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HomeMy WebLinkAboutORD 3850 CITY OF RENTON, WASHINGTON 0 04 a ORDINANCE NO. 3850 r_AcHSL *5 it a0 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, !' AMENDING THE CITY'S COMPREHENSIVE PLAN AND MAPS ., y�j;r : , AND DATA IN CONJUNCTION THEREWITH RELATING TO CERTAIN PROPERTIES LOCATED IN THE GREEN RIVER VALLEY OF THE CITY OF RENTON (VALLEY COMPREHENSIVE WHEREAS the Planning Commission of the City of Renton and the City Council have heretofore adoptedted and filed a . "Com rehensive Plan" as evidenced by Resolution No. 1240, and Ordinance No. 2142, and as same have been implemented and amended from time to time, together with the adoption of various codes, reports and records, and WHEREAS since said adoption the Planning Commission has O Wheretofore duly recommended to the City Council, from time to time GO certain amendments to said City' s "Comprehensive Plan" ; and �•i WHEREAS the Planning Commission held a public hearing on or about September 10, 1984; and WHEREAS the Planning Commission has made certain findings and recommendations to the City Council, including implementing policies for the Valley Comprehensive Plan, which implementing policies were approved and are hereby adopted by the City Council of the City of Renton; 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 such modification being in the best interest apsloofol- t,#e public/ benefit, NOW THEREFORE CEt("[d L•At 1 the undersigned, 4y 14 f� :M� %Clerk of the City of Renton, Wash!n �,'tce tIf thit this is s true FILED FOR RECORD AT REQUEST OF -end correct copy of.a :Q ? a. :•�.��n••••••••••• OFFICE OFTNEICLERK Subscribed and Sealed th'►��'-, ry.dytAt•'i� • 194`. .,f t RENTON 11111101Iiliie 200 Mill AVE.S0. ...................... . ...... .. .. ...... -RENTON.WA City Cla k THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: f SECTION I: The aforestated findings and recitals are hereby found to be true and correct in all respects.- SECTION II: The Comprehensive Plan and maps, data and reports in support of that Comprehensive Plan are hereby modified and amended, and the properties contained within the Valley Comprehensive Plan are hereby designated the land use designations as shown on Exhibit "A" attached hereto and incorporated herein as if fully set forth. SECTION III: The Policy Development Director is hereby authorized and directed to make the necessary changes on said City's C "Comprehensive Plan" and the maps in conjunction therewith to evidence �i TVthe aforedescribed amendment. " SECTION IV: The City Clerk is further authorized and directed to file this Ordinance as provided by law, and a complete :J copy of said document likewise being on file with the office of the City Clerk of the City of Renton. SECTION V: This Ordinance shall be effective upon its passage, approval and five days after its publication. PASSED BY THE CITY COUNCIL this 8th day of October, 1984, Maxine E. Motor, City Clerk APPROVED BY THE MAYOR this 8th day of October, 1984. -- G Barbara Y. Shinpoch, Mayor: Approved as to form: +I Lawrence J. War en, City Attorney Date of Publication: October 12., 1984 VALLEY PLAN ^ • , _ •.. LAND USE ELEMENT EXHIBIT "A" 10/84 K E Y �\�\ •'G• `" COM - Commercial �.i• ;: ♦ P/QP - Public/Quasi-Public - -- LI - Light Industrial HI - Heavy Industrial MP/MO - Manufacturing Park/ Multiple Option REC - Recreation Green --- -- - GB belt r--� � _ 1 • � . -' •tom - ' �, P Mo- TV COMMEACIA GO Sae 1 rro..0 r.r. —T r 4.OP 1 MO GB GB MP j � � � . ...- .. . . �-__..___• S�^'�'*"T --tet (1 - -- _ - -....: ' NP/ I I I • li r. w.nr I CaM r I , .,.• Potential - - VALLEY PLAN Re r - se coir the � Community Facilities Element All P-1 Pump Plant f. •g `� _r' i • O ; i Ft. Dent Park 1 METR :{' ' �•` • ''''v.w ? :•. <Treatment Plant 741. „ p - �:' Id ► � �:�?► ,� � '', �:�:�: = (D -Potential-- Fire Station Site:*."*.*.ri - } .n. f p •:7 i 1 4 �. e-X l P-9 Channel - /^� :r: �+i :C:t�?�Y� f ! ': Panther Crook. 1 ::•:: Wetlands • c: .l P-1 Channel ' rs • • Ghee Pi �� --fir �, •:�� •�' do ( � fall !— - ' y � I i ' • Valley General: \ r--%!• eta / I''��.— ! �! Hospital ;, ' • VALLEY PLAN Circulation Element 44 I ' I , I s1. ...� ........... ...... i M E T R � I \ alr"�•. dp 71 Freeway 1 � Major Arterial Secondary Arterial : — �.i :.7. t Collector Arterial Proposed Roadwa. � �I Interchange looi I —————--- ,i I . i Improvements Ale -or�r r- 34, October,.1984 GREEN RIVER VALLEY POLICY PLAN AREA DESCRIPTION: The Valley Planning Area is a developing area of industrial, commercial, and office uses, similar in character to urbanized areas throughout the Green River Valley. The Planning area (referred to as"the Valley") is that portion of the Green River Valley which is a part of the City of Renton or tributary to Renton. The boundaries of this area are generally the Green River on the west, S.W. 43rd Street on the south, the, base of Talbot Hill to the east, and the Burlington Northern railroad tracks on the north. © GENERAL AREA GOAL: 411 0 The Valley Planning Area should be developed with a diversity