n;y~r
old~"l.lHDi~ei:1~~92,!hosesi¥Y~fi.ve agcl"over number 5,1~~~{lit.a 3,$21 are wid~~y~..2
The'median age is 35')years."'.'.'..
.:i'
As theP2J?l}I~ti9P ..of~~~,SjtYWRo/~,it .."ts9 b~Ill,~}PQW.9:iX~fS~-;.1'4~20qO·~~H~'indicat~ii~~~~~.i)er~p~.9f!li~..p()pillai.<>~.eO~sjder$l~~tf~~("'hit~~.•~·.chat1g~..fi;oI11~4.
percent froIll,~~.~J3t;~Yig~.s ~!l~u~~..1l()~h,ibeNi~Il/,l>fl()W()I~~Il4~~\··~(flfispat1iB~~t~110.popu1'tti()p~Ill()F~'~~Qo~le<tQll~iIl~.~~~.•i9QQ~'~d t4et1titp~erH(Ji:IisRfmip Sttl4~l1tsi in
Renton schoolsincrease<t by ?7 9 Per~lll:~......'..
An fl~4itiol-l'!lg3'9QQ'i p~gIMliv~it1.t~e.}lijil18QfI?()r'!t~'!f~~l1'oulld,ing.t4M Gitv iptb~F~iJWQod.~ea(40~~9b);o~Westffill/i3Iyn Mawr,/SkYW'\Y04,3QO),aIld9~t~e .,Ea~t
Plat~\lt~,:70~f4''.,".,,,"'i'.............>,.,:",',.'....."..•..,...•...."'.
The;Pi~~~~f19~sbhol?'i.~,~?,~~!y'i1,~~,.6f$32,~~3 incr~~~l!~pst30 perce.Uh~)'2,9gb;.
to ~~~,~.~O .~he aver~e~~lt~,gf-!tentonhouseh.ol9:~l~,~~76,~95.5 ApprQX!~l#~ly 8.5
pefcehf-bf the working ~e:popiilaHo'n (18 to 64)lives below'tJ1e poverty iev~f_Th~
•..2 '.,6 ,."..".assessed value ofRenton's land area (m thousands of dollarS)IS 6,272,632.
A1~g~t;'?'2,~OQg i>eOgle~~[k f~t2;t!f ~,niployers5 3!l4'~t,:!:~1 i~~s~~sses iri,~ili()~,'
These'jobs'~re divide<rintos~or~.BYtYPe.ManufaetUril}~v.r~tli ~hnost 21,{)OO jg~~~.....,.remalusRegtoh'·s'I~gesrs~ti?i·'[liis'ln4icate~i~tT4e.~Q.~irig'~Qmp~my,a,tlq ~A-~~.r\R..
remain majof ~laye~s itfth~16calah<J regl~tial ecb'ribmy.''!¥i~?ft.~~St·~igliifj,~9!.;:..,,'.
sector,with 11,413 employees,is the Finance,Insurance,Real E~te,ana'o'iher SerVices
sector?
ORDINANCE NO.5181
Attachment A
Addit,ional inform~tion summ~izing Renton populatiop.anQ hop~hqldcharaqeristics is
avaVacl>le it!tJIe ~~~m.ent "TheShanging~!c~()fRent~n:'prepilfed l>Xt,p~,qty Huwan
SefYic~s ri~xt~i()n ~f tli.~c;()wwutiityS~rVipesD~p~m¢n~·!tus:~oc~nlen~$uJpmariz~~,'
the 2000 Cehsus data for the popuI'ltI8P:.~thiIl~~tq1!'s yt1lf~()()9 cio/bQ\l~~esacndis
available on the City's website at www.Ci.renton.wa.us.Additional information about
pOPql~tion~ill th~,Hnjncorpor~~eassurrQl,lngi,ng.tl}.,e ~fty is ~va.nabl~1!PlJl th~LGIlg
County Annual GWWth Report~v'lilable on'the 'County'web~teat www.metrokc.gQ.V.
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TRENDS
Renton,historically,has beenii sInallto~'an~iti'~nyw'lysiit,~ti~l'f~~~I~s~,,SlU~~I•••
city.But several factors,place it on thetl1feshold'(ifehange:tlleCbntinuing transition o£
Renton's industri'll sector; regional population growth;and its l0C8.t~~naVliecr~~~;g~~s
of local,national,and international transportation.These factors foieshadow'~new role
for Renton as an ~portant metropolitan center in the'region:
Re,lltOn,along with tli~rest ofthe ~orthwest;.has been experieJ1cing an 'it:l,crease in
profession~l an<tseryt~jobs OVefthe past few years.,lloeing's relatedre~rch a,nd '",
develQpmeQ,t faciJiti~s in ;lnd,Rf9MQQ !t~ntQnw~r~::I:Jmljofffactor in thedeyeloRQIento!
offi~par~s,$Qttih.9f'the qowntoWn aI1d,~thenQnP end Qft4e,GreenRjver VaJJ~y.<At
the same Jime,.t4ereha§q~~ll ip,qre;l$ed,qem;lQ,(.1 f'QrgQOds AAds~r;viqes 'ls,eWd~p'qediby
the nUWller~dtyp~sQfqQmU1~rc~aJqusiness~sin tile City.'
.'-.'-."."-:,,.-,.'-_,_-,.,_.'.',,:--"',:';::/,"':\:',..--.::-'.--':.;...',-,'
Vacaq,ti:land rem,aiYs;scattered througl}out R~pio~butas i,.t@l,dey~!oPJP~~tcontiny~§,
land will become,aq increasingly ,scarce.resot,lJ;"ce.Someyj\C3Ilt Jan~ol{)cated o~ide,of
the Urban Cen,ter,~x.be envirqllffientalIY ~~sitive and u,Qt "suitabi~f~r'i·!i.dl .".
dev~lm~tpent.,As Mllexatioq"s 9fC\.!f,more.,u{\develoPed 1~9,will becq~~!availah!e"Ip.
2005,there are approximately 975 acres of y~,ant anq:,dt;'VeJQpab,1e Jaqqiwjt,h.i~Jhe',~ity
ofRenton.Ofthis,the largest blocks ofvacant land are generally found in Renton's .
outlying areas.Smaller parcels that are available for development can be foundiqtll~
City's eXi~t~p~~js~~[h~q~s..[Note:For adisCflIssion ottr~~i!!,r~si~ntiaIJ'!fld use,
see the HOtJstng !Sle11Je1ii'iJj!hi~Pl{inJ"",,':.'
'~~':.'~\;'.'~;'..--',{"'~_':;-<r;:_<;~,.,-.;_::-~:'.;'-'(,~,.',.,.
The cnallenge -for Renton is to manage growth in a mannerthat mairitaiiisthe,desira,IJle
features of the City while being flexible enough to fake advanrnge of opportunities for
change.
Ur~~I1Cen(~r "
As/f~e~e~ti~t~~~tUr}rcl()~,.'d:~el~Plllent()ccti.~N~.'~\ltsi4e'?fthe Fit~~~~~:d the"
character ofR~llton.•Regional shopping eenters coitipeting wit~\~~pt~nlS~?~to~
retail core resulted in a shift in marketable goods in the downtown from geIie'r£f:''"'.
merchan~!se to ~alty item~.In I~SPOnse,several signi:Y~nt de~~lopme~ts were made
to begin tile trwi!ion uom a s~~lli~~~al!towy.core Jcranew urban ~titer.CitY:-
initiated redevel~R~~nt ofthe Pj~'%ia area,iric~ding a ~n~faI paI;k;."tp\l~i~st()ry pu?Ji£
par}cing garage,~tt~it center:'arm 'perfdnnjng~cente~'ellhancea 'seYeraI pt1yat.elY
.~:~'-,,-~"?'-J'--'--c'_....::__.:';'_;>:->,{;<~~A,;,.~.:~;:',"-'-->-_~'(--'l>;:-"-';".'~--~-,'~\t_>,_':'--:-.-.','~:_-;:Y':'..-'---\'.""-:';-,"",,'-~'-.:"-,~:::>_.':'<>:~~"".,"i'_:_-~--~.'.'init'iateainixed-tise'r~idential/CominercialdeveI6pinentS......,",'"'1 ...•
Page8ofI6
ORDINANCE NO.5181
Attachment A
In addition to this energetic infusion of creative energy and financing in the Urban
Center-Downtown,changes in The Boeing Company business plan resulted in a concept
for the Urban Center-North,comprised of almost 300 acres ofthe Boeing Renton Plant
site.This is the first step toward transition of an area used for industrial manufacturing
for over sixty years into an urban mixed-use neighborhood.
Within the next few years,as the first redevelopment ofthe Boeing Renton Plant area
occurs,it is anticipated that major national retailers will locate in Renton providing
additional economic development for the City,and a wide range ofgoods and services
within Renton's Urban Center.As this change occurs,it is anticipated that Renton's
historic downtown will be rejuvenated as a mixed-use specialty retail!residential area
while the Urban Center-North will become a new urban community incorporating
employment,retail,residential and entertainment sectors.
Commercial Corridors
Due to relatively low land cost,a number of low intensity,suburban-type commercial
areas exist along Renton's commercial corridors.This pattern ofdevelopment will likely
continue until land values rise.Evidence of this development pattern can be seen along
Rainier Blvd and NE 4th Street.Strip commercial is another common result of low
intensity development,especially along principal and major arterial routes;one example
is along both sides ofBenson Road,south ofCarr/SE 176th.The Comprehensive Plan
Land Use Element sets a policy directing transition ofthese areas away from strip
commercial development patterns in the future.The objective is to use site planning
tools to connect businesses and residential areas as well as promote more attractive
vehicular corridors and parking areas.The City is undertaking several major corridor
studies anticipating boulevard treatments encompassing improvements in transit
accessibility,pedestrian use,traffic flow,efficient business access and corridor
landscaping.It is anticipated that the major commercial corridors will be evaluated for
boulevard treatments over the next several years.
Institution
The expansion ofthe Valley Medical Center is expected to continue,although like
Renton Technical College,available land is limited.As both ofthese institutional uses
grow to serve the region,they will need to expand beyond their current boundaries or
intensify land use within existing campuses.
Industrial
Industrial employment,especially manufacturing,is declining nation-wide.In the Puget
Sound region,while the proportion ofjobs in the industrial sector is projected to decline,
the number of manufacturing jobs in this area is expected to remain relatively stable,at
least through the year 2020.
In Renton,the most noticeable changes are occurring in the mix and type ofindustrial
activities within the City.Most noticeable is a trend away from heavy
industrial/manufacturing toward medium and light industrial uses.Although
manufacturing is expected to remain stable and industrial jobs are expected to decline,the
Page90fl6
ORDINANCE NO.5181
Attachment A
number of light and medium industrial jobs in wholesale/transportationlcommunidrtionsl
utilities is projected to nearly double in the Renton area through 2020.Renton sees itself
as an ideal market area for .uses based on the biotechnology industry.In addition to
Renton,severalPuget'Sound RegioIi'urban areas are competing for this niche'market.
Changesareexpeeted to 'occur in Renton's heavy industrial employment incrementally
over along period oftime.Some heavy industrial areas,such as the Boeing Renton Plant
in North Renton,are being redeveloped into other uses that will largely replace industrial
employment with other types.ether City heavy industiiahites subjectto redevelopment
may have inadequate infrastructure or high costs of hazardous materialcleanup that could
limit redevelopment ordelayituntilland value and demand increases:In other cases,.
viable heavy industrial uses exis~and'will continue to operate'for several years,but
property/ownei"smay aritiCipatea ChaIigeiri use over the long term.·,·Although the rate of
cha~e in industrial lands is slow,it is significaIlt because if too ~uch land is converted
to non-'industrial 'uses,it could have a detiimentai effeCtonretaini~gthe'industrialbase.
Within the GreeiiRiver Valley,land use policy changedover the laslten yeats to allow a
market-driven transition from industrial and.~arehousin91Isesto general commercial and
retaiL,While existingindustnalbusinessesare encouraged to operate and exparid~tliey
are nofbnger protected by an industrial-ollIyprotective z(jning policy.-,.
Office "
I~:R.thton,5Pmlllerc~~~~aIl~seryi~w~fe&l~~~ly .afl'eet~..6~!he d(»);vp~ti in the
informatioll t~~nn()l()~inqustrx i1,1;t,~~,l*e 1.~9q'~.1::h,y.big&yst ~P~et Q(t,l1i~~v~Ilct ....•...
however,was on offiCe vacancies,whith rose significantly and at mid-decade,w~r~just
starting to turn around.This situation slowed the demand for office and service uses~
which until then were healthy indicators ofthe regional and local shift from an indU§!rial
base to a service base.
Another trend'is a blurring of land ~se eat~gory descriptions as technologyc!ili~gesthe .
way work is donea11dmor~~Ctivities inci~de 0tliee andcomputer~mp~n~~~s:c '!1li~
change is manifested by an increase in the mixes ofuses,either within one company Of
within one building ()f complex.for exaIllpl~?many QU~i~~§es ar~ct?nstellationsoflight
industrial,ma:nufaetUririg,"'fes~chand developnierlt~and~fliCe u~~.The ideal sitlJ'\tio~
in terms of regional needs (reduction ~f traffic on arterialsfOr example),may'be to add'
residential uses to that nUx..',.
Annexation 'and eity Boundary',,'"
Regional pla~ing p6licies'enviSIon urban d~vel~ped ~~b~lni~g patt.qf ~i~iy~
throughout King County,and stipulate that the CountywiIl berome a regional'rather than
local s~rvi~:prqvi4e~..•..•Oye~Jll~la§t tenye¥s,.rn~IlY.;Hr~violl~lyutlillcorpqrat~are~s
were eitper ~e?Ced;!ntoexis.ting<;ities,9f incqrpOr«lt~jIlt.o11~W ~itjes,;{{ing Gounty is,
increasing.unab!e to p~vid~Jocal.&e.rvicesto;PJ,e,l'emainingutllpcoq>Ofaled urban ar~s
due t09pdget constraints.The Jre!lcJ towarcJtnmsitionjng11Jb~n.are~into,.~itjes is
expected to acc<:~erate over the Il~~~eyeral y~~r$as King~Ollnty impl~wepts tbe ,'
envisioIle4change in its governance responsipilities.It iSaIlticipated t~.decisions will
Page 10 of 16
ORDINANCE NO.5181
Attachment A
be made over the next ten years affecting each ofthe remaining unincorporated urban
areas.
In 1995,as part ofreview and ratification ofthe Countywide Planning Policies,Renton
identified several of these unincorporated areas as places where the City could logically
provide services over the next 20 years and designated them as Renton's Potential
Annexation Area (PM).These areas are included within Renton's Comprehensive Plan
and the policies and land use designations ofthis Plan will be applied upon future
annexation.Renton's PM includes the East Renton Plateau,Fairwood/Cascade Vista.,
and the Sierra Heights neighborhood between Renton and Newcastle.In addition;the
West Hill area,while not formally part ofthe PM,has many connections to the City
through the Renton School District,commercial shopping patterns and park/recreation
usage.The City will consider inclusion ofthe West Hill in the 2005 work program.
Currently residents ofthe Fairwood area are considering an incorporation petition that
would form a new city including Fairwood and a portion of Cascade Vista.
It is anticipated that annexations within these PM areas will significantly increase the
land area and population ofRenton over the next ten years.There are three types of
annexations that may be initiated by property owners or by the City:1)annexation of
large,undeveloped parcels that can now be provided with City ofRenton utility service,
2)annexation of smaller infill parcels that are already developed at urban densities,but
lack urban levels of services such as sewer,and 3)annexation of commercial areas and/or
residential neighborhoods that have already developed in King County to county
standards.
Schools
The City ofRenton is presently served primarily by the Renton School District,although
a small area at the City's eastern boundary is within the Issaquah School District.The
PM is served by Renton School District (Cascade Vista,Sierra Heights,West Hill),the
Kent School District (Fairwood),and the Issaquah School District (East Renton Plateau).
Following its peak in 1970,Renton School District enrollment declined at the rate of 15
percent during the 1970's and 10 percent during the 1980's.Enrollment increased,
however between 1990 and 2000,by 18 percent.The Renton District currently has
adequate capacity for growth within its attendance area and has not requested that the
City collect school impact fees on its behalf In the future,however,larger enrollments
and an increased need for facilities in the district is anticipated based on projected
population growth within the city and the PAA.
The proportion ofRenton residents served by the Issaquah School District on the East
Renton Plateau will increase as lands within the PAA come into the City.Expected
population growth in the area served by the Issaquah School District is expected to
support expansion ofschool facilities in this area.Renton is currently collecting impact
fees for the Issaquah School District and expects to continue doing so.Renton will only
be served by the Kent School District ifthe Fairwood portion of the PM eventually
annexes into the City.
Page 11 of 16
ORDINANCE NO.5181
Attachment A
Religious Centers
The trend over the past few decades has been for religious groups to provide a wider
rang~of $~ry;iqestot~ir,1l!~tnber~,a,nclJb~,pupliQ~tJ~ge..•Food banlcs,teeIl:cluP$,~ult
day care,,apqK tbrollgh If:'$chool,s¥~!afeW'oftbe,f~itb·bas~functions,noW'offer~qy
the religiqlls cotn,tnUAity.1hese~ryices require apditionalJandandfacilities for
classrooms,gymnt,i,siums,offiQe~,parkipg,.and..spcial services:Hours ofworship,once'
primarily limited to the weekencl,have expanded to include other activities on weekdays
and eveilings.As a:result,these'facilities are-having a greater impact on adjacent
neighborhoods and the existingdnfrastructure but'are also providing Ideal based service
and facilities serving a broader population.
Parks,.Recreati()11 and OpeniSpaee
R~Ilto~haS'~",i!~ll~<i~si~~:affd,ma~fi~~txf>I>arkS·,~~••r~~~~if>k~~~te~~f\ritigt~~,.ff~sofr~~id~l1tSdfili~,~itY,~44\PAA.~Sty 'f~(;ili!i~~f~ul'd pro~~are'ctlrren~ly,plan,h~!§,
accOJ}lniodAte,amiXof resident.~ano'n-res~dFntPartiCipapis..Addjfi<>f!al parks faR i,lit!es
are'anticipate<fWitliin the City t600ntinue t6'pr-bvide neigbborh<X>'d parks-in deveiop~g
areas.At the present time,City recreation programs and facilities are open to non-citY >
residel].ts on an in~(rased fee b(iSis.Ifgr0wtl1 occurs in tb~city limits,}Vithoutan4~~~~QIl,,~~~t.i~~'r~piljt.j~s1i{!I)~i~s~~i~~!i)H,~;Vair~~I~;;'.9"n*!t~~i<te.,q~~,:\Ib e ""'anticipateq1~*~,iffJ><lI"ks',~~~~j~f.~,~e~~~I].'tQ,ta~t 9!,e~~~!y"~~ve.l~~'p~~8Jl4undevelopedt4~f~J>~~~!t~~~~~e~~ti9I].i~~~:~?ffi~~~~~H 9fB~s,~~lt~~tS ~lq,e.req~i~~,te)k~I?'J>'~~mr~'R?BMl~t~on,~2~·\Ren~'?D:,§lPI>P~a~,~W~lti,9i~§.8Pe.l].i"'",',
spaceIgreenway acqp~s~tlonpt:~~~w,pr~~q-;Hi1~~atural~~as,1,11 a!l w'-1a;n ,e.nVlr0 D.W-¥pl,
and ensuring public aCcess to tliese areas with limIted developmerit ana disturbances.It
is exp.~ed that D!tipyofthe site~{lyquiredwill,remain,re.l~tivelyundi,sJp(bed,while.,
wil~Ufi~i.id hahi~t~r~~hat ~i,~Jess 'fr.agi1eW!11 be mpr~geyelop~i:ith park audio
~~~ipn'f~c~Hties '~~d"allo\¥'&i~ter,pub,I~cl!s~.,','"~.",,:''
rraYSP9rt~~~U,
,:.,',:..',:C,>,',:.>::.:,'.":.',....::.,'.":.',.....::~i'..:~i~
There is one unchanging,transportatioh trend within theregion:",:trafficis increasing..
Severalfactofs'areresponsible for this:the growth in pogulation,jobs,arid hoilsing;an
increase in people commuting by single-occupant vehicles within the region and making
longer trips;the location of employment and price ofhousing,which influences the
length and type of,trip made;an~knew housing developm~nt that is occurring on'vacant
land imoutlying parts ofthe metropolitanare(l,ratherthanon'land clos¢rto traditional
urban centers,(again;,a function ofthe cost ofhpusing and its reJationship io,the scale'of
wages;and the relocation of employment areas to suQ,urbilnareaS'(frequentl:f a function"
of land/and trapsportation'cPsts).',
Th~c.umulatiy~eJrePt$QfJ4~se,fi.lqtors aremore"cars onWeroaa'and,greater fraffic
congestion.One measure of this is the average length ofCQ'n.:unute tiQle,which has
increased countywide since 1990 by 2 to 3 minutes to 30.4 minutes.The total round-trip
commll;t~,1?et\\'.t(etlf;:('1,1lcwila anqcB,eHevue at ~and PM peak times h¥jncreased from "
50 minutesjn 2000{Q 55 in 2002.'Interestingly,.while th~AM peak CODl1l1ute from "
ORDINANCE NO.5181
Attachment A
Auburn to Renton via SR-167 took 3 minutes longer in 2002 than in 2000,the reverse
trip during the PM peak took 2 minutes less.
At the same time,transit ridership decreased in the KingCounty/Puget Sound Region by
5 percent since 2000.This may De attributable to the downturn in the economy and
corresponding job loss in the groupof people who dependoh public transportation.If
this is the case,as economic recovery'occurs,ridership should increase.
•>:..~
In Renton,the South RentonPark~d~Ride lot is used at the rate of 102 percent.This
indicates that vehicles ~e parked outside ofand adjacenttothe lot for the ptirposeof
using the transit system.
Although a small number,the fact of its increase in thedeeade()fthef90s makes the 8
l'~f~nt~f~pl,~}Xb9.·~.~.()f .\V()rk.~.h()m~si~Wfi(jltlt .•..T~i~i~~~~.Qg)~~t i$~~eted
to ~ntitlll~*W·W()i~.l'~Rl~!~I~()llllllutrapqJ,Qr~~V~loph()tn~-~~~~b~s~~e~ses.t~(ltare
del'~n~~nt.ori the~ntem~t.T~~r~~aIso~een atd~cr~~em.tbe.mimb ef9f p~opl.~~hocO~!Jt~bYbicyCl~,·~1~~gJ()t4nproy~~dsat~r})ike l~nes~ay~~tnbu!e~this .
trend.....
\.,r'-,"':.;,',~.
RoadC<}nditioD in tenns oftheil~for overlay,r~-paveW~Iit,Or reconstruction iS~h()1:her
factor ~ectlrig the City's ab~litYto maintain ait e~cient.a.I1dsafe transportation sy~eln'
Usi~:thGOverall C,ondition rri~~i as the rating scaie (C§~ferllile Software frOII!..'...'
Measutemenf ResearchCorpofati6nX Renton has 29.0i~>tIDIe~in need of''.....«"
repaving;reIkbilitation dltt of a:tofaI4SO.7 lane illiles..A.'fiili ·e~tiniated cos£or$7?~~62
•.••»•••••".";..'.,·0'.,.....,"··'··c>·'..,7,"..'.per lanenule,57.3 per~nt oftfi~'amountn~oo was btig~ted in 2004.'.'
Signific1ittt improvements areglitnned 2for'the Itite~st8te.-4~·§coJTid6r.The Cit,yof'R~nton
is working cloifely Witli the WashingtonSt~teD¢~~tiile~~·?[trtws~rt3ti()~9nth~I~g·5.'
Congestion Relief and Bus Rapid Transit PrHjects:The'stnaller "rii6kd"ptdject is funded
through the nickel gas tax of2003 to fund highway improvements in Wash!~pt~tl.§~at~..
Three projects were funded on 1-405,including a South RentonITukwila project,which
will add one new northbound.lalleflomSR18;1/toSR 167,andon~n~wsouthboundlane
from SR 16900 SR 167:'.The project also improves SR 167 nearthe..interchangewith I··
405.
Preliminary de~ign for futureproj~tphases is also~movingforwar&These p~oject .
phasesrarenotfully funded,but ultimate design would include tWo new lanes in.each
directicmonJ-405,auxiliary laneswh~re appropriate,c.and;improved intercllanges,
including the SR 167/1-405 interchange.These are 10ng..tefIIl iinprovements that·
represent the ultimate build-out or Master Plan ofI-405.The Implementation Plan also
includes two new lanes in each direction but is an interim level of improvements,
particula:r:lyfoFthe SR'167/I-40S"futerchange.As part ora long-term 'strategy,the Master
Plan builds on the ImplementationPlati .'
MOSt"ecOllOmiC and growth trends will be impacted by.theatJility to physicaUymove ..
through theTity.and Region aha get ffom·one place td~ot:her.Therefore,transportation·'
remains a key element in the overall economic picture.
Pag..e.,..p .of ~§ie"~"~",,",,',"",;
ORDINANCE NO.5181
Attachment A
Airport
The Renton Municipal Ait;port is a h~avily uSed facility and demand on the Airport
continues to increase steadily.This is primarily:due to.the Airport's function as a
"reliever"facility for air trafficfromtheSeattlelTacoma Airport.iTheother nearby
reliever airport;Boeing Field (the King;County International Airport);is frequently
unavailable because it is functioning at about 98 percent capacity.
Closure of other gene~<ll a",~~tion airports in the region such as ~hos~tha,t were at
Bellevue,Issaquah,and Kellt also increased the demand for smaIl private planes and
corporate jets use in RentoD.In addition,there is increased activity at the Will Rogers /
Wiley Post Memorial Seaplane Base due to closure of similar facilitieS"elsewhere in the
region.
The expected trend isrontinued,demand at the Airpoh;This demartd tnay be balanced,
somewhat)by a corresponding decrease in Airport use by The Boeing Conipany as it
changes the nature ofitsblJsiness in Renton.For example,2004 saw the closing ofthe
Boeing 757 productiol1 line..,Since the Renton Airport is the existing facility used for
Boeing aircraft followingassemply,this change and other Boeing corporate changes will
undoubtedly affect the Airport.The timing ofanticipatedchang~s,ho}Vever,remaws
unknown to the 'City.
Public FacilitieS
In Renton,the late 1990's and early part of the next decade saw a sigIDficaJit increase in
the inventoIj'gf major pUl)lic (3.Rilitir~;The§,e incl~de th~dev.~JQpment of a "centr~l
park"(the ,PJ.~indowntown)"a~pubtic pafking garage,a.transIt center,a'perfonning
arts center,a skateboard park,and a new public water park This irend is ~xpectedto
continue as Renton develops its Urban Center and as population growth continues.
':;"
Tpe Imget -$Ollnd Regional Collncil pOI'lllation,and;employment forecast growth forthe .
City over the-;tw.enty;-one:-ye~intervaL from 2001 to 2022 is an increase of9,'l23 ,
household~,aJld 33,6QO jQbs",Growtb.;~ge~>adopted byJhe Growth ¥anag~ment
Planning'.(;olJtWi~:4Ptie::jpate§,198>hQuseb.Qldsand>27,S97job$.Bothfor~astgroWthand
target$ar~,Welhwithjntqe.qty'~e.stimate4'land capacity;ofIl;26T tinitsand32,240 jobs.
establis!ted th(Qughthe :6uildable'Land$requiremeqts oftne Growth Management Act
(GMA).Renton is planning for its,regional.sQare ,Qf forecast growth over theriext 20
years at the high end of the range,and the adopted target at the low end ofthe range.In
the ..fi.rst.9yearsof>growth.managementactu~lgrowthinRe:riton'>exceededtargets;but
was within 'the rangepredi~edby tIle f()recaSt.growth assumptions.'With extenud
factors,iincluding theTegional ecOnomy,stateffederal transportation funtliilir'and the:
GMA regulatory ~nvironInent remaining constant orimproving,Rentoil's groMh is>
anticipated;to continue;,'.
Page 14,;of 16
ORDINANCE NO.5181
Attachment A
The following chart summarizes Renton's forecast growth,targets and land use capacity;'
Incorporated Adjusted Target/Capacity Animalized
Renton Reflecting Growth!'Estiinate
2001;2022,Annexation/Land Use ".<
(2Iyrs),Cllanges in 2001 and
~002,
Forecast
Growth
9,723 units None
,3,3,(iOO'jQbs .
,22,266 '
population
463 units
~<;
l,~qPjobs
(21yrs)
Growth
Targets
CapaCity'
established by
Buildable
Lands
6,198 units
27,597jpbs
·.•.14,194
population*"
11,261 units
32,240 jobs*
25,788
population*
4,523 units
26,73fJ jpbs
9,634 uri.ifs
30,699 jobs
238 units
tAO?jOQs ".
(19yrs
adjl.lst.ed,for
remaining'."",
,,':target)
."NA'
,1<,
Additional Zoned capacity established for the UIfun Center-North through the Boeing ComprehensiveP.Ia,n ..'
Am~in2003 of 10,600,600 square feet of employment 'uses,360 hotel roOms;3nd 3,225 units'is not'yet
incorpoIJl~in¥>the Buildable ,Lands data~.,." .,,'.-;,
The economic do~~~m between2()()0 and 2002 resulted in a Mss ~f ~b~ut 6 percent
(3,120)of the 2000 total jobs (?t'9?O)'"f\s ~T~svIt!j~ti~lj()b growth during the
planning period is expected to replace j6b~first,riither than fulfill the promise of new
jobs predicted by the em~loyment forecastdata:'"~a relatively smallcit~,such as
Renton,where tqereare,a few largeemployers;snch as Boeing;the ~mploymentratesare
subject to Widefluetuations.In order toget'a'sense of thelong,-term:projection6f
employment'grpwth;it maybe.vall,lahle to laok,>at wbatis expected to OCCUf on a;larger ,
scale.<The~verage,annual growtliiate oetweeh':'1970 ana~()03,StateWide~wasf 2.4
percetltlt is expected thauhiState Will decrease to'about '1.1 percent'for the years 2003
to 2030.'Itis p(edicled thata}higher rate,1.4 percent"wiIlobci'lr from 2003 to 2010,theft
that rate wiltslow to aboutO.92percent between 2010 ,and;20:308 ...,'
The r~sons-for this decline IPa}\heseen locally as well aS$tateWide,or even nationally.
The populaticm,is aging t,lnd birtlHates are declining.There are possibilities that thecate
could beintlueQced by factors's\lch as a workforce made JargeFby 'a greaterriumber of:
immigr~ts;should inupigrationregulations be,relaxed,onby workers staying ilhthe
workforce beyond the traditional retirement age range of62 to 65.The latter situation
may be caused by disincentives to retirement caused by changes in pension plans or an
increase in the Social Security retirement age and other changes to that program.
PagelS of 16
ORDINANCE NO~5181
Attachment A
1.Renton.Where the Water Took Wing,David M.Buerge
2."The 2003 King County Annual Growth Report,"Office ofManagement and
Budget
3 .."The Changing Face ofRenton,"City ofRenton,Department ofComffiunity
ServiseSc,HUtnall Services Division Waship.gtonState,Office of,Financial
M(!J~~ement\
4.~itYofRep.~on,l)epartm¥ntofEconqmic Q¥velopment,Neighbprhqods,and
Strategic Planning
5.Renton Chamber of Commerce
6.King County,Office ofManagement and Budget~d King County,\Department
of Assessments
7."~e'tlS~lifJc Re.B9rt,Stmteml)er 20Q4 ,:'Iraqs.p0ltAAipn andEI}y~r9nm~pt,King
~o~ty,dfli~ofMan~¥ffi¥p.t atld~1l4get -....
8."The 2004 Long-Term Economic~ndLabpr Fgr~Fore~tf()r \\T8rSbington,"
Washington State,Employment Security Department and the Office of Financial
Management
"\-
~..
Page 16of16
ORDINANCE NO.5181
EXHIBITB
Vision
The Vision for the City ,is simply Stated -"Renton -l'he~center of opportunity in the
Puget Sound Region where bushiesses and families thrive."·These 'few words are'
intended to provide a representation of how the City views itself at the presenuime and
into the future;The words communicate both truths aboufimd hopes for the Citybf
Renton.....
The Vision words starid,fbr'mUch1l1Ore -,'
•Acommunityihaf is healthya.I1~s~fe~tIIathas coh~si~e,well~~~~bli~h~d
nei~h~orh?od~~~d ..a&r0'\Vin~di~.~rsity?fhousingto match the Qi-versity pf the
popUlation withitsvariousIleeds~na\V<'intS .
,:.:
• A working town with a full spectrum of employment opportunltl~s:for~ll
economic segments,regardless of education,age,gender,or ethnic origin
• A regional center for active and passive recreation that features access for all to a
healthy river,a clean lake,and clear mountain views to enhance the experience
Renton has a city government,business community,and citizens infused with a
passionate belief that it is the best place to be.They also have the will,desire,and
resources to nurture the qualities that make it that and to make it even better in the future.
That is the Vision.
The Renton Mission states,unequivocally,the responsibility ofthe City,"in partnership
with residents,businesses,and schoolS"to take the steps necessary to fulfill the Vision.
These include:
•Providing a healthy,welcoming atmosphere where citizens choose to live,raise
families,and take pride in their community,
•Promoting planIled growth and economic vitality,
•Creating a positive work environment,and
•Meeting service demands through innovation and commitment to excellence.
The Business Plan Goals,with the Vision and Mission,form the basis for City objectives
and policies.The Goals are adopted annuaUy by the City Council.Each year objectives
and implementing policies ofthe Comprehensive Plan are checked against current goals
and objectives.The resulting adjustments are formed into annual amendments to the
Comprehensive Plan.
Current policies ofthe Comprehensive Plan direct future growth to the Urban Center,the
core of an economically healthy,working city,and to mixed-use areas created outside of
Page lof3
ORDINANCE NO.5181
Revised 8/31/05
the downtown.Althoughdehsities ofdeveloptlient ,are baSed onllserpreferellceand
marketfaetors,poliCies encourage maximum land efficiency,even outside the Urban
Center,and strive for development that is more intense than typical "suburban"
prototypes.
Ideally",the mixed:.use areas will result ilr areducti~~?ftransp~rtatio~impacts within the
City by allowing residentstd work 'and'shop close 'to where they live,"in both new and
well-established neighborhoods,thereby providing aIteinati\T~s to siHgI~-ocCtipant
vehicles,and maintaining a balance between parking supply and demand.
<,
To further the goal of abalaricebetweedsingle-and multi:.family housing,tli'ere is an
objective to increase the supply of single:2farriilyhousirig through irifill'development.
SOllIe ,of this ~ingle-f~01il~infill ~ill ~cc~rinne~l~,a~~~ec1 ar~()f tlte City,~a ~ay
to meetthe d~sired s~~lellImlti'-famllyhousing1l1ix'andl?rovideefllcient urp~'St;rvkes.
There is,however}a:ci5rresporiGirigobjeCtive to restrict e,q,'ansidD of tniditidnal multi",:-
family housing in outlying areas'and chaIltiel"mixed2useimulti-family'iri1othe d6wiiYOwn,
South Lake Washingt6ft;and the'Highlands.BytIiis means,suffiCi~nt land'capacitYto'
~~c~mmodate fiIturegr~wtl1,in~lllding Rento~'s shar~of projected regi~nal h~~sitlg
needs,will be ensured whilemaintairiing the quality oflife in both new and established
neighborhoods.'.'
A significant characteriStic of the neighbbrhoodsofRentollis theirmulti.:leVel'diversity.
Most neighborhoods include households that vary from one anotheiin age range or .
gem~ration,~~nomic level~~d,pla'1~f ori~in,or~t!?,nality.In ,~~d~~to resp~~t.~nd.,.
proteetthis'9u~lity?the CitY rilustallowfor afuIl'••r~~e~~,~ousinBtypest~ac~()tl1modate
the diverse 'popuhition,from larger,'~'moveup"homes"tosmaller seatesingIe.;.fatnily,
multi-family,and·ooiidominiunidevelopments,as;~ell as to-traditional 'sihgle:'fa411ly
houses~>~,".'
A g~alis t~enhanceth,ep~~sent ch~~ter ~f ~~e City ~~d impr?v~t~e qll~litY,~flife.,This
must~~done ,on .s~vera.1leve!~:'ona~mmurtity level,City·P91icies sUPR0rt~ctivitie~
that strengthen neigliborhood\'tohesiveness:Theenergynfaneighborhood tllllt 'strives:-
for a greater "sense of community~by meeting arid workilliftogether can lead to'"
amenities that make the area more attractive or improve its function as a neighborhood
center.
On a project level,a high standard of design is a function of development standards.On
the broadest leve~the City policies ensure that urbanization,economic development,and
natural area protection are balanced.
The unique setting ofthe City of Renton was recognized as "advantageous"from its
earliest days.Its situation on the shore of Lake Washington,its hilltop views of the
expanses of the lake,Mt.Rainier,the Cascades and Olympic Mountains,tree shrouded
slopes,natural wildlife corridors,valley neighborhoods,and the clear water ofthe Cedar
River and the many creeks and streams that run through the City are deeply appreciated
by its residents.There is an abiding commitment to protect,restore,and enhance
Page 2 of3
ORDINANCE NO.5181
Revised 8131105
environmental quality within the City.Likewise,there is a desire to ensure quality parks
and adequate open space within this environment to meet the recreational needs of
residents.
It is understood that,with other factors,the quality of the environment is dependent on
the reliability and efficiency of existing utility systems,in order to protect the public
health and safety and minimize impacts.High levels of service are maintained,while the
cost of implementation is shared in an equitable manner.
Basic to Renton's Vision is the concept that urban living provides both choice and
balanced opportunities for residents;employment and housing,recreationand religion,
goods and services,all available in the community.
To this end,the City has a responsibility to ensure availability of adequate land capacity
so that both the employment and economic base can be expanded and diversified.
Policies encourage expansion of development in the Valley and redevelopment within the
Urban Center to broaden the City's employment and economic base.
Fundamental to the Vision is a revitalized Downtown Core,within the Urban Center,that
functions as a living I working I entertainment area for both the community as a whole
and for a "24 hour Downtown population."The City will continue to work to bring a
balance ofuses,consisting of retail and other commercial,office,light industrial,and
residential into the Downtown.
Redevelopment ofthe south Lake Washington neighborhood,within the "Urban Center -
North,"will contribute to the renewed vitality ofthe Downtown Core.The Urban Center-
North,used for heavy industrial manufacturing and associated parking for more than 60
years,offers the potential for an expanded Urban Center that will become a regional
focus.
The City ofRenton's Vision is ambitious and far-sighted.It is the underlying structure
for policies that strengthen the character of a City that entered its second century with
renewed energy,ready to capitalize on fresh opportunities.
Page 3 of3
ORbI~ANCE NO.~181
EXHIBITC
LAND USE ELEMENT
~- --.
GOALS·
1.Planfdr futUfe groWth ofthe Urban·Areabasw·onregionally deveIoped growth
forecasts,adopted groWth taigets,and land capacity as determinedthmugh
implementation of the Growth Management Act.
2.Minimize risk associated with potential aviation incidents on the ground and for
aircraft occupants.
3.Actively pursue annexations.
4.Maintain the City's natural and cultural history by documenting and appropriately
recognizing its historic and/or archaeological sites.
5.Pursue the transition of non-conforming uses and structures to encourage more
conforming uses and development patterns.
6.Develop a system of facilities that meet the public and quasi-public service needs of
present and future employees.
7.Maintain the City's agricultural and mining resources as part ofRenton's cultural
history.
8.Promote new development and neighborhoods in the City that:
a)Contribute to a strong sense of community and neighborhood identity;
b)Are walkable places where people can shop,play,and get to work without
always having to drive;
c)Are developed at densities sufficient to support public transportation and
make efficient use of urban services and infrastructure;
d)Offer a variety of housing types for a population diverse in age,income,and
lifestyle;
e)Are varied or unique in character;
f)Support "grid"and "flexible grid"street and pathway patterns where
appropriate;
g)Are visually attractive,safe,and healthy environments in which to live;
h)Offer connection to the community instead of isolation;and
i)Provide a sense of home.
9.Develop well-balanced attractive,convenient,robust commercial office,office,and
residential development within designated Centers serving the City and the region.
Page 1 of 70
ORDINANCE NO.5181
10.Support existing businesses (ind provide an energetic.business environment for new
commercial activity providing a range of service,office,commercial,and mixed use
residential uses that enhance the City's employment and tax base along arterial
boulevards and in designated developmentareas.
11.Achieve a,mix oflan,d uses incIudi1,lg industriaJ,high technplogy,office,and
commercial acti.v.ities in Employment A.I;eas that lead to economic growth and.a-.---
strengthening ofRenton's employment base.
Page 2 of 70
ORDINANCE NO~5181
TABLE OF CONTENTS
Regional Growth Policies ,..,",,IX-4
.A.irport .....;;;.'.;';'.c ••.;••.••..;.•..;..•.•.••••,•.•...;..••..•,.•..,...'.;.•.......;..•...•.••••;;.•..c...;...••••••.•••....•....••••.•....IX-8
Annexations '::IX-II
Hi t"al d AT h .1 . 1R .'IX I-s onc an c eo Oglca esources :.....-,)
Non-Cohfonning'Use '~.'IX-16
PubliGFacilities.;;c ;,.:•••:•••;.';••••••••••;••.•••••IX.:.18
Resource Land•.,::.,;;;.IX-22
Residential Policies ;;:;IX-24
Centers :::..:::;IX-36
Commercial ::: :IX-54
Employment Areas IX-74
,"i.-.
