HomeMy WebLinkAboutORD 4550 1
CITY OF RENTON, WASHINGTON
ORDINANCE N0. 4550
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON
ESTABLISHING A RESIDENTIAL DEVELOPMENT DEMONSTRATION
PROJECT FOR PROPERTY KNOWN AS THE ORCHARDS (18 .42 ACRES
OF PROPERTY IS LOCATED NORTH OF N.E. 4TH STREET AND
BISECTED BY DUVALL AVENUE N.E./NORTHWARD PROPERTIES) .
SECTION I . PURPOSE AND SCOPE.
A. Purpose :
The primary purpose for this Demonstration Project Ordinance
is to permit development of a project in the R-24 zone which varies ''
the standards of that zone, as detailed later, in order to
determine the best way to amend the R-24 zone. The R-24 zone, as
presently drafted, is internally inconsistent and so rigid as to
prohibit, as a practical matter, development within that zone that �,
complies with the relevant policies and objectives of the
Comprehensive Plan. At present, there are only three R-24 zoned
areas within the City, and The Orchards Project is a property with
a current development proposal . The results of this Demonstration
Project will be utilized to determine proposed changes in the R-24
zone so as to permit development consistent with the Comprehensive
Plan guidelines and yet not pose unnecessary development
restrictions on the remaining R-24 properties . A further purpose
of this Ordinance is to provide a residential development which
meets the City' s land use development goals to create new
residential neighborhoods on large parcels of land in a
neighborhood development style and create high quality infill I
development that increases density while maintaining the
residential character of the existing neighborhood. This Ordinance
' is intended, also, to encourage better use of common and private
1 �
1
ORDINANCE NO. 4550
open space and encourage greater privacy in homes which are more
energy and resource efficient .
Development under this Ordinance shall protect life safety and
create a residential community which is consistent with the
applicable policies of the Comprehensive Land Use Plan and with the
purposes of the underlying R-24 zone.
1 . Development Objectives :
a. To permit flexibility in development of a
residential complex that exhibits the following characteristics,
while maintaining compatibility with the underlying character of
existing Renton residential neighborhoods :
(i) sufficient density to meet the intent of
the Comprehensive Plan
(ii) physical feasibility given the underlying
property features (e.g. natural features, accessibility, convenient
location, existing improvements)
(iii) economic feasibility
(iv) preserves pride of ownership by creating
opportunities to live in and purchase more diverse types of quality
single-family style residences .
b. To provide increased availability of residential
development to meet the intent of the City' s Comprehensive Plan and
the State of Washington Growth Management Act .
c . To allow the City Council to determine whether
introduction of flexible development standards will enable the
creation of residential developments in the R-24 zone which address
the City' s development objectives .
2
ORDINANCE NO. 4550
2 . Regulatory Objectives :
a. This Ordinance creates a Demonstration Residential
Development which provides an opportunity to:
(i) evaluate new types of subdivision and
development standards in the R-24 zone, prior to codifying those
standards in the City' s development ordinances;
(ii) evaluate existing Code provisions and modify
those provisions, as appropriate, to meet the City' s objectives for
residential development in the R-24 zone;
(iii) evaluate compatibility between the City' s
regulations for residential development in the R-24 zone and
existing Comprehensive Plan policies, and refine those documents as
necessary to meet City objectives;
(iv) evaluate procedural obstacles in the platting
and development process for the R-24 zone, and refine/streamline
the review process to address those obstacles;
(v) advance the City' s policy of regulatory reform,
pursuant to local, state and federal guidelines (e.g. HR 1724) . i
b. Provisions of this Demonstration Project Ordinance '
shall include the minimum requirements for the protection of the I
public health, safety, welfare and aesthetics, and such provisions I�,
are intended to provide for wholesome environmental conditions in
the community, adequate public services, and safe and functional
streets and thoroughfares .
c. Development permitted under this Ordinance would
need to be compatible with the underlying character of existing
residential neighborhoods and achieve consistency with the -stated
3
�
ORDINANCE NO. 4550
purposes of the R-24 zone of encouraging coordinated development of
new residential neighborhoods, following a more traditional urban
development pattern and allowing for a mix of single-family and
small scale attached units .