of high quality industrial, commercial, and office uses. The Valley should be the principal growth area for these uses within the City of Renton. Development within the Valley should 104 T4 be compatible with the availability of services and transportation and with the environmental objectives of the City of Renton. LAND USE GOAL: To promote development of the Valley in a diversity of high quality industrial uses. together with commercial and office uses. ECOMONIC GOAL: To promote land development and commerce that will enhance a stable, diversified economic base for residents, employees, and businesses in the ' City of Renton. ENVIRONMENTAL GOAL: To ensure that development of the Valley is harmonious with the natural environmental setting, while minimizing pollution and other adverse environmental impacts. URBAN DESIGN GOAL: To promote a functional and aesthetic balance among industrial, commercial, office, recreation, and other uses in the Valley through appropriate design standards and a logical land use pattern. I TRANSPORTATION GOAL: . .To promote efficient transportation within the Valley and adequate access to and from the Valley Planning Area. URBAN SERVICES GOAL: To promote the adequate provision of utility services (including storm drainage control). community facilities, and recreational opportunities in the Valley. krj - 2 - ECONOMICS Rationale: Because (1) a healthy local economy benefits all segments of the Renton community; (2) new industrial and commercial development creates jobs and enhances the tax base; (3) a diversified industrial and business environment protects against economic instability; (4) certain types of industry and business produce a more favorable balance of public revenues and costs; (S) substantial land area suitable for industrial and business growth currently exists in the Valley; and (6) safe and non-polluting industry provides a quality working environment and a positive image for the community; therefore, the following policies should be pursued. Policies• • The City should encourage high quality development on vacant filled land in the Valley to enhance the City's tax base. • Urban activities that provide a quality working environment for employees should be encouraged. • A diversity of industrial, commercial and office uses should be encouraged to provide stability to the economy of the Valley and to municipal revenues and to IKII provide a wide range of employment opportunities. • Activities with a favorable ratio of municipal revenues to costs should be encouraged. • Activities that minimize pollution, or otherwise protect public health, safety and H welfare, should be encouraged. • A major portion of future industrial and office growth in the City of Renton should be directed toward the Valley Planning Area. • Development that takes advantage of, and retains, natural features in the Valley -- including wetlands -- should be encouraged. - 3 - LAND DEVELOPMENT Rat Because (1) the Valley contains large areas suitable for industrial, commercial and office uses; (2) over 500 acres of this land is currently filled and vacant; (3) each increment of additional landfill further reduces the natural flood storage potential of the Valley and raises flood levels; (4) scattered development is more difficult to serve with utilities and transportation; and (5) zoning designations that conflict with the Comprehensive Plan may` create undesirable land use incompatibilities; therefore, the following policies should be pursued. cD Policies: M • Development should occur in a logical, systematic manner to minimize the Q occurrence of scattered blocks of vacant, filled land. 74 • The City should encourage development of vacant lands currently. filled and zoned for urban uses before allowing significant additional landfill in the Valley. • Land within the Valley should be zoned in accordance with the Comprehensive Plan to promote orderly development. - 4 - URBAN DESIGN Rationale: Because (1) good design of industrial and commercial buildings and sites makes urban development more functional and attractive. improves business and enhances the community's image; (2) site layout, building setbacks, access, building scale. landscaping, screening, and parking and loading arrangement are important elements of design; (3) establishing general standards for these elements and professional review of site plans helps ensure proper design; (4) certain elements of design -- such as building styles, exterior treatments and colors -- are best guided through cooperation with land developers; (5) the compatibility of adjacent uses is important in preventing conflicts of access, scale, aesthetics. and potential health concerns; (6) the current Manufacturing Park and Bulk Storage regulations set standards for designs and limit pollution-causing uses; (7) large scale planned developments, with adequate setbacks and design standards, successfully achieve the compatibility and design goals of the Valley; (8) on-site landscaping is an invaluable component of site O design; and (9) natural landscaping materials