,.
'.{.
Page 3 of 70
ORDINANCE NO.5181
I.REGIONAL GROWTH POLICIES
Goal:Plan for future growth of the Urban Area based on regionally developed
growth forecasts,.adopted growth targets,and land capacity as determined through
implementation of the Growth Management Act.
Discussion:"Capacity"is the room for growth providedt>y the plaIl.Targets .are the
politically determined share of growth assigned to each community in the region through
the Countywide Planning Policies.Forecasts are the expected growth in the <::;ity based qn
regional employment and population modeling.The objective of this plan is to
appropriately analyze regionally generated estimates of both forecast growthandtargets
and align those estimates with Renton's desire for economic growth and development.
Renton has the local land use authority to provide sufficient capacity to meet and exceed
both targets and forecast growth.Excess capacity can encourage sprawl and discourage
redevelopment,while insufficient capacity can make it more difficult for fhefuarketto
work.The Land Use Element of the Comprehensive Plan should provide sufficient
direction to achieve a balance between excessive and insufficient capacity,in order to
avoid difficulty in implementing the Plan.
Objective LU-A:Plan for future urban development in the Renton Urban Growth Area
(UGA)induding the existing City and the unincorporated areas identified in Renton's
Potential Annexation Areas (PAA).
Policy LU-l.Continue to refine the boundary of the Urban Growth Area (UGA)in
cooperation with King County,based on the following criteria:
J)The UGA provides adequate land capacity for forecast growth;
2)Lands within the UGA are appropriate for urban development;and
3)Urban levels of service are required for existing and proposed land uses.
Policy LU-2.Designate Potential Annexation Areas (PAAs)as those portions of
unincorporated King County outside the existing City limits,but within the Urban
Growth Area,where:
1)Renton can logically provide urban services over the planning period;
2)Land use patterns support implementation of Renton's Urban Center objectives;and
3)Development meets overall standards for quality identified for city neighborhoods.
Policy LU-3.Provide for land use planning and an overall growth strategy for both the
City and land in the designated PAA as part of Renton's regional growth policies.
Discussion:The Growth Management Act and the Countywide Planning Policies
establish urban growth areas where urban levels of growth will occur within the
subsequent 2 J-year period.These areas include existing cities and unincorporated areas.
Page 4 of70
ORDINANCE NO.5181
Within the Urban Growth Area,the Potential Annexation Area (PAA)is designated for
future municipal expansion and governance.Policies guiding annexation and provision
of services within the PAA are also located in the annexation portion of the Land Use
Element;Utilities Element;Parks,Recreation,Open Space and Trails Element and
Transportation Element.
Objective LU-B:Evaluate'and implement growth targets consistent with the Growth
Management Act and Countywide Planning Policies.
Policy LU-4.Adopt the following growth targets for the period from 2001 to 2022,
consistent with the targets adopted for the region by the Growth Management Planning
Council for the 2002 Renton City limits and Potential Annexation Areas:
1)City ofRenton Housing:
6,198 units
2)City ofRenton Jobs:-
27,597 jobs
3)Potential Annexation Area Housing
1,976 units
4)Potential Annexation Area Jobs:
458 jobs
Policy LU-5.Amend gro'wth targets as annexation occurs to transfer a proportionate share of
Potential Annexation Areat<:trgets mto Renton's targets,
Policy LU-:-6.Monitor targets through the City's Outcome Management evaluation process.
Objective LU-C:Ensure sufficient land capacity to accommodate forecast housing and
job growth andtargets1l1andatedby the Growth Management Act for the next twenty-one
years (2001-2022).
Policy LU-7.Plan for residential and employment growth based on growth targets
estabIis,hep in the Countywi4ePIanning Policies,.asa minimum.{See Housing Element
Goals Md Cap.acity section and Capital Facilities Element,Policy CFP-l and Growth
Projectioll section.
Policy LU-S.Provide sufficient land,appropriately zoned,so capacity exceeds targets by
at least tw~nty peryent (20%).
Policy LU-9.Encourage infill development as a means·toiucrease capacityfor single-
family units within the existing city limits.
Policy LU-IO.Use buildable landsda,ta and market analysis to establish.adopted
capacity for either jobs or housing within each adopted zoningdassifiYfitiOn.
Policy L.U~l1~MmimurTtdensityrequiremeiitss~all be e~Ui1;>li~liedt.~~nsure th~t larld"
development practices:result in an average deve.loRme~t d~nsity iJl ~ach l~nd use
Page 5 of70
ORDINANCE NO.5181
designation sufficient to meet adopted growth targets and create greater efficiency in the
provision ofurban ·services.
Policy LU42.Minimum density requirements should:
1)Be based on net density;
2)Not be applied to lots created after 1995 ofless than one-half acre in size;
3)Not be requiredofindividual portions or lots within the project;
4)May be reduced due to lot configuration,lack of access,.or physical constraints;
and
5)Not be applied to construction ofa single dwelling unit on a pre-existingilegaFlot
or renovation ofexisting structures.
Policy LU-13.Phasing,shadow-platting,or land reserves should be used to ensure that
minimum density can eventually be achieved within proposed developments.Adequate
access to potential future development on the site must be ensured.Proposed
development should not preclude future development.
Policy LU-14.Parking should not be considered as a land reserve for future
development,except within the Urban Center.
Policy LU-15.Amend capacity estimates as annexation and re-zonings occur.
Objective LU-D:Maintain a high ratio ofjobs tohousing in Renton.
PolicyLU46.Future residen.tial and employment growth within Rentods planning area
should meet the goal of 2 jobs per 1 housing unit.
Policy LU-17....Sufficient quantities ofland should be designatedtoaccoillIIlodate the
desired single family/multi-family mix outside the Urban Center,and provide for
commercial and industrial uses necessary to provide for expected job growth.
Policy LU-lS...•SmaH-'scalehol11eoccupations that provide opportunities for people to
workintheir homes should be allowed in residential areas.Standards should govern the
design,size,intensity,and operation of such uses to ensure their compatibiIitywith
residential uses.
Discussion:The ratio of new jobs to new housing units will affect the future character of
the City.Renton currently is an employment center with a high jobs/housing ratio
characterized by a high level ofday...time activity,a high demand forinfrastructure,a
high tax base,and a high level of commuter traffic:
Renton's current ratio ofjobs to housing units is roughly 2.1 jobs per 1 housing unit.
Within King County,the overall ratio is about 1.5 jobs per 1 housing unit.
Forecasts from the Puget Sound Regional Council indicate that there will be an even
greater number of new jobs within Renton than new housing over the next 20 years.
will increase the discrepancy between jobs and housing units within the City.However,
Page 6 of 70
ORDINANCE NO.5181
the number of housing units in the unincorporated areas within Renton's Potential
Annexation Area are expected to grow faster than jobs so that the balance ofjobsto
housing will be maintained within the Cify limits and the Potential Annexation Areas.
Page 7 of 70
ORDINANCE NO.5181
II.AIRPORT
AIRPORTCOMPATlBLE LAND USE POLICIES
Goal:Minimize risk associated with potential aviation incidents on the ground and
for aircraft occupants.
Discussion:In order to meet a mandate ofthe Growth Management Act,the City of
Renton has developed a set of objectives and policies to address land use compatibility
between the Renton Municipal Airport and an area of the City known as the Airport
Influence Area (see RMC 4-3-020).Renton's approach to planning for minimization of
risk associated with potential aviation incidents was to analyze four primary categories of
aviation operations in relation to land use compatibility.The categories used are,I)
general aviation safety,2)airspace protection,3)aviation noise,and 4)overflight.A
"compatibility objective"was developed for each,with strategies to meet the objective,
and measurement criteria to ensure that the objective is met.The objectives and policies
of the Comprehensive Plan,with the implementation included in the Development
Regulations (RMC 4-3-020)meet the state requirement of GMA and the goal of this
section.
General Aviation Safety
Objective LU-E:Minimize risk associated with potential aviation incidents.
Policy LU-19.Adopt an airport compatible land use program for the Renton Airport
Influence Area,including an Airport Influence Area Map.
Policy LU-20.Develop performance-based criteria for land use compatibility with
aviation activity.
Policy LU-21.In the Airport Influence Area,adopt use restrictions,as appropriate,that
meet or exceed basic aviation safety considerations.
Airspace Protection
Objective LU-F:Reduce obstacles to aviation in proximity to Renton Municipal
Airport.
Policy LU-22.Require that submittal requirements for proposed land use actions
disclose potential conflicts with airspace.
Policy LU-23.Provide maximum protection to Renton airspace from obstructions to
aviation.
Page 8 of 70
ORnINANCE NO.~181
PolicyLU-24.Prohibifbuildings,s~ructures,orotherobjectsfrom?~ibg.const1Uctedor
altered so as to project or otherwise penetrate the airspace surfaces,except as necessary·
and incidental to airport operations.
Aviation.Nois,e
Objective LU-G:Address impacts of aviation noise that is at a level deemed to be a
health hazard or disruptive of noise-sensitive activities.
Policy LU-25.Prohibit the location of noise-sensitive land uses from areas of high noise
levels,defined by the 65 DNL (or higher)noise contour of the Renton Municipal Airport.
PolicyLU~26.'Within the Airport Influence<Area require disClosure<lloticeforpotential
neg~tive impacts from aviation operation andnoise;uhless mitigated by otherrneasures.
Policy LU-27.Residential use and/or density should be limited,within the Runway
Protection Zone and the Runway Sideline Zone to reduce negative impacts on residents
from aviation operation noise.Implementing code will be put in place within three years
of the adoption date of the 2004 Update.
Policy LU-28.Non-residential use and/or intensity may be limited,if such uses are
deemed to be noise sensitive,to reduce negative impacts on users from aviation operation
nOIse.
Policy LU-29.Approval of residential land use or other land uses where noise-sensitive
activities may occur should require dedication of avigation easements and use of acoustic
materials for structures.
Policy LU-30.Require master planning of land to increase land use compatibility
through sound attenuation in the environment and techniques such as:
•Place uses with highest sensitivity to noise at greater distances,in consideration
ofthe factor of distance from the source.
•Consider creation of micro-climates to utilize mitigating meteorological
conditions (i.e.air temperature,wind direction and velocity).
•Create soft ground surfaces,such as vegetative ground cover,rather than hard
surfaces.
•Provide at appropriate heights,structures,terrain,or other barriers to provide
attenuation of sound.
Overflight
Objective LU-H:In the Airport Influence Area,address impacts of overflight that are
disruptive.
Page 9 of70
ORDINANCE NO.SISI
Policy LU:-3l.At the time ofland use approval (i.e.subdivision of la,nd)avigation
easements should be granted to the City in area,s of Rentonsupject to negathre airc;raft
overflight impacts.
Policy LU-32.At the time of land use approval (i.e.subdivision of land)deed notices
should be recorded in areas of Renton subject to negative aircraft overflight impacts.
Policy LU-33.The City should establish a presence oll'noise-abatement review
committees,or similar forums,and request notification of noise-abatement procedures at
nearbyairports·that:rnay have aircraft,thadmpactRenton.
Policy LU-34.The City should provide information to Renton citizens of noise
complaint procedures,to follow for reporting negative impacts from,overflights associated
with not only Rentol1Airport,but also Seattle ,Tacoma International Airport and King
County International Airport.Implementing code will be put in place within three years
of the adoption dateofGMA update.
Page 10 0£70
ORDINANCE NO.sHn
III.ANNExATIONS
I Goal:Activelypqrsueannexations.
Disctlssion:cThe growth 'of the City through -annexation is expect~d to continue
throughoutthe'planningcycle,The policies in this section are intended to guide the
annexation process.The City recognizesthatfiscalimpactsare only-one of many criteria
to ~~evalu~tecl,~nd Il;lust be baI(tI),ceqyvith other an1!~?CatiQP policygoals,sqchas
transition to urb~n-IanCluse,-protection of sensitiye aie~s,provlsiOQ of public servi~e,
governmental structure,provision of infrastructure,aquifer protection,and commuriity
identity.
Objective LU-I:Support annexation of county areas that areidenti±1ed asbeingw-ithin
the,.City ofRentO'n's Potential Annexation·Area and canbeeffidentJy-'provided with'
infrastructure and City services,are urban separators,or have environmental constraints.
Policy LU-35.The City will continueto'recogniie,tharithas an iIiherent iIiterest ill
future land Use decisions affecting its Potential AIlllexation Area.
Policy LIJ~36.EncqtIr~gea,nne?Cat19P w~~re tl1~av~~I~bilitypfi11fra~tIUc~U1"~a~d
services allow Kor the deve16Pwep'tof u~~(,ln deqsi;ties.-~ynt9n sh()uld be the primary
serviseprovid~r ofurb,ln'i'nfi~si~:Cture~d pUPllc ~erviq~s in its p.otentiaIAnnexa~iQn
Area,p'rovidea that the City dill Qtrer's1J.~liservices·in a.-n efficient,~nd cost-effective
;--,-.-",.---'---,-'.--.-,'---,'
manner.
Policy LU-37.The highest priority areas for annexation to the City ofRenton should be
those ,contiguous with the 90un<i~r~~s ()f the City such as:
~;__~-,'~__~-.c"~':;c,:<~-<':.0.l:"':_«__>~~-;_:_:.:_,.....\,;--:'.__'-__-'-'.
1)Peninsulas and islands of unillco~oratedland where Renton isthe logical service '
prpvider;.'_
2)N~~g~borhoods wll~WmulliSipal servi~e$ha'j~alreacJxpeen extenge,d;,..""
3)'~and,~~u~jeptto<leveiQRpiep.t pr~s§tlret4~~rni~~rb.enefit!ipw Cl~Y beveI9ptn~p.t '
.Standards;....',
4)Developed areas where urban services are needed to correct degradation ~friatural
resources,'such as 'aquifer recharge areas;"i
5)Lands that are available fOFurbanizatl0n under county comprehensive plaIt,zoning,
and sHP<itxl~i.O?rYW11at~p~s;'Rv4(.',".........../._.."-"s
6)DeveI6R~<i.arYR~,~l1er~E.YI1t9ni§;a,R1et()p[Oyicle,basiS,tlI'PRq seryiyys and lOyal
govern~nce to al1~existi.n~,pOPHl~tioq..
Obj~t!iv;e LU:-;f:ProIllote annexatioI1 s.tllat would.mainttrin the qll~lity o£Jife in the r;e-
sulta~t Ci.ty ofRemon,rnaking!he City Rgoog place to wprk,~iye,il,ay,sp.9P".angrqise
families.'".'--
PolicytU-}8...~.upport.flnpexa;tiRI1~tllatwo.uld re§uJt.infiltll~e impI'Pyemen~s,tQ qity
services o~·elimihatt(dupli~ation.b-Y servic~'p~ovi.4e~s:S.yryi~s,insltlde ~tlter,saQitID
sewer,storm water draillage,utility draiu3ge basins,transportation,park and open space,
library,and public safety.
Page 11 of 70
ORDINANCE NO.518.1
Policy LU-39.Support annexations that complement the jobs and housing goals adopted
in the Regional Growth Strategy.
Policy LU-40.Support annexations that would simplify governmental structure by
consolidating multiple services under a single or reduced number of service proviciers.
PolicyLU-41.Promote annexations of developed areas with-a residential population
already using City servicesorimpaeting City'infrastructure.
Polic~LU':'4Z.Support annexations.of lower density ar~as where it would prQt~ct natural
resources or provide urban separator areas... .
;--','.~:'.
ObjectiveLU-K:Create city boundaries through annexations that facilitate the efficient
delivery ()f ep1ergency~nd public serviyes,
PoIi~yLlJ-43.'rpepmposed annexatiouboun<lary should be defined bythefoUowing
characteristics:
1)Ann.ex'!tic)ll ofterritClry tbatisadjacent to the existing City limits;in general,themore
land adjacent to the City the more favorable the annexation;,
2)Inclusion of unincorporated islands and peninsulas;..............-'.
3)U~e of'naturalonnaillnader6imdaries that are re&.ollxidentifiable in the field,such
as~etiands,waterways,dd~~s,park property,roadsjfre~ways,and railroads;
4)Itlcluslowexclusion of anAtlifre neighborhood,'tat!i~~tlian 9ividing port!pns o(the
n~ighborhoodbetween CitY i~d Comity jurisdictioHs;and'..-
5)Inclusion of natural corridors either as greenbelts or urban separators between the
City and adjacent jurisdictions.
Policy LU-44.Existing land uses,dev~lopment,~drddeveIopm~nt poteniial'sholtlcl be
considered wheI}.evaluating a proposed annexation.
Policy LU-45.Cq~1J}erci~lus~~that d?~?t confofm tq.l)eIlt()n'.~land us~plaIl should be
encouraged •.•t?transftio~into ..9J11forIllin~.u\~tS or~?!eloc~t~.t?~eas:wifqcoUlBatil)leland
use designations.'ilfegal uses not listed under King County zoning should be required to
cease and desist upon annexation.
Policy LU-46.Annexation proposals should.include·areas that would result in City
control over lanci uses along·Illajprentrance corridorstotherCity ("Gateways'.1).
Policy LU-47.Boundaries of individual annexationswi11rrotbe reconsideredto
excludei-eluetant propertyowner§,if the'annexation-is,c?nsistent With land use?
environmental protection policies,and the efficient'delivery of services.
ObjeCtive LU-L:Protect theenvrronmental quality ofRehton by annexing landswll'ere
futtiieaevelopment and land use activity could otherwise adversely impact natudll arid
urban systems..
Policy LU;.i48.Shoreline MasfefPiogram land use designations,including thosef()r
assoCiatea'wetlands,should:6'e'established during the ann.exa:tiofi'process~I'
-y ;,.,
Page 12 of70
ORDINANCE NO.5181
Policy LU-49.•Annexations should beptirsued in areas that lie within existing,emerging,
orprospective aquifer recharge zones,that~currently or potentially supply domestic water
to the City and are within Renton's Potential Annexation Area.
Policy LU-50.Zoning should be applied to areas for purposes of resource protection,
when appropriate,during the annexation process.
Objective LU-M:Promote a regional approach for development review through the use
of interlocal agreements to ensure that land development policies in King County are
consistent with the Comprehensive Plan policies or other City of Renton development
standards.This policy should be implemented within five years of the adoption date of
the 2004 Update.
Policy LV-51.Urban development within Renton's Potential Annexation Area should
not occur without annexation unless there is an interlocal agreement with King County
defming land use,zoning,annexation phasing,urban services,street and other design
standards,and impact mitigation requirements.
Policy LV-52.Long-range planning and the development of capital improvement
programs for transportation,storm water,water,and sewer services should be
coordinated with adjacent jurisdictions,special districts,and King County.
Policy LV-53.Interlocal agreements with other jurisdictions should be pursued to
develop solutions to regional concerns including,but not limited to water,sanitary sewer,
storm water drainage,utility drainage basins,transportation,park and open space,
development review,and public safety.
Objective LU-N:Provide full and complete evaluation of annexation proposals by
relevant departments and divisions upon the submission of the annexation proposal.
Policy LV-54.Appropriate zoning districts should be designated for property in an
annexation proposal.Zoning in the annexation territory should be consistent with the
comprehensive plan land use designations.
Policy LU-55.Larger annexations should be encouraged,when appropriate,in order to
realize efficiencies in the use of City resources.
Policy LU-56.Annexations should be expanded if they include areas surrounded by the
City on three or more sides or if they include properties with recorded covenants to
annex.
Policy LU-57.The City should respond to community initiatives and actively assist
owners and residents with initiating and completing the annexation process.
Policy LU-58.The City should ensure that property owners and residents in and around
the affected area(s)are notified of the obligations and requirements that may be imposed
upon them as a result of annexation.
Policy LV-59.The City should work with potential annexation proponents to develop
acceptable annexation boundaries.
Page 13 of 70
ORDINANCE NO.5181
Policy LU-.60.The City should .conduct a fiscal impact assessment of the costs to
provide service and of the tax revenues.that.wouldbe generated in.~ach area proposed for
annexation.
Page 14 of 70
ORDINANCE NO.SI8I
IV.HISTORICAL AND ARC.ij:EOLOGICAL R~SOURC~S
Go~d:Maintain the City's natural and cultural history by d~cumentin.g and
appropriately reco'nizing its historic and/or archaeological sites.
Discttssiop:Renton has ~ri9handjntere~tinghistoryas ac8IJi~l1nity.ItwastI1e site of
an estabiishe4Natiye Anieri~(lnsehletpent aV,d <:;hangedthrough tl1e'years pf earlY
European lm~gratlon into a'pioneer town.The City Incorporated in 1901 and htte~
became a major regional employment center and residential area.The folloWing policies
are in~ended tpguide efforts torecogniz;e aI!d int~grateRenton'spast into futur.e
development as the City evplvesiptoadypamlc urbancOrnmuni,tY."
Objective LU-O:Communicate Renton's history by protecting historic and
archaeological sites andstrucfures when appropriate and as opportUnities arise.'
Policy LU-61.Historic resourtks sl1oul<i continue to be ide~tified'and mapped within the
City as an on-going process.','.','.'."-,
Policy LU-62.Natural and cultural resources should be identified by project proponents
when applying for land use approval,as·part bfthe application submitted for review.
Policy LU-63.Potentially adverse impacts on cultural resources deemed to be significant
should be mitigated asa conditipIl,pfproject approval.,Implementation oftffis Qolicy
should Qccurwithjn thr~e yearsafthe adppti0I,l;\pf the +qq~,Upda~e.·
Policy LU.:64.TheCityshouldworkcoopedtivelywith KingCounfyby exchanging
resource information pertainihgtonatural a.nd cultural'resources.
Policy LU-65.Historical and archaeological sites,identified as significant by the City of
Renton,should be preserve4 ancl/0r inc()q:>ofatedinto de,velopm~nt,projects;
Policy LU-66.Downtown buildings and site development proposals should be
encouraged to incorporate ,displa.ys abol1tRenton's history,inCluding prominent families
and individuals,businesses,and;events associated with downtown's past:Implementation
oftrus policy should occur within three years of the adoption ofthe 2004 Update.
Page 150£70
ORDINANCE NO.5181
V.NON-CONFORMING USE
Goal:Pursue the transition of nOll-couforming uses and structures to encourage
more conforming uses and development patterns.
Discussion:As a coll1 nmnity grOWS,changes in l~~<luse policies sometimesresul~in
"non-conforming uses"as remnants of an earlier land use pattern.Some ofthese non-
conforming uses can retain a viable .economic .life .for long periods of time and even
become desirable reminders ofthe evolutipn ofthe Ci~y.These policies are intended to
guide decision-making about non-conforming uses and structures in the context of
current land USy policy.
Objective LU-P:Evaluate requests for rebuilding of ~on-conforminguses beyond
normal maintenance where they can be made more conforming and are compatible with
their surroundings.
Policy LU-67.Encourage compatibility between.non-conforming uses and structures
alld conforming uses in neighbor~oodsthat have sign.ifica~t numbers of non-conforming
uses.Implementation oftms policy should occur within three years ofthe adoption ofthe
2004 Update.
Policy LU-68.Encourage.developments.that increase the.number of conforming·uses
and structures.
PoliCy LU-69.Transition ofuses and structur~sfrom non-conforllling to those that
conform to zoning and development standards should be implemented in a manner that
recognizes the overall character ofthe neighborhood.Implementation of tms policy
should occur within three years ofthe adoption ofthe 2004 Update.
Policy LU-70.Evaluate permits for non-conforming uses,based on the following
criteria:
1)Relationship of the existing non-conforming use or structure to its surroundings;
2)The compatibility of the non-conforming use with its context and other uses in the
area;
3)D.emonstratedcommunity need for the uSe at its present location;
4)Over-concentration ofthe use within the City or within the area;
5)Suitability ofthe existing location;
6)Demonstration that the use has not resulted in undue adverse effects on adjacent
properties from noise,traffic,glare,vibration,etc.,(i.e.does not exceed normal
levels in these areas emanating from surrounding permitted uses);
7)Whether the use was associated with a historical event or activity in the community
and as a result has historical significance;
8)Whether the use provides substantial benefit to the community because of either the
employment of a large number of people in the community or whether it generates
considerable revenues to the City;and
9)Whether retention of the use due to current market conditions would not impede or
delay the implementation ofthe City's Comprehensive Plan.
Page 16 of 70
ORDINANCE NO.5181
Objective LU-Q:Ensure that the effects of non-confonning structures on character of
the cont:onpipg patterns ofR~nton's nyighborhoods arelllinimized.
Policy LU-71.Evaluate applications torepair or expand>non~b()riformirigstf'llctures
based 011 the fqllowingfactors:
1)Whether'it represents a unique regionafornationalarchitecturalstyle Of an innovation
in architectUre,use of materials,or functional arrangement,arid/oris one'ofthef~w
remaining exanfples of such a style or irinbvation,.
2 Whether it is~paft of a unified streetscape of similar structures thafis unlikely to be
.replicated,uriless the sUbject structure isrebuiIt per,orsiniilar to,its original plan;
3)Whether redevelopment'oftne site'withacollfo'Ji:iliIlg stni2fur(tisunlikely;'and
4)The structure has been well-maintained and is not considered to be a threat to the
public health,welfare,or safety,Ot;it could be retrofitted so as not to pOSy such a
threat.
Page 17 of 70
ORDINANCE NO.5181
VI.PUBLIC FACILITIES
Goal:Develop a system of facilities that meet the public and quasi-public service
needs of pre~entanc:lfuture employees.
Discussion:The purpose of these policies is to address the aspect of a public/quasi
public use that is ngtaddressed in the pertinent lalld use .polici~s..}lublic facilitj~~,also
inclIld~s quasi-public.uses su~h .as cultural and religiou~facilities.Facilities discussed in
this section vary widely in their size,fU l1ctioJ1,s.~rvice area,and imp~c~s.For that reason,
these.polici~s are aimed at addressing the genericimpactsofa.ll ofthe.facilities and the
specific impacts of ea.ch ..(Renton Technical Coll~geand Yall~y Mediy~I.Center are also
addressed in the·Commercial.Corrjdor section of the Land U se Element.)
Objective LU-R:Locate and plan for public facilities in ways that benefit a broa.d range
of potential public uses.
Policy LU-72.Facilities should be located within walking distance of an existing or
planned transit stop.
Policy LU-73.Primary vehicular access to sites should be from principal or minor
arterial streets.
Policy LU-74.Internal site circulation should be primarily pedestrian-oriented.
Policy LU-75.Manage public lands to protect and preserve the public trust.
Policy LU-76.Sites that are underused or developed with obsolete public uses should be
considered for another public use prior to changing uses.
Policy LU-77.Surplus public sites should be considered for alternative types of public
use prior to sale or lease.
Policy LU-78.A public involvement process should be established to review proposals
to change uses of surplus public properties.
Policy LU-79.Guide and modify development of essential public facilities to meet
Comprehensive Plan policies and to mitigate impacts and costs to the City.
Policy LU-80.Use public processes and create criteria to identify essential public
facilities.Public processes should include notification,hearings,and citizen
involvement Criteria should be developed to review and assess proposals for public
facilities.
Objective LU-S:Site and design municipal facilities to provide the most efficient and
convenient service for people while minimizing adverse impacts on surrounding uses.
Page 18 of 70
ORDINANCE NO.SISI
Policy LV-Sl.Public amenityfeatures (e.g.plazas,trails,art work)should be
incorporated into municipal projects.
Policy LU..S2.Municipal government functions that are people..intensive should be
centrally located in or near the Urban Cellter.
Policy LV-S3.Fire stations should be located on principal or minor arterials.
Policy LU-S4.Future fire stations sbould be sited centralto their servite area with as
few barriers as possible in order to achieve best possible response-times.
PolicyLV-S5.Landfor future fire stations should be acquired in advance in areas where
the greatest amount of development is·anticipated.
PolicyLV":S6.Site arid buildil1gdesign ofp()lice faciHtiesproviding direct service to the
general public should be easily accessible.".
PolicyLU-S7.Major functions ofthe police should be centralized in or near the Urban
Center.
Policy LU·SS.Satellite policefacilities may be located outside of the Urban Center.
Objective LV-T:Site and desigl1 tegionalfatilities to provide the most effiCient and
convenient servicefor people while minimizing the adverse impacts on adjacent uses and
the City Urban Cenfer..
Policy LV-S9.Regional facilities that provide services on-site to the public on a daily
basis (i.e.office uses)should be located in the City's Urban Center.
Policy LV-90.Siting of regional facilities that are specialized (e.g.landfills,
maintenance shops)or serve a limited segment of the population (e.g.justice centers)
should-rely more strongly on the speciallocational needs of the facility and the
compatibility of the facility with surrounding-uses.
Objective LV-V:preserve thecultl.1ralpmenities and heritage ofRenton.
PolicyLV -91.The downtown library should continue to be the main facilityfo[the
City.
Policy LU-92.When branch "libraries are developed,they should be located to provide
convenient access to a maJority oftheir users.
Policy LV-93.Futtrre branch libraries and other satellite services may be located in
mixed:.use developmehts to servecohcentrations of users in those areas..
Page 19 of70
ORDINANCE NO.5181
Objective LU-V:Assui"e adequate l(illdand infrastructure at appropriate locations for
development and expansion of facilities to serve theed~cationalneeds of area residents
and protect adjacent uses from impacts ofthese more intensive uses.
PoliCy LU-94.··Postsecondary (beyond high scnool}and other regional educational
facilities that require sites larger than five acres should be located in the Employment
Area -Industrial,Employment Area -Valley,Commercial/Office/Residential,or the
Urban Center designations.
Policy LU-9S.Altel11atiVyfunding sources (e.g.impact fees)shpuldbeexplored for
facilities necessitated by.new.develoPl1lent.
P..lIicy LU-96.Schopls .in i"esideptial nyighborhopds shpuld consider mitigating (idverse
impacts to the surrounding area in site pl(inping and operations.
Policy LU·97.The City (ind the schpol.district shpuld jointly develop l1lultiple-~se
facilities (e.g.playgrounds,sports fields)whene\1er practical.
PolicyLU-9~•.Cpmmunity usepf school site~and facilitiys for non..school activities
should be encouraged.
Policy.LU-99.Facilities that are planned fOfqlosure,should beconsi<iered for potential
public use before being sold for private development.
Policy LU-IOO.Elementary schools should be located near a collector arterial street.
Policy LU-IOI.Safe pedestrian access to schools should be promoted (e,g..through
pedestrian linkages,safety features)through the design of new subdivisions and roadway
improvemeIlts,
Policy LU-I02.Vehicular access to middle schools,senior high schools and other large-
scale facilities (e.g.bus mainteIl(inceshops,sports facilities)should be fromart.erial
streets.
Objective LU"W:Assure that adequate··land and infrastrucrureare available·fof the
development and expansion of facilities to ..serve the health care needs of the a.rea.
Policy LU-I03.Health and/or medical facilities larger than five acres should be located
in portions of the COInmercial Corridor designation mapped with Corn.mercialOffi.ce
zoning,Employment Area -Valley,Commercial/Office/Residential or the Urban Centers
desigpatipps.Smaller scale facilities ..~hould .·lpqate in thy Coml1lercial AJ;teriaI portions
of Commercial Corridor.
ObJfctjVe LU-~:Siteryligipusand ancillary faqilities in.(i manner thatproyides
convenient transportation access and minimiz.es their adverse il1l pactson adjaqent
uses.
Policy LU-104.When Ip9ftting i Il predol1lillftPtly re~idential(lfeas,fyligiou-s facilities
should be on the periphery ofthe residential area rather than the interior.
Page 20 of70
ORDINANCE NO.5181
Policy LU-lOS.Parking should be provided on-site and buffered from adjacent uses.
Policy LU-106.Large-scale facilities should be encouraged to locate contiguous to an
existing or planned transit route.
Policy LU-I07.Religious facilities should be located on and have direct access to either
an arterial or collector street.
Objective LU-Y:Accommodate large commercial recreation that depends on open land
and is intended to serve consumer demands within a region.
Policy LU-lOS.Commercial recreational uses should be located contiguous to a
principal arterial in areas with immediate access to an interstate or a state route.
Policy LU-l()9.C()m1per~ial recreation~Ltlses sQou14·be loc(ited outside oftQ.~.trade.area
of other commercial recreational areas offering similar recreationaI9pportunitie,s.
Policy LU-llO.Vehicular access to a commercial recreational site should be from a
principal arterial street with the number of access points minimized.
Page 21 of70
ORDINANCE NO.5181
VII.RESOURCE LAND
Goal:Maintain the City's agricultural and mining resources as part of Renton's
cultural history.
Discussion:Renton is an urban community with a rich history based on industrial and
agricultural uses that is now transitioning into a vibrant urban center.Some agricultural
r~s9ur(;e-based.uses remain ill ~nvironmentallysen&itiveareqsof the·Potential
Annexation Area and in Resid~ntial L,owI)~nsityDesignatigns .•or on vac.ant land.in
commercial areas.Current policies recognize these existing uses and encourage them as
cultural resources.
Objective~V-Z:Maintain existing cO rn Il1ercial and hobby agricultural uses such as
small farms,hobby farms,horticulture,beekeeping,kennels,and stables,that are
compatible with urban development.
Policy LU-lil.ProhibitcOIllIIlercial.agricultural use&.thatare industrial or semi-
industrial in nature,and create nuisances such as odor or noise that may be incompatible
with residential use.
Policy LV-112.Limit access of large domestic animals to shorelines and wetlands.
Implementing code will be put in place within three years of the adoption ofthe 2004
Update.
Policy LU-113.Control impacts of crop and animal raising on surface and ground water.
Policy LV-l 14.Encourage public and private recreational uses in agricultural areas.
Policy LU-US.Allow cultivation and sale of flowers,herbs,vegetables,or similar crops
in residential areas,as an accessory use and/or home occupation.Implementation of this
policy should occur within three years ofthe adoption of the 2004 Update.
Policy LU-U6.Recognize and allow community gardens on private property,vacant
public property,and unused rights-of-ways.Implementation ofthis policy should occur
within three years of the adoption of the 2004 Update.
Objective LU-AA:Maintain extractive industries where their continued operation does
not impact adjacent residential areas,the City's aquifer,or other critical areas.
Policy LU-U7.Extractive industries including timber,sand,gravel and other mining
within the City's Potential Annexation Area should be mapped and appropriately zoned
upon annexation to the City.Policies governing these sites should be consistent with the
King County Comprehensive Plan.
Page 22 of 70
ORDINANCE NO.5181
Policy LU-118.Mining and processing of minerals and materials should be allowed
within the City subject to applicable City ordinances,environmental performance
standards.
Policy LU-119.Extractive sites,when mined out,should be regraded and restored for
future development compll~i?l~with land use designatioll s forlldjacent ~ites.
Implemertip~coqe will b.e in place "\yithill three years of thy adoption Qf th~~004
Update.·...
Policy LU-12K New plats adjacent to operating extrastive sites should cadY a notice on
the f?-£~ofthe plat specifying tJ;1e ~inpacts that are expected ftqmthe extrag:ive us~:
potential dust,noise,traffic,light and glare...
Policy LU-l~~..Hours 9f operation ofextractive us~s shoulp be based on impactsto,'.-.-:.---:~.'.',-'.,.--.'"-'.,;
adjacent uses:
Policy LU-i22.The City shou,ld apply conditioQaI use perinits or other aRprovals as
appropriate for mineralertraction and processing when:
1)The proposed site contains rock,sand,gravel,coal,oil,gas,or other mineral
resources,
2)The proposed site is large enough to confine or mitigate all operational impacts,
3)The proposal will allow operation with limited conflicts with adjacent land uses
when mitigating measures.are applied,and;
4)Roads or rail facilities serving or proposed to serve the site can·safely and
adequately handle transport ofproducts and .are in close proximity to the site,
Page 23 of70
ORDINANCE NO •5181
VIII.RESIDENTIAL POLICIES
Gmd:Promote new developlJlent and neighborhoodsin the City that:
j)Contribute to a strong sense of community and n~ightiorhood identity;
k)Are'walkable places where<people can shop,'pHiy,and get to work without
always having to drive;
I)i\.rede':~~9ped at:~ensiti~ss?fficient "to,;~uPPQrtpuI>Jic transportation apdJDak,e
eCficient~se of u(b~nseryicesandin'frastructllte.;.......''
m)OtTer a varietY or housing types for a popuIati~n~iverse.in ag~,iI)C9me,and
lifestyle;
n)Ar.eV:iriedortjniqueill ~~ara~ter;.'.•....•.....'..'<>....•.....;
0)Support "g~id;'and "Oexible grid"street and pathway patternswhere
appropriate;
p)i\.re.risually attractive,safe,~nd healthy enviro~lIlentsin,which to live;
q)OtTer connection to'the conuDu:nity Instead of Isolatio~;and <--
r)Provide a sense of home.
Discussion:The purpose ohheResidential policies is to:provide a Citywide residential
growth strategy.,The Resideritial'policies address the location of housing development,
housing densities,non-residential uses allowed'in residential areas,site design.,and
housing types in neighborhoods.(See Public Facilities Section for policies on schools,
churches,and other.facilities in residential areas.See Housing Element for policies
relating to housing types and neighborhoods and the Community Design Element for
policies guiding quality design,)
Objective LU-BB:Manage and plan for high quality residential growth in Renton and
the Potential Annexation Area that:
1)Supports transit by providing urban densities,
2)Promotes efficient land utilization,and
3)Creates stable neighborhoods incorporating built amenities and natural features.
Policy LU-123.Pursue multiple strategies for residential growth including:
1)Development of new neighborhoods on larger land tracts on the hills and plateaus
surrounding downtown;
2)InfiU development on vacant and underutilized parcels in Renton's established
neighborhoods;
3)Multi-family development located in Renton's Urban Center;
4)Infill in existing multi-family areas;and
5)Mixed-use projects and multi-family development in CommerciaVOfficelResidential
and Commercial Corridors Land Use designations.
Page 24 of 70
ORDINANCE NO.5181
Policy LU-124.,PrOtnot~the timely ~nd lo~ical progressionofresidential development.
Priority fOf higher densityidevelop:rrient should be givento developrrient of land with
infrastructure capa~ty and land located closer to the City's Urban Center.
Policy LU-125.Encourage a city-wide mix ofhousing types including:
1)Large-lot single family;
2)Small-lot single family;
3)SrriaJI-scale'a:rtd large':scaletental and coudominium;multi~family housmg;and
4)Residential/commercial miXed:ustfdevelopment.'
ObjeCtive LU..:CC:.Malutainthe goal of a fifty~fifty ratio of singH~fatnilyto multi:
family housing outside ofthe Urban'Ceriter.
Policy LU-l26.A maximum;of fifty percent (500.10)offuiure resitlentiaVland capaCity
should occur in multi-family housing iIi parts ofthe City and P AA located'outside6fthe
UrbahCente("
"."C
Policy ~U-127.Infrastructure.impacts of th~¥oal,of 50/50 ratio ,of sin~le-family to
multi-faniilyoutside the Urban Center should be eva]uated as part of the City'sCapitaI
Improvementsprograllt.'
Policy LU~128.Multi-family unit types are encouraged as part of mixed-use
develop!P«AtsiIl the1.1rbap CeIlt~r,CYIl,ter Village,COmI11J~~ciaJj~ffice/Resi<lential,an,l;!
tqYG.oml1}.~~cial,GpI\fidor ~W1d LJse <l.~signatipns,
Policy LU'-129.',Small-lof,'sihgle:falnilyinfilldeve!optrients and plats should be
supported as alternatives to millti'-family development to bothiricrease theCity's supply
of single-family detached housing and'provide homeo;mership opportunities.
Policy LU-130.Adopt urban density of at least four'(4)oweUingunitsper net acre for'
residential uses except in areas with identified and documented sensitive areas and/or
areas identified as urban sep'aratod.,',.
Policy,LU-13k Encourage larger lot single-family development iIi areas providing a
transition to the Urban Growth Boundary and King County Rural DesigiulB.ori."TheCity
should discourage more intensive plattin,g patterns in these areas.
PolicyLU-132~I:>istOl.mige creation of socio-economicenclaves,especialliwhere lower
income units would be segregatedwithirla development.
Page 25 of70
ORDINANCE NO.5181
RESIDENTIAL LOW DENSITY LAND USE DESIGNATION
Purpose Statement:Policies in this section are intended to guide development on land
appropriate for a range oflowinten~ity residential ap.demployment where lang is either
constrained by sensitive areas or Where the City has the opportunity to add larger-lot
housing stock,at urban densities of 4-dufnet acre,to its inventory.
Landsthat a(e 110t apprqpriat~fOI;urban levels o(de;velqpment are;designated eitber
Resource Conservation or Residential Low Den~ityZoIliIlg;
Lands that eitherdp not have sig!1ificallt sellsitiveareas,or~anbeadequ~tely protected
by the critical areas ordinance,are zoned Residential 4.
Obje-.:tive :LQ,DD:l?(ovide.fqra rallge of lifestyles andllPprOPrl13.te u$esadjacep.tto and
compatible with urb,m development in area~ofthe City and PotentiaLAnnexatiqn Ar.ea
constrained by extensive natural features,providing urban separators and/or providing.a
transition to Rural Designations within King County.