B. Scope : .
This Demonstration Project Ordinance shall apply exclusively
to the following lands referred to as The Orchards, under the
ownership of G.M. Associates, in this Commitment and described as
follows :
The property, approximately 18 .42 acres, is located north
of N.E . 4th Street and bisected by Duvall Avenue N.E.
The legal description for The Orchards is attached as
Exhibit A and incorporated herein as if fully set forth.
Where this Demonstration Project Ordinance imposes different
restrictions, standards or review provisions upon the subdivision
or development of land than the Subdivision Ordinance, Chapter 9-
12 ; the Zoning Ordinance, section 4-31-7 ; the Street Improvements
Ordinance, section 4-34; and the Variance Ordinance, section 4-31-
19, the provisions of this Demonstration Project Ordinance shall
prevail .
This Ordinance shall not adversely affect restrictive
covenants placed upon the property.
SECTION II. AUTHORITY.
The Hearing Examiner is designated as the official for the
conduct of public hearings . The Planning/Building/Public Works
Department is responsible for the general administration and
I coordination of this Ordinance. The City Council maintains final
administrative authority with respect to action concerning ,
subdivision and land use approvals under this Ordinance . ,
4
I
ORDINANCE NO. 4550
SECTION III. DECISION MAKING PROCESS FOR A PLAT.
A. Preliminary Plat :
Decision-making action with respect to a subdivision
application for The Orchards will be administered by the Hearing
Examiner, as described herein:
1 . The Hearing Examiner shall review the preliminary
plat for the Demonstration Residential Development to assure
conformance with the general purposes of the Comprehensive Plan and
adopted standards .
2 . The subdivision review shall occur at a public
meeting for which public notification has been provided as
stipulated in section 9-17 . 1-5 (B) (3) of the Demonstration Project
Ordinance .
3 . The Hearing Examiner shall make a recommendation as
to the preliminary plat and any conditions therefore and the
Council shall render the final decision on the preliminary plat .
B. Required Plat Improvements :
The following matters shall be addressed in accordance with
the Subdivision Ordinance and the Street Improvements Ordinance:
1 . Creating and paving of streets and alleys .
2 . Installation of curbs, gutters and sidewalks .
3 . Installation of monuments .
4 . Installation of utilities such as sanitary sewer,
storm drainage and water.
5 . Installation of street lights .
6 . Installation of street signs .
7 . Inspection, approval and fees .
5
ORDINANCE NO. 4550
C. Special Improvements :
The following improvements shall be provided to the standards
and specifications to be established by the Hearing Examiner, at
the time of plat review, in order to protect life safety, provide
standards for design and installation, and to create a plat which
is consistent with the applicable policies of the City' s �
Comprehensive Plan. Specific improvement requirements and
restrictions will be established by Hearing Examiner and/or City
Council at the time of action upon the preliminary and/or final
plat .
l . General Design Standards (Standards and
Specifications for Off-site Improvements)
a. Streets (dimensions, grades, curves, access,
intersection offsets, paving)
b. Sidewalks (dimensions, grades, offsets, paving)
c. Street Lighting
d. Street Signage
e . Public Use and Service Areas
f . Specific Residential Street Standards (On-site
Improvements)
g. Streets and alleys (dimensions, public and
private rights-of-way, reserve strips, turn-arounds and street
ends, curves and grades, curb radius, tangents)
h. Sidewalks and curbs (dimensions, grades,
offsets, paving)
i . Planting Strips
j . Street Lighting
6
1
ORDINANCE NO. 4550
k. Blocks (length and width)
1 . Interior and Corner Lots (arrangement, size,
dimensions)
m. Pipestem Lots
2 . Deferred Improvements
3 . Waived Improvements
SECTION IV. DEVELOPMENT: PROCEDURES, REQUIREMENTS AND
DEVELOPMENT STANDARDS .