and larger. concentrated landscaped areas provide valuable wildlife habitat; therefore, the following policies should be pursued. O ri Policies: O • Development standards that ensure high quality development and encourage cc compatibility of adjacent uses should be established for industrial. commercial and office uses. • Building setbacks, landscaping requirements and other site plan criteria should be consistent throughout the Valley Planning Area. • The City should encourage the establishment of a design review process in the Valley. • Site plan review should be required for development in the Valley. • Manufacturing park and bulk storage standards should provide a guide for the types of non-polluting uses encouraged in the Valley. • Incompatible industrial and commercial uses should be discouraged. • Industrial park or business park development -- as opposed to single. unrelated uses -- should be encouraged. • Land uses in the Valley should be located so as to provide a harmonious mix. • Design standards or restrictive covenants executed between property owners and subsequent tenants or purchasers should be encouraged. • A recommended landscape theme and plant list, including native plants, should be established. - 5 - Ample landscaping should be provided throughout a developed site, including along property lines, to provide a pleasant environment, minimize the o impact f p development. and enhance the visual experience from mm adjacent properties, including hillsides. In addition, landscaped buffers should be established adjacent to public rights-of-way, between areas of incompatible land use. and along water channels and wildlife habitats. • Parking and loading areas should be adequately screened and landscaped. O • The additional 2% natural landscaping required for developed sites in the Valley by the Soil Conservation Service Environmental Mitigation Agreement should not be dispersed throughout a site, but should be aggregated in one portion of the GPS property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 4 • The design, placement and size of signs should be compatible with high quality development. Additional advertising billboards shall be prohibited in the Valley. R - 6 - STORM DRAINAGE/FLOOD CONTROL Rationale: Because (1) there is a decided potential for serious interior flooding in the Valley when the Green River is at flood stage; (2) significant damage to buildings, property, roadways and utilities could result from flood events; (3) recent and future landfill in the Valley displaces existing natural flood storage and increases the potential for damage on other sites; (4) natural flood storage can be protected by excavation of a compensating volume of land or by preserving natural lowlands; (S) the Soil Conservation Service's East Side Watershed Project has been the accepted flood control plan for the Valley for more than 20 years; (6) the East Side Project remains the most feasible method of reaching a flood control solution in the Valley; (7) the high local financial costs of the East Side Project require an incremental approach to land acquisition and other local expenditures; (8) the East Side Project must be augmented by lateral drainage features and on-site flood proofing for a complete storm drainage system; (9) two large detention basins are an integral part of the East Side Project and of the required wildlife habitat mitigation; and (10) guaranteed future pumping releases from the East Side Project to the Green River are linked to improvements in river levees and operating agreements between local jurisdictions and federal agencies; therefore, the following policies should be pursued. Policies: en • The East Side Watershed Project should be completed in an incremental fashion as the most promising method of accomplishing large scale flood control in the GO Valley. N • A management agreement involving all affected parties -- Renton, Kent, Tukwila, Auburn, King County, state and federal agencies -- and guaranteeing a GO firm outlet capacity for Springbrook Creek/Black River should be developed and adopted for the Green River. Participation of the Soil Conservation Service in the P-1 Channel project should be maintained if feasible. • New development -- rezones, plats, site approvals, building permits -- adjacent to the P-1 Channel should be required to dedicate right-of-way for the project. • The alignment of the P-1 Channel, detention basins and wetlands mitigation as indicated on the S.C.S. Land Riahts Work Map, the P-1 and P-9 Channels Vicinity Map and the Environmental Mitigation Agreement should be established as the official location of the regional flood control improvements. Changes in such alignment should be made only for compelling engineering, environmental, or public financial reasons so that property owners and the public will be fully aware of project plans. • If the East Side Watershed Project or other large scale flood control system is not completed in a timely manner, this plan and the existing zoning for the Valley should be reviewed to determine if