Poli.cyLU-133.Identify and map areas of the Citywhelie.environmentally sensitive
areas such as IOO-year floodplains,floodways,and hazardous landslide and erosi~w,areas
are extensive and the application of critical areas regulations alone is insufficient to guide
future develqpmenL;'
PoJityLU-134.Base aevelopment densities should range from 1 home per '1<3 acres
(Resource Conservation)to 1 home per acre (Residenti~lt I)on Residenti~l Low D'ehsity
(RLD)desigllated l~lpd with§igniflcaIlt environmel.lt,alcqpstraints,·including buJ pot,
limited to:steep ,slopes,erosion hazard,floqdp\aill;s,apd wetlands.or w!len~the a(ea isi,n
a designated IJrban Sepllrator Density should be a lll(ixinu-!m of 4-du/net acre
(Residential 4)on portions ofthe Residential Low Density land where these constraints
are.TIot .extensiye(inciqrbandensities are (ippropri(ite.
Policy LU-135.For the pUrPose of mapping four dwelIill g 1J!1its pefI1etacre(4-du/ac)
zoned areas as contrasted with lower density Residential 1 (R-l)and Resource
Co~ery~ion,(RC)(lfelis;,the.preyalence,Qf significant emriIQIJ,Illental constraintssho1Jld
be.in,tewreted to 'mean:,'
1)Critical areas encumber a significant percentage of the gross area;
2)Dev~lqpable areas a~esepjlf(lte,d from one anotherbY.pervasive critical areas or ,occur
on isolated portions of the siteand access limitationse~st;
3)The location of the sensitive area results in a non-contiguous development pattern;
4)The area is a designated urban separator;or
5)Application of the Critical Areas Ordinance setbackslbu±Iers and/or net density
definition would create a situation where the allowed density could not be
accommodated on the remaining net developable area without modifications or
variances to other standards.
Page 26 of 70
ORDINANCENO.5181
Implementation ofthis policy should be phased in within three years 'o'fthe adoption of
the 2004 Update.
PolicyLU-136.Rural activities,such as agricultural and animal husbandry,should be
allowed.
Policy LU:l137.Warehousing,'outdoor storage,equipment yards,and industrial uses
should not be allowed.Where such uses exist as non-conforming uses,rneaslltesshould
be taken to negotiate the transition of these uses as residentiaf recteveiopment occurs,
Policy LU-138.To provide for more efficient development pattern's and maximum'
preservatioIit>fopen space,residentiakd'eveloprneht maybe 'chistered"andl6r lot sizes
reduced within allowed density le~els in Residential Low Density desig~ations:
Implementation ofthis policy should.'be phased ,in within twO years of theadopfionof the
2004 Update.
Policy LU-139.Minimize impacts of animal and crop-raising on adjacent residential
uses and critica.l areassllch as wetlands,streains,and rivers.
Policy LU-140.'.Control·scalea.nd dehsityof accessory l:>uildingsand barns to maintain
compa.tibility With other residential uses.
Policy LU-141.Residential Low Density areas may be incorporated into Urban
Separa.tors,,"
PolicyI1U:'142.Bndevelop~d portions ofResidential Low Density areas may-be
considered for designation of trail easements or other public benefits through agreements
with private parties..
Objective LU-EE:Designate Residential 4 du/acre zoning in those portions of the RLD
designation:appropria.te for urban lev~ls;(Jfde\rel()prnent,bypt6viding suitable i;'
environments for suburban and/orestate style,'single.:.family residentia,l dwellings.
Policy LU-143.Within the Residential 4 du/acrezoned area allow a maxinlUm density
of 4 units per net acre t?encourage larger lot development and increase 'th~supply of
upper income housing consistent with the City"s Housing Element.,',"
Policy LU:':144.Erisure quality d€0eI6pmenfbysl.lpp'ortitig site planS and plats that
incorporate quality building anttlandscaping stadda~ds,>'.
Policy LU-145:c1riterptet development standards to support projects with higher quality
housing by requiring:"'
1)A variety of compatible housing styles making up block fronts;
2)Additionalatchitectural features such as pitche'd foofs,Toof overhangs,'and/or
decorative cornices,fenestration and trim;aria'
Page 27 of70
ORDINANCE NO.5181
3)Building modulation and use of durable exterior materials such as vvood,masonry,
stucco,or brick.
Policy LU-146.Interpnetdevelopment standards to support provisionoflandscape
features as well as innovative site planning.Criteria should include:
1)Attractiye residential streetscapes with landscaped front yards that are visible from
the street;
2)L(illdscap.illg,prefera-bly with drought-resistallt evergreenpla-nt materials;
3)Large caliper street trees;
4)IrrigatedJandscape pla-lJ.ting strips;
5)Lovv-impact deyelOpment using lan4scliped buffers,open spaces,and other pervious
surfaces;and
6)Signifi~ant IUitive tree and vegetation retention lindlor replacement
RESIDENTIAL SINGLE FAMILY LAND USE DESIGNATION
Purpose Statement:Lands in the Residentilil Sill gle Family :Designation are intelldedto
be used for quality residential detached development organized into neighborhoods at
urban densities.Jt is intelJ.ded that l(lrger subdivision,infill development,and
rehabilitation of existing housing be carefully designeq.to enhlinCeand improve the
quality of single-family living environments.
Policies in this section are to be considered together with the policies in the Regicl1llil
Growth,Residential Growth Strategy section of the Land Use Element,the Community
Design Elelllellt,ang the .Hpusing ElemelJ.t.PolicieS lire implemented with R-8z:pning.
Objective LU-FF:Encourage re-investment and rehabilitation of existing housing,a.nd
development of new residential plats resulting in quality neighborhoods that:
I)Are planned at Ufball densities alld implement Grovvtb.Manageme1lt targets,
2)Promote expansion and.useofpupliqitranspprta-tion;alJ.d
3)Make more efficient use ofurban services and infrastructure.
Policy I.,1J-147.Net development densities.should.fall witbin a mllge·of 4.0 to·8.0
dwelling units per net acre in Residential Single Fa-mily neighborhoods.
Policy .LU-14~••.A.minimumlptsiz:epf5,OOO sqllaref~t sholl14 pe.allowed on in-fill
parcels ofless than one acre (43,560sq.fl.}in single-t'a-milydesignations ..•Allovva
reduction in lot size to 4,500 square feet on parcels greater than one acre to create an
incentiye for aggregation oflalld..'rhewinimum lot size is notintende4 to set the
standard for density in the designation,but to provide flexibility in subdivision/plat
design and facilitate development within the allowed density range.
Policy L(J-149.Lot size should exclude.private sideWa-Iks,easements,privliterOlid;and
driveway easements,.except alley easements.
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d~DINANCE NO.5181
Policy LU.:.150.Required setbacks should exclude public or private legal access areas,
established through or to a lot,and parking areas.
Policy LU-151.Maxitnum·heightofstructuresshouldnot exceed two (2)stories in
single:';family residentialneighborhoods..,
Policy LU-152.Single-family lot size,lot width,setbacks,and impervious surface
should be sufficienttoallow priY<it~opt:P ~pace,lands~8-pingto .proyide bUffers/priya<;:y
without extensive;fencing,and;sufficient an~a for m~int~nance activities.
POlicy'LU-l'53.Interpret developmentstantia~ds tos~PP?rt plats'design~dto in~orporate
vehicular and pedestrian connections between plats and neighborhoods.'Small projects
composedo£single -parcels and/or multiple .parcelsof insufficient·size.to.provide such
cOI1I!ections,.shoulti include future str~et shtbs.Future.street cpnnections should be
clearly identified'to notify resid~nts of future roadway connedions:
PolicyLU-154.Interpret.developrnentstandards to support new plats and infill project
designs incorporating street locations,lot configurations,and building envelopes that
.address privacy and quality oflife for,existing resiqents .
•:.:-'.-.__~._0 .'____•':.:::._,
Policy LU-155.New plats proposed athigher densiti'esthan adja~ent 'neighborhood
developments maybe modifiedwitruhthealloweddensity'range'to reduce'conflicts
between old and new development patterns.However,strict adherenc~to older standards
is not required.
Policy LU-156.Interpret development standards to support projectslllc'orporating site
features such as Qistinctive stands 'of tree~and natw::al slopes that can be retained to
enhance neighborhood character and preserve property values where possible..
Replantinsshould?c~ur wheretr~~~r~not re~ained dueto ~afetY0?nCt(~J:l~'Retenti9n.of
uniqhe site features should be balanced with the objective ofinvesting in neighborhoods
within the overall contextoftheVisionStatement ofthis'Comprehensive Pllm.
Purpose Statement:The Residential Medium Density designationis intended to create.
the opportunity forneighborho6ds that ofIera variety of lot sizes,housing,ahd
ownership option's.".. .
..-;"j'
Resigyntial ¥edillIllJ)"ensity Qetgl)b()~hopdj~'Sl1pu1tiip9,IHde-a ·vari~ty()funittypes '"
designed to incorpqrate fyilturel;from poth sipgle-family,and multi-family qeyelopments,
support cost-efficient hOllsi'ng,fC!;Cilitat KinfiU 4eve1ppmfmt,encourage,:use qftransit
service,and promote the efficient use o."furballseryic,esand infra.struc1:lire.,'
.'-.-.-.-.-,;.~.
Objective LU-GG:Designate land for Residential Medium Density (RMD)where
access,topography and adjacent land uses create conditions appropriate for a variety of
Page 29 of 70
ORDINANCE NO.5181
unit types designed to incorporate features from both single-family and multi-family
deyel()pments,and to support cost-efficient housing,infill development,transit service,
and the efficient use of urban services and infrastructure;
Poli~y LU-IS7.Residential Mydium Density designated areas should be zoned for either
Residential 10 dwelling units per net acre (R-l 0),Residential 14 dwelling units per net
acre (R-14),or new zoning designations that allow housing in this density range.
PoliCy UU-IS8.Residential Medium Density ri'e'ighborhoods may be considered for
Residential 10 (R-10)ioning ifthey meet three of the following criteria:
1)Thea,rea.a4:~<iybas .~mix ofsmall-s~al~multi-f~ll1ily units of..has:hadJong standing
zoning.for flats or other low-density Wqlti,.fa,ll1ily.use;
2)Development.patterns conducive to medium-density development are~stablished;
3)Vacant lots exist or parcels have redevel~i)I)ltmt potyntiaJ for medil,lw-density in:fill
development;...
4)The ptoject.site is adjacentt()major arterial(s)and public transit serviceis located
within 'l4 mile;
5)The site can be buffered from existing single-family residential neighborhoods having
densities ofeight (8)dwelliIlg units or less;or
6)The site can be buffered from adjacent or abutting iIlcompatible uses.
PoliCYLU-159.Areas may be considered for Residential 14 (R-14)Zoning wherethe
site meets the following criteria:
1)AdjJfCept to IIlaior arterial(s);.
2)Adjacent to the Urban Center,Highlands Neighborhood Center,or Commercial
Corridor··designations;
3)P~rt ofa (lesigna,fion totaling over 20 a,rres{a,~reagemay be in Sep~~ate ownership);
4)Site is buffered from·single-family areas or other existing,potentially incompatible
uses;and
5)Develbpfuent withIn the density range ana of siIIlilarunittyplis achievable given
environmental constraints.
Policy LU-160.Support projects,that create neighborhoods with diverse housing types
that achieve continuity through the organization of roads,sidewalks,blocks,setbacks,
community gathering places,and amenity features.
Policy EU-161.Support residential development lncofJJorating a hierarchy of streets.
Streelnetwbtks shouJd connect thr~ugh the deveiopmentto':'existing streets,avoid "cul-
de-sac"'or dead end streets,and be arranged in a grid street pattern (or a flexible grid
street system if there are environmental constraints)...
..,:-.,
Page 30 of 70
ORDINANCE NO.5181
Policy LU-162.Development densities in the Residential Medium Densitydesignation
area should range from seven (7)to eighteen (18)dwelling units per net acre,as specified
by implementing zoning.
Policy LU-163.For attached or semi...attached development in the R-14 zoned portions
of the Residential Medium Density designation,a bonus density of 18 dwelling units per
acre should be available,subject to Density Bonus Review and other applicable
development conditions.
Policy LU-164.When a minimum density is applicable,the minimum development
density in the Residential Medium Density designation should be four (4)dwelling units
per net acre.
Objective LU-HH:Residential Medium Densitydesignationsshouldbe.areas where
creative approaches to housing.density can be implemented.
Policy LU-165.Provision of small lot,single-family detached unit types,townhouses,
an4 tnulti-fatllily §tructure,s cotnpatiple with a si~gle-fatllily character~hould be ~llowed
and~ncouraged'intheR~sideptiaiMedium pensity desi~tion,proviped that density
standards can be met (see also the Housing Elem~nt for housing types)..
C.-":','C'
Policy LU.q·66.'.Verysmall-'lot single':familyhollsing,"sllchascoftages,zero-lot line
detached,semi:..d'etached,toWhhouses,arid'smaWscale multi-family'units should be '
allowed in the Residential Medium Density designation in order to provide a wide range
of housing types.Implementing code will be put in place within three years of the
adoption ofthe 2004 Update.
Policy LU-167.A range and variety oflot sizes and building densities should be
encouraged.
Policy LU-168~Residentialdevelopmeilts should include public arrlenities that function
a~a gathering place within the developmenfan:d -should inClude featUres such as a public
square,operrspace;park;civic or commercial useS in the R-14 zone.The Ceiltralptace
shouldinclud.e passive amenities such as benches and fountains,and be unified by a
design motif or common theme.
Policy LU-l.~9.Re,sidential MediutnDensity site development pl~ns IHlvingattached or
semi-attache4'h9tlsing types sh9uldretlect.the following criten~fQf pJPjects:..
1)Parking should be encouraged in the rear or side yards or under the structure;
2)Structures should be located on lots or arranged in a manner to appear like a platted
deyelopment to ensure adequate light and air,and views (ifany)are preserved
between lots orstructures;.>,.'
3)Buildings should he massed in a.manner that ,proD1otes a pedestria.nscale with a small
neighborhood feeling;
4)Each dwelling unit should have an identifiable entrance and front on streets rather
than courtyards and parking lots;
Page 31 of 70
ORDINANCE NO.5181
5)Fences may be constructed if they contribute to an open,spacious feeling between
'units.and structures;and
6)Streetscapes should include green,open space for each unit.
Policy LU.,.170.Residential Medium Density development should provide condominium
or fee simple homeownershipopportunities,as well asrental or lease options.
Objective LU-II:Residential Medium Density development should be urban'inform
and fit into existing residential neighborhoods if developed as infill projects.
PolicyLU,..171.Buildings should.front the streetrather than be organized around interior
courtyards or parking areas.
PolicyLU-172.Non...residential structures;'.·sUch as community recreation buildings,that
are part of the development,may have idimensions larger than residential 'structures,but
should be compatible in design and dimensions with surrounding residential
development.
policyLU-173.Non-tesidentialstruttures should be cl~~t~red andConn~cted wii~the
overalfdevel6pment through th~brgallizat1on of roads,bi~ck$,'y~ds,'focal point~,ahd
amenity features to create aneighborhood.",..'
PolicX,LU-174.Single-faIl}.iIYjd~t<lche\l building types in the Residential Medium'.
Density.designation shouLd haveY<l maximum lot ,coverage by the primary structtireof
frfty(5Q)pefccent.
Policy LU-175.In the Residential Medium Density designation,common open space
equal to 1,200-square feet per unit and maintained by a homeowners'association,should
be providedfor e,ach seIIli.:.attaQhedor.attached unit.
Policy LU-176.Support site plans that transition to and blend with existing development
patternsusi.t1g tech.t1iqlles such as 10t~ize,deptha.ndwidth,aQcesspoints,building
locatiP.t1Setb<l91<:s,a..t1g.Jandscapin~...Sensitiyjtyto unique.fea.tures anddiffere.nces among
estaqli§pe.dAe.ighpQrhoogs shouldlJe retlecte4 jn site plan design.Xnterpretdevelopment
standl:ifqstp.supportgroun,d,..related orient<ition.,coordinated structural design,and private
yards or substantial common space areas.
PolicyLlf -177.A minimum offifty (50)percent ofa pf.pje.etin the Residential 14 zone
should consist of the following primary residentIal types:traditional detached,z~ro lot
line detached,or townhouses \Vith inclivioual yards that are scaled appropriately fOf each
unit.'".
Policy LU-178.Longer townhouse buildings Of other types of multi-family buiJelings,
considered secondary residential types (see RMC 4-9-065),should be limited in size so
th~ttbe:mass and bulk ,of the building-has a small.scalemulti-family charaeteqraUier
than a large,garden-style apartment development.',iii
Page 32 of70
ORDINANCE NO.5181
Policy LU-179~'In the Residential 14 zone,multi-unit toWnhouses that qualify 'asa
primary residential type (see RMC 4-9-065)-should be limited in size-so that the mass and
bulk is at a human scale,
Policy LU-18&.Projects in a Residential 14 zone should have no more than fifty (50)
percent of the units designed as secondary residential types,i.e.longer townhouse
building clusters,or longer multi-family buildings of other types.
Policy LU,,~~l.Mixed-~se ,c,ievelopment in the form of civic,commercial development,
Of other non-d-esidential structure.~,may be allowed in the central places ,of Residential
Medium Density development projects within the Reside.ntial 14 zon~,subject to
compliance with criteria established through development regulations..
~SIDENTIA.L MULTI-FAMILY LAND USE DESIGNATION
Purpose Statement:The multi-family residentialland use de~ignation is intendedto
encourage arange of multi-family living environments that provide sheIte{for a wid~
variety of people indiffering living situations,from alI income levels,and in all stages of
life..
Althou~~som~peop~e live in,multi-family sit~ati?ns bec~use they/do noth~ve ~n
altern~tive,others prefer livingin mUlti;-familyenvironments rather,than in single-fan:1ily,
detached houses.Regardless of why they 'lIve there:they want and 'deserve the satpe high
standards fOf their homes andneighbdrhoods.'
Single-family and multi-familyxesidential developments have different impacts dnthe
community.
The City must identify a housing mix and implement policies that adequately address and
balance the needs of both residents and the communityas'a whole;
The Multi-family Residential designation is implemented;by Residential Multi-:family
(RMF)zoning.
Objective LU-JJ:Encourage the 'development of infill parcels with qualityproj~cts in
existing m~lti-family districts..'.
Policy LU-182.Residential Multi-family designations should be in areas of the City
where,proj~qts woqld be yQmpatit>le with existing uses and where infrastructure is
adequate to handle impacts from higherdcllsityuses.
Policy LU-183.Land within the Residential Multi-family desigriationareasshouldbe
used to meet multi-family housing needs,without expanding the area boundaries,until
I'and~~pacityin this designation is used.'Resid.entlal Multi-family de~ignations have the
highest priority for development Of redevelopm~nt withmulii.:familyuses..
Policy LU-184.Expan~ion of the Residential Multi-family designation is lilllited to
properties meeting the following criteria:
Page 33 of 70
ORDINANCE NO.5181
1)Properties under considerationsllould take access from a principal arterial,lllinor
arterial,orcoUector.Direct accessshojlld not be thn:mgh a less .intensehmd jlse
designation area;
2)Properties under consideration must abut an existing Residential Multi-family land
use designation on at leasttw-q(2)sidys and.be on the same side ofthe principal
arteriill,lnijJqrarterial,or q)llectpr seryingit;.and
3)Any such expansion of the &.e.sidentiilIMulti-fa111ily lilnd use designation should not
bisect or truncate another contiguous land use district.
Policy LU-185.Development density in the Residential Multi-family designation should
be within a range often (10)dwelling units per acre as a minimum to twenty (20)
dwelling units per acre as a maximum.
Objective LU-KK:Due to increased impacts to privacy and personal living space
inherent in higher density living environments,new development should be designed to
create a high quality living environment.
Policy LU-186.New stacked flat and townhouse development in Residential Multi-
family designations should be compatible in size,scale,bulk,use,and design with
existing multi-family developments in the vicinity.
Policy LU-187.Detached cottage housing designed to include site amenities with
common open space features should be supported in multi-family designations if density
goals are met.Implementing code will be put in place within three years of the adoption
of the 2004 Update.
Policy LU-188.Evaluate project proposals in Residential Multi-family designations to
consider the transition to lower density uses where multi-family sites abut lower density
zones.Setbacks may be increased,heights reduced,and additional landscape buffering
required through site plan review.Implementing code will be put in place within three
years of the adoption ofthe 2004 Update.
1)In orderto.increase the potential compatibilityofmulti"'family projects,withother
projects of similar use and density,minimum setbacks for side yards should be
PFPp0rtional to.the total lot width,.i.e.wi4er IQts sh,Ol.l1d reqllire larger setback
dimensions;
2)TaUer buildings (greater than two stories)should have larger side yard setback
diniensiolls;and
3)Heightsofbuildingsshouid be limited to three stories and thirty-five (35)feet,unless
greater heights can be demonstrated to be compatible with existing buildings on
<tbutti;ng a;nq adja~e;ntlqts.
Objective LU-LL:New Residential Multi-family projects should demonstrate provision
ofan environment that contributes to a high quality of life for future residents,regardless
of income leveL Implementing code will be put in place within two years of the adoption
of the 2004 Update.
Page 34 of 70
ORDINANCE NO.5181
Policy LU-189.Support project design that incorporates the following,or similar
elements,in architectural design:
1)V ariation()f facades on all sides of ~t:ruetures visible from the street with vertical and
horizontal modul~l1ion or articulation;...........
2)Angular rooflineson multiple planes and with roofedge articulation such '!S
modulated cornices;
3)Private entries from the public ~idew(l.lk fronting the building for ground f1<;>or units;
4)GrounQ floor units elevated from siQewalk level;
5)Upper-Iev:el access interior to 'the building;
6)Balconies that se,rve as fun<;tional open spaceJor mdividual.units;and
7)Common entrywaysw~th call()PY orsimil~fetiture..
PolicyLU-190.•Support project site planl1ingthat incbrporatesthefollowing,or similar
elemerits;in order to meetthe inteM ofthe objective:
1)Buildings oriented t9ward pu,blic streets,.
2)Private open space for ground-related unit,S,.'
3)Common open or green space in sufficient amount to be useful,
4)Preferably·underground'parkingor strueturedparking located under the residential
building,
5)Surface parking,if necessary,to be located to the side or rear of the residential
bUilding(s),c
6)Landscapmg of all pervious areas ofthe property,and
7)Landscaping,consisting of groundcover and street trees (at a minimum),of all
setbacks and rights-of way abutting the property.
Implementation ofthis policy should be phased within three years of the adoption of the
2004 Update.
P~licy.LTI -1~1.Re,siQenti~iMultiTfamily projects in Jl1eRMF,zone.~hpuld have a
maximum site coverage by buildingsofthir;ty-five (~5)percent,or forty·five (45).•percent
if greater coverage can be demonstrated to be both mitIgated on site with amenities and
compatible with existing buildings on abutting and adjacent lots.
_.-,-..-.-i:A-:
Policy LU-192.Residen:ti.il Multi-familyprojeets sho\.dd have maximum site coverage
by impervious materials of seventy-five (75)percent.
.'
Page 35 of 70
ORDINANCE NO.5181
IX.CENTERS
Goal:Develop well-balanced attractive,convenien~robustcomDler~ial.office,
office,.and residential development within designated Centers serving the City and
the region.
Discnssion:The Centers category of land use includes two areas of the City,the Center
Village in the Highlands and the Urban Center located in the historic downtown and the
employment area north to Lake Washington.The Urban Center includes two sub-areas:
Urban Center-Downtown (220 acres)and the Urban Center-North (310 acres).Together
these two areas are envisioned to evolve into a vibrant city core that provides arts,
entertainment,regional employment opportunities,recreation,and quality urban
residential neighborhoods.The Renton Urban Center is envisioned as the dynamic heart
ofa growing regional city.Renton's Urban Center will provide significant capacity for
new housing in order to absorb the city's share of future regional growth.This residential
population will help to balance the City's employment population and thereby meet the
policy directive of a 2:]ratio ofjobs to housing.
The Center Village designation is envisioned as a revitalized residential and commercial
area providing goods and services to the Greater Highlands area.The area could
potentially become a focal point for a larger area,the Coal Creek Corridor,connecting
Renton to Newcastle to Issaquah.While development is envisioned at a smaller scale
than expected in the Urban Center,the Village Center will still focus on urban mixed-use
projects with a pedestrian oriented development pattern.
O~jectiye J.,U-:MM:EIlPouragy ~wi~erangy atldcombin~tionofuses,.~yvel()ped at
sufficient intensity to maximize efficient use ofland,support transit use,andpry~te a
viable district
PolicyLU~193.Proll1ote the innovative siteplan~ing and clustering ofCenter uses and
discourage the development of strip commercial areas.
Policy LU-194.Phase imBlemell~ti8n()fd~yel()pm~nt\\'ithin CeJ:lterstp &-qPPOI1:
economically feasible development in the shortt~nnbut also provide a transition to
achieve new development consistent with .long term .land use objectives.
PoIicyLU-195.Designate Center boundaries according to following criteria:
1)The boundary should coincide with a major change in land use type or intensity;
2)Boundaries should consider topography and natural features such as ravines,hills,
and significant stands of trees;
3)Boundaries should occur along public rights-of-way including streets or utility
easements,or at rear property lines where justified by the existing land use pattern.
Boundary lines should not be drawn through the interior of parcels;and
4)As a maximum distance,the boundary should be drawn within a walkable distance
from one or two focal points,which may be defined by intersections,transit stops,or
shopping centers.
Page 360£70
ORDINANCE NO.5181
Policy LU-196.Designate Centers in locations with the following characteristics:
1)AnucIeus,of existipg multi-use development;
2)Potential for redevelopment,or vacant land to encourage significant concentration of
development;
3)Center locations should be located on major transit and tniilsportation routes;
4)Center locations should be served by the City's arterial street system.
Policy LU-197.Change adopted boundaries only in the following circumstan~es:
1)The original mapping failed to consider a major natural feature or significant land use
that would<make implementation ofthe boundary-illogical,or .
2)The amount of land within a Center is inadequate to allow development of the range
and intensity ofuses envisioned for the Center.
Policy LU-198.Support new office and cOmmercial development that is more intensive
than the older office and commercial development in existing Cenfers in order to 'Create
more compact and,efJ;icient c,en"ter$"over time.
Policy LU-199.Allow stand-alone residential development ofvarioustypes a:nd<urban
densities in portions of CeJiters not conducive to -commercial development,or;il1the
U rbanCenterindistrictsdesignated for residential-use_
Policy LU-200.Allow residentialusesthroughout Cent~rs as partof mixed-use
developments.,CoI}-_sider bo~us ini;entiv~s for hog~ing_ririaes ~ompCltible with cOmmercial
uses or lowerdenslty reside-ntial th:fltis adjfl~~ptto G~I1ters.·..-
Policy LU-201.Include uses that are compatible with 'each other within mixed-use
developments;fot example,office and certain retail uses with residential,office,aIld
retail..
Policy LU-~04.Locate~nd ~esign comw-erciaillses with:in a resiq~ntial mixed-use
developmt(Ilt in a DlflIlIlt(f t!uH preserves priv~cy and quiet forresldents.
Policy LU-203.Modify existing commercial and residential uses that are adjacent to or
within new proposed development to implement the new Cent'ef:land use vision as much
as possible through alterations in parking lot design,landscape,signage,anu site plan as
redevelopment opportunities occur.
PolicY LU-20'4.ConsOlidate signage 'for mixed-use develop'me'nt.
Policy Ll!-20S.Identify major n~turalfeflturesflndsUPP9rt qevelopment of new focftl
points!hat 'define the Center and ar~visually distipctive.'.",'
Policy LU-206.Design focal points to include a combination of public areas such as
parks or plazas,architectural features such as towers,outstanding bgilding desigIl,transit
stops,or outdo?r eating areas.Tliesefeatur¥sshould be connectedtq pedestrian
pathways ifpossible."','.'-
Policy LU-207.Evaluate existing inter.sections of arteriaL roadways for opportunities\to
create focal points.
Page 37 of70
ORDINANCE NO.5181
Policy LU-208.Consolidate access to existing streets and provide internal vehicular
circulation that supports shared access.
Policy LU-209.Locate parking for residential uses in the mixed-use developments to
minimize disruption of pedestrian or auto access to the retail compone~t of the project.
Policy LU-210.Connect residential uses to other uses in the Center through design
features such as pedestrian access,shared parking areas,and common open spaces.
Objective NN:',Implement Renton's Urban Center consistent with'the "UrbanCenters
criteria"of the Countywide Planning Policies (CPP)to create an area of concentrated
employment and housing with direct sefYic;e by highcapCicity transitandawiderange of
lCind uses such a~c;oI11mercial/office/retCiil~recreation,public;facilities,parks and open
space.
PolicyLU-Zll.Renton's Urban Center should pe maintained and redeveloped with
supp01:ting land u.se decisions and projects that a~complishthe foUowing objectives:
1)Enhance existing neighborhoods by creating investrn'ent opportuiiities in quality
IJfban scale development;
2)Promote hou,sing opportunities close t9 empl9yment(lfid commercial areas;
3)Support development ofan extensive trapsportationsystem to reduce dependency on
automobiles;
4)Strive for u'rban densities that use land more efficiently;
5)Maximize 'the benefit of public investment in infrastructure and services;;
6)Reduce costs of and time required for permitting;and .
7)Evaluate and mitigate environmental impacts.
Policy LU-212.Establish two sub-areas within Renton's Urban Center.
1)Urban Center-DowntolVn (UC-D)isRento~'s historic commercial dis,t~ict,
surrounded by estaplishedresidential ne:ighborhoods..Th~.UE-:Disloc~ted from the
Cedar River south to South 7th Street artdbetween 1-405 on the east and Shattuck
Avenue Southonthewest.
2)Urban Center.,.,-North (UC-N)is the area that includes Southport,the,Puget Sound
Energy .sub-station,and the South Lake Washington redevelopment area.The UC-N
is located generally from Lake Washington on the north,.the Cedar River and Renton
Municipal Airport to the west,Sixt4 Street andRentonStadiqm to the s~)Uth,and
Houser Way to the east.'.,'...,'..'
PolicyLU-213.Maintain z.onil1g that crel;ltes capacity for,employment levels of 50
employees per gross acre and residential levels of 15 households per gross acre within the
Urban Center.
Policy LU-214:Supp~rt·d.evelopmentsthat utiiize UrQ(in;Center levels of capacity.
Where market conditions do !lot support Urban Center employment and.residential levels,
support site planning and/or phasing alternatives that demonstrate how,over time,infill
or redevelopment can ,meet UrbciIrCenter objectives.
Policy LU-215.Site and building design should be pedestrian/people oriented with
provisions for transit and automobiles where appropriate.
Page 38 of70
ORDINANCE NO.5181
URBAN CENTER DOWNTOWN LAND USE DESIGNATION
Purpose Statement:The Urban Center -Downtown (UC-D)is expected to redevelop as
a destination shQppingarea providing neighborhood,citywide,and,sub-regional services
and mixed-use residential development..UC-D residential development iSexpected to
support urban scale multi-family projects at high densities,consistent withlJrban Cente,r
policies.Projects in the1JC~D a~e~~pecte~to i~corporate mi~ed-uses'inCludiIlgretail~
office,residential,and service uses that support transit andfufther the synergism of
public and private sector activities.In the surrounding neighborhoods,infill urbaIlscale
townhouse and multi-family residential developments are anticipated.Site planning and
infrastructure will promote a pedestrian scal,e environment and amenities.
Objective LU-OO:Cre,ate a balance oflaIl.~uses that contribute to.the revitalization of
doWIltown,~enton and,with the desigIlfltedUrban Senter -North,fulfill the,requireme,Ilts
of an Urban Ce,nter as defined by Countywide Planning Policies...
Policy LU-216.Uses in the UrQan Center Downtown should include a dynamic mix of
uses,including retail,entertainment,restaurant,Qffice,an~re~idential,that oontribute to a
vibrant city core.
Policy LU-217.Deyelopment and·re<ieve,lQpme,ntofUrban Center Downtownshoul<i
strivefor urba.n den~ity and i}).te,l1siwofu~es.
Policy LU-2IS.Ground floor uses with street frontage along Wells Avenue South
betw;eenHouser Way a.nd South4nd Str~t and along South 3rd Street between Main
Ave,nue South and BUrne~Avellue So»th should be limited to businesses which,primarily
cater to walk-in customer traffic (i.e.retail goods and services)in order to generate and
maintai~continuous~e~estriana({tivity in these areas.""alk-in customerorient,e~
business'es'should also be encouraged 'to lOcate along''Street frontages in the remainder of
the 'downtown'core.'
Policy LU-2I9.Projects in the.Drban Centyr -DowntqWIl should achieve an urQan ,
density and.ihtensityofd~yeloPIIlentthat is greaterth~n'tyPicaJ.subur~an neigh?'()rq.o()ds:
Characteristics of urban iritensity include no Of little setbacks,taller structures,mixed-"
uses,structured parking,and urban plazas and amenities within buildings.
PolicyLU-2~-(}.Non-conforming uses should transitionto conforming uses.Non-
conforming structures should be re-usedto.houseconforming uses unless thesize;and
scale of the structure significantly limits the intensity and Clllality of<ievelopm~nt tl:18.t can
be achieved.'..,,
PolicyLU-221.Development should not exceed mid-.riseheights (maximumlO stories)
within the Urban Center -Downtown.
O~~~ctive LU-PP:Encotira~etlie evolution 'ofdo\VIlt0\Vn;Renton as afegional
coIninercial district that complements the red~veiopmellt expe~ted todc~ur in the prb,m
Center -North..
Page 39 of70
ORDINANCE NO.5181
Policy LU-222.Automobile-relatedsales and service uses that require large amounts of
land and currently exist within the Urban Center -Downtown should be encouraged to
locate ihthe City's "Auto Mall"located outside oftheUfban Center -Downtowti'brlo
consolidate their sites and provide multi-storied faCilities.New automobile-related sales
and service uses should be discouraged from locating ilithe Urban Center -Dovmiown.
.,~-
:PQl!~y LU-223.I)iscou~ageus~s jncluding expan~ionofexisti+lg;!lses in the Urban
Center -Do~town that require large areas of sUI;fa~parkinga+Id/or drive-thr9ugh. .
s~f\I;!c~"queumg spa~e.
'.~.....
Objective LU-QQ:Encourage additional r~iid~ntial development in the Urban Center -
Downtown supporting theCountywidePlanningPolicies definition ofUrban Center.
P()licy LU-224.M.~iIlliL:~the us~of ~;Q~ting~i~<lfl,servicesand,cixiy~menitiesand
r~vitalize the City's downtown by promoting'medium to high-de~sityresici~ntial
development in the doWntown area.Allowed densitiesshouldcOilfdrm to;the criteria for
UtbanCenters'iu'the colintywidepolicres..
Policy LU-225.Mixed-use development where residential and commercial uses are
allowed<in the same building or on the same site;should be encouraged in the lirb(l11
Center -Downtown.Incentives should be developed to encourage future development or
redevelopwen,t projects that it;lqo,rp()rate residential llse§,>.;
Policy LU--226.Netresidentialdevelopnient densiiies"uftne Urban Center -Downtown
designation'should achieve a range of 14-100 dwelling units per acre and vary by zoning
district;-.
Poli(.:~..L,V-727.,De~~i!y;~onu~~sllP'to 159 gu/ac m~y he,gra+Ited wtthin de~ignftl~a'reas
for provision of,'or contribution to,aputilic amenity (e.g.passive recre~tion,pupljpart)
or provision of additional structured public parking.',"
POli(.:y~IJ-:2,2~."Cp~~()1}liri14m dev~lop~~ht~PQ!high-<iensity ()yYllyr -qcy\lpied
tcrwnh0u$e d~y~!opIl'l~~~is encouragedinn~eQrp~nCenter-P()yYBtP'0Ill'"
Objective LU-RR:Recognize the following DowntowtrDistricts reflecting varying
development standards and uses that distinguish these areas.
1)DdVJtitowri Pedestricm D1siri8t;"
2)Downtown Core;
3)SouthRenton's Williams-'Wells ;Subarea (see SouthRenton NeighborhooQ Plan);
4)South Renton's Burnett Park Subarea (see South Renton Neighborhood R1an)~and
5)Cedar River Subarea north of the Downtown Core.
Policy LU-229.Encourage th.e~ost intensive d~yeloPQ'l~llt itlthe Downtown pe.q~~trian
District and Downtown C0t;e }Y\tl!~tranSition to lower-sc(,l1ecommercial and resi4~iltial
projects in areas surrounding the DoWntown Core."
Policy LU-230.Ground-floor uses with street frontage in the Downtown Pedestrian
District should be limited to businesses that primarily cater to walk-in customer traffic
Page 40 of 70
ORbINANCE NO.5181
(i:e.retail goods and'services)'in'order to generate and .maintain'·continuous pedestrian,
activity ihthese'areas.
Policy LU-231.Walk-in customer-oriented businesses should be encouraged to locate
along streefrrohtages in'the Dbwntown:Core .Area and the portidnbfthe Urban Center-
Downtown :located'west ofit:'
Policy Ln.2~2.MediumcIj~e r~sfq~I1ti~l.<§cJOstori~~)•.should'belqc~t~d wit~in.th~
Cedar River Subarea,primarily between the Cedar River and $out,h 2nd,andb~tw;e,en
South 7th and the Burlington Northern Railroad right-of-way.",..",
Policy;LU-2~3..'The area bet\yeen South 7th a{1d the BUflingto~N~rthemRailr~a4'right
of-way shoulalncludeacombl~ation of low~(l-~.stories)and ,medium~rise residential to
provide'a transitionberiveenfheemploymentiatea ctnd:themixed-use core.'f
Policy LU-234. Specific streetscap~s,det~l~pment~ia~da~ds,and design guid~lines,for
the South Renton Neighborhood;are outlined inthe'Soutrr Rento'ri Neighborhood'Plan ."
within the Subarea Plan section of the Comprehensive Plan,'
Objective LU-SS:Promot~a rea~nabl~bal~nce between parking supply andpa(king
demand within the downtowl1'
::,,::"',(.1',:"••:••,~,~":,,,/\,'Co''<),h:'
Policy LV-235.Parking shmrlc;ibe.,struqtured wheneveI;feasib Ie.Ay~ess(}ry.surface
parking is discouraged.
Policy.LU-~36.Thee.;i,sting sgpply.9f,parkiIlg should.Q~betterwanagedto encoprage
joint use rather than parking for ea~h.jl1divic;iuaLIwsiness;,.-
P9IicyL;U~237.p(}wnto~.•par}(i:9.g;stapda(sis should re~ogpi:z;e'tlledjfferentde1l1and.$
and.requirements of both local and regional commercial parking versus those of ofti~e,,'
and residential uses.
-;-,.-_-5
Policy LV-238.Alternatives to individual on-site parlcingth~t ~nCburag(;f,efficient,use of
urban land(~.g.fees in ..liFu.ofpa~~in~~IIlultiple-use orshary,dp~rking~eased.off~site,
parking,cai-sharing)shollidbe encb~rag~(L'""','.'..
Policy LV-239.Parking standards and requests for parking modifications for downtown
resideI!ts should.reflecHlle market demand of urban residential uses,taking into aCyount
transitserviceacvailability,car-sharing availability,and o1hertransportation demand
management tools available.,"
PolicyLU-Z.4f).lnord~rtoJJ1a¥j1l1i:z;,eon-street ParkillgavailapiJity in the downtown,.•.•
load!ng,and 'delivery,areas'foy downtown uS,es,should ,be.consolidated and limited to
alleys,other off-street areas,or city-designated on-street loading zones,Alley and.off;..
street loading and delivery areas should be screened from view of the street.
Po~i,c,~.~U~,Z4t •.Al~eys~ag~ld~~lnaintailf,ed in tlly Vrp~p r~nt~r~po~~town I9,pr~~r ",
to facilitate use of alIey-accessedI'M!'c,iIl.gar~~s,fhiightd~liy,~ry,.(ll1dFyp1ovaI9{x~fil§y
and recydables..".'..,.'
(jbJettiY~'LU:TT:'":6e\r~lop;'~itr,~Ji~it pirEhl~ti60 d~s!iib~#oh'~ys!~fu t~~t pr,ovides,,),
convenient connections betweerfdowntdWll andresiden1Uil,employment,and other
commercial areas within the Renton planning area.
Page 41 of70
ORDINANCE NO.5181
PolicyLU-242.Transit shoqld liI}kthe downtown with other parts of the Urban Center,
other commercial activity areas,and the City's major employment areas to encour(lge use
of the downtown by those employees both during and after work hours.
Pol,icy LU,-243.,Future develQpmentand improvementsirlthe T)rban Center-.,
Downtown should emphasize non-automobile oriented travel both to and within the.
downtown,while maintaining an adequate amount of parking for regional r~tail
customers.Transit and parking programs sho~ld b~iIitegrated,balanced,and
implemented concurrently.'.
Polic,yLU-244.Both intercitx and intra-city transit shouldbe focused.at the Renton
Transit Center,th~'multi-modal transitfacilitylo'6ated in the DoWiItown C(.)re Area.
Policy LU-24S...p,erwaJlent park tmdride,fa;GUities ill the UrbaJl.,Cet;lter-Rowntown
should.use structured,Barking ¥ar~ges and svPp~rt the Transit Cet;lter.
PolicyLU-~4.6.··ContinuecievelqpmeIlto£transikoriented deYylopment inthe activity
node established by the downt()wntrat,l~it faGility:..
Policy LU-247.Seek ways of improving speed and reliability of transit serving Renton's
Downtown..
Policy LU-248.Transit span of service should increase as Downtown Renton adds
evening entertainment,dining;8.rid recreation opportunities.
Objective LU-UU:Improve tlih~City's pedestrian and bicycle network tOlncreaSeaceess
to and circulation within the Urban Center -Downtown.'
PolicyLU-249.Pedestrian spaces should be emphasized and connected throughoutthe
downtown...