A. Submission and Filing of Land Use Development Application
(Abbreviated Master Plan) :
In conjunction with the application for subdivision for The
Orchards property, an abbreviated master plan (expanded site plan)
application shall be provided to the Planning/Building/Public Works
Department, including the following environmental review documents
and abbreviated master plan materials :
l. Narrative description of the proposed use and a
generalized conceptual site plan including: (a) a description of
site characteristics and constraints (e.g. significant natural
features, contour map) ; (b) proposed siting of uses, proposed
building forms/massing; (d) site coverage; (e) amount of open
space; (f) special amenities; (g) screening and buffering; (h)
estimated number of parking spaces and/or other transportation
related requirements; and (i) public improvements/facilities, if
any, needed to support the proposed development .
2 . Description of characteristics of surrounding sites, I
such as land uses, building forms, circulation patterns, views,
7
ORDINANCE NO. 4550
environmental constraints, which could be affected by or could
impact the proposed Orchards demonstration development .
3 . Environmental analysis documents (e.g. existing
Environmental Impact Statement [EIS] , Addendum to existing EIS, or
Supplement to existing EIS, or a project specific new checklist)
which includes information deemed necessary to analyze the proposed
development (such as a transportation study, drainage study) .
These materials must address requirements established under SEPA
Rules and the City Environmental Review Ordinance (4-6) .
The applicant shall provide these narrative materials and
plans, as prescribed by the Planning/Building/Public Works
Department . Application materials shall state fully all
substantiating facts and evidence pertinent to the request .
B. Decision Making Process for Abbreviated Master Plan:
The final decision for the development application for The
Orchards shall be made by the City Council following recommendation
by the Hearing Examiner, simultaneously with and under the same
procedures as required for the subdivision of the site .
C. Decision Criteria/Required Improvements : '
This section of the Residential Development Demonstration
Project Ordinance replaces City Code section 4-31-7 (R-24) , for the '
purposes of permitting development of the demonstration property.
1 . Standards and specifications to implement the
purpose of this Ordinance are to be established by the Hearing
Examiner, in the below delineated areas :
a. Permitted Residential Uses (Primary uses,
secondary uses, accessory uses, conditional uses)
8
ORDINANCE NO. 4550
b. Dwelling Unit Mix and Density Requirements
(Single-family detached, single-family attached units)
c . Development Standards for Primary and Accessory
Structures
d. Number of Residential Structures Per Lot
e. Lot Area/Size, Shape and Dimensions (width and
depth)
f . Setbacks/Yard Frontage (Primary structures,
attached and detached accessory structures, projections into
setback)
g. Use Easements
h. Lot Coverage
i . Lot Access
j . Street Design
k. Street Ownership Patterns
1 . Special Amenities (Recreational facilities,
open spaces, landscaping)
2 . In addition the provisions of the following
ordinances shall generally apply to The Orchards for purposes of
review process and development standards EXCEPT THAT where the
Hearin Examiner under this Demonstration Pro 'ect Ordinance
g , ,
J
imposes different restrictions and standards upon the review
process and development standards than are established under these
ordinances, then the provisions of this Demonstration Project
Ordinance shall prevail :
a. Comprehensive Plan (Chapters 1 - 8)
9
ORDINANCE NO. 4550
b. Site Plan Review Ordinance: See Chapter 31-33 , '
Title IV of the City Code .
c. Landsca in Ordinance: See Cha ter 31-34 Title
P 9 P �
IV of the City Code.
d. Parking and Loading Ordinance: See Chapter 14,
Title Iv of the City Code.
e. Signs : See Chapter 20, Title IV of the City
Code. I
f . Sensitive Areas : See City Code Chapter 31,
Title IV, section 4-31-34; specific improvement requirements and
restrictions will be established by the City Council at the time of
action upon the subdivision and the abbreviated master plan. ,
3 . Future Improvements : Any future change of use or
additional use or exterior structural change which is not
specifically permitted by the Hearing Examiner in conjunction with
the Demonstration Project (The Orchards) , or which is not permitted
under the then existing Zoning Code provisions, will require review
and approval by the City. The application for such change to use
or structure shall state and fully substantiate all facts and '
evidence pertinent to the request . I,
SECTION V. EXCEPTIONS, MODIFICATIONS AND VARIATIONS .