further intensive development should be permitted. - 7 - • 'New development throughout the Valley should provide on-site and lateral storm drainage as part of the overall storm drainage plan for the Valley. • Development regulations and flood ccontrol solutions should involve properties throughout the Black River/Springbrook Creek basin -- including upland areas. • The.Panther Creek Wetland should be publicly acquired as an essential element in the East Side Watershed Project. • The Environmental Mitigation Agreement -- involving the Soil Conservation Service and local sponsors (Renton. Kent. Tukwila. and King County) -- of the East Side Watershed Project should be implemented in phase with developing the P-1 Channel system. A • The Flood Hazard Ordinance should be administered on the basis of requiring R1+ compensating storage -- either on-site or within the P-1 Channel alignment -- GO for new development or landfill below the base flood elevations of the revised GO Flood Hazard maps. O �i e?+ - 8 - TRANSPORTATION Rationale: Because (1) transportation access to the Valley is critical to business and to the public; (2) limited access has contributed to the lack of development in some Valley locations; (3) many of the traffic problems occur around the perimeter of the Valley Planning Area or on through-routes; (4) the most congested corridors -- I-405. S.W. 43 Street. Valley Freeway, West Valley Highway, Grady Way -- primarily carry traffic that traverses but does not stop in the Valley; (5) there is a lack of alternative routes from Renton and the Soos Creek Plateau westward across the Valley to Tukwila and I-5; (6) improvements to Grady Way, Monster Road, Oaksdale Avenue and Lind Avenue would improve access and offer some relief for through-traffic; (7) transportation safety is a major concern for railroad crossings. access points. bicycle traffic, and pedestrian movements; (8) the local transportation impacts of development can be mitigated by equitable distribution of the costs of improvements; and (9) as development intensifies in the Valley, opportunities for alternative © transportation modes may become available; therefore. the following policies should eD be pursued. TT 0 Policies: GD • Improved access from SR-167 and West Valley Highway into and out of the Valley Planning Area should be provided. • An additional interchange to connect SR 167 with the mid-Valley area should be developed at approximately S.W. 27th Street. • The interchange of SR-167 at S.W. Ord Street should be improved to accommodate more efficient access to the Valley Planning Area. • In conjunction with the State of Washington Transportation Department, an kJ off-ramp should be provided from northbound I-405 to East Valley Road near SR-167. • Additional peak hour capacity should be developed for I-405 and SR-167 through a combination- of transportation management measures and roadway improvements. • Grady Way should be improved as a major arterial, including an improved connection to Southcenter Parkway. • Throughout the Grad Way corridor. from Rainier 9 Avenue t Y Yo West Valley Road the primary access for individual uses should be oriented toward secondary streets rather than directly onto Grady Way. • The Lind Avenue bridge over I-405 should be widened or replaced and should include pedestrian access. • Oaksdale Avenue should eventually become the major north-south arterial in the Valley, connecting with S.W. 7th Street and ultimately to SR-900 (Empire Way). - 9 - • The alignment and design of Monster Road should be improved to provide an efficient connection between the Valley and Empire Way. The City should work with Kent. Tukwila and King County to reduce the impacts of through traffic on S.W. 43rd Street and to provide additional east-west routes through the Valley. • An additional cross-valley route -- connecting I-S with the Soos Creek Plateau ,a -- should be created south of S.W. 43rd Street. r� c*+ • S.W. 27th Street should be connected to West Valley Highway at Strander GO Boulevard. • The number of access points on individual sites should be minimized. Q-4 GO • Along arterial routes, direct access to individual sites should occur only when alternate access via secondary streets is unavailable. • At-grade railroad crossings should be minimized and should be designed with safety as the primary consideration. • All parking, servicing, loading and unloading of vehicles should be only on-site. • A system of bicycle/pedestrian trails separate from the street system and a system of marked bicycle routes should be established. • Provision for pedestrians should be provided throughout the system of streets in �a the Valley. • New development should help finance off-site street and traffic control improvements in proportion to the additional traffic impacts created. • Alternatives to single-occupant vehicles should be encouraged -- especially in high employment areas of the Valley -- as development density increases. • Developers should be encouraged to develop HOV (High Occupancy Vehicle) and transit usage incentives for large