Policy LU-250.Pedestrians should be given priority use of sidewalks within the Urban
Cel1ter•..-Downt~~'deSigl1~te~gedest~an ...~~~s:
Policy LU-251~B16ck lengths and widths sh~~,l~,he rnaint<\iny<iatthe.Veq¢strian-
friendly standards that predominate within the downtown..
Policy LU.:.252..Where right-,·of..way is available:and'bicycle demand justify them,
bicycledanes should be marked and signed toaccommodate larger'volumes ofhicycle
traffic on select streets designated by the City.
PolicyLU-253.Secure bicycle parking facilities,such as bike lockers and bike 'racks
shouldbe·provided at residential,cohimercia~and public establishments to eri:courage
bicycle use.:
Obje5five LU-VV:Improvet~e.visual,physical and ef{periential quality,lighting and
safetY,'especially for pedestrian~,alOIig downtowllstreets..
Policy hlJ7254.Strong visu~lli~lc<lg.~s shoul~be cre~ttq,bttFe~~.,downtownR~ntQIl,aqd
neighborhbq(fsusing laildscaped ,artenal streets{'iind coIlriectors:'.'.c ..'.."
-_'.'"Co,-.-.'.._,-.,,:;'~/_;•,..'---,..'_--·co ,'..._...-.,..,;:.',,.'.-'.-c.··_··.-,_,._",-'.-,._,_•\.
Page 42 of 70
O~DINA~C~NO.5181
Policy LU-255.Buildings along South 3rdStreetbetween Main and Bumett Avenues
should retain a pedestria'n scale by employing design techniques that maintain the ,
appeanUlce and feel of low-rise structure~toav?id'cr~ation?ftheUcanyo~effect'f{e:g.
preservinghistbric fayades,stepping fayaoes back above the second or third floor).
Policy LU-256.'pp:wntpwn gate~ays~hdJld employ distindtive landscapU1g,~i~nage,
art,architectural style,ang simi'hir teGluiiquesto.better.delineate the opwntown and
enhance its unique charac,tyf..,.'
PolicyLU"'257~Parkingflotsand structures shoulCl employ and rnaintairl'1andscapingand
otherdesigntechniques to minimize the visual impacts ofthese uses.
obJictive LU-WW:Impr6~etI1e\isu~1 aI1dpI1y~icai appear~nGY()flJtii1dingstbqe~tea
more positive image for downtown..
Poli~y LU-258.Site and building oesigns,(e.g.signage;buiioillg height,bJlk and
setback;landscaping;and parking,shoulo reflect unity of design to create a oistinct sense
of place and mitigate adverseirnpacts on adja.cent uses,
Policy LU-259;'Incentives should bedeveloped to encourage rehabilitation{e.g~facaoe
restoration)of older downtown buildings.
ObjectiveLU-XX:Maintain a.nd expand the 'available amenities tbmake"the Urban
Center -Downtown more appealing to existing and potentialcustotners,residents,arid
emplQyees.
PolicyJ.lU-260.Design guidelines should assist developers in creating attractive projects
thata-od'value to the downtown community,attract new residents;employees,and .
visitors,and foster a unique downtoWnidentit)';
Policy LU·261.Design guidelines may vary by zone within the downtown area to
recognize and foster unique identities for the different lano use'areas (i.e.South Renton's
Burnett Park subarea)..
FolicyIJU-262.New oowntownparksshollidcomplementexisting park facilities and be
compatible with planned trails.Trails should be integrated with the ·existing trail system.
Policy LU-263~Urban Center -Downtown development should'be designed to take
aovantage of existing unique downtown amenitiessllchas the€edarRivet,Cityparks
and trflils,,!h~;doWI'lt,()wn;rraQsitCeI,lter,~APerfoJJning Art$Cent~.r,and IZentOJ1HighSyhoql;i"..'..''.....'.'...."
Policy'.LU-264·.Public amenitiesisuchas art;fountains,or similar features should be
incorporated into the design ofpublic areas,major streets and\gatewa.ys ofthe Urban.'
Centex ....Dowp-tow,n.
Purpose Statement:ThrP)clrr9$e,ofth~UG-~,js toredeyelop indu$p-iallC!11d for,Ile~.
office,residential,and:'cbriltlleiCial us'es at asufflCient sca.ieto inipi~ment the u;b~ui
Centers criteria adopted in the Countywide Planning Policies.This portion of the Urban
Page 43 of 70
ORDINANCE NQ.5181
C~nter is anticipated to attract large...scale redevelopment greater than that in the Urban
Center-Do""ntown,J.:!uetothe large available land holdingstlnder single ownership.In
addition,.thisnew develgpment isexpecteg to illcludea wider group ofu~es incluging
remaining ingtlstrialactiyities,neWfes~(irchallg development facilities,.laboratori~s,
retail integrated into pedestrian-oriented sh~ppipg districts,and a range ofwban-scale
mixed-use residential,office.an~conupercialuses.The cOIllbi~ed uses will ge~efate
significant tax.income for the City and provide jobs to balance the.capacity for the more
than 5,000 additional households in the Urban Center.Development is expected to
complement the Urban Center-Downtown.UC-N policies will provide a blueprint for the
transition of land over the next 30 years into this dynamic,urban·mixed-use district.
Policy LU-265.Support more urban intensity of development (e.g.building height,bulk,
1~~dscapin9'parking st~ndards)than with land tlses in the suburban areas ofthe City
outside the Urban Center.
Policy LU-266.Achieve.a mix ofuses that improves the City'~tax and employment
base.
Policy LU-267.Support a range and variety ofcommercialand office uses.
Policy L.U-268.Allow hospitality uses such as hotels,convention and conference
centers.
PolicyLU-269.Co-locate uses withinasiteandJorbuilding in order to promote urban
style,mixed-use development.
Policy LU-270.Support incorporation of public facilities such as schools,museums,
m~ic<d offi~s;alld govemmellt offices into redevelopment effort~by developing (i
public/private.partnership with developers and other Renton •stakeholders such as the
school district,technical college,and hospitaldistcict:
Policy LU-271..Supportllses that sustain minimum Urban Center employment levels of
50 employees.per gross acre and residential levels of IS households per gross acre within
the entire Urban Center.
.PoljcyLU-212...Suppgrtuses that serve the region,a sub...regional,or citywide market as
weUas the stlrroundingneighborhoods.
Policy LU.,.273 ....Support.integrationpfcommunity-scale office and.service uses
includillg rest(itlrants,theaters,day care,art museums and studios.
Policy LU-274.Supporttransitshrticms and transit llsage connectirig to a system of park
and ride lots outside the Urban Center-North.Support park and ride facilities within the
Urban C~ntef ol1ly ""hellth~y are illcluded in strqcttlredparkingas.astand.;.alone usedI'
are develppedas part ofa>mixed-use project.
Policy LU-275.Support an expanded and extended public right-of-way il1the\ricinity of
the present Logan Avenue to provide new arterial access within the Urban Center.
Additionally,thiswiP Pf~!,id~ap9ysicalbuffer b~t\V~l1 re(:i~veloPmellt and continuing
airplane manufacturing operations.
Policy LV-27().Suppoh extension of Park:Ave.to Lake Washin~on.
Page 44 of 70
ORDINANCE NO.5181
PolicyLU-277 •Recogrtizethe need for secure limited access within largemanufa~turing
facilities by retaining private drives and roads in areas where airplane manufacturing
operations continue.
Policy ·LU-278.Support creation of a significant gateway featUre within gateway nodes
as shown on the Urban Center-iNorth Gateway Map.
Policy LU727,~..~u~port·Pfi\'~te/pu~,lic partperships toplan.ap<;1 .finance infrastructure
development,public uses and amenities..
Policy LU-280.Use a,lllerarcb,yof conceptuatp,Ian,master plaH~nd site plan review and
appr()yal tp ,en~ourag~tlie eOh~.~ive dey~lopm,eHt of large,land are~s withiJ}the Urqan
CeI,lte~..,North.·Ipcorp()ra+ejnte~ated.<les!g~regu1<ltionsjnto thi~.l:eviewP(ocy~s.·.
'--::~,_.:- -""."-'--_.'-..;--"---..\.."-',:.."-.'-,-'.--:.'-_.
Policy LU-281.':AddressJhell1ix andcompatibility'of uses,residential density,
conceptual building;site and landscape design,identification ofgateway features,signs,
circulation,transit opportunities,and phasing through master plan and site plan review
process.
Policy LU-282.Fully integrate signage,building height,bulk,setbacks,la~dscaping,and
parking considerations in structures and site plans across the various components'bfeach
proposed development.
PolicyLU-283.Require significant pedestrian element in internal site circlilation plans.
Policy LU-284.:Allo~p&a~!p.~p~ans fot mixed-:tls,e projyCts.
Policy LU-285.Consider placement.ofstructuresandparking·areas in initial
redevelopment pl.aus to facilitate later infilldevelopmentat higher densities and
intensities over time.
Poijcy LU-286•.Support struetureci parking to facilitate full redevelopmentof the {Jrban
Center over the 30-year planning horizon.Where structured parking ,is infeasible for"
early phases of development,parking should be located in the rear or the side of the
primary structure.
Policy LU-287.Dis~ourage parking lots between structures arId.street Ijght-of-way.
,'~'';.~.,.':::'>':",:,,;,,;':::,"\./c'"~-:\"..''''',:'':'<;''..~',':":-",:--~,.";"';:'"'__',':,"'_~'-",~,~
Policy LU-288~Orient buildings to streetsto emphasize urban character,maximize
pedestrian act~vity and minimiz~automobile use'within;the District.
policJ:~U-i~9.Use design re~lationstoPI:oyide d,irectibnon site deslgn,building
design,landsc~p~tt.~atmeD,ts;andp~~in~and circulatipI1.''..
Policy LU-290.Support;a combin(ltion;of inte.fIl<i:land e~emal s,ite desigllJe<itures such •
as:
,.~
1)}>l~as;
2)PrQm.in~Il;t(lfC4iteq;tIr,~J features;;
3)~lgpif1 c(lnt na!)Jralfe~t)Jf:~~;
4)Dt~!inc!ixe fqfaIJea.tv:r~s;and.••
5)Gateways.
Policie~,for surroundiJJg;resid.e.~tial ar~~(north Renton neiglIbor-hood,south ofN 6th
8t)
Page 450£70
ORDINANCE NO.5181
PolicyLU-291.Provide a transition in land use with r~spect to iptensity of development
wh~f<eareas mapped Residential Single Family and,Residential Options border Urban
Center -North designations,
Poli~y LU-292.Create bo~lev,!rd standards for arteriaL streets connecting pr flll1ll,ing
through 'adjacent residential neighborhoods that a:ddressnoise,pedestrian sidewalks,
planting areas between vehicuhrr lanes and pedestrian areas,traffic calming techniques,
lightihgstandards,a'landscapeI>Ianting plan for streettt~es and other vegetation,and
street furniture,'.."."
Policy LU-293..SuPport a miXOfa(;ti~iti~s wit.hin th~lJ~bail'Center -Northd~signa.tion
that SUPP?ttpop~hiti?ns in adjacent residehtial area~as welIasH~w'develbpnrentwithin
the re-development area,Examples oruses th~ts~rVe the needs of existing populations
include neighborhopd-spale retail that addresses the day-to-day needs of residents,
restaurants and coffe.ehouses,publicfa.cilities,and plapes.ofassembly such as parks and
plazas,
Policies for Public Facilities,.",
Poljcy·Lp-294.Evaluate public"facility needs for projected new populations within the
Urban Center -North to accommodate a wide range of future users.
Poljcy,LU...29.5.Support apartIiership with community~sfakeholderssuch as the Renton
School District 0 provide a tr<i~ition for public properties adjapent to the Urban C~nter -
North such as the Sartori Schoohl.~d Rent~n Stadium facilities.'Transition of these .
facilities could range from accommodating a new cIienteleaS the area transitions to
mixed use activities;'or physical fe-development of properties 'addressing the needs of
employees or residents of the Urban Center.
Policy LU-296.Recognize the Renton Municipal Airport as an essential public facility.
(SeeSection on Airport Compatibility Policies).
Urban Center Nortb Districts
The prbposedUrt)anCeIlter-North is divided into two distrietsfor planning purposes.
Each District has a differenfemphasisin termsbfrange,intensity and mix ofuses.These
are District One,east ofLogan Aven'ue,and District Twofwest of togan Avenue:The
impleIll.tfptation qf planmngcpI}pepts fO,r District,TWQ,.y.i~l?e qe,pend,ent 0119e,pi~ipIJsby .
The Boeing Company regarding'Ccpntinued airplane ~assemJ~ly.operations at the RentRH
Plant.For this reason,initiation of redevelopment in District Two will likely occur after
transition Of the area east ofLogan Avenue,District 'One,fiasbeglin.
Consolidation ofBoeing operations may cause certain property located within Distric;t
One to be deemed surplus,making it available for redevelopment within the nearfuuire.
District One is envisioned to include a variety ofuses~1'htHritensity of these uses'would
require substantial infrastructure improvements.More exteilsive development,Ultirilcitely
anticipated with the future development ofDistrict Two,will likely require eveIlInore
significant infrastructure upgrades.
Redeveloptnentin'both distriets\ofthe Urban·Center:::'North WiU:be respbnsiveand
protective of the North Renton residential neighborhood to the south.While the North
Page 46 of 70
ORDINANCE NO.5181
Renton neighborhood is not a parfof'the Urban Center,its residents will'benefit fronitbe
significant amenities provided by development of a new urban community.
Jleaevel?pme~twithin'bot~distri~ts \\Iill'occur ina InaIln~r that is noti~compatible with
the operations attheRentonMunicipalAirport,recognizing that the airJ>ortis an essential
public'faCility located'witnih an urban 'area.RedevelopmeiIt within 'both districts will 'be
consistent with the City"s Airport Compatible Land UseP:rogf~m.The program responds
to State requirements to cOnsider how land use 'in the surrounding areas affects the'
ReritonairPort '..
The current supply ofundetutilized land north ofN.8th Street creates an immediate
redev~lopment opportuni}Y f.o~~firstJ~hase of de.velopm~~t in.Distr.i<;;t Ope.How~ver,
the iJ;lci1,1stri~l.9haracteL()f the$}IrrqWldipg.q~y,elqp~d PtQpe~i~s,both wjth,in DistriQt Two
to th¢west~n~!heJ3J;11pl()Ym~ntAJ:~a-In~ustriaJar~Cl'to the east,.will.m~~eit<iifficuJtto
achieve true urban intensities in District One at the beginning9ft~is trapsition..TIle
overall Vision for the District contemplates much more than a series of low-rise
structures with lar?e parking lots.T~erefore,it isiIllPortant that this initialdeve~opment
fa-~ilit~tes later·stages'of irivestIllent:ast~~Ilei?h~brl1~od m~tures '~~dproperiy >;~rIues
increase.It is also critical that theearly'-stage vision for District dne setsthe stage fOf
high-qUality'reoevelopment "in Distriet Two.'i'
The fOlIowi~g "vis.~ops")iave.been d~vel()ped foteach District~
Vision",DistrictOn:e
TH~cll~ngesin Di$tfi2t Ope will~e <Ira~atic:as sUrfaceparkillg lotsapd e)s:isting larg~
scale industrial buildings are replaced by retail,tIej{tecKa,ndo1fIce u~es..Initial .~.
development may be characterized bY large~format,low-rise buildings surrou1l9iIlg ..
internal surface parking lots and bordered by a strong pedestrian-oriented spine along
Park Avenue.As the Urban Center-North evolv~s,the buildings ofDistrict One may be
remodeled and/or replaced with taller,higher density structures.Parkirig stfUcttire'sriiay
also Q~J)U~lt<in :futtlre ph~ses as.infill woj~c,ts that .furth~rthe urbanization of the DistP9t.
'Fwo initial patterns ~t1developmentareanticipated\Vithinthe Distribt:6ne,creatinga'
destination retail shopping district;,and the other,resulting in amoredivefse mixed-use,
urban scale office and technical center with supporting commercial retail uses.It is hoped
that over time these patterns will blenci to become a cohesive mixed-use district."'-'",-:-,::v,,"~,~":-'._::~,',:__,~~'-_,:.c._'.'.,,'._'.__.'--.;"-.'
In its first phases ofdevelopment,District One>hosts fOf the region a new form ofretail
center.Absent are the physical constraints of a covered mall.Although parking·initially
may be handled ins!1rf&c~lots,~heir ~R¢igura~ion,juxtap,osed,)Vith sql~l1er building
unit~,,~l,ifi?inat~s the expanse.ofp~vingx~hat:mak.~soth,er rxtail sl1oppirlg(ireas .
unappealing to pedestnans.Building facades,of one or two stories,.,arepqsiti~Iled
adjacent to sidewalks and lands~aped promenades.DestinationretailNses t!la,t draw from
a sub-regional or regiOrialinarkt~tblend withsrnaIl,specialty"stores'ih a~integrated
shopping environment to support other businesses in'the area.While large-format ("big-
boX:'}J~t~H ~tqr~§a,I19~QJHeveloPI11ynt,they do nQt~ta,1J.dTalone.Rath~r,they are.
architecturally andfunciionallY connected toth.esllla,llershops a,nd$tores:inintegrated .
shopping centers.C~fes with outdoor ~~atiIl&'tree-litled bouleyards all~smClIlgatheripg
places'iriviteshoppefs to linger after nimcingtheir iriitial pllrch~s'es.Retail deye1oprpe}it
Page 47 of 70
ORDINANCE NO.5181
takeS.iill 4rban fonn with high-quality design considering a human scale and pedestrian
orientation.
W~ile retaiLdevelop1l1entwiIl add to th,e City'sta~base andg~ate a:tnode$tjI1crease ill
emplpymeI1t,thevisionJ9.r the Urb?nCenter-North isthato£aqense emploYtnentcenter.
Withinthe initial phases.o'f redeVelopment,job gro\\:ih will also..oc~ur inhigl1-quality,
.weH.,.designed flex./tech -dtwelopment apd low-to mid-rise office,lab a!1d research and
development buil4ings that provide attractive en~ironmeIlts for companies offering high-
wage careers in information t~chnology,life sciences and light (clean)manufacturing and
assembly industries.
Redevelopment inthis area will also'include_residential()p~ortunities1rllow-to mid-rise
buildings with upper-story office and/orground-~el~ted retail.Ad?itionalsupporting;
retail '\Vill also be constructe~.Loga~A.venue is extended and redeveloped for public use
as a major,tree.;.linedparkway.'.-
--'.--.-,
Durillg tpe second generation of redevel9pment.in District One,chaqging property values
and 1Urth,er investwellt will allow for highetd~nsity deyeJopment -in the fonn.of offices
and residences mixed with oilier uses.As this-area is transformed into.a mature mixed-
use district,community gathering spaces and recreation facilities to support the City's
neighborhoods and business districts become viable ..-Cultural facilities,as well as
convention and conference centers may be located within the Distri(jtang(jotl1d be
inc?:R0rated int?lUixed-usedeveloPlUent with retail,office and hqtels,.~mall P¥ks,9pen
space,and community gatheri~gplaces willi>e irtcorp()raJ~d in~d sitedesigri.;,F,acilities
such as niultiple-sereen theatersimd other cllltUral facilities may addto the amenityvaJue
of the District..
District One Pqlicies;
ObjeCtive LU~YY:--'-Creiite amaj6r commerCiaVretail district developed with:usesthat
add sigI1 iycantJyto R.ellfOn's retailJaxp(ise,.proyideadditionaleroployment opportunities
w~thin tIle City,attra~1Jl.lsinesses that serve a broad markefare;;i.a!1d act as a gathering
pJ,a(je'Yitllin tlle c01l1ill4nity.
Policy LU-297.Support office and technology-based uses with retail uses and services
along.portions of the ground fl()grs to facilit(lJ~the creation of an urban and pedestrian
enviro.I.lUlent.
PolicyLU-29S.Support uses supporting high-technologyindustries such as
biotechnology,·tife Sciences;artd ihformationtechnologyhy providing retail amenities'.
and services iifthea.rea..\'
P~liCy~lJ-~~9.·AJlowfor the·develqpII!ent ofde~tination retail centers that are
consistent v\iith adi~tric,t-widec()nceptl;lai plcW.·..
Policy LU-300.Encourage the placement ofbuilQings for retail tenants ,Hong pedes-frian-
oriented'streets to create urbanconfiguratioIis-,-",""
Po~ic)'"~U-301.:p~ure that bi~-box retail functions as all..anchor to Jarger,copesi~e,
urbart:':scale retail developments.'.. ..
Page 48 of70
ORDINANCE WOo 5i81
Policy LU-302.Encourage a variety of architectural treatments and styles to create an
urban environment,
Objective LU-ZZ:Create an urba.n disfrictinitially 6haracterizedby high-quality,
compact,low-:fise development that (Ian accommodate arangeof indep.enpent retail,
office"res~ch,o~prof~ssionql companies,Suppmt the pontiIluing investment in,and
tqmsitipn ofJow-:ris.e dev~lQpmem into more int,ensiv.e,urpan forQ1~()fd~vel()pment to
support a vitlit Illixecic-usedistrict.oye~tiple..
Poli«;y Lb-~Q3."Enc~uragepe4e~trian-oriented development through master .planning,
building location,and design 'guidelInes..
i .L-
policyLU-304.Supporturbimf6tllls ofsetba¢kand'buffering tr~atm~l1tsuch as:
a)'Streeltreeswith sidewalk gra.tes,". -..
b)"Paving arid sidewalk extensions orplazas,and
c)Planters and ,street furniture.
Policy{-U-30,$..t\llow phasingpl(\,ns for deyelop11lentsaspartofthe master plan and site
plan r~vie\¥that:.
a1Provide a strate~for fu~eirifill orredevelopmentwitb~ixed-use bulldift~s.
'"b)PreserVe-opportunities forffiturestriIctured'parking'and mQr¢int~nse'
employment-generating development.
Policy LU~306.Supporfparkirig at-grade iIi surface parking lots onl{whenstructtired or
under-building-parking is not market viably.','...,' .
Po.li~~..-~lJ ..307.S~~~o,g d~vel()pr,nYPt otp¥kiqg~tructllr~s.u~ing Pfiyate~PP1Jlic
pan:nefshipswhen market will I!~t slfpport strpctural park4Ig,,withoutspbsidy,
Policy LU-308.Supportsurface parking lots behind buildings,andinthe center of
blocks,screened from the street by structures with landscape buffers.
Policy LU..309.Considerpublic/private participa.tidll'inprovision ofstruduredpaiking,
to stimulate additional private investment arid'prodUce a more urban'erivirotimeni.
PolicyLl!~3H).,Supportshare~parkingby~ver.agip.g garkiJ;lg ~atios:for~-l()catedand
lIli~,~Q-llS¢S.·','".".,,.,..,.,
Policy LU-311.Reduce the suburban character of development,preserve opportmllties
for iOOll development,and provide for efficient use of land by setting maximum parking
standards..
p~li~y,cU':JH~,Svpp()rt the c()Cloc,atiop.ofus~S,~ith!ri.~site (indlorbuild,ingip.~;derto
promQt~urbWJ,'style mixe4~use (comInerciallretaIlIo!Iice/re~idential)deyelopmen,t.
_.~;'.-.:-_:'_",.,;,_,_::_::=-.:c _-__,_
Policy LU-313.Discourage ancillary retail pads.
Page 49 of70
ORDINANCE NO.5181
Vision.-,District Two
Ongoing Boeing airplane manufacturing is supported to continue across District Two for
the foreseeable future.This important industrial base will continue to provide high-wage
jobs within the Urban Center ~North as redevelopmentC()ccurs in District One.
Should Boeing surplus property west of Logan Avenue,redevelRpment that folloW-swill
take on more urban characteristics,incorporating mixed-use (residential,office,and
retiril)development types.Planning for the redevelopment ofDistrict Two will take into
consideration the unique issues involved in the trarisitiofidfa'site historically usedfo'r
heavy industry adjacent to the Renton~unicipalAiJ"Port.Redevelopment wiIl be
consistent with the City's Urban Cefitd:-North Airport Compatible Land Use Program.
Eventually,redevelopment will lead to the creation of a vibrant new lakefront community
providing.additiR.~14,Rusing,sl1opping,and ~mpIoyrp.elltQPpprtqnities tq,the region.The
South Lake Washington neighborhood wiil be a <;:enter Pf.(iptiyity.inthePl,Igyt Sounq
region-a premiere address for resigents,a hvbofeconoItlic actiy~Wprovidingcapacity
for high-wage jobs and a world-class destination for sl)ppping,dining,recrea,ti()n,apd
entertainment
Mixed-useoprojects will be highin design and construction quality,and offer landniark
living,shopping,and working environments planned to take advantage of a regionally
cen1:I;,~Jizyd location,efficient (icC(ess,.mass transit,potential passenger ferry connecti,ons,
stellar views of lake and mouoHlins,and restored natural~nvir~:}JJ1Dynts along the ,Cedar
River and Lake Washington shorelines.'
Dey~19pment within District Two will be organized into neighborhoods with~h0lJ:Sing,
shopping,employmeni;and recreation opportunities lo<;ated within,walking distance.
Low-to mid-rise buildings will be located to the southwhile development to the north
will be prirriarily:mid.:.to-high-rise in order to maximize views:'While'some on·street or "
surface parking may occur,the majorityofparlcing Wilfbe provided in the lower levels of
mixed-use buildings or in stanq-alone strqCtures.ciesigned tpyblend in .with the
surrounding neighbofhopd.
Thisellvironwent<:tttfaets a.resiqeIltial,POPtl.la,tion living in up-scale neighborhoods
featuringhigl1ep·'4ensity.concipmiIliqtp."<:tIld apa,rtmentforms ofhoJ,lsing north ofN..8th St.
To~?~~e developments sout~ofN.8~St.provide ,atrallsitiqn,~the adjflCentNo[ih
Rentonneigliborhood in terIns ofscaIeandhse of buildings.Residents of both ....'
neighborhoods will find ample shopping and employment opportunities in the 'll'nmediate
vicinjty;>..
Residents,employees and visitors will enjoy new public open space.These range.froiD
pubIicaccess to the lakefront through small parks,overviews,amI trails,to largepul.>lic
plazas and central greens that provide gcithering places,recreational opportunltie~,(iud a
celebration ofvietvs of the Seattle skyline,the Olyinpic Mountains,and Mount Rainier
"District Two Policies
Objective LU-AAA:Support ongoing airplane manufacturing and accessory uses.
Page 50 of 70
ORDINANCE NO.5181
PolicyLU-314.Supportexistingahplane manufacturing and aCcessory uses while
allowing for the gradual transition to'other uses should The Boeing Company surplus
property witliin District Two...' .
Policy LU-315.Allow airplane manufacturin..g and related accessory uses such as
airplane sales and repair,laboratories for research,development and testing,medical
institutions,and light industriaJ usesiticlucting small staleot'less intensive production
and manufacturing,and fabricating with accessory office and support services.
ObjeCtive LU-BBB:.TfB'oeing 'elects to slitplus property in District-Two,land uses'will
transition into'aD urbanarea characteriied 'by high~quality development offering ,
landmark living,shopping and work environments planned to take advantage of access
and views to the adjacent river and shoreline.
Policy LU...316..Should The 'l3oeing Company elect to surplus properties in BistrictTwo
support the redevelopment with a range and variety of commercial,office,research,and
residelltial use~..'....."
1)Support.a 1Uid-to high-risescale and intensity of developmellf .
2)Support retail and service activities as ancillary uses that are syner~sticwith
commercial,office,biotech,research,technology,and residential activities.
Traditional retail (Main Street),general business and professional s'ervices~and'
general offices are:examples of the types of uses that are supported in combination
with otheractivities..
3)~uPPOD:l.frban scal.eresidential dev~lopmept in Distriyt Two.North ofN.8th Street
stnlcwr:ea parkit1~.$hollld he.r~qllired....'-"-'.
4)Allow a limited range of service uses,such as churches,government office$,~nd
facilities,commercial parking garages,and day care centers through the conditional
use process.'._
5)Allow eating and drinking establishments and cultural faCilities as part of office or
mixed-use development.
6)Prohj~jtne\V\V(ifehou~ing,stor~e including self-:st?rage,vehicle sales,rep~jr and,
display (including boats,cars,~cks,and motorcycles),assembly ang packaging
operaiidns,heaVy and 'medium manufacturing and fabrication urirelatedto production
of new commercial airplanes.
7)Suppprt development of public amenities such as public open space,schools,
recreatiqnaLand cultured facilities,and ml,lSeums.,.
8)Allow cQmmeI(~ialllses such as ret<iil and services provided thaHpey support the
pri111 ary uses of the site and are architectur<iUy alldfitnctionally integrated iqto the,
development.'. - --,
CENTER VILLAGE LAND USE DESIGNATION'-::."-"Y-~~--'.\..'-.:--\'~.,,-.-,',,,:;;-:--._'',,<
Purpose Statement:,'.CenterViHageis characterized<by.areas of the City that provide an
opportunity for •redevelopment as close-inurbanmixed.:.useresidentiaJ -'ahdconlIIlercial
areas that are pedestrian oriented.These areas are anticipateo to pfovide'med'ium·to high-
density residential development and a wide range of commercial activities serving
citywide and sub-regional markets.Center Villages typically are developed within an
Page 51 of70
ORDINANCE NO.5181
existing suburban land use pattern where opportunities exist to modify the development
patteIll to accommodate more,growth within the existing urban areas by providing'for
compact urban development,transit orientation,pedestrian circulation,and a community
focal point organized around an urban village concept.
Obj~ctive LU-CCC:.DeveloR ~enter Villages,characterized by intense urban
development supported by sitepfanning and infrastructure that provides a pedestrian
scaleenvITonment.'.''...
Policy LU-317.Apply the Center Village Designation to areas with:~n existing ~uburban
and auto-oriented.land use patteIll,.which,que.tp availability and pro;ximity t<.)existing
residential neighborhoods,are candid<!te IOGations for a higher density mixed-use type of
development.'.
Policy LU-318.Implement the Center Village Designation using multiple zoning
designations,including Residential 1°(R-1 0),Center Village (CV),cand Residential
Multi;.family (RMF).
Strategy 319.1.Evalufi~e coll1Il1 ercial an9 residential development standards inthe
Center Village and replace zoning designations or re-zone with the vision for a Center
Village designation'.","
Strategy 319.2.Prepare a Highlands Plan as a sub-area plan to further refine the land use
concept for and implement the Center Village land use concepts,Phasing ofthe
Highlands Redevelopment Plan is expected to occur over a 2 -5-year period.
Strategy 319.3.Areas east of Edmonds and north of Suns~t currently zoned RMF are to
remain in residential use.The area north of 12th St.currently zoned R -lOis to remain in
residential use.'.
Policy LU-320.Allow residential density ranging from 10 to 80 dwelling units per acre
in the Center Villagt(Designation..
Policy LU-321.Encourage mixed-use structures and projects.
Policy LU-3f2.,OrieJ:lt site and buildingqesign.primarilY to'Yardpede~tri(ins ang people
to Illaximize pedestrian activity and minimize.automobile use for.circul(ition within the
Center
Policy LU-323.Accommodate parking within a parking structure.Where structured
parking is infeasible,parking should be located in thelnlckor the side ofthe primary
structUre.Discourage parking lots:between structures and street rights-of-way..
Policy LU-324.Use alley access where alIeys currently exist.Encourage designlition of
new alleys in redevelopment projects...
Policy LU-325.Encourage shared parking to use urban land efficiency.
~-.-
Policy LU-326.Develop design'gliidelines to provide direction on site design,building
design,.landscape treatments,and parking and circulatio~tcomponents of new
development projects.Implementation of this policy should be phased within three years
ofthe adoption ofthe 2004 Update.
Page 52 of 70
ORDINANCE NO.5181
Policy LU-327.Encourage uses in Center Villages that serve a sub-regional or citywide
market as well as the surrounding neighborhoods.
Policy,LU-328.Encourage mor~urban style design and intensity of development (e.g.
building height,bulk:,landscaping,parking)within Center Villages than with land uses
outside the Center.
Policy LU-329.Promote the clustering ofcommUIlity commercial uses and discourage
the development of strip commercial areas.
Policy LU-330.Residential development withinCenterVl1lages is intended to be urban
scale,stacked,flat and/or townhouse development with structured parking.
Policy LU-331.Prohibit new garden style multi-family development.
Policy LU-332.Provide community scale office and serviceus~~.
Page 53 of70
ORDINANCE NO.SISl
X.COMMERCIAL
Goal:Support existing businesses and provide an energetic business environment for
new commercial activity providing a range ofservice,office,commercial,and mixed use
residential uses that enhance the City's employment and tax base along arterial
boulevards andin designa,tedd.evelqpIllent areas.
Discussion:There are three commercial designations:
1)Commercial Corrid.qr;
2)CommerciallOfficelResidential;and
3)Commercial Neighhorhood.
These commercial areas range from intense retail corridors to major office parks to
neighborhood scale commercial.Many commercial areas are located along arterials
where the high volumes of daily traffic provide a substantial customer base.
COMMERCIAL CORRIDOR LAND USE DESIGNATION
Purpose Statement:The Commercial Corridor district is characterized by concentrated,
pre-existing commercial activity,primarily in a linear urban form,that provides
necessary goods and services for daily living,accessible to near-by neighborhoods,
serving a sub-regional market and accommodating large volumes oftraffic.
It is the intention of City objectives and policies that Commercial Corridor areas evolve
from "strip commercial"linear business districts to business areas characterized by
enhanced site planning incorporating efficient parking lot design,coordinated access,
amenities,and boulevard treatment Commercial Corridor areas may include designated
districts including concentrations of specialized uses such as the Auto Mall,or features
such as transit stops and a combination of businesses creating a focal point of pedestrian
activity and visual interest.
Commercial Corridor areas are characterized by medium intensity levels of activity.It is
anticipated,however,that intensity levels in these areas will increase over time as
development of vacant space occurs,increased land value makes redevelopment feasible,
and land is used more efficiently.In these districts,provision of pedestrian amenities is
encouraged,as are opportunities to link adjacent uses and neighborhoods.
Objective LU-DDD:The Commercial Corridor land use designation should include:
1)Established commercial and office areas;
2)Developments located on large parcels of land;
3)Projects that may be highly visible from principal arterials;
4)Uses dependent upon or benefiting from high-volume traffic;
5)Uses that provide significant employment;and
Page 54 of 70
ORDINANCE NO.5181
6)Businesses that provide necessary or desirable goods and services to the larger
community.
Policy LU-333.The Commercial Corridor Land Us~'designati;on sh~uid be mapped in
areas with the followiI).g characteristics:
1)Located on,and having access to,streets classified as principle arterials;
2)High traffic volumes;or
3)Land use pattern characterized by strip commercial development,shopping'centers,or
office parks.
PolicyLU-334.The@ommercial·Corridor designation should be implemented tlirough
Commercial Arterial,Commercial Office;6r Light Industriaf'wning.
Policy L {J ..~35 •.Incr~~~ed 4emanq £:of (X)Illrn~rci~l us~s shotd4.be ~ycomIl1()dated
primarily tHro~gh r~dev~toplnent £nd jnt~A~incation ~f e)(jsting busiri~ssarea ..
designatlon\s rath~r thanexpwsi~ri'of tho~~a;e~s.',"
Ob!e.~tive :LlJ;~EE:Sreate9I?P()rwni~i~sfor 9~veloPITl~ntil~4r~T<iev.elopweIlJoflapd
irI'-i>ortions"o{the CbmllIerCiai·toITldoidesignaiionf9[ge[1~r~lpusin~~s P,1l4~ervkeY~·es.
These include a wide range of restaurant,small-scale'to big-box retail,offices,auto
dealers,light industrial,and residential uses.
Policy LU-336.Portions of the·Commercial Corridor designation appropriate for iiwide
range of uses catering to low and medium intensity office,serviee,·ano retail·usesshould'
b~'Il1~PPy9 11Yith,.(::RmIl1erpj~1.Arteri~lzo[1j[1~\
Policy LU-331.'Afeasthat~hould be consicleredfor CommercialArterial zoning should
meet the following criteria:
1)The corridor IS serVed by tnfusit or haS transit witbin one-quarter mile;
2)A historical"strip tommereiriJurbaridevelOpment partempredominates;
3)Large,surface parking lots exist;
4)Primary.d~yelopm~nt on th~site'is 19catedatretlf.portions ofthe property with
par)png in q-ppt of)l}.~buildipgs;
5)Parcel size~nd collfiguratJoB rypic,!lI.yj~defined byaJarger Par~l f[ollting th~
arteriaJ,strc~et:with Jllpltiple '!?lltI,gings,amt businesses,;~d>j.
6)The corridor exhibits long block lengths and/or an incomplete grid street network.
Policy,",U..33~~,COffiHl~rcial AJ:t~riaJ ?9tted ar~g.slwuld;i!Jdude 4U oppo:r;tunity for
residential uses and office as part of mixed-use devdopm~nt.
ObjecQ.y~JtU",F~F:Crceaty 9RJ?9rtlJUitiys,for iut~l1Sivy offi.ce uses,in"pQrtions,of.
Commercial Corndor designations including a wi<ieJ~g~of!?llg.ines,g.,fjnatleiahand
professional services supported by service and commercial/retail activities.
Page 55 of70
ORDINANCENQ.5181
Policy.LU-339.Areas of the City identified for intensi:veoffiee u~~may be mapped with
Commercial Office implementing zoning when site is developed,historically use4 for
office,or the site meets the following criteria:
1)Site is located contiguous to an existing or planned transit route;
2)Large parcel size;
3)High visibility;and
4)Opportunities for views.
Policy LU-343.Retail and services should support the primary office use in areas
identitiedfor Comrpercial Omce'zomng,and shQuld beloeated on the ground floor of
otliceand parking structures.
..
Policy LU-344.In the Commercial Office zone,high-rise office development should be
limite~to ten (10)stories.Fifteen (15)stories may be obtained through a height Qonus
sY'steth.'..,
Policy LU-345.Height bonuses of five (5)stories may be allowed for office buildings in
designated areasqttq~)(;.QIllIll~rl;iaJOflice zone,~nder~ppropriate conditiQns,Where
sites provide aqqi#qn:ilpublic benefitssl,iyh ~s)plaz;as,.parks,e){cePtiollall~n4sc~ping,
andlor public art ...'
Objective LU.;GGG:6t:lide redevelopment ofland illifheC?mrnerciaICqrridor
designation with Commercial.Arterial zoning,fr0lIl thee~isting sinp.corririlercial~r~an
forms intomoreconcerifratedforrnS;in which structures and parking 'evolve from tHe'
existing suburban form,to more effi'cient urban cOnfigurations with coHesive site
plannIng:'''"
Policy LU-346.SuppOrt the redevelopment of cOriunerciafbusmess districts located
.along~princlpal arterials iiHheCCity,'c-..-..--~_.
Policy LU-347~Implement development standards tHat'en&nirage lively,attractive,
mediunrto ,high-density c'omm,erCial areas."'
Policy LU-348.Encourage consolidation of individual parcels to maximize flexibility of
site design and reduce access points,
Page 56 of70
ORDINAN~E NO.5181
Policy LU-349.Support development plans incorporating the following features:
1)Shared access points and fewer curb cuts;
2)Internal circulation among adjacent parcels;
3)Sharedpark:ing faCilities;
4)Allowance for future transition to structured parking facilities;
5.)Centralized ~ignage;
6)Unified development concepts;and
7)Landscaping and streetscape that softens visual impacts.
Policy LU-3~O.New developmtmt in Commercial Corridor designat(X1 areas should be
encourage~to implement unirormsite standards;'including:"'
1)Minimum lot depth of 200 feet;
2)Maxi1l1um hei&htoften (10)~tories within office zon.~d designati?ns;
3)Parking pr~ferably at tli~re';I0fthe building,of on the side as a second 'choice;
4)Setbacks that woulJ.allov/fucorpbrating a landscapebuffei;,'
5)Front setback without frontage street or driveway between building'and sidewalk;and
6)Common signage and lighting system.
PQli~YI.U.351.I~~ntify anet tr1~p ac~ivity nodes 10cateqalQng'Rrinc~pal a:r,terials tpat'are
the foundation ofthe Corridors,and guide the development or re~lY\lel()Prn,,~nt ()f thesy
nodes as activity areas for the larger corridors so that they enhance their function.
PolicyXP-35~~l),ey~iopmePtwit4~Il,d~finy~aet~vity n()Ays sh~mlq be,subject to
additional designguidelines as clelmeatedin the devdopment standard~:
PolicyLU-353.Structures at CQmmercial Corridor int~r~e,ctions sh{)tlld not be set back
from the street and sidewalk so.as to allow vehicqIar circylation or parking to be lo~ated
between the sidewalk and the buildIng.',,
Policy LU-35~••,CQllltl1ercial Corri.Aor intersections fj-equentecf.bypedestrians,dlleto the
nature of rie~rbj'ljs~s or tr~sitstops,Bh()uld fea1:ur~sidewalkpavementincre~sed t()
form pedestrian comers and include pedestrian ameI1iries,.signag~,~ci spe~ial.design
treatment that would make them identifiable as activity areas for the larger corridor.
POlicy'LU-355.Parkiiig at desigiJited i)1tersyctjo~s should b~in ba~k()f sfru~turesand
not located between structures arid the sidewalk or street."',,
Policy LU-356:StljIctures in CqmmerciaLCorridor areas that front sj~~walks al:mtting
the pnncipal arteriaIor are located at activity'nodes should be eligibl~J()r a ~eight bonus
and therefore may exceed the maximum allowable height in the district.',
Policy,LU...3S7.Public·amenity 'features (e.g.plazas,recreation areas)should be
encouraged (:ls,part ofnew developm~ntor redevelopment.