A. The Hearing Examiner may grant an exception, modification
and/or variation from the requirements of this Demonstration
Project Ordinance, when, in the Examiner' s opinion, the intent of
the Demonstration Project Ordinance to provide for flexible
interpretation of development standards may be placed in jeopardy
as a result of strict compliance with the provisions of each or any
10
I
ORDINANCE NO. 4550
of these other ordinances . Exceptions, modifications and/or
variations may be granted only when the Hearing Examiner finds that
the criteria listed below have been achieved:
1 . That there are special circumstances or conditions
resulting from strict application of the provisions of this
Ordinance, or related ordinances, which would deprive the applicant
of the ability to fulfill the established purposes of the
Demonstration Project Ordinance.
2 . That the exception(s) and/or modification(s)
proposed are consistent with the intent of the established purposes
of the Demonstration Project Ordinance.
3 . That the exception(s) , modification(s) and/or
variation(s) , if granted, will result in development which ensures
the following, through its form and function:
a. The protection of the natural environment on
the site and on surrounding properties .
b. Compatibility with the built environment on
properties in the vicinity of the site.
4 . That the granting of the exceptions (s) ,
modification(s) and/or variation(s) will not be detrimental to the
public health, safety or welfare.
B. In granting any exception, modification or variation, the
Hearing Examiner may prescribe conditions that he deems necessary
to or desirable for the public interest .
C. Application for any exception, modification and/or I
variation shall be submitted in writing by the applicant at the
time the preliminary plat and abbreviated master plan application
11
ORDINANCE NO. 4�550
is submitted to the Planning/Building/Public Works Department . The
application shall state and fully substantiate all facts and
evidence pertinent to the request .
SECTION VI . DISPLAY RESIDENCES .
A. Number of Display Residences :
In the event that the preliminary plat and the master plan are
approved by the Hearing Examiner/Council, then the applicant could
be permitted to develop up to a maximum of four [4] display homes
for Parcels E/F, and a maximum of four [4] display homes for Parcel
G. These homes shall be designed and sited in a manner which is
consistent with the provisions of the Demonstration Project
Ordinance and the applicable City Codes .
B. Removal of Display Residences :
In the event that the final plat for The Orchards is not
approved and/or The Orchards is not developed for any cause, then
the display homes must either: a) be upgraded if necessary to
address all applicable standard City ordinance requirements; or b)
demolished or relocated to an approved site away from the subject
property. Upgrading would need to be completed within six months
of denial of the f inal plat and/or withdrawal of the demonstration
development plan; removal would need to be completed within three
months of denial of the final plat and/or withdrawal of the
demonstration development plan.
SECTION VII . TERMINATION OF ORDINANCE.
A com lete develo ment a lication under this Ordinance shall
P P PP
be submitted within six months of the effective date of this
r
0 dinance or this Ordinance shall be terminated at that oint . At
A
12
1
ORDINANCE N0. 4550
completion of the Demonstration Project or in the event that the
Demonstration Project is withdrawn, this Ordinance shall be
terminated immediately thereupon.
SECTION V222 . This Ordinance shall be effective upon its
passage, approval, and thirty days after publication.
PASSED BY THE CITY COUNCIL this 21Stday of August , 1995 .
Marily . Petersen, City Clerk
APPROVED BY THE MAYOR this 21st day of August , 1995 .
E 1 Clymer, May
Approved to legal form:
������
Lawrence J. Warre , City Attorney - -�
Date of Publication: August 25, 1995 "
ORD. 499 : 8/17/95 :as .