developments and for concentrations of high employment. _ 10 - UTILITIES Rationale: Because (1) adequate utilities -- such as water, sanitary sewer, storm sewer, electricity, natural gas -- are necessary for safe. functional urban development; (2) well planned utilities are cost-effective, efficient and easier to maintain; and (3) placing utilities underground contributes to the positive visual image of an industrial/commercial area; therefore, the following policies should be pursued. Policies: • Development within the Valley should be served by adequate utilities. • New development should provide for utility extensions to service itself. • All utilities should be placed underground. • Sites and buildings should be designed to maximize energy conservation. • Utilities should be designed to accommodate the maximum level of development anticipated in the Valley. 4 O OPEN SPACE/GREENBELT Rationale: GO Because (1) some areas of the Valley possess qualities that are unsuitable for most urban development such as poor soils, high water table and stream banks; (2) these areas perform vital functions for storm drainage control and open space, which can be protected by greenbelt designation; (3) other features of the Valley form linear corridors of relatively undeveloped open space; and (4) greenbelt designation does not imply public access or ownership but does recognize and help conserve the public benefits of such open space; therefore, the following policies should be pursued. Policies: • Flood control alignments. regional detention basins, major rights-of-way including major railroad corridors, and areas with severe development limitations -- such as natural drainage features and designated wetlands -- should be greenbelts in the Land Use Element. • The East Side Project channel alignments should be designated as greenbelts. • Panther Creek Wetland and the steep hillsides to the east should be designated as greenbelt. • Springbrook Creek, where it maintains an alignment separate from the P-1 Channel. should be designated a greenbelt. • Greenbelts should be utilized for open space, recreation, flood control. wildlife habitat and other low intensity uses. - 11 - WETLAND/WILDLIFE HABITAT/FLOODPLAIN Rat.,--ionale: Because (1) the undeveloped environment of the Vally is dominated by wetlands -- marshes, bogs, swamps; 2 these wetlands and other P ( ) parts of the Green River floodplain provide essential habitat for numerous forms of wildlife -- especially birds and small mammals; (3) wetlands also are valuable as natural flood storage areas. as pollution filters, as open space, and as educational resources; (4) most of the wetlands and wildlife habitat of the Valley have been converted to urban development; (S) protection of some of the remaining wetland areas would provide mitigation for habitat loss; (6) the City currently owns a 20 acre wetland parcel for "wetland, wildlife habitat, open space or greenbelt purposes"; and (7) the wildlife habitat value of undeveloped areas may be enhanced by proper management and planning; therefore, the following policies should be pursued. �1 O Policies: • Wherever feasible, unique natural features should be incorporated into developmental plans to preserve the character of the Valley. • Remaining wildlife habitat in the Valley should be preserved or its loss should be mitigated. • Areas that provide wildlife habitat, such as designated wetland greenbelts and stream corridors, should be large enough to provide suitable cover for wildlife and buffering from adjacent uses. • The City's 1981 Wetlands Study should be used as a basis for establishing the priority of wetlands for acquisition and/or protection. • As promptly as feasible, the Panther Creek Wetland should be acquired and enhanced for wildlife habitat as mitigation for the East Side Project and for the loss of other wetlands in the Valley. • A substantial portion of the Black River Riparian Forest should be preserved in its natural state as a unique remnant of the Valley flora. • All City-owned wetlands and natural areas should be managed for wildlife habitat until such time as the City may decide that public benefit would be served by acquisition of other lands of equal or greater wetland value. • Whenever feasible, retention of natural wetlands should be pursued as an alternative to structural flood control measures. • The small hill west of Monster Road near the METRO Treatment Plant is a unique natural feature that should be preserved and integrated into site plans as an amenity when the surrounding area is developed. - 12 - RESIDENTIAL USE Rationale: Because (1) residential uses are limited to small areas in the Valley; (2) services for residential neighborhoods -- such as shopping. parks. public facilities -- are not readily available in the Valley; (3) there is a need for housing, especially seasonal housing. near Longacres Race Track; (4) there are a few homes remaining in the area between S.W. Grady Way and I-405. but these are isolated and, in some cases, deteriorating; and (5) this area is converting steadily to