Policy LU-358.Parking areas should be landscaped (induding street trees,buffers,
berms),especially along roadways,to reduce visual impacts.
Objective LU-HHH:Support methods of increasing accessibility to Commercial
Corridor areas for both automobile and transit to support the land use objectives ofthe
district.
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ORDINANCE NQ.5181
Policy LU-359.Support routing ofthe citywide transit system to Commercial Corridor
areas to provide greater access.
Policy LU-360.Encourage development proponents to work with the City
Transportation Division,King County METRO,and Sound Transitin order to site.transit
stops within the Commercial Corridor areas.
Policy LU-361.Public transportation transit stops located in CommetcialCorridor areas
should be safe,clean,comfortable,and attractive.
Objective LU-ill:Ensure quality development in Commercial Office zones.
Policy LU-362.Office sites and structures should Be.des~~ned (e.g.signage;.bljilding
height,bulk and setback;.landscaping;parking)to mitigate adverse impacts on adjacent
land uses.
Policy LU-363.Parking Brovi4edon-sit~,in parkipg structures,and eith~r Bulfered from
adjacent uses or incorporated illt9 pedestrian-oriented street design,is preferred.
Policy LU-364.In areas developed with high intensity office uses,circulation within the
site should be primarily pedestrian-oriented.
Policy LlJ-365.Inareas.developed\Vith high intensity office uses,vehicular accessto
the site shOl.lld be from the primary street with the access points minimized and designed
to ease entrance and exit.
Policy LU-366.Public amenity features (e.g.par}(g'pl~as,recreation areas)~should be
encouraged (i.e.through incentives or similar means)as part of every high-intensity
office development.
Policy LU-3.67.In are~s·dev~lop~d with hi~h intensity office uses,site.alld building
design should be transit-,people-,and pedestrian-oriented.Ground floor uses and design
should be pedestrian-oriented.
ObjectiveLU-JJJ:.~WhereCom11lerciar Corridor areas intersect other land use
desi~.natkms,recognition of a ~ransition and/or buffer between uses should be
incorporated into redevelopment plans.
Policy LU:-368.Consideration of the scale and building style of near-by residential
neighborhoods should be included in development proposals.
PolicyLU-3(}9.Development shOllld b@designed t?consider potelltial adverse impacts
on~djacent,lessilltellsive uses,e.g.lighting,landscaping,and setbacks should aU be
considered during site design.
Policy LU-370.Landscape buffers,additional setbacks,reduced height,and screening
devices such as berms and fencing should be employed to reduce impacts (e.g.visual,
noise,odor,.light)on adjaCent,.le~s intensive uses.
Page 58 of70
ORDINANCE NO.5181
Renton Auto Mall
Discus$ion:The Renton Auto Mall is intended to serve several purposes on behalfofthe
City and business community:It incre.ases vehicle sales and corresponding tax revenue
returned to the City.It has special developmentstanciards that are predictable,cohesive,
and uniform throughout the District.
It is easily accessible from regional interstate transportation systems,and improves and
increases values of underdeveloped property.The Auto MaH,by providing a District for
this concentrated activity,-allows land that might otherWis-e be usedfor vehicle sales and
service to be re,utilized more efficiently in other Districts,such as the Urban-Center.
AdditiO?albenejits may a~.crue to both Cif)!residentsandpeople on a regional basis d~e
to-the opportunity to comparison shop and conveniently participate in-activities related to
auto sales and service.
Objective LU-KKK:Provide support for a cohesive Commercial Corridor District
specifically for the concentratiollof auto-and vehicular-related businesses in order to
increase their revenue andthe sales tax base fotthe City.
Policy LU-371.The Renton Auto Mall should be primarily located along SW Grady
Way,between Oakesdale Ave.S.W.and Williams Ave.S.,but m~y be expanded beyond
this area as waITanted.
PolicyLU..~7+.The objectives.and,policies qfthe Commercial Corrigor designation
should he implemented by COIllllle~ci~l.Arterial(rA)zoninRwithin Auto Mall District A
and by the underlying,zoning in Auto Mall District B.
Objective LU-LLL:In order to further the continued cohesiveness of the Auto Mall
Improvement l)istrict,a right..of-wayimprovetnent pl(ln should be completed,adopted,
and implemented by the Cityin <;oordinatiopwith property owners and auto de(tlers.
PolicyLU-373.The c00rdinated right-of.:-way improvement plan should address area -
gateways,signage,landscaping,circulation,and shared access.
Policy LU-374.A designated gateway to the Auto Mall District should be made visually
distinctive through the u~e of gateway features_
Policy LU-375.Inorderto facilitate the consolidation of land into a cohesive district,
fees and other compensation normally levied for street right-of-way vacation should be
waived.
Objective LU-MMM:Auto Mall Improvement District development standards,site
planning,and project review should further the goal ofothe City to present an attractive
environment for doing regional-scale,auto;.relatedbusiness.
Policy LU~376.Landscaping along 'principal arteriai~should be uniform from parCel to
parcel in order to further the visual cohesiveness of the District.
Page 59 of 70
ORDINANCE NO.5181
Policy LU-377.On-site landscaping should consist of a minimum two 'and one half
percent (2.5%)of the gross site area.
Policy LU-378.On-site landscaping should primarily b~located at site entries,in front
of buildings,and at other locations with high visibility front public areas.
Policy LU-379.Vehicle service areas should not be readily visible from public rights-of-
way.
Objective LU-~NN:Use ofthe Auto,Mall Districtbypedestrians.should be encour<j,ged
,byimproving \safety an,d creatwg all attractive,~~walk(ible"bl.lsiness epvjroIlffiept.
Policy LU':380;Designatoo walkways should be partofa larger'rtetwoik ofpedestrian
connections between businesses throughout the district.
PQlicy LU-3~~.".To enhance use of the Auto Mall IInproveIn{(ntDistrictby pedestrians
the following features should be used:
•Wheel stops or curbs placed to prevent overhang of sidewalks by vehicle
bumpers ..
-Customer,parking locatoo.and clearly marked neM~ite ,entries.
•Coordinated dealer-to-dealer signage should be.developed.
NE Sunset Boulevard Corridor
Discussion:-The NE Sunset Boulevard Corridor is unique in the City due to the htghly
eclectic mix ofcommercial and residential uses along its length.These integrateduses,
located at a "gateway"to the City,are an appropriate signal to those entertng fienton
that the 'c:ommzmlty is diverseminany ways.Height liriiltcmons in the Development'
SfandOrds have kept buildings along the liE Sunset Boulevard Corridor at two Stones or
below,a scale that is generally con$istent with tJU{varidus!ormsiofresidentiafa[ong the
corridor.
Objective LlJ'-600:.A special district .••·~houl~~e.designated •.alon?~.S~nsef
Boulevard.The purpose ofthis area would be to make the commercial environment
rnofetlttractivet(:)J,Oc(i;1 apdsub-regional shoppers sothatlocalbusinesses Will be more
economically viable and theCity'staxbasewilI increase.ImplementingcodewiUbe put
inelace within three years ofttte adopti~m dat~for the QMAupd~te..
Policy LU-382.Within the NE Sunset Boulevard Comd6f,a "Business District"should .
include-the commercial properties along NE Sunset Blvd.from east of Duvall Ave.N.E.
to west of Union Ave.N.E.
Policy LU-383.The NE Sunset Boulevard Corridor,due to its location on the east
boundary of the City,should indude City gateway featur~s.
PolicyLU-3~4.The NE Sunset Boulevar.d CorridQr,dueto itsJocat~on abutting
Highlands Neighborhood Cent~r,should.be considereda.gatewayto that district and
feat.ure design eleIJ?ents that are coordinated with,and ret1ect.the .nature of the Highl~Jl~s
Neighborhood Center'...:..'.'...'"',..'..
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ORDINANCE NO.5181
Policy LU-385.The policies ofthe Commercial Conidor designation and the NE Sunset
Boulevard Conidor should be implemented'by Commercial Arterial.(CA)zoning.
Policy LlJ~~~6.Vehic1e~ales business~sexi~ting iIlthe NE Sunset Boulevard Business
Corridor shollid be em;oU1;aged to relocate to the Repton Auto Mall Distric.t.
o .",','"••••""••••••••','••••'.',.,
Northeast Fourth Corridor
Discussion:The Northeast Fourth Corridor is an active commercial m'ea locatedat a
gateway to the City.It featuresa wide variety ofretaj.l arul service uses and severql
different stru..cturalfol;'?J.s jrornsmql1 professionalpffir:es to large~scqlestrip wails yYith
major grocery anchors."........"'..",...
Annexationsqfland into th~.City to the~ast ojtbis c;qmmercial area.and wbsequent
development'oflarge single family hou,~ngproje,cts,bas increased the marke.t grea for the
Northeast Fourth Corridor considerably in recent years.'.
Objective LU-PPP:A special commercial are~shou~d be designated along Northeast
Fourth Street.The purpos~ofthis area would be to enhance the commercial environment
to increase revenue of localbusmesses ancfthe City'stax base.
Policy LU-387.Within the Northeast Fourth Conidor,the "Business District"should
and extend from west of Monroe Ave NE to Field Ave N.B.
Policy LU-388.The policies of the Commercial.Corriqof designationanq the Northeast
Fourth Conidor Business District should be implemented by Commercial Arterial (CA)
zorung.
Objective LU-QQQ:The Northeast Fourth ConidorBusiness District should be
enhanced to improve efficiency,safety and attractiveness to both potentialsl'1o.J?per~and
pass-through traffic.'.
Policy LU-389.Due to its location at a key entrance to the City from the east,t~e
Northeast Fourth Corridor Business District should include gateway features.
Policy LU-390.The Northeast Fourth Business District should be enhanced with
boulevard design features such as landscaped center of road medians for the purpose of
improving safety through traffic control and slowing traffic for pedestrian:~.afety ;ind
improved conditions for vehicles leaving and entering the principal arteriaL .
PolicY~lJ-391.To tl'1r ~~t~.ntpo~sible,undev~I8J?eqparc~1~~~9 pads~Ild/.pr
redevelopment in the Northeast Fourth Corridor Business District should featrlre street-
facingbuilding facades lo~~t~d amaximum offlfteen (15)feet setback from the non-
curb edge of sidewalks,'abutting the prinCipalarteiiaL ...
Policy.·:£.,lJ-392.lI1t~e Northea~lFourth Bu~iness Co!£idQrBusiness Dist~ict,where'
buildings are set ba~k more than:fifteen (15)J~et from tp~principal arterial,new
development or redevelopment should:
Page 61 of70
ORDINANCE NO.SI8I
L Contribute a furnished public gathering space,abutting the sidewalk along the
principal arterial,of no less than 1,000 square.feet with a minimum dimension of
twenty (20)feet on ()~e side.Such space should have landscaping,including street
trees,decorative paving,pedestrian-scaled.liphting and seating,at a minimum.
2.Designate appropriate site(s)for future pad development for additional commercial
structures located to conform to maximum setback requirements.
Puget.Corridor
Discllssio~:..The Fuget Corridorisac~lrlrnercial area along a busy arterial,bordered
by multifamily development.Itfeatures a mix ofretail,office,and service uses.
Objective LU-VVV:A special commercial area should be designated along South Puget
Drive.The purposeofthis area would he to enhance the cornmercialenvironment to
increase revenue oflocal businesses and the City's tax base.
Policy LU-406.Within the Puget Corridor,the "Business District"should and extend
from the intersection ofPugetDrive and Benson Road S to the 1-405 overpass.
Policy LU-407.The policies of the Commercial Corri<iordesign(ition and the Puget
Business District should be implemented by Commercial Arterial (CA)zoning.
Policy LU-408.Due to its location at a key entrance to the City from the south,the Puget
Business·District should include gateway features.
AutomaU
(map)
NE Sunset Blvd Business District
(revised map)
NE 4th Business District
(revised map)
Rainier Business District
(map)
Puget Business District
(map)
COMMERCIAL/OFFICEIRESIDENTIAL LAND USE DESIGNAnON
Purpose Statement:The CommerciaI/Offic~(Residen.~ial(COR)de&ignation provi<ies
opporttInities for large-scale offic~,.commercialr~tail and In~lti-family projects
developed through a master plan·and site plan process incorporation significant site
amenities and/or gateway features.COR sites are tYpiCally transitionsrrom an industrial
Page 62 of 70
ORDINANCE NO.5181
use to a more intensive land use.The sites offer redevelopment opportunities on Lake 'i
Washington and/or the Cedar River..
Objective LU-WWW:Development at Commercial/OfficelResidential designations
should be cohesive,high quality,-landmark developm.ents that are integrated with natural
amenities.'The intention 'is to create a·compact,urban development with high amenity
values that·creates a prominentideritity.
Policy LU-409.Designate CommercialiOfficelResidentiaIinlbcations meeting the
foHowing criteria:
1)There isthepotenti~l forredevelopment,ora sufficient amount ofvacant land to
encourage significant-concelltratioll'ofdevelopment;
2)The COR site could function as a gateway to the City;
3)COR sites should btl'locatedcm major transit anci"trartsportatiollroutes;'and
4)Tlie CQR location has significant amenity-value,such as water·access,that can
support-landmark development.
Policy LU-410.Consistent with the locational criteria,CommerciallOfficelResidential
designations may be placed on property adjacenfto;or abutting,residtmtiaI,cotninetcial
industrial designations or·publicly owned properties',".COR designations next to higher
intensity zOnes such as industrial,or next to public llses,may provide attahsition to less
intense designations in the vicinity.Site design of COR should consider the long-term
"retention ofadjaceI1t'or abutting industri,U otpublic uses.
Polky;LU-411.Uses in CommerciaVOfficelResidentialdesignationsshould include
mixed'-use complexes consisting of office,and/or residential uses,cultural'facilities,;hotel
and convention center type development,technology research and development fil:cilities;
and corporate headquarters.
Policy>LU;;;412...Commercial uses sl.tchas retail and services should supportthe primary
uses of the site and be architecturally and functionally integrated intothe developm.ent.
Policy LU-413.Commercial development,excluding big"'box,may bea primary-use in a
Commercial/OfficelResidentialaesignation,if
1)It provides significant economic value to the City;
2)It is sited in conjunctioll'v,rithsmaU-scalermultiple businesses irta."business district;"
3)It is designed with thesCaleand'lntensity envisioned for the COR;and
4)It is part of a proposed master plan development.
Policy LU-414.Individual properties may have a single use if they ca.nbe developed at
the scale and intensity envisioned for the designation Com.merciallOfficelResidential
project,or if proposed as part of a phased development and multi-parcel proposal that
includes a mix of uses.
I .~',
Page 63 of70
ORDINANCE NO.5181
Policy LU-415.Structured parking 'should be required.Iflackbffinancial feasibility
can be demonstrated at the time of the COR development,phased structured parking
should be accommodated in the proposed master plan.
Policy LU-416.Sites that have;significant limitatio.ns Quxedevelppment due to
environmental,access,anqJoriand assembly constraints'should be grantedJlexibilityof
use combinations and development standards throughthe master plan process.
Policy'LU,4J 7.Private{publi<hpartnefships should be'encouraged to provide
infrastructure development,transportation facilities,public uses,and amenities,
Policy LU-4l:a:.'Adjacent properties withinaid.esignatedCOR should,b~QQmbinedfor
master planning purposes and publicreviewi!'egard.less:Qfownership;
Policy LU..4J9.)'Mastef;plansshoI.I1dQoOf;dl~atetheIl1ix.,andcompatibilityofus.es,
residential density,conceptual bj.:l,jlding;.site :and ilandscaped.esign~.identifitation of
gateway features,signs,circulation,transit opportunities,and·phasing·regardless of'
ownership of individual parcels.
P.oljcyLlI:-42.0.MaximuDlI:esidential density at CORdesigriated sites should range
betw@n 3.0.to 50 dwelling units per acre.The same area.used for conunercial anci:office
deveI!~pment may also be use<hto.calculate residential deIlsity.,.
-'-<-
Policy LU-421.CommerciaIlOf!i~lResidentia1.Qlaster;plans should be guided by.design
criteria specific to the location,context,and scale of the designated COR COR Design
Guidelines shQuld fully jnte,grate,signage,building 'height;bulk,setbacks,landscap~g:,
:l;ln4 Har:king considerations Jot:";theyariolJs cOI)1POuentsofeach .proposed,projectwithin
theCQR devel~pm.eIit.;.,.\J '",'""
Policy LU-422.Internally,Commercial/OfficelResidentiai developments should be
primarily·pedestrian-Ptiented.,InternalsitecirQlJlation ofvehicles.sho.uld be separated
fromPedestnaVsiWher,eyef feasible by d.ediqate.dwallcWays.
poli'iyLiU:-:423.p,p,mar;y vehiclJlaraceess.to CO&develQpment,should be,fj-omprincipal
arterials ..Internal streets should be sized hierarchically.G.utbcuts,shouId noLconflict
with pedestrian routes,if possible.
Poli~yLU.,.424.CommercialLGfftce/R.esidential developrnentsshould have a'
combination ofinternal a~d extemal site ,design features;i.sueb as:
1)Public plazas;
2)"f:XQp:linent architectural-featiJre~;
3)P\!bJig aCce$s to.natlJra!featiJres or views;
4)Ili§tinctive fO~al fe,atu[es;,
5)Indication of the function as a gateway,if appropriate;
6)Structured parking;and
...~.'.:
Page 64 of 70
ORDINANCE NO.5181
7)Other features meeting the spirit and intent of the COR designation.
COMMERCIAL NEIGHBORHOOD LAND USE DESIGNATION
Purpose Statement:The pUlpose of Commercial Neighborhood designation is to provide
small scale,low-intensity commercial areas located witJ1in neighborhoods primarilyjor
the convenience ofresidents who live nearby.Uses should be those that provide goods
andservices.In addition,:a limited amountojresidential opportunities should be
provided
Objective LU-XXX:Commercial Neighborhood designated areas are intended to reduce
traffic volumes,permit small-scale business uses,such as commercial/retail,professional
office,and services 'that serve the personal needs ofthe immediate population in
surrounding neighborhoods.
Policy LU-425.The·Commercial Neighborhood designation should be implemented by
Commercial Neighborhood zoning.
Policy LU-426.Commercial Neighborhood designated areas should be located:
1)Within one-quarter mile of existing and planned residential areas;
2)TCHhe eXtent possible,outside of the trade ateas of other small-scale cOmmercial uses
offering comparable goodsand services;and
3)'Conti$uousto a'street riO smaller than those classified at thecdlleCtor level.
Policy LU:'427.Commercial NeighborhoOd designated areas should nofillcfease irlscale
or size to the point of changing the character of the nearby residential neighborhood..,
Policy LU-'-28.,The small-scale uses ofCommetcia1 Neighborhood designated areas
should not increase in intensitysO'thafthe characteroffhecommercial area'Or fhatOftne
nearby residential area is changed.
PolicyLU-42~h A mix of uses (e.g.convenience retail,consumer services,offices;
residential)should'beericounlged in small-scale commerCial developments within
Commercial Neighborhood designated area,s.
Policy LP-430.CommercialNeighborhoo<i<iesignatedareas shoul<i consist primarily of
retail and/or service uses.
Policy LU-43t Products and services related tolarge-scaJe mOfonzed machinery,
vehicles,or equipment should nOt be allowed ill Commercial Neighborhood designated
an~£l.S.NQr should,uses th£l.t,resultin emissions,noise,Or othecpotential,nuisance
conditions be allowed in such areas.'
PolicyLU-432;Residential uses :shouldbe located above the ground floor,limite&to.no
more than fouLl-mits per structUre and should be secondary to retail and services uses.
Page 65 of 70
ORDINANCE NO.5181
Policy LU-433.Commercial structures in Commercial Neighborhood designated areas
should be compatible with nearby residential areas in height,frontyard setbacks,lot
coverage,building design,and use.
XI.EMPLOYMENT AREAS
Goal:Achieve a mix ofland uses including industrial,.high technology,office,and
commercial activities in Employment Areas that lead to economic growth and a
strengthening of Renton's employment base.
Discussion:.These policies are designed to ensure that Renton will have adequate
reserves ofland and appropriate use designations to further its economic development
efforts.Adequate land is necessary to attract new businesses in an effort to expand and
diversify,and stabilize the employment base..There are .two Employment Area Land Use
Designations:
1)Employment Area -Industrial
2)Employment Area Valley
Flexibilityis encouragedin thrp Employment Areas by allowing Cl range ojuses.and
multiple users on sites.Research and developmentbu~inessesltlaylleec!Jo.evglve into
production qnd distributignfacilitiesqs prgdttcts are developrpdand receive approval for
marketing.Aflexible approach can facilitate business development and stimulate
creationofngde~o.fe11JploYltlentactivity suppgrted by commercial andservife uses.
Objective LU-YYY:Encourage economic growth resulting in greater diversity and
stability.i.u the employm~ntW1c1 tax .bas~s.by providing .adequate lanc1.c~p~city through
zoning amounts of land to meet the needs offiItureelllplpyers.
Policy LU-434.The City should endeavor to expand its present economic base,
emphasizing .new technologies,research and development facilities,.sciencepar}(s,and
high-technology centers,and supporting commercial and office land.uses.
Policy LU-435.In each employment designation,.an appropriate mix of commercial,
office,lightindustrial,and industrial uses should be supported.The mix will vary
depending on the employment area emphasis.
Policy LU:-43~..EIlcpuragefly)(ibility in use and reuse ofexistiIlg,.cpnforming structures
toaIIO\V btlsiness to .evolvein respOIlse to market a.Ild produetiOIlreqtlireme.uts.
Policy LU-437.Supportlocation of commercial and service uses in proximity to office
or industrial uses to develop nodes of employment supported by services.
Objective LU-ZZZ:Promote the development of lowimpact,·light industrial uses,
particularly those within the high-technology category,in Employment Area-Valley and
Page 66 of 70
ORDINANCE NO.5181
Employment Area-Industrial designations where potentially adverse impacts can be·
mitigated.
..,
Policy LV-4~~.,Site planning revi~w should ens lIre that light industrial uses are neither
intrusive nor adversely affected by other llses l\earby.
EMPLOYMENT AREA-INDUSTRIAL LAND USE DESIGNATION
---.--'\,-- -.----,-.'•->
Purpose Statement:The Employment Area41idustrial designation is'intended to ptovide
continued opportunity for manufacturing andindustrialuses that create a strong
employment ~a~eJ'1the City.
Discussion:Although location is an importantjactorJorali typesofdevelo'pmenf,it isi '
especially criticalfor industrial development.Industries need good access in areas with
low trajfic,,:q{lf71J~s..4s.tiff!(ity b~c?]1!~Sln{J1!J!1jrl;qfl,tf!:f!:Yne{!d tfSsurarw,e that
incompatible uses will not be allowed that could eventually force them to relocate.Other
uses,especiallyresidenttal,dlsawant to ensfire that indzisfries do notlmpactthei'r<i>
neighborhoods with noise,traffic,and othernuisances cihd hazards.For these reasons,
altho£igh commercial areas may see more diversitY and mixing ofuses,industrial areas
will remain somewlutt isolateajrom other uses~.
9bjectiv~i~U-~A~~:,,'.Sus~~iniI1dtistriar areasthatfUnctio~"~sintegiatedeniployment
activity areas and incltidea core ofindustrial uses and other related businesses'and
services,transit facilities,and amenities.
Policy LU-439.The primary use ih"ihe En1ployme~t Area -Industriard~signatlon should
'be industriaL
Policy LU-440.A mix of offices,light industrial,warehousing,and manufacturing
sho,llld.be e,lf9our~g~d in,th~EIIlployment f\r~a-hld.llstri,al<cl~s,S;ncc;ltipn"with conditions
as appropriate.
Policy LU-441.Industrial uses with a synergistic relationship should be encouraged to
locate in close proximity'tofoneariother.
PolicyLU-442~'fudustnal parksth~t'p~ovide space for.seyeral r~iate({gr unreiated,bllt'
compatible users should be encouraged to:'.,..,.....,
1)Include more than one industrial use organizedcinto a single development;
2)Share facilities such as parking,transit facilities,recreation facilities,arid amenities;
3)Include properties in more than one ownership;
4)Locate in areas with adequate regional access ito minimize their impacts on the local
street network;and "
5)Organize the site plan to place building fronts to the street with service and parking
screened from the.'frant..
Policy LU-443.Existing industrial activities may create noise,chemicals,odors,or other
potentially noxious off-site impacts.Within the Employment Area-Industrial designation
existing industrial activities should be protected.Although the designation allows a wide
Page 67 of 70
OR Dr NAN,C E NO.5181
range and mix of uses,new businesses that would be ,impacted by pre-existing industrial
activities should be discouraged.
Policy LU-444..When more in~~nsive new uses are proposed for locations in clqse
proximity to less'intensive existing uses,the responsibilIty for mitigating any adverse
impacts should be the responsibility of the new use.
Policy LU-445.Off-site impags from industrial developmentsuyh as noise,odors,light
and glare,surface and ground Water pollution,and air qu~Jity should be cohtrolled
through setbacks,landscaping,screenjI).g and/or fencing,drainage ,controls,.
envirorunentaLmitigation;.andother techniques.'.,
Policy LU-446.Light industrial uses that result in noise or odors;'should be located in
the EmploymenfArea.,.Inclustrial designation.
EMPLOYMENT AREA0VlWLEYLAND'USE DESIGNATldN
""'"
Purpos~~tat~m,~nt:,The pzrrp();se,ofth;e F;Wploymel1t4rea-::Va}If!Y de-Jigna(iq'!isto
all()wthe graduql transition ofthe Valley from traditionalinduslrial an,d warehQUsing
USeSf()1Jlore ifltensive retail seryice.and office activities.,Dle intent is to allow these new
activities without making industrial uses non-conformingar.ufwithout restricting the
ability ofexisting businesses to expand
ObjectiveLU-BBBB:Provt(k for a mix of employgrent-Qased uses,including ;
commercial,office,and industti~l development to sUPPort;the economic devel()P1llent of
the City of Renton.
Pol~cy.LU-447.Develop the Green River Valley ("The Valley")and the ~lackRiv:er
Valley (located between Sunset Blvd and SW Grady Way)areas as places for a-range and
variety of connnercial,office,and indust~aL
Policy LU-448.Nort0employment-based uses,such as residential,ateprohibited'in the
Employment Area Valley.
Policy LU-449.Multi-story office uses should be locatedin areasmosl lilcelyto be
serv~d by future multi-modal!ransportation opportunities.Agrea!er empha$is e)ll public
amenities is 'appropriate'for this type of use..'..'
Policy LU-450.Developments'should 'be encouraged to achieve greater efficiency in site
utili,zation,and result in benefits,to users with techniques.incIuding:
I}-Shared facilities such as parking and site access,reereation facilities and amenities;
2)An improved ability to serve development with transit by centralizing transit stops;
and
3)An opportunity to provide support services (e.g.copy center,coffee shop or lunch
facilities,express mail services)for nearby development that otherwise might not
exist.i _'..
>-'."';<
Page 68 of 70
ORDINANCE NO.5181
Policy LU-451.Uses such as research,design,and development facilities should be'
allowed in office designations and industrial designations when potential adverse impacts
to surrounding uses can be mitigated.
Policy LU-452.Recognize viable existing and allow new industrial uses irithe Valley,
while promoting the gradual transition of uses on sites with good access and visibility to
more intensive commercial and office use.
Objective LU-eCCe::Provide flexibility in the regulatory processes by allowing a
variety of zoning designations in the Employment Area-Valley designation.
Policy LU-453.Changes from one zone to another should be considered to achieve a
balance ofuses that substantially improves the City's economic /employment base.
Factors such as increasing the City's tax base,improving efficiency in the use of the land,
and the ability of a proposed land 'use to mitigate potential adverse land use impacts
should be considered.
Policy LU-454.Commercial Arterial (CA)should be supported only when the proposed
commercial use has access to SW 43rd Street,and!or East Valley Road south of SW 27th
Street or is located north ofI-405 and south of 10th Avenue SW and the area under
consideration is part of a designation totaling over 5 acres (acreage may be in separate
ownerships).
Policy LU-455.Zoning supporting industrial uses should be established when a mix or
wider range of uses is not yet appropriate for a site.
Policy LU-456.Properties lying between SR-167 and East Valley Road from SW 22nd
Street to SW 41st Street should not be granted an industrial zone classification that is
more intensive than Light Industrial in order to avoid the potential for degradation of the
high visibility SR 167 corridor.
Policy LU-457.Commercial Office zoning should be supported where a site has high
visibility,particularly in those portions of the Valley that are gateways and/or along the I-
405 and SR 167 corridors,where larger sites can accommodate more intensive uses,and
where sites can take advantage of existing and/or future multi-modal transportation
opportunities.
Objective LU-DDDD:Ensure quality development in Employment Area-Valley
Policy LU-458.Street trees and landscaping should be required for new development
within the Valley to provide an attractive streetscape in areas subjected to a transition of
land uses (Refer to the Community Design Element).
Policy LU-459.Vehicular connections between adjacent parking areas are encouraged.
Incentives should be offered to encourage shared parking.
Policy LU-460.Site design for office uses and commercial,and mixed-use
developments should consider ways of improving transit ridership through siting,
locating of pedestrian amenities,walkways,parking,etc.
Page 69 of70
ORDINANCE NO.5181
Policy LU·461.Site plan review should be required for all new projects in the
Employment Area·Valley pursuant to thresholds established in the City's.development
regulations.
Policy LU·462.New development,or site redevelopment,should conform to
development standards that include scale ofbuilding,building favade treatment to reduce
perception ofl:mlk,relationship between buildings,and landscaping.
Page 70 of70
ORDINANCE NO.5181
CITY OF RENTON
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ORDINANCE NO.5181
EXHIBITD
UTILITIES ELEMENT
GOAL
Facilitate the development and maintenance of all utilities at the appropriate levels of service to
accommodate the growth that is anticipated in the City of Renton.
Page 1 of 41
ORDINANCE NO.5181
TABLE OF CONTENTS
Page
Summary XII-3
General Policies XII-3
City Managed Utilities XII-4
Non-City Managed Utilities XII-5
Water Supply XII-6
Wastewater System ,XII-l 0
Surface Water.XII-17
Solid Waste XII-23
Electrical Systems XII-30
Natural Gas and Fuel Pipelines XII-35
Telecommunications "XII-40
Page 2 of41
ORDINANCE NO.5181
Summary:The Utilities Element guides future utility service within the greater Renton area.It helps ensure that
adequate utilities \Vill be available to both existing and new development Italso ensures that utilityimprovements
will be used to help implement the Comprehensive Plan and will be phased according to community priorities.
The Utilities Element indicates how utilitY improvements can be used to maintain equitable levels ofservice,
guarantee public health and safety,and serve new development in a timely manner.In addition,the Utilities
Element defines how to minimize the detrimental impacts ofutili1)'improvements on.surrounding development as
well as the community as a whole.The Utilities Elements looks to promote efficiency in the provision or
improvement of service wherever appropriate and feasible.In addition,it asks that the costs of improvements
should be distributed in an equitable manner.Beyond the City's existing boundaries,the Utilities Element foSters
coordination with regional and adjacent utility systems.It also guides the provision of services to areas outside of
the City,but within the City's planning area especially in cases ofannexation.
The City of Renton provides water,wastewater,and storm water utilitY .services for citizens residing within the
citylill1its and by agreement with other purveyors for some areas loqtted outside ofthe City's boundaries.R~nton
contracts with a private hauler for collection of solid waste and residential recyclin~..Other utili!)'services that
affect the City include:cable television,conventi()nal telepho~e,fiber op~c cable systems,.cellular telephone
service,natural gas'petroleum products,and electricity.(SeetheAnnexation Section ofthe Land Use Element,
the Stormwater Section ofthe Environmental Element and the Capital Facilities Elementfor additional policies
related to the Utilities Element.)
General Policies
Discussion:The following general policies are designed to ensure that utility services are safely and efficiently
provided,and ~re constructed in an environl1wntally sound manner that reasonably mitigates impacts on
adjacent land uses.The policies also emphaSize cooperation and coordination with other agencies,
jurisdictions,andpurveyors to create andmaintain utilities.
Objective U-A:Provide an adequate level of public utilities in response to and consistent with land use,
protection ofthe environment,and anne:x:ation goals and policies.
PolicyV-l..Utility facilities and services should be
consistent with the growth and development concepts
directed by the Comprehensive Plan.
Policy V-2.Promote the collocation ofnew public
and private utility distribution lines with planned or
pre-existing systems (both above and below ground)
in joint trenches and/or right-of-ways where
environmentally,technically,economically,and
legally feasible.
Policy U-3.Process permits and approvals for
utilities and facilities in a fair and timely manner and
in accord with development regulations that
encourage predictability.
Policy U-4.·Strive to protect the hea.lth and safety
of Renton citizens from recognized harmful effeCts
of utility generated environmental hazards.
Policy U-5..Encourage the appropriate siting,
construction,operation,and decommissioning of all
utility systems in a manner that reasonably
minimizes impacts on adjacent land uses.
Policy V-6.Where appropriate,encourage
conservation in coordination with other utilities and
jurisdictions .
Policy V-7.Continue to encourage the coordination
of non-emergency utility trenching activities and
street repair to reduce impacts on mobility,
aesthetics,noise,and other disruptions.
Polic~.V-8.Continue to.coordiriate the construction
and replacement of City-managed utilities with other
public and private infrastructure.in order to
minimize construction related disruptions and
contain costs.
Page 3 of41
ORDINANCE NO.5181
Policy U-9.Where apprQpriate,work cooperatively
with other jurisdictions to.ensure that reliable and
cost,-effective utilities are available to meet
increasing demands resulting from local and regional
grovv1:h.
Policy U-IO.Where appropriate require reasonable
landscape screening of site-specific aboveground
utility facilities in order to diminish visual impacts.
City-Managed Utilities
Policy.U-ll..Identify utility capacity needed to
acconnnodate growth prior to annexation.Do 110t
allllex areas where adequate utility capacity cannot
be provided.
Discussion:The following general policies are designed to ensure that utility services are provided
concurrently with new development.The policies are designed to prevent unplanned,disorderly land
development,which can demand costly infrastructure upgrades and expensive temporary solutions.Annexation
policies related to utility provision are intended to create a strong connection between land use and
in.frastructure implementation programs.City utility filcilities expansion is intended to fiLrther the long-term
development goals ofthe City rather than to promote extension ofthe utility system ofa separate entity.
Objective U-B:Provide and maintain safe,reliable and adequate utility facilities and services for the City's
current and future service area to meet peak-anticipated demands ofthe City in an efficient,economic,.and
environmentally responsible manner.
Policy V-12.ApprRval ()f deve~QPll1~nt s~ould1Je
conditioned on.lltility systeIllil with .•~pas~ty to serve
the development,without decreasing locally
established levels of service being in place or with a
financial cQnnnitment toprQyide service within a
specified time frame.
Policy U-13.Coordinate the extension of utility
services with expected growth and development.
Policy U-14.Apply level of service standards
consistently throughout the service area for city-
owned or managed utilities.Ifnecessary,this level-
of-service standard may be phased-in over time.
Policy U-15.Preference should be given capital
facility improvements that will support the
development and redevelopment ofthe Downtown,
mixed-use centers,the Urban Center,and other high
growth areas concurrent with anticipated growth.
Policy U-16.Encourage the use of water and
energy conservation technologies throughout the
City.
Policy U-17.Timely and orderly exiension of City
provided utility services (water,sanitary sewer,
surface water,solid waste)should be provided
within the City's existing and future service areas to
meet public health and safety requirements.
Policy U-18.Water,sewer,and storm water
facilities and services should be in place prior to
occupancy ofdevelopment projects.
Policy U-19.Implementation and coordination
programs for the improvement,phasing and
financing of water, sewer,and stonn water
infrastructure should be developed consistent with
the Land Use Element of the Comprehensive Plan.
Policy U-20.All development should be required to
pay an equitable share ofconstruction costs for
improvements to utility systems for water,sanitary
sewer,and storm water necessitated by that
development.When utility improvements wiII
provide a general public benefit,the City may
contribute funds for the construction of
improvements to utility systems to support the
public interest.
Page 4 of41
ORDINANCE NO.5181
Policy U-21.Upon annexation,if there is a threat to
health and safety,the City may require upgrading of
the deficient infrastructure as a condition of the
annexation.
Policy U-22.The City shall not be responsible for
funding-thei.m:rhediate upgrading of utility systems
located in annexed areas.At such time thatthe
existing infrastructure is replaced,upgraded or
extended,the new infrastructure must confonn to
City of Renton standards.
PolicyU-23.When an annexation encompasses
property served by a utilit)'distriet,and that district
cOntinues to proVide service,that district will be
required to execute a franchise agreement with the
City in ordertooperatewithin the City.
Policy V-24.The owners of all properties,located
in unincorporated portions of the Renton Planning
Area and outside of municipal service areas,should
Non-City'Managed Utilities
agree to develop in accordance with specified City
development standards,if granted City utilities.
Exceptions would be allowed in the cases of threats
to public health and safety.
Policy V-24.l.The ovmers of all properties located
in unincorporated'King County thatarewithin
Renton's Potential Annexation Area (PAA)that
receive City 'water services should be required to
sign a covenant to annex.
Policy U-25.Pursue future annexation of all lands
that have recorded covenants to annex or that receive
City water and sewer service using the 60%
Assessed Valuation method of direct petition or
other methods that allow for the enforcement of
covenants notto oppose future annexation.
Policy V-26.In the event of a threat to public health
and safety,the City utilities may use utility
resources to prevent or mitigate such threats ..'
Discussion:'The following policies are designed to ensure Renton is aware ofproposed non-city managed
utility facilitjJupgrades and that utility purveyors are fully aware ofthe City's needs.
Objective U-C:Ensure non-City managed utilities proVide service commensurate with required state-mandated
public service obligations and established safety and welfare standards.
PolicyU-27.Coordiriate data exchange with utility
planners for use with the 'City of RentOn's
geographic irifonnationsystem.
Policy U-28.Upon renewal,all franchise
agreements should be reviewed for compliance with
the City of Renton Comprehensive Plan and the
State of Washirlgton prowth Management Ac~.
Policy U-~9.~ew telecommunieationsand electric
utility distribution lines should be installed .
underground \vithin the City where practical in
accordance V\'ith:rules,regulations,and tari:ff$
applicable to the serving utility.
Policy U-30.New or reconstructed structures,
towers,and transmission lines should be designed to
minimize aesthetic impacts appropriate to their
sUIToundingswheneverpractic~.
Policy U-31.Coordinate periodic updating of the
utilit)'element··and'relevant implementing
development regulations with adjacent jurisdictions
and purveyors.
Policy U-32.Encourage the exchange of
information relevant to ptiblic and privateplannirig
processe~.
Policy U-3:3.Recognize and continpeto.allow
existing utility facilities that may hayeregioQal
sigilificance within the City,consistent with the
goals all<:l;p0lici~s of the City of Renton
Comprehynsive Plan.
Policy lJ-34.Ensure that development regulations
are consi~l1t with and do not otherwiseiJppair the
fulfillment ofthe serving l!tilities'public service
obligations.-~,.\'
Page 5 of41
ORDINANCE NO.5181
Water Supply
Background
The Renton,Water Utility is operated.asa self-supporting enterprise utility under the direction.oOfthe Mayor and
City G:ouncil.'Operations are guided'bypolicies of the City ofRentonComprehensive Water System Plan,199.8.
(Update scheduled for adoption in20D5:}
City ofRenton Utility Service Area
:The City of Renton's WaterlJtiIity System .provides service to anareaapproxitw\tely .19 squa.J:e .miles in size,and
to morethan14,700.customeraccounts (Figure2':'1}.In additiou,.theCitysupPlie$wateron a wholesaleb'lfisto
the Bryn MawrlLakeridge :Water·l)istrict ·through a single metered connectioIl,.f?oun<faries of'the.water s<ir;vi~
area are defined bythe City and approvedl)y Kmg County.'I'4e City's ~ervice(l,rea bOl.p.1daries arenotne~ssarily
the same :asthe.cof:POl:ate·boundarieso£the.City .Agreements between Reuton and ::tdjacyntpurveyol'sallo~
Renton to serve some areas outside of the city limits and provide for other districts to serve limited areas within
Renton's ~orporatetlimit.
Existing City .'Water Supply FacilitiesJVithin City Limits
Current active and primary water supply sources include five wells drawing water from the C~r;Yalley aquifer,
three wells from the Maplewood aquifer and one artesian spring.The wells provide eighty-six'percent (86%}of
the City's water production.In addition,the City maintains seven IIletered,backup water supply interties with
Seattle Public Utilities,one emergency intertie vvith the CityofKentarrd one emergency intertie wi1;hthe City of
Tukwila.
Water treatment consists of chlorination,fluoridation,and corrosion control..
As;aresultof~enton'stopography,Renton!s service area encompasses twelve hydnmlically distinct pressure
zones.A system of booster pump~tions@dpressure reducing stations allow water ~sfer bet:vveen zOnes,
Currently there are eight reservoirs in the City's wgter supply system,strategically located to.provide adequate
equalizing and fire flow storage.Pressure reducing valves are used to supply lower pressure zones from higher-
pressure zones that contain water reservoirs.