13
�
Renton Municipal Code Chapter 9-17.1 Residential Development Demonstration Ordinance
�- 08/16/95 �
�; LEGAL DESCRIPTION FOR THE ORCHARDS
3 �
AREA E-That portion of the northwest quarter of the southeast qua�ter of the southwest quarter AND of
the south 30 feet of the southwest quarter of the northeast quarter of the southwest quarter of Section 10,
Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington, described as
foilows:
Beginning at the southeast corner of said northwest quarter of the southeast quarter of the southwest
quarter, thence N88° 07' 16" W, along the south line thereof, 362.02 feet to the TRUE POINT OF
BEGINNING of the herein described property; thence continuing N88° 07' 16" W, along said south line,
286.01 feet to the southwest corner thereof; thence N00° 08' 06"W, along the west line of said northwest
quarter of the southeast quarter of the southwest quarter, 657.39 feet to the northwest corner thereof;
thence N01° 48' 28" E 30.00 feet to an intersection with a line parallel with and 30 feet northerly, as
measured at right angles, from the north line of said northwest quarter of the southeast quarter of the
southwest quarter, said point being the beginning of a 450.00 foot radius circular cutve to the right from ,
which the center bears S 01° 48' 28"W; thence easterly, along said curve, an arc distance of 63.43 feet
through a central angle of 08° 04' 35"; thence S 80° 06' S7" E 150.00 feet to a point of tangency with a �
450.00 foot radius circular curve to the left;thence easterly, along said curve, an arc distance of 63.43 feet
through a central angle of 08° 04' 35"to an intersection with said north line of the northwest quarter of the
southeast quarter of the southwest quarter; thence S 88° 11'32"E, alon said north line 374.69 feet to the
9
northeast corner thereof; thence S00° 00'26"W, along the east line thereof, 353.14 feet; thence N 88° 07'
15" W 312.02 feet; thence S 49° 03' 21" W 66.17 feet; thence S00° 00' 26" W 260.00 feet to the TRUE
POINT OF BEGINNING.
LESS the easterly 42.00 feet thereof for Duvall Ave. N.E(AKA 138th Ave. S.E.)
(Contains 306,608 square feet, more or�ess, or approximately 7.039 acres.)
Situate in the County of King, State of Washington
AREA F-That portion of the northwest quarter of the southeast quarter of the southwest quarter of Section
10, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington, described
as follows:
Beginning at the southeast corner of said subdivision; thence N88° 07' 16"W, along the south line thereof,
362.02 feet; thence N 00° 00'26" E, 260.00 feet; thence N 49° 03'21" E 66.17 feet; thence S 88° 07' 15" E
312.02 feet to an intersection with the east line of said subdivision; thence S 00° 00'26"W, along said east
line, 305.00 feet to the POINT OF BEGINNING. '�
LESS the easterly 42.00 feet thereof for Duvall Ave. N.E. (AKA 138th Ave. S.E.)
, (Contains 96,424 square feet, more or less, or approximately 2214 acres.) '
Situate in the County of King, State of Washington
AREA G-The northeast quarter of the southeast quarter of the southwest quarter of Section 10, Township I
23 North, Range 5 East, W.M., in the City of Renton, King County, Washington, EXCEPT the west 42.00 I
feet thereof for Duvall Ave. N.E. (AKA 138th Ave. S.E.). !
(Contains 399,428 square feet, more or less, or approximately 9.170 acres.) I
Situate in the County of King, State of Washington ` �
�
� !
O
. �
CD
�
I .� � ..: _ .