commercial, industrial and office uses so that a residential neighborhood is no longer viable; therefore, the following policies should be pursued. Policies: • Limited residential opportunities tributary to Longacres should be permitted by conditional use. • Residential uses between S.W. Grady Way and I-405 should be encouraged to convert to more intensive uses. COMMUNITY FACILITIES O Rationale: CID Because (1) there are few community facilities located in the Valley at present; (2) increasing high value development and growing employment create the need for certain types of community facilities; (3) careful planning is necessary to assure that 0 facilities are provided as they are needed; (4) the need for a fire station to serve future development in the Valley has been identified; therefore. the following policies ap should be pursued. Policies• • The City should closely monitor fire protection needs in the Valley and provide for a new fire station when appropriate. • Community facilities should be provided in phase with the urban development of the Valley. • Plans for other community facilities -- post office, public safety, social and health services -- to serve residents and employees in the Valley should be coordinated with the responsible agencies. - 13 - RECREATION Rationale: Because (1) recreational activities in the Valley are currently informal and there are few opportunities for active recreation; (2) the number of employees in the Valley -- and thus the need for recreation facilities -- is growing; (3) both employers and public agencies have responsibilities for meeting recreation needs; (4) effective planning will preserve future recreational opportunities; (S) the proposed East Side Watershed Project presents opportunities for future recreation use; (6) bicycle and pedestrian trails developed through the Valley can be linked with Fort Dent Park, the Interurban Trail, and the Rainier Bike Corridor; and (7) natural areas in the Valley offer significant opportunities for passive recreation and environmental education; therefore. the following policies should be pursued. Policies: • Provision of recreational opportunities should be an integral part of development in the Valley. • Recreational opportunities in the Valley that serve both employees and the CID community should be encouraged. 0 • Firms with large numbers of employees should develop outdoor recreation 4i facilities. • Wherever feasible, greenbelt/openspace/wildlife habitats should be managed to GO include recreational opportunities as a secondary objective. • The rights-of-way for flood control and drainage features should be designed to permit future recreational use. • A pedestrian/bicycle path system separate from the street system and a system of bicycle routes should be incorporated in the developmental plan for the Valley and should connect with other trails or recreation destinations. • An active park site should be acquired in the Valley and developed as recreational needs warrant. • Acquisition and development of the Interurban Trail from S.W. Ord Street to Fort Dent Park should be pursued in conjunction with King County and other local jurisdictions. _ - 14 - GOVERNMENT Rationale: Because (1) many of the problems facing existing and future development in the Valley extend beyond the limits of Renton's jurisdiction; (2) cooperation between government agencies increases the chances of reaching solutions and helps avoid conflicts; (3) issues requiring governmental cooperation in the Valley 'include flood control, management of Green River flows, and transportation; (4) a sizeable area located east of the railroad tracks is within the corporate limits of the City of Tukwila but is closely related to the Renton portion of the Valley; and (5) potential conflicts of land use regulations, utilities and other public services could occur in this area; therefore, the followingpolicies should,be pursued. . Policies: • The City should work with Tukwila to regulate development in lands east of the railroad tracks and to ensure compatibility with Renton's land use goals. • The City should act in concert with the Soil Conservation Service, Kent. Tukwila and King County to implement the East Side Watershed Project. • The City should cooperate with the other Valley cities and King County to reach a Green River Management Agreement. • The City should encourage federal, state, county and local cooperation to address through-traffic problems in the Valley. - 15 - c LAND USE The following policies describe the various land use designations within the Valley Plan area: The descriptions define the type and intensity of land uses appropriate for each designated area. In addition, the land use descriptions are intended for application throughout the entire City of Renton. Moreover, the definitions provide guidance for the development and modification of zoning regulations that implement the land use designations. Each land use description is followed by specific locational policies that explain where that land use designation is recommended for the