Capg.c;ityofExisting Fac,ili(ie s ,
City's active wells and Springbrook Springs currently provide 11,900 gaIlonsper minute (gpm)or 17.14 million
gallons per daY (mgd).The back up M~leWoodwells and emergency well can deliver an additi01J,-al7<OOO gpm or
lO"08mgd.To~~iher,active,statldby,aIlliemergency wells provide"18,900 gpm or 27.22 mgd~Ememency
interties \-.Vithn(fighbonng cities and waterllistricts can provide 12,000gpm or 17.28 mgd.""..
r'.~-.----"';_;
The Washirigt5ri State Department ofH<h·has established guidelmes tor estimating the amountbfsupply
necessary for adequate water supply.Basooon Composite growth forecasts,the CitY has sufficient on-Ime supply
capacity to meet demands through at least 2020.
Forec:isfedCondltions"-City'ofRenfoJJ
City ofRen~o~;uture Wat~r 6tility Sel"Vjce,Nee4s '.";."
The following forecasts are based on Puget Sound Regional Council projections,which have been allocated by the
City of Renton,based on local assumptions.Expected increases in population will result in a total of 61,694
Page 6 of41
ORDINANCE ~O.5181
persons (or 26,940 households)living within the current city limits by the year 2010;and,77,752 persons (or
29,128 households)in the annexation area.The total forecast population of Renton's Planning Area is expected to
be 139,446 persons (or 60,893 households)by 2010.'
The total projected maximum day demand by 2010 of about 19.9 mgd is anticipated and provided for in the
adopted and approved 1998 Renton Comprehensive Water System Plan.The completion ofthe Maplewood
wells,booster purilp station and water treatment facility in 1998 should produce adequate quantities of water to
accommodate pi£iected growth,provided the City's existing supply is not lost through contamination or some
other unforeseen event.
City ofRenton Future Source ofSupp(v
Water demand will continue to,increase as the City's population grows.In respbIjs(;,th~City has rehabilitated one
emergency well in the Ce<4l.f Valley aquifer .and developed three others on the Maplewood aquifer.If no other
supply sources are developed,the additional supply from the three wells will adequately meet demands until at
least 2020,
'>:
Page 7 of41
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ORDINANCE NO.5181
Figure 2-2
Existing Water System
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Page 9 of 41
ORDINANCE NO.5181
Discussion:Groundwater is Renton's primary source ofdrinking water.Nearly all ofthe City's water supply
comes from the shallow Cedar Valley Aquifer andfrom Springbrook Springs.Development ofgroundwater
supply has been successful in that it has provided substantial volumes ofvery high quality water.It is assumed
that the potential for increased withdrawal rates is possible and that the aquifer is the City's best source of
long-term water supply.
The Cedar Valley aquifer is shallow and is covered by permeable material.Therefore,potential contamination
problems exist from industrial,commercial,and residential development in the aquifer recharge area andfi-om
the transportation ofcontaminants through the aquifer,area.Groundwater contamination would directly and
immediately affict all Renton water customers.The'.RrmlQ,n City Council has ranked aquifer protection as its
mimber one priority,and it is the single most impOirtdht is~ue in providing a reliable water supply to the service
area.-,.
The City must assur£?thqt'Wq~:rsuppliesWill~eClfl£?qu.i{teto serve future growth.This can be accomplished
through prudent use ()!currJ:ntsources,theiacq1i!s;itiop ofnew sources,andwater·reuse programs.
In Renton,thousands ~fgallon~a'~oJ£lligh;q~~litYdt;{nkingwater are currently expended in applications for
which reclaimed water-is .cip(ls~ibles;ubs;gtute..IJze c(Jst oftreating ejJluent fOr reuse is generally less than
acquiring and deveioping pot,able wa;~er#1jpplyfor no~-potable uses.'Using reclaimed water also improves the
quality ofwater bodies by reducingth,eLiTount ofejJluent discharg:~in{o them from wastewater treatment
plants.Renton is integrating a!e'lIsepr.ofP:tminto its water resoui;ce'mtmagement program.
~.-,',--------..-<-"-...,.- -----'.-~:--
The ma:timum level ofsustainab~d(~iroin the City's groUndWCl~~~'fyst~m is not currently known.Therefore,
it would not be prudent to cOn}Jrl,ttReilt()h'spottible water ,:esourc,ft'"!osupplytngfuture growth in areas outside
ofRenton's present city limits when o{h¢rservice optionsdre availaftle.Obligating the City to provide
unincorporated areas with watermighti1llpede annexations.ThiSpQlicy direction is not intended to preclude
provision to neighboring areas pr~~~f~~b!emergency cdYulitions.
These policies will help the Citj ~n~B'Z:!JJ:z(Cjdequat~'~~'1er.s':JjJ?IYi8'lJVaila.bleto serve all portions ofthe
municipal service area at adopt?l!Wtq'ffilitjds.--"i"..'.,
Objective U-D:Provide,protect,and.tl1aintain a con~isk#i,.ani~le,andsafevy{l1cr supply for the City and future
sefVlce areas.
Policy U-35.Protect water resources to assure
continued long-term,high quality groundwater and
artesian spring water supplies.
Policy U-36.Ensure that there is an adequate
supply of high quality potable water to meet current
and future water needs.
Policy U-37.The intensity and type of development
should be limited in the Aquifer Protection Area to
those types of development that do not create
adverse impacts on the aqiiif~t.
Policy U-38.Design,ate and protect area§o[#qllifer
recharge within .the City's Potential Annexation Area
boundary.
poli(:yIJ-39.'\\{~ter supply sources (i.e.wells,and
§g~~1J.r()0kS]JIjngs)should be protected from uses
an~.(lftiyitiestfut have been determined to be
1}'~~J:dous:to these -sourc~s.
Polic.YU-40.Continue to promote the efficient and
r~sp§~ible use of water through conservation and
pubJiceducation programs.
PolicyU-41.New alternative source supplies of
potable water should be developed through wells or
other sources.
PolicyU~2.Th~City's Water Utility will strive to
meet maximum d~y'd~~and during a reasonable
"worst case"supply systePl failure~
Page 10 of41
ORDINANCE NO.SI81
Policy U-43.Coordinate with the regional
wastewater purveyor to develop programs to
substitute reclaimed wastewater for,potable water in
landsCape wateriDg,heating and 'cooling buildings,
and other safe uses,whenever practical.
Policy U-44.The availability of adequate fire flow
should be assuredpriortothe issuance of
commerciaL Or industrial building permits or the
approval 'of residential subdivisions.
Policy U-45.Allow extensions of water service
without annexation,to areas outside ofthe city
limits:1)when such areas are within the City's water
service area,or 2)'whenno 'otherreasonabIe service
is available AND it'is'deterinined'by the City and/or
State Department ofHealtliiliat a public health
emergency eXistS or is imminent.
Policy U-46.Renton Water Utility will serve areas
annexed to the City that douotliave existing
mUniCipal supply.
PolicylJ.:.47.RCl1t6uwil1 not supply water to'areas
annexed with other existing municipal water
suppliers and water districts.
Policy U-49.Renton will follow state guidelines in
assuming portions ofa'djacent water systems as a
result of annexation.
Policy V-50.Continue to actively participate in
regional supply forums in order to reduce.the cost of
service and improve rehability,quantity and water
quality.
Policy JJ.;.5,1.Pursue the eliminatiollo£all supply
from the Seattle Cedar River Transmission
Pipelines,and supply all customers within the Water
'Systell1'ssefvice ateafrom the City's supply sources.
However,the Seattle supply meters will remain
operati()1laItb'pr6vide emetgency supply ifit'is
necessary.
Policy U;'52.Areas annexed with exiSting municipal
water supply should be responsible for the costs of
.utilitysystein'improvefuents needed't6raise the le,vel
of servicet6 CitY staIl'da:rds.Thesetlpgra(Ies'rnay be
phased over time if necessary.
PolicylJ-53.The City may defer compliance with
RentbnWater StandatdSin the case oftell1poraryor
emergency water service.
Policy V-54.Utilize water conservation and reuse
programs to ensure adequate water supply to meet
the'essential needs of the communitY.
Policy U48..Renton will use water servi~.
boundaries,e$blisJ1ed by agreement as aresult of
regional coordinated water system plans and
agreements with neighboring cities and water
districts.
Wastewa!er Syst~rii","
Discussion:Septic systems are not appropriate means ofprovidingWastewater service in urban or aquifer
protection areas.Therefore,the.se policies support the provision ofprimary wastewtlter service t~rOugh an
extensive sanitary sewer system ihrougho~t the municipal iervice area,·This system is intended to serve biJth
new and existing development in a manner consistent with planned land uses and at an appropriate level of
service.Service by the sanitary sewer system should be in place at the time ofdevelopment.
':',\:·c<"i':'·:.'. .-::.:',
Existing Conditions
The Renton Wastewater Utility is operated as a self-supporting enterPDse iltility under the di;ectionofthe'Mayor
ang City CO~yi1.Operationsare guidedlJ),p()licies ofthe City of Reilton Long-Ra~e Wastewat(:f Management
Plan (current version adoptedOcrober,1999)..'...,
City of Renton Utility Service Area
Page 11 of41
ORDINANCE NO.5181
Renton's sanitary sewer service is provided by the City's Wastewater Utility.Portions.of Renton are served by
adjacent water and sewer districts,under interlocal agreements.Boundaries separating the City's sewer service
area from adjacent districts have been agreed upon by the purveyors and the City.It has been Renton's policy to
allow these districts to continue to serve areas after annexation by Renton untilassUlllption ofservice to these
areas is logical,in accordance ",;jth state law,and in the City's interest.Figure3~1 shows existing service areas
for Renton and adjacent districts.
The City of Renton Wastewater Utility serves approximately 13,800 customers (residential and business)which
includes approximately ninety-five percent (95%)of the City's population andeighty..five (85%)percent ofthe
City's land area .•The remaining five percent (5%)ofthe population currently uses private,on-site,wastewater
disposal systems.
General Description of Existing .City Wastewater Facilities
The.City of R<;:nton is dividel;i into seven Il1<ijor wastewater collection basins,each of which consists of one or
more sub-basins.For the most part,these collection basins and sub-basins foll()w the.natural drainagepattems of
the Renton service area.Where the collection basins do not follow the natural dI:<iinag<;:pattems,it is typically
due to l<ick of downstreant facilitieS aqd the need to pump from a given point into an.adj<icent dmjnage basin.
Renton's sanitary sewer system <x>nsistsofabout 184 miles ofgravity sewers,23 lift stations with associated
force Il1<lins,and approximately 3,4-00 manholes.Wastewater is discharged to regional facilities (King County)at
over 70 locations withinilie City's Service area.The sewage is then conveyed to King County's South Plant at
Renton.Currently,King County's wastewater treatment consists of primary treatment,secondary treatment,and
bio~solidsprocessing,The location of Renton's sewer interceptors and lift stations,as well as King County's
seWer trunk lines and treatment facility,are shown on Figure 3-2.
Capacity of Existing City Wastewater Facilities
CPrnPllteJ:.hydrallli.c modeling ofthe City'ssYst:emhas revealed that facilities in several basins are near capacity.
These areas areaddI:essed in the Long-Range Wastewater Management Plan and the Six-Year Wastewater
Capital Improvement Program.
In addition,there is a capacity issue related to King County's handling of flows.During peak flows,King County
will use its interceptors for storage ofwastewater and for controlling flows in the South Treatment Plant in
Renton.This results in wastewater backing up into King County interceptors.King County reserves the right to
alloW.\\Tastewater to back up in.its intercept()rs to.all elevation of 25 feet Although King COUI1ty has Ilever
reaqhe<ltki~e},.'1reme,King County's stor::tge of wastewater in its interCieptors has caused Renton's sewers to
surc~rge (baqk up)in low..lying areas through manhole coyers and bayk lIP.side sewer connections into homes
and businesses.
Reliability of Existing City Wastewater Facilities
Problems associated with the City's gravity sewer system include the age ofthe system,improper construction or
settlemeI1t,pel1etr<ition by tree root~,and grease buildup.
The 23 lift stations operated by the City rose a different kind ofreliahility pI"()t>l~..Unlike gra.vity sewers,lift.
stations are subject to power and mechanical failures,and thus are less reliable.They also require higher
maintenance and operation costs and cause increased adverse impacts on downstreaIll facilities ..SOIl1e lift stations
are in need of replacement because ofage and deterioration.Other stations are in good shape,however,they lack
some of the safety or reliability features required under current codes.
Page 12 of41
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ORDINANCE NO.5181
Forecasted Conditions
Future Capacity of Facilities
The 'wastewatercolleetion system currently has.no capacity restraints.However,continued development.within
the Lake Washington East Basin wilLrequirethat additionalcapacitybe.providedby means of the Sunset
Interceptor.These improvements are currently scheduled in the Wastewater Six-year Capital Improvement
Program.The most significant amount ofincreased flow is anticipated to occur in the East Cedar River Basin.
SUfficient capacity exists within this baSin,to accommodate this anticipated gwwthdue to the construction ofthe
East Renton.Interceptor in the mid-l 990s.
Significant additional growth will also continue to occur within the West Cedar River;Black,River,and Lake
Washington West ·BaSins.The currentinodelingbf the systemshows sufficient capacity to accommodatethis
grov;1h as welL The utility is currently developing a new hydralllic model to update its modeling to fit recently
cofiIpleted flow analysis performed system wide as part of King County's Regional Inflow and Infiltration'Study,
scheduled forcompletionin.early-2005.This update to the program will help the utility to better understand
what,if any,additional capacity restraints may exist within its system:
The City of Renton has several agreements ,with adjacent utilities that allow joint use offacilities within the City.
Adjacent utility systems '.comprehensive plans predict the future capacity they.will need when.they eonvey
wastewater through Renton.However,adjustments to the City's interceptors may need to be made as these
systems further clarify their needs.While these agreements restrict the volume of wastewater discharged to the
jointuse facilities,ifwastewater flows from adjaCent upstream utilities exceed the agreed'up;ort flows,then
capacity problemseould occur.
Reduction of inflow and infiltration in Renton's collection system will help to make additional capacity available
for anticipated grov;1h and development.This will also reduce King County's need to make expensive additions or
improvements to increase the capacity oftlieir treatment and conveyance facilities.
King County's.adopted wastewater plan,based on Puget Sound Regional Council population and employment
projections,includes system improvements necessary to meet service Ievelsin the area served by the regional
wastewater conveyance system and treatment plant in Renton.
FutuJ:e System Reliability -City of Renton
If prqper attention is paid tow.e on-goingiIlSpection,maintenance,rehabilitation,and replacement oiCity mains,
ct4e reliability of Renton's sewer system is.expected to remain at an adequate leveL
A significant portion of the City's waste}Vater collection and convey~ye system i~oYer,J:ifty.y~rsQ!d.The
materials used for sewers at the time these were instaIled are expectecito have.a \lsefullif~ofapprox:.imately fifty
years.~OIne ofthe,se P'JA.ins~l"e in,a,n elevated Qeecl of repair and are ranked high in priority in l~enton's 20~year
Capital IJnp.J."ovementPrqgrfUll (Cpn.The .oIdD,14ips are continually being inspected to determine which ones will
need to bereplayeqduring,the secpndhalfqfth,~40-yearClP.Not all the £fty-ph.lsyear qld mains are in the 20-
year qP.ConPnual ~valuation of these facilities may indicate the need to re..:prioritizeCl,P.~projectsanddictate
the advancemyp1:of some programs to eD.SW"~t1J.e integrity of the system.The 2005 update of the Wastewater
Long-Range Management Plan will further evaluate the priority ofreplacements.
Proposed se~yr:projects are ranked according ~Q a prioritization process based on defined needs.The ranking
system,at thistiIlJe,include~.ca~gories that·glve,points for improving sllbstandard or.deterioratingfacilities,
increasing the efficiency of the system,and protecting the environment.
Page 15 of 41
ORDINANCE NO.5181
Objective U-E:Provide and maintain a sanitary sewer collection system that is consistent with the public health
and water quality objectives ofthe State of Washington and the City of Renton.
Policy V-55.Ensure and encourage the use of the
sanitary sewer system within urban areas in a
manner consistent with land use and environmental
protection goals and policies.
Policy V ..56.,All new developmentS should be
required to connect to the sanitary sewer system,
except low-density single-family residential
development located,away from environmentally
sensitive areas,outside ofAquifer Protection Areas,
and having 'adequate soils to support on.,.site septic
systems.
Policy V-57.Sewer connections should be.provided
in presently unsewered areas if the areas,by
remainingunsewered,pose a health hazardto the
aquifer,or if other groundwater contnmination
occurs.
Policy V-5K Adequate sewer service capacity
should be assured prior to the approval of any new
development application (e.g.short plat,long plat,
multifamily,commercia~and industrial
development)
Policy V-59.Sewer service should be expanded so
that the current levels of service are maintained
through build-out of the adopted land use
classifications.
Policy U-60.Excess sewer capacity alone should
not be sufficient grounds for challenging the existing
zonirig for an area.
Policy V-61.Coordinate with the regional
wastewaterageIlcy and adjacent jUrisdictions in the
planning andIDaintenance 'of regional wastewater
systems in and 'near the City.
Policy V-62"Development should be conditioned on
the orderly;and,timelyprovision of sanitary sewers.
Policy V-63.Coordinate with the regional
wastewater agency and adjacent jurisdictions to
ensure that wastewater lines passingthrollghRenton
are operated in a safe manner at all times.
Policy V-64.The City of Renton will follow state
guidelines that define a City's ability to assume
facilities in.annexation areas.
Policy'U-65.Areas annexed without existing
municipal-sanitary sewer service will be served by
Renton unless a service.agreement exists or is
negotiated with a neighboring utility.
Policy U"66.Areas annexed 'with existing sanitary
sewer service.mustmeeHhe City's sanitary sewer
service objectives ..Upgr~dingto>Citystandardsof
sanitarysewerfaciIities within all or portions of
newly annexed areas will be required ifthere is a
threat to public health and safety.Ifimprovements
are necessary,they may be accomplished by
developer installation or LID as a condition of the
annexation.
PolicyH...67.All property ovmersinllnincorporated
King County and Renton's PAA,who are granted
City sanitary sewer services,should be required to
sign a covenant to annex.
Policy IT-68.In areas where annexation is logical,
extensions of service may be contingent upon
request for annexation:(See Annexation policies in
the Land Use Element.)
Policy V-69.Allow the extension of sanitary sewer
services within theCi1:y's Potential Annexation Area
according to such criteria as the City may require.
SaIliiliry sewer serviCes Will not be established
within another sewer service district,which provides
sanitary sewer service except by agreement with that
sewer service district.
Policy 1J-70.The City may assume existing
'portions dfadjacent sanitary'sewersystems,at the
discretion ofthe City Couricil,when such
assumptions promote the logical and efficient
developmerit of the City's sanitary sewer system
area.
PolicyU-'71.The City Council will consider
annexations Without assmnptions of existingsamtiry
Page 16 of41
ORDINANCE NO.5181
sewer facilities under conditions defined in the Long
Range Wastewater Management Plan.
Policy u-n.Actively promote all residents with~
the City to connect to public sewer.
Surface Water
Policy U-73.Private sewage disposal systems will
be allowed within the City limits,subject to city,
county,and state regulations and when public
sewers are not available.
Discussion:Natural hydrologic systems play an integral role in effictive surface water manage,l1J.ent.
Engineering techniques can control much ofthe storm water through detention and retention systems.
Howeyer,the cumulative effects ofstorm wat(!rpan onlybe manqged byqcombination ofengineeringcmd
preservation ofnatural systems.
,- -~..-,,;
Surface water.can disspl~e and transport toxins from the human envimnmentas well as carrying eroded
materials.Renton's m1fnicipal water supply,as well as downstream water bodies,mustbeproteetedfrpm
water-borne contaminates through prudent management practices.
Existing ConditioQs
Renton's SurfaceWarer'Utility was organized to meet specific ordiriances,regUlations and to ensure that planned
facilities meet defined engineering standards.The Utility is operated as a self-supporting utility under the direction of
the Mayor and City Council.
Utilit),Service Area
The Utility's service area currently includes aU lands within the City bounClaFies,more than 17.2 square miles.
However,surface flows from the urban area within the Potential Annexation Area (PAA)and the rural area also affect
the natural and constructed surface water management systems.This potential annexation area is currently serviced by
King County.As areas within the P AA are annexed into the City,Renton will assume responsibility to provide surface
water management services within the annexed areas.
General Location of Facilities
The existing surface and stonn water facilities follow natural drainage patterns wherein surface water is collected and
detained to reduce peak runoff rates,to provide water quality improvement,and for infiltration.Alternatively,it is
conveyed through pipes to numerous surface water bodies.These surface water bodies include several creeks and
rivers,and Lake Washington.
The major topographic elements of the service area include several major drainage areas or basins within the city limits
(see Figure 4-1).The northern-most basin is the May Creek Basin,which begins northeast of the city limits and flows
to Lake Washington.The Cedar River Basin runs through the heart of downtown Renton.This basin extends far
beyond the city boundaries.Thus,hydrologic events and urban growth beyond the city limits may have a significant
impact upon the surface drainage system,particularly near downtown and the outfall into Lake Washington.The
facilities within the city limits for these basins include storm sewers,detention facilities,open channels,and other
protective works.
The Black River Basin,also know as the Eastside Green River Watershed (ESGRW),is a major basin in the
southwestern portion of the City.The basin encompasses approximately 24 square miles that includes areas of Kent,
Tukwila,and King County.Thus,coordination with other agencies in this area is essential.The City of Renton makes
Page 17 of41
ORDINANCE NO.5181
up less than one third of the total basin area.The facilities within the city limits for this basin include the Black River
Pump Station,Springbrook Creek('p,.1 channel),storm sewers,detention facilities,open channels,and other protective
works.
The remaining basins within the city limits include the West Hill Basin,which drains to Lake Washington,the Lower
Empire Sub-basin in the Duwamish Basin,which drains to the GreenlDuwamish River and the Soos Creek Basin.The
Soos Creek Basin is primarily outside ofthe city limits.
Basin plans for the Black River Basin,the Maplewood Sub-basin,the Cedar River Basin (with King County),and the
May Creek Basin (with King County)have been completed and actions identified in these plans are being implemented.
Existing Capacity ofFacilities
The existing surface water drainage system is meeting capacity requirements under normal Conditions.However,in
some areas ofthe City,the system has become inadequate to serve present needs during large,infrequent storm events.
Of particular concern are inadequate facilities located within several basins.Theseb~sins are each affected by
upstream development activities that have occurred in their respective watersheds,creating downstream capacity
deficiencies.
Currently there are no special efforts for floodway protection outside ofthe development review process and
e1l1ergencyresponses dur.ing flooding.The City is studying.frequentlyflooded areasinc1udil1g the Cedar River,North
Renton,and the Bla,ck River :6a,sin.
Problems in the Black River Basin include widespread flooding or surface water ponding in the valley during severe
rainfall events and the loss ofoutlet culvert capacity from the Panther Creek Wetlands.Existing and future surface
water quality issues,loss ofwetland habitat and fishery passa,ge problems are additional concerns,with the continued
development ofthe upstrea,mportion oftile watershed within Renton'sUrbanGrowthArea and areas within the Cities
ofKent and Tukwila.
Page 18 of41
ORDINANCE NO.5181
Figure 4-1
Surface Water Drainage Basins
Page 19 of 41
Figure 4-1
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ORDINANCE NO.5181
Other areas within the City with surface water problemsinc1ude much of the Downtown and Rolling Hills vicinities.
Storm drain facilities in areas along SW 7th Street,near the Renton Center,and Renton Viilage are over capacity
during severe storm events causing flooding of facilities that are undersized for current flows from their tributary
uplands.
North of DO\vntovm,both the Gypsy Creek and the North Renton Basinsexperiencefloodmg caused,·in part,by
inadequately sized pipes,ditches and detention facilities.Flooding in the Gypsy Creek Basin is associated with
facilities located near an interchange ofI405.Flooding in the lower portion ofNorlh Renton is largely caused by the
system not being able to convey drainage'fromthe Highlands neighborhood.
Existing Reliability
To a large extent,the reliability ofthe storm drainage system depends on three factors.In areas where gro~th has
occurred,orv.ri.II occur,the facilities must be designed to control the flows that are dischargedifromnewdevelopment
to pre-developed conditions (detention),and conveyance systems that are siZed to convey the iin.creased storm water
runoff due to future land use conditions.Additionally the facilities require regular maintenance to prevent debris and
blockage,that impair the system's ability to function properly,and routine observation to ensure they operate as
designed during high flows.Thus,reliability is a function of proper sizing of storm water conveyance systems and
flow control systems,along with the need for routine maintenance andrepfucement ofthese storm water management
systems.
City facilities in the lower reaches of several watersheds no longer meet the capacity requirements and,in some
instances,may not have been maintained on a regular basis.Thus,they may not be considered reliable.As part ofthe
Surface Water Utility System Plan,a Capital Improvement Program (CIP)has been developedfu solve drainage
problems and improve reliability.The Surface Water Utility System Plan also identifies maintenance and operation
programs thatare funded by the Utility to maintain public storm systems and address surface watennanagement
problems in the City.The Surface Water Utility has identified needed improvements through the basin plans.The
current Surface Water Utility Six-year CIPis providediri the ~ity Capital Improvement Program dciciunent.
Surface Water Quality and Quantity Best ManagementPradices to be Implemented to'
Mitigate Future Land Use Impacts
Th.e City adopts surface water management design standards that require th.e implementation of storm water quantity
and quality ~est Management Practices (BMPs)and controls as part of the approval ofa project to mitigate the
project's storm and suI-face water impacts during and after·conStiuction.These standards incltide erosion and·
sedimentation BMPs during construction,flow control,water qUalIty treatment,and conveyance system sizing
standards to !llailage the quantity and quality of storm water runoff fr()rn pr~jects.Tl1e City has a<i()pt~the 1990
King County Surface Water Design ManUal as the design standard thatprojects musfcomply v.~thto mitigate impacts
to.sUrfuce water.However,as a conditIon of Envirorim.enta.l Review under the State Environmenial Policy Act
(SEPA),projects are conditioned to comply with the standards in the1998'King CqUllty S~rfa~'\Vatel;Design Manual
in certain parts of the City.The WaShington State Department of Ecology Stormwater M~gelllent Manual for
Western Washington (August 200 I}also provides design standards and BMPs to mitigate impacts to sulface water
from new and redevelopment pro.jects.
The City 'of R:~titon is a Phase 2 comrriunitytinder the CleanW'ater Act National Pollution Discharge Elimination
System (NPDE:~)Program for Municipai S~parate StormSewer Systems.TheNPDES progr.tin is..,intended to protect
v.'ater quality from non-point source pollution from stormwater runoff City will be requrreQ to obtain a NPDESPhase
2 stormwater permit from Ecology for its Municipal Separate Storm Sewer Systems in 2005,once EcOlogy conlI)1etes
development ofthe permit.The NPDES Phase 2 stormwater program requires the implementation of the following six
minimum control measures:
Page 21 of 41
ORDINANCE NO.5181
1.PupFc Education and O~treach on StOITIlwater Impacts
2.Public Involv~mentJParticipatiop
3.IlIi~it Discharge Detection and.p1imination
4.Construction Site Stormwater Runoff Control
5.Post-Construction Stormwater Management in New Development and Redevelopment
6.Pollution Pr~vention/Good HOU$ckeepmg for Municipal Operations
The SnrfaceWater Utility currently implements these six,minimumcontrol measures to some degree.It is ex.'P.ected.
that the NPDES Phase 2 stormwater permitwill,require·some ex.'PlPlSionofthese pr9gramsandWeadoption of new
design standards for construction projects that are equivalent to the standards in the Ecology 2001 Stormwater
Management Manual for Western Washington.
The City has adopted wetland;stream buffer,.steep ,slope,apd flood hazard critical area·ordinances,shgrelinc
.regulations and otherdevelQpment regulationsthatalsoprotect surface water systems,···The listing ofChinook salmon
as threatened under the Endapgered Species Actwillrequire.additional stormwater controls and strengthenipg of
Critical Area Ordinances,updaJesto developmentregulati0l1S;and land use.changes that will further reduce future land
use i:rnpactson streams,rivers,lakes,and wetlands in We City.
The City cwrently,operates a storm.sys!,e.m.:mainteIlaDce program that includes cleaning .catch basins,pipes and other
facilities,along with a street vacuum sweepipg program.The maintenance programs remove sediment and pollutants
from City-owned and operated.storm systems and streets,which reduces flooding and non-point source pollution from
being discharged into water bodies in the.City.
Fon;casted<:x>nditions
Future Utility Service Area
The U:tilit:y'sSeryke Area.could enlargr sll!>$ntiallyto appr~xima~ely35 sqpare miles if the.City of Renton annexes
all areas within the Urban Growth Area.The a:re~that may be 'annexed are currently served by King County
facilities.The City,upoll ~exation,woulda~sup.:1e thes~facilities,their upkeep,anp ~t~ce.
General Location of Future Facilities
TI1p ~rntoJf surfitce ~d~grln .water systemc1WentlY,Q}J.~f<it~s much like the gravity7b~~~.sewer systeID,4Ithgllgh the
destiqaBoIl is sllrfacyw~~er.bOdies,f<ither th~w~tewateI"treat:rn~nt plants.Storp1ang,surfa8~water faciliti~s will
gener~ly remainin,their currt;nt locations,although we individual sections maY be repla~ed tqqonvey~erflows.
':;-_.-..':-.'.:c,''.'._''.-,--'._'_'.:...-.,',,',.",',:".'-....,-:'.;."-co -c-.,-.c'.""':",.
.For new 4evelopriient,snrfa~~akr f~cilities areus~alIy 'co~tructedgI!a,§ite7by-site basis,nHhertluln:on a .
rompreliensivy'Qf sy~m-wide basis.StOr:rn water pipes 'and detentignfacilitl~s will be constructedon-~iteduring each
cons~~tionproject,and the off-siterelC¥e ~tes should be limited to rates no greater ~a:Il pr~deve~opment levels,per
the King Couniy'Surfuee Water Design Manual.Most existing and q,eW storm conveyance ~ystems.aI;e copstructed in
public ()r pri~atestreets..,.. .
Although peak flows are required to be regulated.to pre-development levels,totil ~oIumes of flow \\ill increase due to
the incr~eiq~pervious area.New development may.create negativedownstream impacts altholl~the development
had compIi~d.\,~ithstOrm w?ter controlsandJequirements due tq 'thyjncrease in runoff vqlll;me t .Thetotal volume of
,runoff will iRCf~(lse,fIl~1 areas,ofnew deveI()pmeqi,which Il1aY incr~aseerosiqn aI)d.semmenta,.ggI!a:Ild decrease
s~m;ce WateI;quaJity:,.:"'..',.'.'"',.,........
Page 22 of4l
ORDINANCE NO.5181
The unincorporated urban area has existing stonn water conveyance systems that are planned and administered by
King County.The County land use plans for these areas are similar to the Renton plan.Since the King County
facilities are designed with the same standards as City facilities,they function the same as City facilities.
Future Capacity of Facilities
Many of the existing facilities within the city limits will require modifications to mcrease capacity to provide adequate
conveyance capacity and flow control (detention).All facilities would be sized to provide flow control and water
quality treatment in.accordance with the adopted city surface water design standards.Stonnwaterconveyance systems
are required to convey stonnflows from the twenty-five year or greater design stonn event.New development is
required to detain flows on.:.site in accordance with the adopted surface water design standards and to discharge the
post construction runoff at rates no greater than pre-developed runoff rates.
Basin plans will be prepared todetennine need for and sizes of new regional drainage facilities.Several basin
plans have been prepared and the City is also participating in regional salmon conservation planning within Water
Resource Inventory Areas (WRIA)8 and 9.As the City annexes new areas within unincorporated King County
additional basin/sub-basin planning wilfbe needed.In addition,theSu:tfare Water Utility System Plan Will be
updated and will comprehensively define resources,standards,and programs needed to effectively manage stonn
and surface water runoff inthe·City and potential annexation areas:
The anticipated increase in impervious surface in all areas will increasesuTface runoff and require new facilities at
development sites.In addition,new development,particularly infiU development,rnay increase surface flows beyond
existing facility capacity,requiring the enlargement of facilities downstream ofthe development.City standards
require that new development mitigate for impactS to surface water by releasing runoff from the site at a rate no greater
than the pre-developedrunoff rate.Also,if downstream problems exist,new development is required to perfonn
··offsite analysis to ensure that the downstream problem is not made worse by the development ..
Surface Water Quality Requirements in Aquifer Protection Area Zone 1,Zone 1 Modified,and 2
Development projects located in either Zone 1,Zope I Modified,0t:Zone 2 ofthe Aqu.ifer ,Protection Area.(APA)are
required to pass additionaLCity,review to ensure the projects do notproduGC water,qu..antity.andlor q)lality impacts that
may affect the aquifer,which is used for the City's potable water supply.Areas of particular concern include areas
subject to vehicular traffic or the storage ofchemicals.
The adopted Land Use Element of the Comprehensive Plan proposes ar~for developmept of more intensive land uses
by the year 2022.This includes substantial development and redevelopment ofthe Downtown.Portions of this area
are within Zone I of Renton's APA.Zone 1 requirements include closed detention facilities including wet vaults on
site,and pipe conveyance systems that meet pipeline specifications to prevent infiltr<;ttion of stonn water from these
systems.
APA Zone 2 and Zone I Modified requirements affect much of thenortherp and eastern pprtionsof Renton.
These requirements are not as stringent as Zone I requirementsalldgenerallyrequireJinip.g()f conveyance system
and water quality facilities to protect grOlmdwater in areas with relatively pon;ms soi1..11J.e APA reglllations may
increase the potential surface and StOffi1 flows generated from both zones,especially in Zone I,since infiltration
systems are not allowed,The increase in runoff may require existing facilities to be enlarged to meet the
increased capacity need.
Objective U-F:.Provide and maintain surface water management systems to minimize impacts on natural
systems and to protect the public,property,surface waterbodies,fish habitat,and groundwater from changes in
the quantity and quality of stonn water runoff due to land use changes.
Page 23 of41
ORDINANCE NO.5.181
Policy V-74.Design stonn drainage systems to
minimize potential erosion and sedimentation
problems,and tOipreservenatural drainage systems
including rivers,streams,flood plains,lakes;ponds,
and wetlands.
Pr:dicyV-75•.Encourage the retention ofnatural
vegetation along lakes,ponds,rivers,and streams,
w'here appropriate,in order to help preserve water
quality,protect fishery resources,andcontrol
erosion and runoff.
Policy·U-76•.FiUing,culverting,and.piping of
natural watercourses thatare classified as streams
shall not be allowed,except as needed for a public
works pro.ject.In the case where a public works
project requires the filling,culverting,or piping ofa
natural watercourse;ifnoother optiQnis available,
then such projects should follow specific design
standards to minimize impacts to the natural
watercourse,.•Such standards should prevent
flooding and the degradation of waterquality,
aquatic habitat,and the effectiveness oftbe local
natural drainage system.This would include
providing mitigation to replace the lost functions
provided by the naturalwate:rcourse that isfiUed,
culverted,i·or piped bythe public workSpfoject.
Policy V-77.Promote and support public education
and involvement programs that address surface
water quaJity and oth.er ··surfaee watermanagell1ent
Issues.
Policy V-78.Encourage the safe and appropriate
use of detention and retention ponds,biofiltration
swales,clean roof run-off,and groundwater
rechargetechl1ologiesto iedl..lcethe volullle of
surface water fun-off,to recharge aquifers,and to
support base flows in streams for aquatic resources.
Solid Waste
Policy V-79.Work towards protecting surface
water resources and groundwater resources from
poIJutantsenteringvia the stonn drainage system.
PolicyV-80.Implement stonnwater standards that
adequately control·flow (quantity)i and quality of
stonnwater runoff from new and redevelopment
projectsto..protectpublic health and safety,prevent
property damage,prevent erosion,and protect
surface waterquality,groundwater quality,and·fish
habitat.
Policy V-81.Coordinate witbadjacent cities,
counties,and state .and federal agencies in the
development and implementation oftbe Clean Water
Act's National Pollution Eliminating System Phase
2 Pennit for Municipal Separate Stonn Sewer
Systems.
Policy V-82.Existing natural drainage,
watercourses,ravines,and other similar land
feawres should be protected from the adverse effects
of erosion from increased stonn water runoff.
Policy V-83.Stonn and surface water management
programssbould be coordinated with adjacent local
and regional jurisdictions.
Discussion:These policies support theprovision ofadequate and safe waste handling and disposalfacilities.
In addition,.these policies support active recycling efforts aimed at extending the life cycle ofthese facilities
Page 24 of 41
ORDINANCE NO.5181
Existing Conditions
Utility Service Area
Solid waste collection within the city limits is mandated by state and city code and only the City's contractor may
provide such service.The City sets rates·for solid waste collection,and bills all customersdirectIy for these
services.The City contractsiwith Waste Management-Rainier for all solid waste collection within the city limits.
State law also gives Renton the anthority to contract for coIlection of residential recyclables and yard waste.
Curbside coIlectionofrecyclables is available to all single-family and duplex residents ofthe City,and onsite
collection is available to all multi-familyand duplex residents fourplexandabove).Yard waste collection is
available to all single-family and duplex residents with the exception of mobile home park residents.Yardwaste
collection may be available to multi-family and mobile home residents for an additional fee.Waste Management,
Inc.provides collection containers for all ofthese programs.The recycling andyard wastecolIection programs
are voluntary.The City contracts with Waste Management,Inc.for these services.
Coordination with Other Solid Waste Purveyors
Through aninterIocal agreement with King County,the County's disposal systemihandIes alI solid waste
generated within city limits,.exeeptsolid waste diverted by waste reduction orreeyclingactivities.King.County
regulates the types of waste accepted at its facilities as well as the disposal rates.Renton's interlocal agreement
\vith King/County also authorizes the County toprepare.the Comprehensive.Solid Waste Management PlanancI to
include the City in the Plan.The.County achieved its 1995 goal offiftypereent (50%)w;;lSte reduction and
recycling under the Plan.
Renton works cooperatively with other Jurisdictions in the region to implement the l.,qcalH;:l2:ardous Waste
Management Plan (LHWMP).Participants in the LHWMP include thirty-eight (38)suburban cities,the City of
SeattIe,Kit1gCounty SolicI Waste Division,King County Water and Land Division,and the Department ofPut>lic
Health,Seattle-King.Cpunty,·.The.LHWMP proyi<iesa regipnal.prpgranl.tOmaIlag~haz;ardouswastegenerated in
small qUl:'llltities byhousel1olds and businesses in King County.To provide fundingforthe LHWMP,the City of
Rentonl:'llld (ilL pt,her splidw(iSte and.sewerservi<;eproviders in.King CPunty,coll~tl1;:l2:ardous \vaste i f~s.frolll
customerstl1roughutility bilIs.
Page 25 of41
ORDINANCE NO.5181
Regional Solid Waste Purveyors within the City Limits
The King County·Solid Waste Division owns and operates the Renton Transfer Station in the 3000 block ofNE
4th Streetin the Renton Highlands neighborhood.Local waste haulers and residents of unincorporated King
County·who haultheir own waste use this facility.City residents.also use this facility for disposal of large and
bulky items.
Due to .state legislation and Washington Utilities and Trade Commission ·(WUTC)regulations,the.City does not
have the authoritytoicontractexclusively for collection of recyclable materials generated by businesses.
However,a number ofprivate companies do collectrecyclables frombusinesses.in Renton.
Location and Capacity ofExisting Solid Waste Facilities
There are three existing solid waste facilities within the City's Planning Area:a King County Transfer Station,
the Cedar Hills Landfill,and the Black River Construction,Demolition,and EandClearing Transfer Station
(CDL).King County's Renton Transfer Station is located in the Renton Highlands.A majority ofthe solid waste
generated in Renton is transported there bytl1eCity's contractot,Waste Management,.Inc.A majority ofthe
vehicles that utilize the Transfer Station are garbage trucks from waste hauling companies.
Regional Disposal's Black River Transfer and Recycling Center (a Rabanco facility),located at 501 Monster
RoadSW,opened in late 1993.Under a contract with King County,this facility accepts construction,demolition,
and land clearing waste.The facility received 89,300 tons ofCDL material in 1999.There is no data on the
amount of CDL processed at construction sites and hauled directly to a processor.Therefore,it is difficult to
detenninethe amount ofODE waste beingdivertedfroin the facility.
The City of Renton recognizes that theMt.Olivet Landfill (closed 199 I}was not closed in accordance ,,·ith State
ofWashingtoIl closure standards.Ateasofdeficiency include ex.cessively steep slopes;.lack ofadequate capping,
possiblerl.cgative enviroIlmcntalcoriSequcIlces,failure to obtain al1l:tpprovedClosure plan,arid other related
deficiencies.The City continues to moIlitorgroundwater quality in the vicinity ofthe landfillto assure that
potential contaminants do not enter the City's drinking water aquifer.If contamination isdeteeted,the City has
contingency measures to address this problem,such as selective operation ofthe City's eight wells and
groundwater pumping to remove contaminants.Identified areas ofcontamination would be monitored until the
contaminants are removed.
King County's Cedar Hills Landfill,owned and operated by the King County Solid Waste Division,and located
southeast of Renton,will continue to receive all solid waste generated in the City of Renton.This facility's
remaiIling permitted capacity is approximately 12.5 million tons (as of January 2000).At the current level of
fifty percent (50%)waste reduction and recycling,Cedar Hills will be able to accept solid waste until 2012.
Recyclables collected from single family,duplex,and multi-family residents in the City are taken to Waste
Management,Inc.'s Cascade Recycling Center in Woodinville,WA.