� � � �,.!'�%/�;�%'/j ff :�rrhi -:.;,;:;;------- --- -- ----
�,����� �� � '�F� ���':�f�'J.';'.%lr,:l��•:����%/�:;:I%%'%'.'%'
YJ j�f P f f !!�/ ii4=.%5�;:�!%.'�fi s;:r,l./r�,;.,J;i�%i�
�� � � �r� "f�'�i;vfi(.,,.�r.� -/�if,��l'.�'/;'�r
;�� "�l,. �f� � `� >i:�`.�.i/ / i��l::'��//,y:,.',:
l � � ifi;<'%,jy,.... r� '•r`r,;%yr'����ji,
/%�� f 'r,"�,i;.�,.��,. f.y,,j�.,y��//���i;lf�r;
r'� / �,`'`./?ii•::j...�,;:i;i%JjS:'ll��'/.�9f.,::%•,./'i
�� � ��� !�fir''i�/�:�{i�.:/��=::�rr�%
�f�� ��/ / �F�'.:'rr�%r%�::<,'�/y !/,�/:/fri,.i`.; jfs
�� � �i 'f:.,���`� .:/'���''�',.,•l ii<i'�''��':i.1
� i, i�s:} /y,' J��;�.F J'i�:
�,+�1 / �✓, . .f;.; �• /;;'%i¢, r.,.F1i:-�,
� %���%'' i:%'1.`i�%f.6'.`ir�%N!''ir•',
1� �� !�'i.:.�f.'%;� r:� '•!:` j9'��':'c'S
�/( ,�/� / % /.•.... l:�i�::!�f�.%�:y�;rlv`/,',.��/a
: j� i� / f �'r:i'.4f%.';s 5-f��i l%/:1�:.l1r i�i:��,:
��/��"%� �s%'i'f;ai;::;%i�iri ti;�r, -;,,;;
�� � }'l ir.'.,� !in/�tr;��.�'„`'%',<.ii,i
'�' :` ��r
;;`i' �%;Gi 'J���i%%'!ljS�r:J�%1
��� ;:;i�r,•'i f.,"j�%�"�,.`:%/�./-`'��/�:-`r.'
�i, / i.r %;, ��
���/'/ � ��'."r.�f�r'3�%r.ii!C`':��fi�j3 .
� ''?;:-!''%/�:.��a�r'ili,,;fl�•4%l75`>•,,�'.�7 .
� :t%i%%.,-:;//��%;';fy��,i�%!'i%%�,r.�..ii�
� / � ,:,,;�F/j��%!i°;�iii��i,'�f;!,.fj�4<r?i:%;;;
� � �'%':'/�/�.:yi %�1%< y :/'%',.;�'7
i �l. � i;./'rj;i'�i`�/rrj�/
��/ ;�5:;�,/i.;�f j,.;%;%:',;%f%%:�::�%sf::j
)f�?�:%���,�:if� 4' , � f::'d','-�i�")n .
�,,r„�.�1,�>W:::�::��%';
E t St
��Y o,� Long Range P�,�� Th e 0 r c h ar d s
. � , �+-��� w�:
` �smifer Toth-Hsnnmg
�,P 24 Aupust 1995 o zoo .wo
i 1:4,800
1
CITY OF RENTON, WASHINGTON
SUMMARY OF ORDINANCE N0. 4550
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON
ESTABLISHING A RESIDENTIAL DEVELOPMENT DEMONSTRATION
PROJECT FOR PROPERTY KNOWN AS THE ORCHARDS (18.42 ACRES
OF PROPERTY IS LOCATED NORTH OF N.E. 4TH STREET AND
BISECTED BY DUVALL AVENUE N.E./NORTHWARD PROPERTIES) .
This ordinance addresses the following matters : i
SECTION I. This demonstration project permits development I
in the R-24 zone which varies with the standards of that zone in
order to determine the best way to amend the R-24 zone . That zone,
as presently drafted, is internally inconsistent and so rigid as to
prohibit, as a practical matter, all development within that zone .
The project must meet the land use development goals of the City to
create new residential neighborhoods on large parcels of land in a
neighborhood development style and create high quality infill ,
development that increases density while maintaining the I
residential character of the existing neighborhood. The ordinance
provides a more detailed explanation of the purpose and scope of
the ordinance.
The ordinance provides that the Hearing Examiner is the I
hearing officer for public hearings, that the
Planning/Building/Public Works Department is the administrative
department for the ordinance, and that the City Council maintains
final authority over the subdivision and land use approvals . The
ordinance establishes those ordinances which must be addressed and
those that may be varied under the purpose and scope of the
ordinance. The ordinance details the necessary submissions to the
SUMMARY OF ORDINANCE N0. 4550 II
City and the decision criteria and required improvements for the
project The ordinance contains authority to grant an exception,
modification and/or variance as necessary. The ordinance will be
terminated if a complete development application is not received
within six months of the effective date of the ordinance, the
demonstration project is completed or it is withdrawn.
A full text of this ordinance will be mailed, without charge,
upon request to the City Clerk.
Date of Publication: August 25, 1995
ORD. 503 : 8/17/95 :as .
2