Valley Plan area. In some instances, policies that further delineate the types of appropriate uses are also included. Commercial - • An area intended for retail activities, shopping centers, office uses. personal and professional service activities. non-industrial wholesale, mixed commercial/residential uses, and similar compatible uses. The intensity and scale of commercial uses permitted in the Central Business District, adjacent to major arterials and near other non-residential uses, should be greater than the scale of commercial activity permitted near more sensitive land uses. Locational Policies CID • Commercial uses are designated in four locations in the Valley. At the extreme southeast corner of the Valle � y -_ north of S.W. Ord Street and west of SR 167 -- Commercial is designated. This commercial area should extend west to Lind Avenue S.W. and northeasterly to include all quadrants of the intersection of S.W. 41st Street and East Valley Road. This area should take advantage of the good exposure and access to provide a range of office, business, service and retail uses. • The second Commercial location is the west side of West Valley Highway from just south of Strander Boulevard to I-405 and the east side up to the Longacres access road. This area should be excellent for office and retail uses, especially as they complement Longacres Racetrack. • The area just north of 1-405 and adjacent to West Valley Highway is also Commercial. This location has high visibility and good access. • Longacres Racetrack and the area across S.W. 16th Street from Longacres is designated Commercial. The current zoning of the racetrack complex is B-1 (Business Use) and the uses occurring in this area are primarily commercial in nature. - 16 LiahtIndustry • An area intended for small and medium scale industrial activities such as technological research, fabrication and processing of products, assembly or repair of products and the handling, shipment and storage of goods. Light industrial uses generally do not include primary preparation of products from raw materials. Small to medium scale office and business uses are also appropriate. Locational Policies • Light Industry is the land use designation for two areas in the Valley. These are (1) a crescent-shaped area between the METRO Treatment Plan and I-405 and (2) the east side of West Valley Highway just south of I-405. These areas already are generally developed in light industrial uses, which is the principal rationale for their designation. Heavy industrial and extensive retail uses are not appropriate. Heavy Industry • An area intended for industrial uses such as manufacturing, assembly and processing of products. bulk handling of goods, large amounts of storage or warehousing, heavy trucking, or other industrial activities that, because of noise, odors, air pollution. safty considerations or size. are not compatible with residential, commercial or light industrial uses. However. all permissible heavy industrial uses must meet minimum community standards for environmental compatibility. Locational Policies • The only area of the Valley designated specifically for Heavy Industry is located between the Green River and the railroad tracks within the City of Tukwila. The character of existing development in this area is primarily a heavy industrial. 4 4-i - 17 - Manufacturing Park/Multiple Option ; • An area intended for a broad range of choice in industrial, service commercial and office uses. The Manufacturing Park/Multiple Option designation is intended primarily for light industrial uses with certain compatible heavy industrial. commercial and office uses located in a park-like setting of high operational and environmental standards. However, in certain locations. a different mix of industrial. service and office uses is appropriate because of site characteristics such as access, natural features, and surrounding uses. The purpose of the Manufacturing Park/Multiple Option designation is to provide for the broadest possible range of uses in areas designated and mapped simply as Manufacturing Park/Multiple Option. ?n areas;frith special site characteristics. a suffix may be added to further refine the types of allowable uses. These areas should be indicated on the Land Use Element Map and described in written policies. Development in all Manufacturing Park/Multiple Option areas should be characterized by adequate setbacks, landscaping, design standards, wildlife habitat and open space, and minimum impacts from noise, glare, traffic, air and water pollution, and safety hazards. Locational Policies • The following policies further refine the definition of Manufacturing r Park/Multiple Option for specific geographical areas. n • The area west of Powell Avenue S.W. and north of S.W. 7th Street between GO the P-1 channel and the Burlington Northern railroad and generally surrounding the P-1 forebay storage pond should be specifically designated 7-4 as Manufacturing Park/Multiple Option - Office. The implementation of 104 office and other similar service and light industrial