Yard waste for single-family and duplex residents in the City is currently taken to Cedar Grove Recycling in
Maple Valley.Their yearly capacity is 195,000 tons of organic material.Currently,the facility handles
approximately 172,000 tons annually.Cedar Grove is permitted by the Seattle-King County Health Department
to have 250,000 cubic yards of organic material onsite.
The City's residential yard waste collection program has diverted increasing amounts ofthe residential waste
streanl every year,successfully diverting over 30%in 2001,and more than seven percent (7%)ofthe City's total
Page 26 of 41
ORDINANCE NO.51Bl
waste stream annually since it began in 1989.Yard waste makes uponly 0.9 percent of the remaining residential
waste stream;therefore any increase indivetsion would be minimal.
Food waste makes up almost thirty-five percent (35%)of the residential waste stream after recyclables and yard
wastes are diverted.The Solid Waste Utility implemented a pilot food waste composting program in 1994 and
1995 to assess the feasibility of divertingthisma'terial from Renton's residential waste stream.Worm compost
bins were delivered to approximately 200 residents and weekly measurements were made on their waste practices.
11lis led to a period of several years in which residents could obtain a worm bin 'from the,city for the purpose of
residentialfood'waste cornpostihg.
Reliability ofExisting Solid Waste Services and Facilities
The services oftheCity'sisolidwaste.and recycling collection contractor,Waste Management,Inc.,have been
very 'reliable since the inceptiondf~he programiin1989..The~umberofmissed·collections has remained
consistentlylow..Co]Jtingencyplans for collection are provided in the solid waste contract in the event of extreme
weather conditions.Interruption ofservice due to a contract dispute is not likely because.the,city has completed
negotiations of a new contract with Waste Management,Inc.The new contract terminates at the end of 2005,but
has the potential to be extended with two 2.:.year ex'tension options.
At this time,the capacities of the Renton Transfer Station and the Cedar Hills Landfill are sufficient,and any
regulatory issues are being addressed by the appropriate agency.
The capacity of the Cascade Recycling Center fOT processing recyclables and the capacity of Cedar Grove
Recycling forcomposting yard wastes are both adequate to meet the City's needs.
ForecastedCQnditions
Future Utility Service Areas
The City's Solid Waste Utility will continne to provide solid waste collection to all residents an<i.businesses
within the citylim.its.Cvrbsid~~llection of recyclables andy~r~waste willcon1:inve to be a,vailable to all si~gle
family .~nd duplexTesid,~l1tsjnRent?IL Multi'-fan1ilyresidences continue to be e~gibl:for on-site collection of"
recyc1~bks.Ya.rd ~asteColIection will continue to be offered to mobile home parlG and multi-family complexes
for an additional fee.'.
When anpexationstake place,t~e franchise hfluler in the annexed aTee has authority to collect solid .waste for a
periO}!ofUI!to seven (7)ydrs.·'After sev~n :years,the.City'~eo'utnl.ctor may take over service intheannexeQ .
area.'The City's contractor sho).lld be able to increase isolid waste,recycling,<.rod yard waSte collection service to
housebolgsandbusinesses as needed...'.'
Since King County has planned for both mccirporated and unincorpoiatedareasin the Coumy,diSposal fucilities
are anticipated to be adequate should the City annex areas of unincorporated King COIDlty.
Location'andeapacity of Future Facilities
Currently,'Ki~g Cpuuty plans to keep'th:ReILt6n Transfer Station()pera~onaIand tQ Install a C?WPactor by2012,
at a cost of $4;000;000.''this date coincides #ith the 'p'rojected clo~ure ofllie Cedar 'Hills LandfiJl,and will 'enable
the facility to prepare waste for transport to a new location.Transportation of noncompacted waste costs
approximately 1.5 times more than the cost of hauling compacted waste.Therefore,the installation ofthe
compactor should minimize any necessary rate increases caused by the greater distance between the transfer
Page 270f41
ORDINANCE NO .•5181
station and anew facility.King County's Final 2000 Comprehensive Solid W(:lSte Management Plan suggests
that a study be made of the possibility of privatization ofthe transfer system.The City of Rentol1 is concerned
that this may limit market competition in the private sector.The City is also concerned that ending public
oVl'llership oftransferfaciIities wiIllimittheCity'sinfluence over ra,tesand service levels.
King·County's Cedar HillS.Land.fill is the·last.regional landfill located in the County.•While·the.diversionrate.by
City •residents has !risensha,rply in the past ten yearst(diverting.5 8.6 percent aStoHulY;2QO 1),the overallqual1tity
ofwaste has also!risen,and Cedar Hills is scheduled for closure in 2012.Under the;2.000 Ki!1g County
Comprehensive Solid Waste Management Plan,the King County Solid Wastei)iyision.isexplori!1g waste export
possibilities.After the Cedar Hills closure,it is likely that solid waste will be exported outside the County.
Waste Management,Inc.'s Cascade Recycling Center will continue to receive Renton residents'recyclables as
long as the City contraetswithWastei Management,Inc.for collection .•1'0 increase theiroverall processing
capacity,Waste Managementlnc.hasdivertedpaper·generatedinNorthKingCounty and South Snohomish
County fromtheSeattleplanttoitsWdodinViIle transfer station for processing,··1'hischange has allowed the
Seattle plantto handle more recyclable materialgenerated in South King County.
The amount of yard waste collected through the City's program is not expected to increase significantly.
Therefore,capacity at the Cedar Grove composting facility in the County should be sufficient to meet future
needs.
Coordination w#h Qtner l!Jtrveyors
The interlocaI agreement beuveenthe City of Renton and KingCounty,.which designates the County's disposal
system for the disposal of all solid waste generated within city limits,remains in effect through June 30,2028.
Either party may request review and/or renegotiation ofthe agreement every five years.It is anticipated that the
City will coordinate with the County to negotiate a new interlocal agreement upon the expiration of the existing
agreement.
Interlocal Agreements
Chapter 70.95 RCW requires the County to regularly update the Comprehensive Solid Waste Management Plan
(the Plan).According to the provisions of the City's interlocal agreement with King County,this update will
occur every three years The City will be included in future Plan updates,and representatives ofthe City \\7ill
continue to be involved in the Plan update process.
The Local Hazardous Waste Management Plan (LHWMP),in which the City of Renton participates,follows a
five-year update schedule as required by Chapter 70.105 RCW.The first update occurred in 1995.The City will
continue to work cooperatively with other jurisdictions and agencies involved in the LHWMP to implement
programs to manage hazardous wastes generated in smaIl quantities from households and businesses in King
County,including the collection ofhazardous waste fees from City solid waste customers.
Reliability
Annexations to the City and the closure of the Cedar Hills Landfill are not expected to have a significant impact
on the ability ofthe City's contractor to provide reliable solid waste,recycling and yard waste collection services.
If changes within Waste Management,Inc.affect the ability oftheir company to proVide services to City
customers,the City has the ability to renegotiate the contract,or enter into a contract with another service
provider.
Page 28 of 41
ORDINANCE NO~5181
Depending on regional regulations,the yard waste composting facility at Cedar Grove,may have problems
handling significant increases in the amount of organic waste collected in the future.However,the City does not
anticipate this to happen.
Objective:U-G:Tq provide a respons~ble,comprehensive waste management program that includes economic
efficiency,enviromitental sensitivity,and resporu;iveness to the needs Qfthe community.Th~City should pursue a
redqction ofthe oventll ~aste stream,recycling,and logg-termwaste handl~imd disiJosalsolutions ..
Policy V-84.Provide and maintain an adequate
system of solid waste,recycling collection,disposal,
and handling to meet existing and future needs.
.PoliCyU-85~f Coordinate with regiOilal agenciesln
planning fofthefaCilitiesand services necessary for
solid waste collection and disposal,including the
siting of regional transfer and waste handling
facilities.
Policy V-86 ..R~uqtioRof thefwastG<streams1,lotdd
he support:esland promoted for alJoresidential;
comm~rc;ial,~nd indpspial uses within the city (i.e.
tprougl,1 prqgrams and public education including
recycling,qomp()sting,re:-use,ag~:I en~rgy·recovery
programs·thatW@Ct enwronmt:!ltal smnda.r:ds).
PolicyU-87~.,.Whereeconomidtlly feasible and
legally acceptable,citywideeollection of recyclable
materials should be supported and promoted.
PolicyV-'88.·····The proper han:d1inganddispbsal of
solid waste should beiequired to protect public
health and safety.
Policy V-89.Contamination ofland,air,anel water
should be minimized or eliminated.
Policy V-99.CORrdinate wit:hag~~ci~~~n the region
<)ll ~ucatiopa~aD<I_gther pp:>grapls for tllesafe
management and dispo~al ofhazardous 1,lousehold
wastes.
Policy V-9l.Support products and practices that
offer safe and effective altemativesto the use of .•
.potentially hazardous substances -in order to reduce
th~total (Ullount of haz(lrdous waste..
.P91icy U-92.Ac1iy~lysupport thc\qeatign of·
..Il1arlce:ts Jorprodu~rnade with recycled materials.
".'.,',,.",'.,
-".""'..'.',.Poli~y V r93.Aqtivelysupport regi()IIally
C(}()rdinat~efforts that promote producer
'.responsibility and enviromUental stewardship.
EI~CtricaFSystem
Existing Conditions
Background
Three purveyors distribute electricity to and within the Renton Planning Area:Bonneville Power Administration
(BPA),Seattle City Light (SeL),and Puget Sound Energy (PSE).BPA is the regional administrative entity of
the U.S.Department of Energy.Seattle City Light is a publicly owned utility serving Seattle and environs.Puget
Sound Energy is a private,investor-owned utility that provides electrical service to approximately 1 million
customers in the Puget Sound region.
These three utilities are part of an integrated transmission grid that connects points ofproduction and demand and
permits inter-utility exchange of power across the region.To make this possible,the various elements of the
individual systems were designed to function compatibly with the facilities ofother network utilities.High
capacity transmission lines also allow inter-regional and international power transfers to compensate for seasonal,
region-wide variations in generation and demand.
BPA ov,'llS and operates most ofthe major transmission lines and substations located throughout the Pacific
Northwest.The agency sells transmission services on the high capacity grid to customers throughout the region.
Page 29 of41
ORDINANCE NO.5181
Additionally;BPA markets electricity generated by federal hydroelectric projects and the Washington Public
Power Supply System.Puget Sound energy,Seattle City Light,and other utilities purchase power and
transmission services from BPA as local situations warrant.
Electricity is retailed to customers in the Renton Planning Area by Puget Sound Energy and,to a lesser ex.1ent,by
Seattle CityLi~t.For both utilities,the primary generation facilities are located outside the~r service areas.
Puget Sound Energy supplements these sources with power generated and/or purchased within its greater service
area.Eachutili"ty schedules electriCal generation to meet anticipated local demand loads with excess production
sold elsewhere on.the power grid.
Existing Utility SerVice Area .
PugetSotind Energyisthepnncipal pr()vider of electrical service within the Rellto11 city Jimits,as well as mostof
the remainder ofthe ReiitonPlaI1ning Area.Electricity is provided to the Bryn l\:1awr and SkyWay portions ofthe
R.entolfPlanning .Area 6ySCL.
General Location of Facilities
Electricalfacilities can generally be divided int()generation,trans111issio:ri;and distributionfimctions.
Transmissienlines are identified by voltages of 115 kilovolt (leV)and above,distribution facilitiesha.ve less than
55,000 volts (55 kV),and a distributiorisubstation transfonns voltages of 115 kV or greater to feeaercircuits at
lower voltages of 12 or 34 kV.Within the Planning Area,BPA-operates transmission facilities,Seattle City Light
operates transmission and distribution fa.cilities,and Puget Sound Energy engages in all three functions.Renton's
geographic pOsition offers a logical location for-transmission routes.Five BPA transmission circUitS follow the
Rocky Reach-Maple Valley right-of-way,'Vhich enters the Planning Area from the east,just sO,uth:of"the Cedar
River,andieiri:rinates at BPA's Maple Valley Substation.The lines,two 500 kV,0l1e 345 kV,angtwo 230kV,
originate afBPA facilities north,south,arid east of Renton."
As electrical service provider to most of the Planning Area,Puget SOUlld Energy builds,tnai.Qtaipsand/or'operates
various facilities.These include high voltage transmission lines for bulk power transfers,~ubstations for system
monitoring and control and changing of voltage levels,and lower voltage feeder lines to carry the electricity toflle
consumers.The high capacity lines energized at 230 kV and 115 kV feed out from the Talbot Hill Station,which
receives power from the adjacent BPA Maple Valley Station.From Talbot Hill these lines carry power to.othe.r
transmission stations or to distribution substations where the voltage is stepped down for entry into the feeder
system.
Page 30 of 41
ORDINANCE NO.5181
The portion of Renton's Planning Area currently servecfby Seattle City Light is sman,containing only two minor
'distributionSllbstations,Bryn Mawr and Skyway.Power is provided to these substations by Seattle's'Crestoh
distribution substation.
In',addition,several Seattle City Light rights-of-way pass thiotigh the City and the Urban Growth Area.These
circuitscinclude:
•The Bothell-Renton Right-of-Way (ROW),with one oftwo SCL 230 kV lines currently in use
and leased to Puget Sound Energy.
•The Renton-Creston ROW,with six 230 kV lines.
•The 'Cedar Falls ROW,with onellS kV line:
Capacity/Reliahility ofExisting System
Puget Sound Energy and Seattle City Light are both capable ofmeeting the current electrical load in their
respective service areas.
Puget Sound Energy operates eleven distribution substations in the Renton Planning Area with a total nameplate
capacity of 284,400 kilowatts (kW).The residential/commercial peak load utilizatioufactor fOf these substations
is 87.5%.SCL's Creston substation is outside the Planning Area,but supplies power within it.Creston's
capadtyis 106;OOOkW ahd hasatitili:zatioufact6[of81%.
The utilization factor,,or the load to capacit;yratio,is normally maintained in the 75%to 85%range:Leaving
excess capacity under norrDal conditions allows a'reserve for periods ofextraordinary load during extreme cold
weather,and for system diversity.
The capacity of individual elements is notthe sole consideration in evaluating an electrical system,however .Our
dependence on electrical power is such thatthe overall grid and the constituent utilities must continue to furnish
power even\vith the failure of individualcomponeIits.'
Electric service interruptions are most frequently a product of extraordinary circumstances.Either an unusual
load has overtaxed an element of the 'system or it has been .weakened'ortemovedcby'some 'ex1ernal condition or
event.Any such occurrence could cut off an area from the grid andlofendanger other parts 'of thesystein by'a
sudden transfer of power from one conductor to another of insufficient capacity.To mitigate these threats to the
system,redundant lines and facilities of adequate capacity are necessary.This diversity is progTamri:fed to meet
reliability criteria,which assume a failure of one or two components ofasystem (single or doubleoontingency)
with no loss OIcustomers or damage·to equipment.'
Forecasted Conditions-Electrical
Forecasted increases in population would result in 135,161 persons and 91,874 jobs,within the Planning Area,
by 2010.Based on these forecasts the Renton Planning Area will have an additional load of 147.3 MVA,
excluding industrial load increases,at the extreme winter peak in 2010.Industrial load additions will comprise
some part of the 82.3 MVA increase that Puget Sound Energy anticipates for Renton industrial consumers by
2020.
Future Capacity ofElectrical Facilities
Page 31 of 41
ORDINANGENO.5181
To assure system reliability and to provide the capacity necessaryto ,accommodate the growth anticipated for the
Renton PlaIlllipg Area,SCL,BPA,and.PSE have planned.for upgr@es and additions to their respective systems.
Puget Sound Energy has prepared a King County Draft GMA Electrical Facilities Plan.According to this pla.n,
th~,utilityhas;several system improvem~nts inprogr~ss within,the Renton Planning Ar~a.that are necessary to
serve forecasted load growth for the neAi thirtyyears.Puget Sound Energy's plans for future tr;wsmission lines,
facilities,and upgrades will increase system capacity and reliability.Also proposed is the Aqua substation.This
substationll).<l.y or ,may not be:lo.~ate<Lwit:lPnthe City's Ur;ban GroVVth]3.0Ulldary,but in either case would likely
serve residents both within and outside of the urban growth boupdary;
Existing SCL 4 kV lines are being replaced With a,new 26kY:lJ.ktwOrk,The B.rynMawnand;Skywaysubstations
will no longer be needed and will be taken off-line when this upgrade is complete.Additionally,SCL has
indicated the possibility of adding two 230 kV traIl$wission lines fTPUl BPA'sCQyingt()ll Substation to South
Seattle on existing transmission line corridors to serve load growth within the next twenty years,
The BPA has plans to increase reliability by installing additional 500 kV circuits and 500 kV to 230 kV
transforrners.,'While these will benefit I\enton,they are not withinthe Planning Area.The only.projectthat,BPA
currently has planned for inside the Planning Area is a static VAR for the Maple Valley Station;This device
senses increased load and signals the capacitors to release stored energy.
Conserva!i{!fl,&Demqnd Manilgef&nt
Conservation is one means to reduce loads,existing or projected,o~tl:le.~lectric system.This canddaythe need
for new or expanded generation and transmission facilities.System wide,Puget Sound Energy expects that
C()nservationwill yield an additiona,I 29Q;~yer<lge MW and 592:MWion system peak in the year2010.
COQSeryatiol1 PXOgrams are ~naeted on a utility-wide basis,and regulated by the WUTC.,.
While conservation reduces overall electrical consumption,demand-side management influences when the demand
.will OCC.liC ·P(blyating,~0I1sumers toll1odifytheir.consumption patterns,imposing a sliding rate structure for'time-
of-$yapd foril1creroel1t pfenergy·used,pr directly controlling energy use by certain.customers,can all serve to
spread the load throughout the day.Since electric utility systems are designed to accommodate peak loads,this
method can delay the need for additional capacity.
Opjectiye.·l]-II:.J:>rml1otetlu::ayailability ofsafe,adeqijate,and efficientelectriealservice within the City and the
rema.inder.Qfi1;sPlanning Area,collSi$tentwithtbeutility's regulatory obligation to serve,
I?olicy.UTM..,;;Lne.provision,ofelectricityt9the
City's Plaull!pgArea.should be l:X)Qrdin'l~with
local and regional purveyors to ensure the
availability of electricity to meet projected growth in
population and employment.
Poli~yl]-95.Encourage.pur;veyorsof electrical
.pow:ertomake facility ,improvements/additions
wit.l1.in.exjsting electric facility corridors where
appropriate.
t',.
Page 32 of41
ORDINANCE NO.5181
Natu-ral Gas And Fuel Pipelines
Existing Conditions -Natural Gas
Background
Natural gas'is a n:iD..'ture ofhydrocarbon:andnon-hydrocarbon gases eXtracted from porous rockfoflnatioris below
the earth's surface.The gas makes its way from the producing fields Via-the interstate pipeline at high-pressures,
often'over one thousand pounds per squateinch (psi).Colorless andooorless as it'comes off the interstate
pipeline,a powerful odorant;typically mercaptan,is added for safetypuIposes to make leaks easiet to detect
Through a series of reduction valves,the gas is deliverci:Ho homes 'at jJressures of ffom0.25 to 2 psi.
In recent decades,the residential popularity ofnatural gas has risen.Cleaner burni.tlg and less expensive than the
alternatives,oil and electricity,it has become the fuel of choice in many households for cooking,drying clothes,
and heatinghomeand#ater.
Natural Gas Utility Service Area
Puget Sound Energy provides natural gas service to approximately 650,000 customers in the Puget Sound
Region,induding Renton and its Urban Growth Area.-
General Location ofNatural Gas/fi!acilities
PugetSound Energy'qperates underafranchise agreement withtheCityofRenton,-whichallowsPSE to Jocate
facilities withinthe pUQlicstreet right-of-ways.-
The gas distribution system consists of a network of high-pressure mains and distribution lines that convey
natural gas throughout the Planning Area.Natural gas is provided to PSE by the Northwest Pipeline
Corporation,which operates a system eA'tending from Canada to New Mexico.Two parallel Northwest Pipeline
Corporation high-pressure mains enter the Planning Areasoutb of LakeMcDonaldand'terminate atthe South
Seattle Gate Station..'PSEhigh-pressuremains then extend to(smallerlines branching-ofFfrom thepFiinaiy
supply.mains:,Tlu;-ougha series'oDsmaIler lines and pressure regulators the gas,is delivered,to consumers.<PSE
also operates anundergroundpropariestorage facility.
Capacity ofiNaturaJ:Gas Facilities'
Although -PSE,serves most ofRenton and its Urban Growth Area,a portion ofthe Planning Area,\Nest ofthe
Renton Municipal Airport,and straddling SR...900 is currently not served by Puget Sound Energy.cPmvision of
natural gas service to this area would only require extension of intermediate service lines.
The capacity of the system is primarily constrained by the volume of gas entering the PSE network from the
Northwest Pipeline Corporation mains.Current capacity of the South Seattle Gate Station,the point of entry for
natural gas to the area,is nine million standard cubic feet per hour (seth).This can serve approximately 180,000
residential customers.
The minimum pressure at which gas can be delivered is fifteen pounds per square inch (15 psi).Methods for
increasing supply to a particular area include replacement of the lines,looping,installing parallel lines,and
inserting higher-pressure lines into greater diameter,but lower pressure mains.
Page 33 of 41
ORDINANCE NO.5181
A reserve of natural gas supply is maintained in order to respond to temporary shortfalls in th~natqral gas supply
due to weather-driven higher demand or supply interruptions.A number of separate utilities share the facility,
however,and hence it is not dedicated to the Renton Planning Area.
Natural Gas System Reliability
Since.·Mtwatgas ..is chiefly used as a homeheatingfuel,.·demand.risesas the.ol.ltdoortemperature drops.The
locallyavaila,ble gas supply andthe.capapityofP8E'sdelivery system may not always be suffipient to provide
product to:ill.customers during·pel'io<isof ex.eeptionaldemand..ifherefory,PSEhas several short tenn,l()ad~
balancing strategies.As.st:ltvdpr~viously,PSE operatys.a stor;;tgy{acilitythat provides a reserve ofadd,itional
gas for times of shortfalL Also,SOI11eigas <;ustomers al'eservlXl undel'an interruptible service contract.For those
times when gas resources become limited,these connections can be temporarily dropped from the system.
Residential customers are always grantedfirstpriority for available gas supply.
Another strategy to maintain system pressure is the looping of mains.Feeding produqtfrom both ends .of a
pipeline decreases the possibility of localized pressure drops and increases system reliability.
Forecasted Conditions
Puget Sound Energy predicts a growth rate of 4 1.2%in deI11and for this 20~yearplanninghorizon ..Accgrding .to
this assumption,demand for gas will aver;;tge 1,227,562.6 cubic feet per hour for December 2010 within the
Renton Planning Area.PSE has stated that they will be able to acconn:nodatv this increased demand.ifhis wiIlbe
accomplished through an upgrade ofthe South Seattle Gate Station to allow the entry of an additional two million
scfh intothe.system,fora total capacity ofelevenmillionscfh.ifhe backfeedfrom.Covmgton \\@add·another
three million scfh and,with the current peak hour feed of one millionscfh frolll Issaquah,there\villbe sufficient
supply capacity to serve the customer base anticipated for 2010.
Proposed New or Improved Facilities
There is one high pressure mainproposedtomeetthe·increased gas·demand,which should result from the
foreeast.growth .•.The ·.ultiI11:lteiplaeement.ofthe line will be based on right..gf~wayipennitting,.environmental
standards,coordination with other utilities,and~xisting infrastructure placement.PSE ha§a policy to expand the
supply system to serve additional customers.Gas connections are initiated .by customer requests.
Maximum capacity ofthe existing distribution system can be increased by the following methods:increasing
distribution and supply pressures in existing lines,installing parallel mains,replacing existing \vith larger sized
mains,looping mains,and adding district regulators from supply mains to provide additional intennediate
pressure gas·sources.
P;;tge 34 of 41
ORDINANCE NO.5181
Petroleum Fuel Pipelines
Existiilg Conditions
Utility Service Area
Olympic Pipeline Company is a joint-interest company that provides a variety of fuel oil prod~cts via a system of
pipelines throughout the region.The stock is held by Atlantic Richfield Corporation (Arco),Shell,and Texaco oil
companies.Olympic transports oil.products from the Ferndale British Petroleum (BP)refinery,thy Cherry Point
Arco refinery,and the Anacortes Shell and Texaco refineries through Renton to Seattle,Sea-Tac International
Airport,and points south to Portland,Oregon.Olympic's Renton facilities function as a regional distribution hub,
as well as supplying the local market with petroleum products.
General Location of Fuel Produd Pipelines and Other Facilities
The OlympicPipeIine Company's facilities in the Renton PlaIirllng Area include a system of pipes,varying from
121920 inches indiamete.r,and a eentralmonitohitg stationatLindA.venue SW.Petr()leum products enter
Renton via two pipes from the City's northern border,<lI1dthen extend south and west to the RentonStation.
From here,£T2~inch mainl1eads north,eventually intercepting-the City of Seattle Skagit Transmission Line right-
of-way toward Seattle.Two parallel brariches also extend westward t6 the Green River,at which point one line
heads west to Sea-Tac Airport and one turns south to seIVe Tacoma'}ll?beyond.Renton Stati0Il is the
momtonng and rontn;>l center for the entire pipeline network.Here,also,oil products are transferr~to trucks for
distribution......
Capacity of Fuel Produd Pipelines and Facilities
The Olympic Pipeline Company currently carries an average of approXimately 270,000 barrels of product per
day,varying according to the transported~~terial.The absolute capa~ity of the system is over 350,000 barrels.
As the primary supplier of petroleum prooRetS to W est~m W ashin~o~Olympic states that system capacity is
sufficient to m.eet currentiiemand.Forecasted Conditions ...
Olympic,though not directly serving City ()fReriton,affirms that they can ahd will increase the capacity of the
SysteIll to ac<;offilll0illl.te a demandpoffilllensul'atewith.the expeete4 populati()n and land.~§ysanticipate4by2020
in .the Renton Platllling Area.Aside from laying newpipelines,.options for 4lcreasing capapityinclude .
intro<iilcilig~ag reducing agents to the petr()leum products,lpSfeasillg thel,Iorsepower,o{th~Purpps.,aQ-d
replaCingmdiyidual section~of pipe whyie bottlenecks tend to occm....
Objective U-I:Promote tIle safe transport and delivery of natural gas and other fuels within the P4furiing Area.
Policy U-96.Coordinate with local and regional
purveyors of natural gas for the siting of
transmission lines,distribution lines,and other
facilities within the Renton Planning Area.
Policy U-97.Support cost effective public
programs aimed at energy conservation,efficiency,
and supplementing ofnatural gas supplies through
new technology.
Policy U-98.Allow for the extension of natural gas
distribution lines to and within the city limits and
Urban Growth Area,provided they are consistent
with development envisioned in the Land Use
Element of the Comprehensive Plan.
Page 35 of41
ORDINANCE NO.5181
Policy U-99.Require that petroleum product
pipelines are operated and maintained in such a
manner that protects public safety,especially where
Telecommunications
those facilities are located in the Aquifer Protyction
Area.
Telecoinmuriications:Conventional'Telephone,Fiber Optic Cable;CeUular Telephone,andCable
'FeJevision
Existing Conditions -Conventional (Wireline/landline)'Felephone
Utility Service Area -Conventional Telephone
~~rvice to RentQIl ~djtsPJ~pgAreajsprovidep ~y q'Ye~t ConmllltricatioIlS,Jnc.(formcrlypS West).Q~est
is ~inyestor..Qwep.C()r!JQIiiioIl,whose h()lqing~.includecomp~es serving regioillil,.[)atiQnal,;;Lnd international
marlfets,inclllqwg ~1~pp.onesefVicest()25-,rp.illio'it;F~s.tom~rsiIl J4wystem states;The suh~jffiqriesiDdu~e .
.directo~.p)l,~li~~g,.Cellular ~qb\leYOnunun!cation~'andp~g,personatC9~nmpicatioIlS IJ,etworks,<4ble .
ielevisio.Q.,~usiness Communications systeq1S sal~s'and service,co~rowUcatipns'software,and firya[)cial services.
A119ities+th~~tate ~fWashipgton.,f?Il·'witlrina particular Loc<tlA~ss and rransport Ar~c(LATA).
These LATAs are telephone exchallge areas that define the area in which Qwest is permitted to transport .
telecommunications traffic.There are 94 exchanges within Washington where Qwest provides dial tone and other
local services to customers.
G,ener{/lLQcation .ofConventioncal Telephone Facilities,..,'-'~.'..
te1~phone.sef'li~sys,~~withID Rent9~~g.i.ts,PI~Area inclRde,~witching station,s,trtpJk lin.es,.<J!ld
distrlbutlon lines.SWitchiiig'st:3:tions,also dmedi'Centr<ii Qffi9Cs"(G9s),.switc~calls;withiIi '¥lcibetw~n line
exchange groupings.These groupings are addressed uniquely by an area COde and the first three digits of a
~l~p~on~n.tW1ber.9Fh,J~n.eS!0uping can C<lrryuptg 1q,OOOnuro~ers.Rentpn~J4?f thyseS!9uping~:
Four maillllfeederll~leitOtlt~~generaIlyextendIrQp.~hGO,~totheq0rt1:l'sputh,~,ana Viest.
Connecte<i to the~e .~i#.f@~rToutesflre.br<U1sl1feederroutes.Tl1~"~ran{:h feeder Joute~.SOIWect\¥itb tI19tls~nds
oflocalloops that pr6vidediahone to every subscnber:Th~e f~(:iliti~sroaY be~eri8J m bu~~SO'Pper~rfiber.
Local loops can be used for voice or data tranSrriission (such:as facsimile machines 0;cOmputer modems).'A
va:ri~ty oftCfl1nologie.~arc Jltilized incllldffis.electWnics,digital ~rnission,fiher optics,3!\dother ffi<1illS to
provIde rriultiple'voice/daci paths over a sfugle wU:e.Methods of co~tnlctio~are'dete~edby costsand local
regullltions,.
Page 360f 41
ORDINANCE Nb;5181
Capacity ofConventional Telephone Facilities
Capacity of a CO is a function ofthe type of switch employed~Advances in teclmOlogy and the use of digital
transmission provide for increases in switch capacity to meet growth.
Reliability ofthe Conventional Telephone System
Telephone service is very reliable with the exception ofextraordinary circumstances such as severe weather events
or natural disasters.In many cases,the system may still be operational,but the volume of calls being placed to
and from the affected area creates shortfulls in service.In Renton,the In3uguration bay windstOrm Of January
1993 resulted in some system outages.Generally,following a catastrophic event,eublictelephone systems wpuld
be restored before service to individuals and businesses;"",,'',",",''.'e ,,-
ForeeastedConditions,;Collventiona.1 TClephone
Forecasted Capacity of Conventional Telephone Facilities
Ample capacity exists in the,Renton Cato accommodate growth projected in the·ComprehensivePlan Land Use
Element:Recent teclmological advanceriierits'liave reswted in consolidation of equipment at tIle'Renton 'CO,'
Several additional-floors are available iri the 'bUilding housing the 'COfor futureexransionofthe syStem.Line
faciIitieswitliin the Planning Area would'require some upgrading,but no new buiIdmgs would beneooed to 'meet
projected growth;,\,,,.
Regulations governing'te1ecorrnnunications'requirethat the purveyor provide adequate telecorilInunicationservice
on demand,Upgrading facilities andconstnIctingnewfacilities accommod<ite'growth.NewtechnOlogyis
employed to enhance service,when available and practical.Enhancements necessary to maintain adequate
capacity are deternlinedthrougli'regular evaluation ofthe 'system.',".'
Qwest hasconfinned that they will be able to extend timely service to all current and'new subscribers'anticipated
in the.population forecasts for the R.entonP1anning Area."
Existing Conditions-FiberOptic Telecommunieationsystems
Utility Service Area -Fiber Optic Telecommunications
The StarcomService Corporation,a Washjngton corporation ofthe Canadiaq.Starcom International Optics
Corporation-ofVancouver,13.C.plal),s to locate facilities within the City of Renton Planning Area.,The system is
a "carriers'carrier:'and is IJotintended toCOIW-ect with individual usersln the City.ofRenton.ServiCes are to be
leased to otP.~.rtelecommunicationspurveyors.The cable.based telecommunicationslsystem will provide a
tel~mmvnigltion linl<between Vancouver RC.,and S~le.'
.-
General Location ofExisting Fiber Optic Telecommunications Facilities
As of ~\vritiRg,no,S~r<x>mfiber optic ~ilitie~~reill pIac;e i~~elJ.t()n.However,th.ecompany is,currently
engagyd in th~_pemritt~g,required to·buryca,b1e withult1J,eJOO foot wj.~Bm:;lingtonNorthern Railroad right-of-
way,about four feet below ground.The line generally follows the eastern shore of Lake Washington fromilie
northern city limits to the Boeing facility,and then roughly parallels 1-405 until it intersects with 1-5.
Page 37 of 41
ORDINANCE NO,.5181
Forecasted Condi~iQns"'l"iber Optic Telecommunications Systems
Forecasted Capacity of Fiber Optic Telecommunications Facilities
According to Starcom,the proposed fiber optic cable and latest technology regenerative equipment will provide
capacity to meet grovvthenvisioned in,the City's Land Use Element ofthe Comprehensive Plan.
Existing Conditions -CelJular Telephop~
Backg,.olmd -Cellula~T~jephone
Cellular system technology works on the principle of reusing ra¢iofrequencies.The samenKiiofrequYllcycan be
reused as long as service areas do not overlap.In this way,shorter antennas can be used and located on top of
existing structures,rather than constructing freestanding tower~,.
Siting of Gellular facilities depends on how the systemjs oonfigured.'The cell siteswust be designed so tha,t
channels ~:be~eused,because the FCC allocates a limited number.of channels to the cellulartelephone industrv.,,:,_,.-.-,.:.t .,''-.',......'_j__~_,-c - ..'.-,.c ~••-•.'-.-~,-_.."--.-.--..
As cell sites were initially developed;~few large cellswc::re establishfXi using,hilltops or tall buildings to site
tr~missiopand re~ivitlgantennas.,Jhis allowed for maximum co,yerage ofthe la~ge cell.Clusters of sm~IJer
cell;have since repl~ced the larger configuration,diminishing the need for larger antennas.Thus,shorter
antennas and poles provide coverage for the smaller cell sites.This division of cells will continue to occur as the
deman¢,fqr cellul<lr~ervicegrq~.s.iEventuaUy,cell sites will bc::placed.le.ss than two miles apart with antennas
situatyq9Ppoles about 60..fe,etWgh,ortheheight of a four-stpry building.,
,'\..~,.
Cell sites are located within the center of an ar~de:fin¢~y a grid system.TopQgrnphy and other built featurc::s
can affect signal transmission,so the cell is configured to locate the cell site at an <lPpropriate place to provide the
be;;t transtn!ssion/reception.conditions.$ub~lIs ¥e sometimes created because natural features such as lakes;
highways or inaccessible locations prevent siting within the necessary one-mile radius from the ideal grid point.
Preferred cell site locations include:existing broadcast or communications towers,water towers,high rise
buildings,vacant open land appropriately zoned that could beJeasedor·prirchased,andareas.with·low population
densities to diminish aesthetic impacts.
When new antenna structures are required for the cell site,monopoles or lattice structures are often utilized.
Monopoles generally rangein height from60 feet to ISO feet.The base ofthe monopole varies betWeeriAO to 72
inches in diameter.Monopoles are generally more aesthetically acceptable,but changes in the-syStem such as
lowering ofantennas are nOt possible without major changes.Lattice structures are either stalJiliZed'by guy wires
or self-supported~Generally,the maximum height of a lattice structure is limited to between 200 and 250 feet.
Guyed towers can be built to accommodate a greater height,but the gUy wires'canpose navigational problems to
migrating birds and aircraft.In addition,the taller towers often are perceived to have more severe aesthetic
impacts.
All structures require that a six to eightfoot separation occur between antennas for signal reception~.This is
termed "system diversity"aIldis neededotfthe feceptionantennas inor'der'to receiveanoptimalsig'nal from the
mobile telephone.'
Page 38 of41
tJKlJJ.l'IA1'4ct;NO •.'In:n
Utility Service Area -Cellular Telephone
€ellular.telephone service is licensed by the FCC for.operation in Metropolitan Service Areas (MSA)and Rural
Service Areas,(RSA).The FCCgrants two licenses within each service area.One of those licenses is reserved
for the local exchange telephone company (also referred to as the wireline carrier).Qwest Cellular(NewVector)
holds the wireline licenses in the Tacoma,Seattle,Bellingham,and Spokane MSA.The non-wire line licenses in
these areas,and also in the Yakima MSA is held by McCaw Cellular Communications (Cellular One).Recently,
Cellular One merged with AT&T.
Existing Capacity of6ellular Telephone Facilities
Forecasting for cellulad"locilities,is,accomplishedusing a rnro",year horizon.fuformation regarding';current and
future predictednuml:>er ofsubscribers is considered by the·purveyors to.be proprietary;and no,data was
furnished in this .regard;Howe"er,statewidecustomencounts .totalapproxinultely250,OOO,with.the number
anticipated;to ·mcreaseto,se"eralmillion by the year 2010.'.It is.predictedthatbytheperiod.covering the ·years
2005 to 2010,approximately twenty percent (20%)ofthe population in Washington Btatewill 'be served.
Religbi/ity pf:CeliularTelephon~·Facilitie:s·
-".,
Cellular communications are considered to be more reliable than conventional telephone systems,because.they can
continue to operate during electrical power outages.Each cell site is equipped with a back-up power supply,
either a battery or generator,or combination of the two.Severe weather evemsornaturaldisasterconditionshave
validated the use of cellular telephones on numerous occasions throughout the country.When conventional
telephone systems fail,or telephone lines are jamm~cellular calls have a bettetchance of being completed.
Forecaste4 CQnditioDS ..".cellularTelephone
Future Capacity ofCellular Telephone Facilities
As previous'Y),;t¥ed,fqt"~tiJ}gJor new cellular fa.<;ilities uses a relatively narrow time frame oftwo years ..
Expansion is demand driven.Raising the density oftransmi$sion/r~ptionequipment to accommodate additional
subscribers,cell splitting,follows rather than precedes increases in local system load.Therefore,cellular
companiesmustmacintain a·§hoItrespollSe time and·a tight planning'horizon.
ExistingCondit~oI]S :;Cable TeleyisiQn.
Background -Cable Television
Cable ~levisiono~CAI¥«(:prnmwUtyAn~np3:T~levi$i,qp.)()riginated Wth·~ma1l..~ca,le a,ttempts to obtain a<;!ear
television signal in areas too remote or too obstructed to r~ive one via th~a:ir"waY$.P:rting fr()D1 theU)4Qs,tIw
early systems were constructed of surplus wiring and basic electronic hardware.Subsequent technological
innovations in,$;gnaI tJ::aps~ssioIlWtve inc~e.;tsed thennmber of ~vailaJ:Jle channels @d permitted theemergeIlce
of new players in the ~lyyision b~~cast itJ.dustry.The multiplicity oft~hannels<Uldthe ability to.direct the,s;gnaI
to specific addresses have opened up both mche and global markets to itlformation and elltY.l1ainmel1tpurveyqrs.
Inadditi()l1 t0th~provi$ionsof ~bJ~television $ervices,advancements in technology ha"eaIlowed the current
PUf'\lyy().rt9pr()yi4emgl1sp~a.<;ee$$t()IntemytservicesWith the provision ofadditional features expected as
market deD,l<l,ll4§dicta.te,'.
Pa,ge 39 of 4 I
ORDINANCE NO.5181
Utili~V Service Area -Cable Television
The current purveyor holds a cable television·franchise to serve the City of Renton.The service area includes the
entire incorporated area of the City,expanding with annexations.All residential neighborhoods Within the City
are currently served.Service is still unavailable in some commercial areas due~to market conditions,which
presently preclude line eA'tension.
General Description and Location ofCable Television Facilities
The current purveyor's facilities supplying Renton with cable television,service are composed ofareceiver;a
headend,a trunk system and a feeder system.The receiver and the headend,which amplifies,processes and
combines signals for distribution,by the -cable network,are located north ofBurien,'Washington.Thesignat:is
then transmitted via low-powernricrowave to a site itrKent,Washington,where itenters the trunk system.
Amplifiers>placedat intervals along the cables maintain signal strength.•Theartlplifiers also serve as junction
points where the feedersystemttaps into the trunk cables.Service drops then provide the;finalconnectionfrorri
the feeder lineto·the subscriber:
Generally following street rights-of-way,the present network encompassesresidentialneighborhoods',tothe east,
north,and south.The unserved portion of Renton generally includes the commercial and industrial areas located
in"the Green River Valley.
Capacity ofCable Television Facilities
A cable system is not subject to the same capacity constraints as otherutilities.Providing and maintaining the
capacity to serve is the contractual responsibility of the utility.According to the City's franchise agreement,the
purveyor must make service available to all portions of the franchise area.In:some circumstances;'costs
associated \vith a line extension may be borne by the service recipient.
The current purveyor offers various packages including as many as 130+active analog and digital television
channelsplus>neatly 40 digital music channels,and has the capac1tytogreatlymciease those riutribersas weUas
the other types ofservices that they may decide to offer ill the luture.
Forecasted Conditions-Cable TelevisionAccordingto.theprovisions ofthe currerit purveyor's franchise
agreement with the City,the company must continue to make cable service available upon request,when
reasonable,for any property within the current or future city linrits.Therefore/under the currerit ten11S ofthis
franchise,the current purveyor would be required to provide cable service to projected,grmvthvyithin the Cityand
the remainder ofthe Planning Area..,-.'