activities in low rise QD building structures should be encouraged. These small to medium scale office and business park uses should be harmonious with their setting and should take advantage of the amenities offered by the forebay pond and Black River Forest. Large scale warehousing and industrial uses should be discouraged. • The triangular area generally located between S.W. 10th Street and I-405, from the P-1 Channel to Rainier Avenue (to Lind Avenue north of Grady Way) is designated Manufacturing Park/Multiple Option - Office/Light Industry emphasizing the implementation of office and service uses, with compatible light industrial uses of a similar scale. This geographical area is not recommended for retail uses because of the potential for significant impacts on the traffic circulation system -- especially Grady Way -- as a result of much higher rates of traffic generation for retail uses. Throughout the Grady Way corridor, the primary access for individual uses should be oriented toward secondary streets rather than directly onto Grady Way. • The area between S.W. 16th Street and S.W. 23rd Street and from SR-167 to the P-1 channel should be designated Manufacturing Park/Multiple Option - Office. The area is intended for quality high f' g q i y of ice and office park uses with significant setbacks and perimeter landscaping. Other industrial or service uses may be allowed if compatible in design and bulk standards to office/office park uses. Design standards for compatibility should be established within the site plan review regulations. - 18 - • The area south of Longacres Race Track and generally adjacent to the Burlington Northern and Union Pacific rights-of-way is intended to be Manufacturing Park/Multiple Option - Industry. This designation encourages utilization of the rail transportation system through the implementation of light and heavy industrial uses requiring rail access. • The S.W. 43rd Street frontages between Lind Avenue S.W. and the railroad tracks are designated Manufacturing Park/Multiple Option - Office. Implementation of office and similar service uses is recommended to take advantage of the high visibility of this site and its good access. • The remaining areas designated simply for Manufacturing Park/Multiple Option are intended_.to.provide. the. ,opportunity to choose among a wide range of light industrial and compatible heavy industrial, commercial and office uses. Public/Quasi-Public • An area intended for publicly owned and certain privately owned uses, including utilities, hospitals, other health care facilities, churches, clubs. schools, non-profit institutions, airports and government buildings. Major public faciities typically attract an array of subordinate or complementary uses which may be O accommodated under appropriate special conditions. Locational Policies • Two. areas of the Valley are designated Public/Quasi-Public. These are; METRO's Renton Treatment Plant and a small site east of Lind Avenue S.W. Qy owned by the City of Renton. The latter site is proposed for a future fire Kstation or other public use. If this site is not developed for public uses, the land use designation should revert to that of the surrounding area -- Manufacturing Park/Multiple Option - Office. - 19 - . 3 Recreation • An area intended for active or passive recreation activity or other leisure time pursuits. Locational Policies Ft. Dent Regional Park. operated by King County. is designated for Recreation uses. Greenbelt • An area intended for open space. recreation. ,very low density residential uses (generally ata density of less than one unit per gross acre), agriculture or other compatible low intensity use. Greenbelt areas are characterized by severe topographic, ground water. slope instability, soil or other physical limitations that make the areas unsuitable for intensive development. Provisions for public enjoyment of greenbelt areas are encouraged; however, greenbelt designations do not imply the right of public access. 0 Locational Policies r4 • All stream corridors and major flood control rights-of-way and drainage projects planned for the Valley are designated Greenbelt. This includes the O P-1 and P-9 channels, the forebay detention basin. Springbrook Creek south w°f of the P-9 channel. and the Panther Creek wetland. These areas provide visual breaks between land uses and will offer opportunities for recreational trails. The City of Renton's 20 acre wetland and most of the unfilled land surrounding it are designated greenbeltbecause they are floodways with substantial flood storage potential and provide wildlife habitat. A portion of the Black River Forest just north of the forebay detention basin is designated Greenbelt. South of I-405. both the area between the Union Pacific and Burlington Northern railroad lines and the Puget Sound right-of-way south of about Strander Boulevard, are designated Greenbelt because they provide linear breaks between land uses and development potential is limited. However. restriction of rail transportation uses in this area is not intended. - 20 -