Objective U-J:--Promote the tiniely and'orderly expansion ofall fO:l1DSof teiecoinmunications services within the
Cit);and the n~niainaer ·of its Planriing Area.'"
Policy.V-loo.Require that the siting-andtloeation
of telecommUnications facilities be accomplished in
a manner thaVmiiliIiriZes adverse impacts on the
environrnentartd,adjacent land uses.-
Policy V-101.Require that cellular communication
structures and towers be sensitively sited and
designed to diminish aesthetic impacts,and be
collocatOOon eXisting structures and-towers'
\vherevefpossible and practical..,
PolicyV;:tl02.-Pursue the continued development of
a wirdessIiltemet communication gridlhroughout
the City for the use and enjoyment'hfRenton
residents,employees,and visitors.
Page 40 of 41
UKVINANC~.NU~jlMl
Policy U-103.Encourage healthy competition
among tel,ecommunifatio~systems fo:pr()vi~ion of
current and futUre telecomniunieation services,
Page 41 of41
ORDINANCE NO.5181
IX.
GLOSSARY
EXHIBITE
accessory bousing:dwellings constructed within an existing single family hom~,usp~y for tlsea!!<1;,
rental unit.An "accessory unit"is a separate dwelling,including kitchen,sleeping,and bathroom faCilities.
Also known as "mother-in-law apartment."
activity node:an area of clustered higher density land uses.
adaptive use:the utilization of an older building that is no longer suited for its original purpose,but may
be modified and used for a different purpose such as housing.A common example is the conversion of
older public school buildings to rental or condominium apartments.
affordable housing:housing that meets the needs of a household earning at or below eighty percent (80%)
of county median income (adjusted for household size),for which the household pays no more than thirty
percent (30%)of its gross income toward housing costs,including utilities.
aquifer:Groundwater-bearing geologic formation or formations that contain enough saturated penneable
material to yield significant quantities of water to wells.
aquifer protection area (APA):Zone ofcapture and recharge area for a well or well field owned or
operated by the City ofRenton.
aquifer protection zones:Zones of an APA designated to provide graduated levels of aquifer protection.
Each APA may be subdivided by the City into two aquifer protection zones.
Zone 1:The land area situated between a well or well field owned by the City of Renton and the 365-
day groundwater travel time contour.
Zone 2:The land area situated betwek the 365-day groundwater travel time contour and the boundary
ofthe zone of potential capture for a well or well field owned or operated by the City of Renton.
Protected APA designated Zone 2:Ifthe aquifer supplying water to a well,well field,or spring is
naturally protected by overlying geologic strata,the City ofRenton may choose not to subdivide an
APA into two zones.In such a case,the entire APA will be designated as Zone 2.
arterial,minor:right-of-way that serves as a distributor oftraffic from a principal arterial to less
important streets,directly to secondary traffic generators such as community shopping areas and high
schools,and serves trips between neighborhoods within a community.Minor streets are more intensive
than collectors,but less intensive than principal arterials.
arter~principal:right-of-way that connects regional arterials to major activity areas and directly to
traffic destinations.Principal arterials are the most intensive arterial classification,serve major traffic
generators such as the urban Center,major shopping and commercial districts,and move traffic from
community to community.
basin (Water Utility):An area defined by the natural features of the landscape such that any flow of
water in said area will flow toward one low point.
basin (Surface Water Utility):An area drained by a river and its tributaries.
Page 1 of 13
ORDINANCE NO:5181
'BesfManagement PracticeS (Surface Water Utility):Conservation practices or systems of practices and
management measures that:
a.Control soil loss and reduce water quality degradation caused by nutnents,animal waste,toxins,and
sediment;
b.Minimize adverse impacts to silrrace water and'gTotindwatertlow,circulation patterns,and to the_
chemical,physical,and biologiciI characteristics ofwetlands;arid
c.Include allowing proper use and storage of fertilizers/pesticides.
bicyclefacility:'animpnwement designed to facilitate accessibility by bicycle,iIlCludihg bicyCle trails,
bicycle lanes,storage facilities,etc.
boulevards:,typically abroad thoroughfarethatis oftensepara!edbya ~dscap&fll1edianorcenter
divider'that',}l~;potentialto function as'fuieaf'opeIi space.Boulevard designation woUld i:mPly ahlgher
priority forlandscape;sidewalk,or traiHmprovements.-
buildable lands analysis (BLA):a Washington State law that requires six Waship.gton counties to
determine the'amount of:larid'suitable for tiibandevelopment,and "evaluate its capacity forgroWth,~based
uponmeasureri1entoffive years ofactuardevelopm~t activity..IGn~CountYtandifive ()ihers)'~lJ,si report
theresultso£the buildabldarids analysis\tbthe state every five yearS..
capacity:the\spaceto -accommodate pOpul3tiongrowth or increases in'employment or residenti31 uSes as
determined by the methodology used in the Buildable Lands program..
capacity problem (wastewater utility):-Wlien tlowtates exceed what the facilitY is design~to convey.-
capital facilities:as a general definition,'structures,iInproverrients,pieCes Of equipment Of other'major
assets,including land.City capital facilities are provided by and for public purposes and services.
ceO (Cellular Telephone Service):The geographic ceDularteJephone coverage area,-approxinl3tely2 to
10 miles in radius,served by a low-powered transmitters.
ceO site (CelliJIar'Telephone Service):.kcommUnications site that includes theeellUlar transll1itting and
receiving antennas,ceDular base Station radios,and itliercQDnecting'equipmCiit.11iis equipmentis'
n.ecesSary.to roilte,cellular telephone systemtItrough themobiletelephoneswitdiing office and tdililect to
the conventional wirefuietelephonenetWork
ceO splitting (Cellular Telephone Service):The process of dividing a larger cell into several s~ller
units,to provide additional channels withiIithesameceIl...
Chemicals ($ud'ace'W3ter,Utility):AlL"Regulate<i'Substances"'as defined by the City ofRenron in the
Aquifer Protection Ordinance (APO).
circuit:A set of conductors through which an electric current is intended to flow.Also called ,a."fuie".
c1~terdevelopment:a development design technique that concentrates buildingS in sPecific areas on a
site to aUow the remaining land to be used for recreation,common open spare;and preservatioo'of
enviromnentally critical areas.
Page 2 of 13
ORDINANCE NO.5181
coUocatiqp.:the concept of placing public facilities at or near the §aIl1e location to provide increased public
access.one example is the collocation of a public school with a conununity center.
comm~rci~use:a business or ernployrn~.ptactivity or other enterprise that is carried out for profit on a
property by the owner,lessee,or licensee.
community:.a sub~ea ofthe ~itycgnsisting ofresidel1tial instit1.ltional and conunerciallanduses and
sharing a Common identity (In Rento~for example,the Highlands).
community separator:See "Urban Separator"
commute triP:.a trip Illilge from an employee's residence to a wOrksite fOLa regu~ly scheduled,work day.
commute trip reduction (CTR):a Washington State law requiring counties with a population greater
than lSP,gOO.tpip:mlYxnellt apJ<3.Il to re<iq~~.~~le.opctlPaptcgnunlltetrips andnumbcLofjcommutetrip
vehjGlyJP;iJes.·tr:avel~per.~lDP,J(,)yeebYeIl:lpJoyeesofmaj(}r.Ptlblicandpriv~sector employers ...The<plan
is developed in cooperation with local transit agencies,I~on~transportationplanning organizationS,
major employers,and the owners of and employers at major worksites.
concurre...sy:a Growt:l1,.~emel1tAft requiremept that transportation fatilities and other
infr~ciure,such as w~r and sewer,needed to main~adopted Level of Service (''LOS'')standards,
are available Within six years of develoPtnellt.at the ti.me of ~upancyor within a specified.time period.
c~p.~y,~or:...A.wjre .pr8ible Wwqde<i to qun'.~l~c POWet,supportedby .poles,towers Of other
structures.
Co~~4eJ)lamll,ng P()licies:.as requireg QY GM:A,t:l}e King.County£ouncil.adopted a series of
policies that embody a vision ofthe future ofKiIlg County.These policies (along with the Framework
Policies)aIF,intended tqgu~de the dev~lopment of Repton's Comprehensive .Plan:
critical areas:wetlands,aquifer recharge areas,fish and wildlife habitat,frequently flooded,and
geologi~YPazardoqsareasregulated.by the City.o£RentOl1'S Critical Areas Ordinance.
demand (Water Utility):The quantity of water obtained from the water supply source over a period of
~eto .11leet.th...e.needs.pf<iPIll~ig,..cgIllIllercia,l,indtl~l.andpublic.use,'.and'also fire fighting water,,'",'.,,,.,
system los~,apd wi~~pan~us pt,her \Y'¥c;:r Jl~,,·])emands afenormally discussed in .tellllSofflow rate,
sucll as tnWion gallo~,pe~gay (mgd)'Qr .gallons per,minute (gpm),The,flow rates can be described in
terms of a volume of water delivered during a certain time period.:.F1ow rates pertinent to the analysis.and
design ofwater systems are:
Average Daily Demand (ADD).The totalamQunt of water delivered.to the system.in a year
divided by the number of days in the year.This is further divided into average residential
···(AQQR)~coIllIDercial«API>C),industrial (ADDl);'·andunaccountedfor.(ADDN),'demands~
Maximum Month Demand.The total amount of water delivered to the system during the month
ofma.xynum waterus~.,
P.t:*Hour J;>em~d..The 3l1lOuot of water delivered to the system in the hour of maximum use
usually.occurring ,<turing the maximum day.
Page 3 of 13
ORDINANCE NO.5181
density:the number Ofswelling llrlltS perIlet acre.Renton bases its deIlSiiy requirements on nefde~~iy?in
which'environmentaiIy sensitive areas,public rights""Of-ways,and private access easements aresubt:raCt&l
from gross acreage hefore density is calculated.
density bobus:"in~ntive provided toade~eloperofhousing,inexchallge for ,meeting a specified Condition
or conditions such as quality ofdesign orprovision·of a certain type ofhousmg unit or other use.
,"..-..'.,"-
detention/retention facilities:Facilities designed either to hold runoff for a short period oftime and then
release it to the point ofdischa.ige at aControll~nire-or to'hold water fora considerable1engthof time'and
then oonsun:'le it by evaporation,plants ormfiltratio~into the ground.,.
development standards:in respect to any development,fixed requirements or standards imposed by
ordinance and regulation.In Reiltoil,'deveIopmenfstandards are inCludca in the RentoncMunicipill Code
Title lV,'<OevelopmentRegulations.'"
duplex:a residel1tial building CO.l1taining tWoatilicheddwelling unitS under one roof,lOcated on a smg1e
lot.In the Renton Municipal Code,such units are caned "flats.".'....
dwell~~unit:'one orm?re rooitlslocated within a sthlctllfe,'desigrledasand,arrange<t for living
accoiriiliodations,and occupied'or futendedto be"occupied by notmQr~·t~one,~!Ya.n9pennifteli
roomers and boarders,independent from any other family.The existence of a fOOd pteparatioll area and
sanitation facilities within the room or rooms shall be ,evidence of the existence ofa dwelliIIg unit.
DormitOries,institutional housIDg,and other group quart:ersare nOt coUnted as d~l~uDits.
,.-,--:;\.,,--:--'.".~:,,':;.~".~-(~,.\,
eq~~I~g storage (Wa~r Utility):Eg~ng st()~e provi.~~diff~0?nce~et}yee~;t!t~Cft:e,aci,!X ofthe
soUrces ofsupplyand~maxmt'uin deIDand~'(gerierauy considefed me highest uSe Dour Oftlie h()ttest
day ofthe year).In water systeifu;which sefuce a bl'rge nUinber ofres~deriCes,llie de~d for~r varies
hourly and supply facilitit(S are sized to meet the average rate ofthe maximum day deIhatrl Themaxllriilm
h?ur~e~~."~'"is ~i~U(about ~~,th~~ve~~~maxiIp~~r rate:IfC9paIizin~.~q~~i~npt
aVailable toproVideWatfrduripg p~hoUrS,the supply faCjiiti~arid major pipeline~woi44h?ve to .~e
sized for the maximWrlhour dcinands.''However,during non-peak hou:fs,much of the supply capacity
wo~d not he ~.~,.~i~gg storage fac:;ilities,are used tq ~,':IV the PiffeTen,~t>em~n
maximumhouran<fmaxiinum'daydernand."..',,..,'
'<i:",,~":'r ':,'.-'"':-,.":'::'~:':'.>"-,,:.:.,-,'"':"f\'
The,stored wateris relCi:lSed wilen d~lll3Dd.,~){~the supply,apd replepishedwhen the sup!"ly excet(ds
demand.In thisway ~UI)plyfdcilities ~dpipe}llies ~be ~e{tltan if~ua1izing stqrage is qot
available:aiid,ther~fore~lower ~Sts for S!ijlPIY and pipe~efkiliti~are ()btaiDed.
,\.,.'-'.°0 - -,._....-"-"---',,;;~__-,_C,'.'_ -_,
fee4~r system (C~ble Televisi0I!Service):Th~~e ~t ~rries th~si~fTom,a trunk lfue aIllplifier ~
thesubschbersseniice drop.",
fiber opti~~1l~le:1"\nmlti-Iayered qilile.C01Il~of fine~gfglassfibyrsgtPaPleoftr.lnSmittipg
large q1Ia.lltiti~·ofcodeddahiby m~of~&tulatedligiitrath~rtbaneledrO~c siiflats.It is pref~rted as a
medium fortelevision sigIll!ls as it C<lIlcaTIy lUQ!\(signals witl1lessQis~ipation.
"-"c',:',.~,--.',.,,,'.'~_:--,'.'-';'""~.'-"'.'.,":...~....,....__:...'.~....
fireftow:The rate bf Bol\'~f w<qer required d~ring fii.e fightlng.
firesforage:Resefvoir C<lp~u.YiCquiredtofueetfireflriws.
Page40f13
ORDINANCE NO.51S1
force main:A sanitary.sewer main that utilizes artificial means (pressure)to transport waste.A forceroamusuauymo,ves se~age from a lower.~levation to or across.abigher elt~vation.A lift station typically
pumps sewage from one basin through a force main to another basin.
functional plans:city departments pr~pare planning documents that establish Iong-:-range go,als and
objectives to gqide their operations and capital development requests.These plans,referred to~functional
plans,typiCally represent the ideal goals for the department in providing urban services and facilities.
gate .station (Natural Gas Service):The point at which gas from Northwest Pipeline enters the Puget
Sound Energy system,where oderantis adde<i{or ,safety,pressure is red.uced,to 209 !O 300 psi,and the gas
is metered.
gateway:aJ>Ointof entry that igentifies a ~ition be1:\veen differeJltland.uses,I.andscapesand
jurisdictional boundaries and enhances a feeling ofantiCipation and arrivalfortlte <wproachingtravelec
ge<)19gically hazardo.us;areas wbichIllay 1>&JJr()lle tq 91l~or more .ofthe following conditions ••erosion,
flooding,landslides,coal mine hazards,or seisQ1ic•.:iCtivity.
gravity se",~r:A S<Witary~ecl11aill~ed with the intentionof utilizing gravity or '~doVJA hilIJlow",to
mov~tile wa.s.te..U1e IDaxim~Capilfi!yfor .a gra~ty sewer is rp.evolume of~ow that can i>ecarriedin a
sewer at a~tldo diameter ratio ofQ.7()."-".
greenbelt:an area !ntended for ppen sR~,recreation,very low deIl$.ity resiqential uses,agriculture,
geographic relief between land uSes,or other low intensity uSes.'..
.'
Growth.~~ement Act (GMA)ofl990:a law passed by the Washington State Legislature in 1990
and anl~4eg Periodically ther~r that mandates comprehens!V'epla.nn!llg in designate<i counties and cities
s1ate\\'id,e.JRCW 36.70A),.'.
~3iard()"s~aste:Any wastes in~lll~~the State of W~Npgt()ti\Depaqmt?~t of ~1<>gyI)~Jlgefous
Waste Regulations,cfulpter 173-303 ofthe Washi~gton AdmiIliStrativeQxJe(wAC)..'.-',
'.....>.:.-",'·'.>"C..'.:",_. .'-'."'..,,"':",_,'.\:..'.',.,',"'.....'','..-'':"".__.';",'.,',:•.~I'·';;,,-
h~dend (Caine TeleVision service):The electTomcequipmerit thata.u1pIip~.$d pro~ses.te1evision
signals from aU sources.After being assigned a channel,the signals leave via tIte trunk system.
heavy iIt~~~ri:l1;al#eof~duse including 1l1aJlufuCtJriIl8JJroCes~~ingl"a\V~rials,extractive
'land uses,and any in~~that typifally ~einc6mpatibl~wirp.adj~t'~due tono~e,odor,
toxic chemicals,or other activities Which coll1d pose a b.aZard to public health and safety.
high-occiJpancy vehicle (HOY):generally,avehicle cirrying tWo or mo;~p~ple,ind~~ac;arpool.,
vanpool.,or bus.
hOuSingumt:'any dwelling unit,horiSel¥epittg unit,g..est fOOm,doIIJ;litory,or sing1e-occupan~,unit.
--_-"'''''~'':---~-'':''''--~-:'_;;,:':_:"';'~~'''''.,','''C ":'"'~_-i''':,C'\,_~_,,~:~:_o
impact fees:a fee imposed on develoPers to pay for the community's'costs of providing seivices t()anew'
development.Snch charges are an extension of efforts to tnak,elle\V devel~pment pay (or their.impact on
the community.Impact fees may also involve'some effort to predict'the total coSt ofthe cOmmunity for
servicing the new development and relate it to the revenues,~WlI~pt;odu~by.the developW~t once it
is completed..<'•
impervious surface:A hard surface area which either prevents or retards the entry of water into the soil
mantle under natural conditions prior to development,and/or a hard surface that causes water to run off the
PageS of 13
UKD~NANC~NU.~l~l
surface iirigreaterquantitiesor at aniricieased rate of flow from the flow present under ,natural conditions
prior to development.Common examples include,but are not limited to,roof tops,walkWays,patios,
decks,driveways,parking lots or storage areas,concrete or asphalt paving,gravel roads,packed earthen
lllilterials;and oiled,macitdam,or other'surfaces that sImilarly impede the natural infiltration.of stonnwater.".'.,..........
industriiil:a !yJ>eof land use characterized by production,man~g,distribution orfubrication
activities.
inflll d~velopment:development consistin$of eitlterl;()nstruction on one or more lots iri all a;rea tAAt is
mostlydeveloped,or new <;Qhstructionbetween two exiStingstructures.'.'
infiU housing:construction ofnew dwelling units on vacant or underutilized parcels In built-up areas.
Because utilities,transit,.and other infrastruc~~ea1readyin.place,the costs andimpaet';ofnew units
are generally lowertban for 'development 011 raw land.
infiltration (Wastewater Utility):Infiltration is the entrance ofground water into the sanitary sewer
system through cracks,pores,breaks,and defective jqints in the sewer piping network.
,",_,_-".';.,-c-_'.,.
inflow:Inflow refers to direct floWofstdrnt W"ateritrto~tarysewer ~ystelllS tIlroughhookups frOm
stonn water collection facilities and illegal connections.
,.>-,"..'.:",:c.,",_,.._,>
infrastru~e:.tile undetIrtn~foundation,or basic framework of a city.The system ofesset¢al serviCes,
utiliti~~pUb~cand ~~uiii~f§i1ip~,e:~:'~f'~eI<lge,power,roads,schools,~eaItl~f¥iIiti~etc."
which are necessary to eria6le urbandevelopmentto furi~on.·.
institution:a structUre (or structuresland reJ~tOO groundS llSed by organiZatiorlspiovidJhg educational,
medical,social,ana recft:ati0nal~erviceS tbtM'C9IhmurutY Sl:tch as Iiospitills,v~tionalor ~earts
schools,childc.are cellters,wh~er'~P7rnreafornonprd~torJ>rofit-~puposes;and n0llpro~
orga.ni74tions·Such as COllegesaitduniverSities,eI~~aitdSecondary ~Is,coIninuniry CC?~rs and
cltibs;private clubs,ieligious £iCilities,museums,~dinstiiuteS for advanCed study..
intensive office:mid to high-rise office development indudirig structured paTkingtypica1ly located in areas
with r~onal transportation access.
intermediate pressUre (ijJ)distribntion maiD:'Underground lines varYing from 1.25 t06mCheS in
diameteL'Pressure averages 35 psi.'
jobslhousing balance:atenn r?presenting the ratio between jobs and housing within a specified area.The
jobslhousingbalarice caniriflu:en~housingcostS aIid~Portation deman.d.
land use zoning:traditionally,atechiricaI or physicaIapproachto the segfegattonof inCompatibI~land
tises;such as .residential and inffiJstrial·use,through systems of landuse"aIlddevelopmentCoritiols~··More
recently,the techniques have emphasized reinforcing position relationships between compatible Ianduses
such as residential and neighborltood commercial.The contemporary approach also emphasizes,the close
relationship between tranSportation and 1and use to more effuCtivelyrespOOd to accessibility,redUctiOn of
infrastructure costS,urbari'desigil,air,ri01se,'and wmerpollution,energy conServation,andconSCrvation of
resource lands.
landfill:Adisposal facility,or part ofa facility,where solid waste is perm3nentlyplacedm or on land and
which is not a land spreading disposal facility.
Page 6 of 13
large scale multi-family:a residential building,or groupofbuildjngs that cont:apl more than four dwelling
units in~ch building.
level-of-service (LOS):a qualittti"erating o(ho\\,w~ll some unitoftranspOJifi.tiQn supply (~.g.,street,,
intersection,sidewiiIk,bikeway,transit route,ferry)meets its current or projected demand.
linear ge~ks:.p¥ks.which are long and narrow,andfoUpw.anatural or man~madecorridor~ucllasa road
or stream course.
lift station:.A sewagePUDMJing facility that coJ1S ists of a wet well for collect~g wastewa,.~.(,mechanical
equipment'such as pumps,valves ana piping,eleqrical and co$ol'.equipment,and a force .maip.The
maximum capacity for a lift station is equal to the ~wet weather flow that the largest pump within the
lift statiocO!laS ~n ~.~,to ~nvey.
"--::;,-,-'"~.-;---.-.--'--.'-:.-,.'
light'industrial:.<l.type of land use including small sc<tl~orJ~siJ1~nsive.pr~\1ction,.~llfu<.1llri~,
distribution or fabricating acti,vities.Some office activities and supporting'convenience retail activities may
also b.eincluded.,;\
looping main (NaturarGis SerVice):A Dlain wbiChconnectS to a supply line at both ends,ther~by
providing an alternate rQlJ.te for natllr<#gas to traveltg an areanee9ing additional StlPply.".--.,--- - -~-- ---.'-
manufactured housing:a broad term including mobile-homes,m<>dular homes,aitd other iifactory built"
h()~sD1g.TIt~~n di~~on ~~n Il)aIl~e4hQmes and~rte-1Juilt.h~WJ,es!stqat QlaDqfagured 'ho~esarec~~MJ,()J)e orpQ~parts a.~yftQPl ~~si~~~tlleIl~~~'t(})~:'~~eal"'.'.....
manufactured homes are built toHUD stan~~wi~~:~~~isip~~ll~.~lsa~~t(~tP~ofthe
home,although the axles must be removed whenthe horneis·ittSta11ed.Thesehomes,however,are built so
thattheYl11(l.y,~;P~.op,~pefJ11;ltlyntJollIl;9ati~p;",.7(Jp1~S~II."!pduIa,r,homes.areco~cte4,i!!;a
facloryiq,syv:~.r3Ipi~•.~may be~rp~neror lesS <:qmplete ·t:J¥m.tIJe pieces of:ic~.~Seal"~ed
home.G?lg~~h00l9ir~Quilt to t4e ~ificatio~:?fthe U~IW,Building~,.ap.d are p~on a
pe~-ent,foiIDdatiQn,siwiJar to a IIsti~\c-buiIt"hQIJl~••,Unlike Re~L~1 homt<s,~¥chassisJor
transportation is not <i-px!n¥ment partof.the home.'.MObile hoJ.llC$,as OPP9sed to~ufacturedor modular
homes,are typically located in established mobile hoRte paries 3n:d were built before HUD standards for
ll'l<Wllw.q~ed:J;1~~t~~t~tpef;fect.JUll~15,I,??(j.
master plan:a plan that shows how proposed development will comply with the development standards in
the appli~PJt':,zp~.It also is ~JlcJ~to,~h2;w\~mp~ti~ilityof4~:ve!()P:rn.~nt ~tJllnrt4e Master:el~,,<mcl
compatibility of anticipated uses in areas adjacent to and abutting the Master PJa.p.area.It provides long-
term guidance for a smaller area than a COnceptual PIan,but a larger area than adetailed Site PIan.
-'"...~::..:-..>,...,--
Metro:Metro is a county-wide agC¥cyrun by Metropol;itan King~unty that providces regularly
scheduled public transit service (both express and local service),park and ride lots,vanpools,ride-sharing,
and;EH!rtomi~~~~.tp:rn.~t~ple witI).,~~i;).l~.,'.MeQ:<)is~,;a regional·sewage qceatment·,;,"
ageHfYdl<:t.l'ge4.~tJJ.,tlIt':coUe£tiglJ"treatll1eqt;·,aJJ,cJ<li~pos;:tJot'~efi:'oIn.t:P~City ofRenton and much of
King~OUllW·
mi~iinuJIlJf~~ity:adeyxlppmeJ?t"standfrrd $tt'~tl1e least ~Qllllt 9f dens.i,ty~tted in a,resjdentiaI
zpne,and~.ults in all19l"e.efficient ~()f u~an "w:dtfpm might othe,Mse '?e attaiged through market,.
forces.
mitigat!on(~':Irface Water U~):.Av()iding,miniwipng or cOInpensating for,<WVt':Ise wet1andimpacts.;
Mitigation,in the following order of preferenCe,is:'
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UKVINANCENU~5181
a.Avoiding the impact altogether bynot takilig a certain action or parts ofan action;
b.,Minimizing impacts by limiting the degree of'magnitude ofthe action and its implementation,by
using appropriate technology,or by taking deliberate steps to avoid or reduce impacts;
c.Rectifying the impact by repairing,rehabilitating,or restoring the affected environment;
d.Reducing or eliminating the impact over time by preservation and maintenance operations during the
life ofthe action;
e.Compensating for the impact by restoring or providing substitute resources or environments;
f.Mopitoringthe impact and the compensation project and taking appropriate corrective measures.
Mitigation.for individual actionsn:w.y include a combination ofthe above measures.
mixed use:thepr~en~of more .tPap on.e ~ory ofuse in a,struetureor developmentproject,for
example,a mixture of residential units and retail or offices in the same building or ifin separate buildings,
in close proximity to one another.
mode:types oftransportation available for use,such as a bicycle,an automobile,or a bus.
mode-split:th~prqportion ofWtaI persons using ap<pticular mode oftrayel.·In,this docunient,mode..split
generally refers to the percentage of people using public transportation as opposed to other motorized
modes,,
multi-family use:a structure or portion of a structure containing two or more dwelling units.
multi-modal:referring to accessibility by a variety oftraveL modes,typically pedestrian,bicycle,transit,
and auto111.0Qjle mo@s,btlt may also include water and<Pr trarJ,Sport modes.
natural gas:For the most part methane,a naturally occurring mixture of hydrocarbon and non-
hydr<>f3rl>ongases fOUJ.l<l,~POf(~US geologic formatiOJ)S bet1e<lth the earth's surface,ofteIiin assQCiatioJ!
with petroleum.
neighborhood commercial:small commercial areas providing limited retail goods and services such as
groceries and dryyleaning for nearby customers.
netde~sitY:a ~Qu.I.ati()n Qf ~e!!un~bef ofh9PS~UI,titsJ9a1:~ou!d be allowed ()na Pl:<>perty after
sensitive~eas,Pt1blic ~eet::i;aJJ.<l pri~eaccessease111.e.Qts ~eStlQtraeted fT0111.thegr()ss ar:e<J.(gros s acreS
minus streets,easements,and sensitive areas multiplied by allowable housing units per acre).'Ibis·
calculation applies to residential uses only.
Northwest Pi~e:rDterstate.pipeiineproyiding g3$.to Puget Sq»nd Energy.Pressure vari~\fr:<>m.600
to 900 psi in two parallel pipes,26 and 30 inches in diameter.
off-site'releaSe rates (Surface Water Utility):As a result of develppment,the peak release rate of water
from the developed property during the design stonn.
on-street parking:parking spaces in the rights-<>f-way.
open space:any area of land,or water whiCh provides physical or visual relief from the developed
environment.Open space may be essentially unimproved and set aside,designated or reserved for public
Page 8 of 13
ORDINANCE NO.5181
use or enjoyment,or for the private use and ev.jQyment of adjacent propertY owners.Open space may,also
consist of undeveloped or developed areas including urban plazas,parks,pedestrian corridors,landscaping,
pastures,woodIands,greenbelts,wetlands,and other natural areas or street rights-of-way which provide
visual relief within developed areas.·Theterm:does not include driveway,parking lots,or other surfaces
designed for vehicular travel.
outfall:The point,location,or structure where wastewater or drainage discharges from a sewer,drain,or
other conduit.
P-l Channel:An existing channel in the lower Green River Valley that transports the surface water flows
of Springbrook Creekto the'BlackRiver-Pump Station.
peakftow.(wastewater utility):.•Th~\max:imum,amount of sewage;either·actual.or estimated,\thatmust be
transported throughthe'systeIll in a\giveiltnne(usuaUyin gallonspermmute}:.Peak floW is usually
measured or calc~ateddu~the ",e~est time of theYear when rain (Uldhighpro~~terlWdinflow and
infiltration to thenoIlrt31:flow'of the system at the'time of'day when domestic use is the greatest.
peak hour:one-hour interval within the peak period when travel demand is usuaIly higltest;e:g.7:30-8:30
a.m.and 4:30-5:30 p.m.
pedestrian-orientated:a type of development where the location and access to buildings,types of uses
permitted oifthe street level,amldesigriofbuilding facades are based o~the heedS of peOple onfoot.
pedestrian facility:an improvement designed to facilitate accessibility by foot or wheelchair,including
sidewalks,curb ramps,crosswalks,overpasses and undercrossings,etc.
pipeline:Buried pipe systems (including all pipe,pipe joints,fittings,valves,manholes,sumps,and
appurteiJances4hat:are in'contact With tlie sUbstance being tranSpOrted)iit:ilized for the conveYcllibe of
regulated substances.Pipelines include;bUt are not limited'to,siulltary sewers,side sewers,leachate
pipelines,and product pipelines,such as petroleum.
~(.~
Planning Area:A geographic area as specificallydefuled on a map ina comprehenSive planthatisa
logical area fOT expansion ofthe system.Conversion ofa planning area to a utility service area requires
King County approval ofan amendment to a comprehensive plan.
,,\
platting:essentially a map ofa piece of land which shows·the location,boundafies,\area,detailof16t
boundari~,proposed streets,utiliti~,fUbli~~reas,and all oth~r ne~sary ~~to ~emonstr~tecomfliance
with subdivision regulations;state statuteS'provide fof tlie recotdingofplMs::'ah<ftbe'sellirigoflotkoT"
parcelsoflandby referri:ri'g tollie recoidOOplat.lt-is'USoaUYuDlawfUllo seU land by referilngtoan
unrecordcil'ptat;.0',,....•
..~.
Potential Annexation Area (PM):The area within the Urban Growth Area that is not already
incorporated as a city and is designate<Ffodirture annexation'by's~ific citieS:'
pre-development levels (Surface Water Utility):The rate of flow under a design storm occurrence that
would occur in absence ofthe planned:&velopfuent.'.'...
pressure zone (water utility):A water system subsection operating from one source at a common
hydraulic elevation.'"i.'..."
'.t"
Page 9 ofB
ORDINANCE NO.5181
public facilities:streets,roads,highways,sidewalks,street andr~lighting systemS,traffic signals,
domestic water systems,stonn and sanitary sewer systems,park and recreational fu.cilities,schools and
public buildings.
public works:The City ofRenton'sPHuming/BuildingIPriblic Works Department.
recyclables (Solid Waste Utility):Newspaper,uncoated mixed paper,aluminum,glaSs and inetal,food
and beverage containers,Polyethylene terepthalate(pET#I)pfastic'bottles;'High Density Polyethylene
(HDPE #2)plastic bottles,and such other materials that the City and contractor detennine to be rC<?yclable.
residential use:any land use that provides for living'space.Examples iriclude artistsfudioldwe1fulg~
boarding house,caretaker's quartets,single fumily,multi-family,special residence,floating homes,and
niobile hotne park.
r~nmg:rezoni~is a clllmge ~th~d~ignation or boundaries of property as s~~wn on~e Official
Zoning Map and defined in TitlelV'oftheRenton-Mtmicipal-Gbde.Rezoning iss'legislative-act and can
be legal only ifenacted by the governing body:Rezoning ban take two forms:1)a-ComprehensiVe -Plan
Amendment (revision or modification ofthe zoning text and citywide map),or 2)a change in the zoning
classification of a particularp~rcel or parcels,Without acbange in the Comprehensiv&Plan land use
oesigmmon...
rights-of-way:the rights~f-wayis the right to pass overor otherwise ~desi~Pf(~~rty.It usually
refers to a strip ofland legally establishe<ffof'publicuse by pedestrians,v'ellides,or utilities.
runoff:that portion of precipitation that flows over land sUrface and enters a Diituraldrainage sYstem or
constructed stonn sewer system during and immediate following a stonn.
,'
rural area:a sparsely developedarci1loCated outside oftlle lJrbanGro~Area,Where me land i§'
undeveloped or primarily used for agricultural,forestry,resource extraction,very low density residential
uses,or open space purposes.
sanitary sewer:Apiping syStem that carries liquid andwateibome wasteS from resldences,eopnnercial
buildings,industrial plants,and institutions,together With minor qUantities'of ground,storm;and sulfaCe
waters that are not adtn¢ed intentionally.
SEPA:SeeSfute Environmenta1PolicY Act.
service area:A geographic area within which service to customers is available as speeifica1ly defined ona
map in a utilities service plan and approved by King;County.
service drop (Cable Television Service):Smaller diameter cable that runs from a feederlfue to the
subscriber's television.
side sewer:---In pliuhbing,the extension from the building drain to the public sewer or other place of
disposal.Also called house connection or side sewer ('pnvate).A side sewer stub is that portioO'ofthe
side sewer between the collector sewer and the individual pr~rty line.
single-occupant vehicle (S()V):a vehiclecat"Ijingon1y onepersoIl.
solid waste:a general term for discarded materials destined for disposal,but not discharged to a sewer or
to the atmospHere...
Page 10 of 13
UKVINAN~~NU.)l~l
speciaIbe,qefitdistricts:,subar~ofaCQmmunity ciesjgnated bycityordillance to assess payments,for
constructiQu,pr installation of public facilities which primarily benefit the property owners within the
district.
special needs housing:this category,refers to housing that is provided for low income or indigem persons
and,where applicable,their dependents who,by virtue ofdisability or other personal factors,face serious
~YIJ:t;s to inqependent liviQg aq~lwho require special assistance and services in order to suStain
approprlate!housing on a permanentJQJ.!g-term or transitio,Qalbasis.
,'~-
State Environmental Policy Act (SEPA):the state law passed in 1971 requiring state and local agencies
to consid~rc;:nvirollmentaliIJlpacts iJlitheclecisiou-,makipg process,
.,..~
storm sewer or storm drain:a sewer that carries storm water and surfuce water,street wash and other
wash waters,or drainage,but excludes domestic wastewater and industrial wastes.
st()J"Il1 wat~..:,.'W~rQPginat;jpg frOlD pr~ipita!iQll,sqrfa<:y·fUnoff:s1:la1lowgroun4W;1ter,or other cimin,age
that does ..not iJlclucl~,d~)JJ:lestic:wasteW;1~rQrinclll~~tillIW~.
strip c91tl1l1.~r~~:anare;:t,PCCllpied~yl)Usin~,a)ongan ~~~t,J~in oQe-storysf:r1.1(;tures
or platted lots and/or small Shopping centers arranged in a linea;.<i set b~from the street to aIIo",front of
store parking lots with individual draiveway entrances and indivisual parking.
structured parking:vehicIe parking within a blliIdillg hayiDg on~o)'more stories.
surface p~lcing:open lots or gr~,}¥i~at-grade vehicle park:iqg,fuc!1ities.
townhouse:a form of ground-relatedhousing where individual dwelling'~are attached along at least
one con~pl(,>p.wall 19 at least one otherdwelling unit.EachdweI1inetpllt occupies space fi:omthc;:ground tothe,roof".'..''."'..
transfer of development rights (TDRs):a progratl1 in which the unused portion ofa "sending"property's
79~~,~(lCitr·~fle,o(~~sep~le ~ts of p,oper!Y-:-:is sold tt:>thc;:.4eveloper ofa "receivittg"site,wh.Q is
~lJQWc;:clto :mcl the caPllf!tyto thy zQllyd limit oftlla.J...si~,'.,,',":",',. .'..'...'"'-.'....:.."..,.".....',,'".:,....':,:",",~,',,'"'.'..,\:-',..:.:"'::::.'.'..:'.':-..':...:."'.'::,:,'
transfer station:permanent,fixed,supplemental collection and transportation facility,used by persons
and route collection vehicles to deposit collected solid waste frOlD off-site into.....,al(lrger traD$fer vehicle fQf
"....."'":,',""
transport to a solid waste handling fucility.Transfer stations may also include recyclingfucilities and
col!lIJ~(.)Wb'lliIlg systems.
,,..'-,:,'-,'~-.,:.'
transit:public transportation by public bus,light rail,heavy rail,and commuter rail transport,but not
ferries o~vanppols,
transportation demand management (TDM):a system for reducing traffic congestion and provide multi-
modal t:raD§P9Jtation opportunities.Inmlemellte<lin WashintW>n.stf1~through the Commute Trip ,
Reducti~D:~w,'See ~ommute Trip ~ction (~.!R)def!n!~~!1.
transportation improvement prograDi(TIP):a plan adopted by a jurisdiction that detailS 'the priority for
improvements to the transportation sy~;.reJ~infrastruc~e ~tltemea,ns and methlJ<is offin;JJ]cing
those improvements...,.
~~<;-~.~,
transportation systems management (TSM):accommodating transportation demand by 9~iJlgthe
existing supply more efficiently and by emphasizing lower cost improvements that can be implemented
Page 11 of I3
...._---;-_._._----~-_..--_.-;
ORDINANCE NO.5181
quickly.~F6rexample,converting a general purpose-traffic lane into a transitwaymight increasetlfe
person-eahymg capacity Of a highway more'eaSily and quickly than widening the highway for additional
traffic lanes.
trunk system (Cabel Television Service):The cables that carry signals from the headend to the feeder
lines.Since the signal loses strength as it travels down the cable,a series or cascade of amplifiers,located
at intervals along its length,boost signal strength.
undeveloped rights-or-way:any undeveloped portion of a strip of land legally established for the use of
pedestrians,vehicles,or utilities.
upzoning:a change in the zoning classification ofland to a classification allowing more intensive
development,such as a change from single family to multi-family.
urban center:defined by the Countywide Planning Policies,recognized by the Puget Sound Regional
Council,and so designated by City Council Resolution,the Urban Center is an area of Renton with existing
and/or future high employment concentration,residential use at high density,and accessibility,These areas
promote non-SOY mobility,reduce sprawl,and maximize benefits of existing public investment.
urban growth area:area designated by the City and endorsed by the County for development over the
next twenty years as required by the Growth Management Act.Urban growth patterns should not occur
outside these areas.
urban separator:corridors ofnatural areas or very low density rural development between higher density
urban areas.Examples include lands useful for open space,wildlife habitat,recreation trails and
connection of critical areas,agricultural uses,or lands which have a rural character.Also sometimes
referred to as 'Tommunity Separator."
utilities:All lines and :fucilities related to the provision,distribution,collection,transmission,or disposal
of water,storm and sanitary sewage,oil,gas,power,information,telecommunication and telephone cable,
and includes :fucilities for the generation of electricity.
Vision 2020:Puget Sound Regional Council's 1990 adopted regional comprehensive vision that describes
linking high,.density residential and employment centers throughout the region by high capacity transit and
promoting a multi-modaI transportation system.
wastewater:The spent or used water of a community or industry that contains dissolved and suspended
contaminants that cannotbe discharged directly to a lake,stream,or river.
wetlands:areas characterized by the presence of sur:fuce or groundwater at a frequency or duration to
support vegetation adapted for life in satura:tedsoil conditions.For the purposes ofinventory,incentives,
and non-regulatory programs,those lands transitional between terrestrial and aquatic system's where the
water table is usually at or near the sur:fuce or the land is covered by shallow water.For the purposes of
regulation,wetlands are defined by the Federal Manual for the Regulation and Delineation of Jurisdictional
Wetlands pursuant to this Chapter,Section 4-32-3.C.Wetlands created or restored as part ofa mitigation
project are regulated wetlands.Wetlands intentionally created-for purposes other than wetland mitigation,
including but not limited to,stormwater management,wastewater treatment or landscape amenities,
drainage ditches are not considered regulated wetlands.
wildlife habitat:an area characterized by wildlife that forage,nest,spawn,or migrate through,in search
of food and shelter.
Page 12 of 13
URDINANCE NO.5181
yard waste.(S()lid Waste Utility):Includes leaves,grass,prunings and clippings ofwopdy as well as
fleshy plants.Materials larger than two inches (2 f1 )in diatneter and four feet (4')in Iength.shall not pe
considered yard waste.
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