HomeMy WebLinkAboutERC_Report_RMC_Title_IV_Docket_17ADEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ERC Report 2022 Docket #17, Group A
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: June 13, 2022
Project Name: 2022 Docket #17, Group A
Project Number: LUA22-000183, ECF
Project Manager: Angie Mathias, Long Range Planning Manager
Owner: City of Renton
Applicant: City of Renton
Contact: Angie Mathias, 425-430-6576
Project Location: All docket items are citywide.
Project Summary: The applicant is requesting Environmental (SEPA) Review to review for the following
non-project items:
#D-193 CN Zone Amendments: Staff propose to amend development standards
applicable to the Commercial Neighborhood (CN) Zone. The changes are necessary to
remedy longstanding issues with CN -Zone standards that have largely discouraged
redevelopment of CN-zoned properties.
#D-209 Solar System Exemption: The City’s current submittal requirements and
permitting process for residential rooftop solar systems are burdensome for
applicants. Staff proposes code amendments to RMC 4-5-060, Construction
Administrative Code, to exempt certain residential solar systems from building
permits.
#D-210 Medical Institutions in the EA: Staff propose to amend Renton Municipal Code
(RMC) to allow medical institutions outright in the Commercial Office (CO) Zone within
the Employment Area (EA) Comprehensive Plan land use designation, and through a
Hearing Examiner Conditional Use Permit in the Light-, and Medium Industrial Zones
west of SR-167 / Rainier Ave S.
#D-211 Applicability of MFTE: Staff is recommending changes to clarify that marke t-
rate townhomes are not eligible for the Exemption even if included on a parcel as part
of an otherwise eligible multi-family housing project.
#D-212 Phasing Durations for Master Plans: Staff is proposing that there be a
maximum amount of time Master Plan approval is valid. The recommendation is that
it be 10 years.
Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
N/A
N/A
Site Area: N/A Total Building Area GSF: N/A
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
2022 DOCKET #17, GROUP A LUA22-000183, ECF
Report of Monday, June 13, 2022
ERC Report 2022 Docket #17, Group A
PART ONE: PROJECT DESCRIPTION / BACKGROUND
#D-193 CN Zone Amendments: Currently, the CN-Zone requires vertically mixed-use buildings if residential dwelling
units are proposed. This requirement is feasible for most CN-zoned properties that tend to be relatively small in area,
but difficultly results for larger sites because ground floor commercial is typically not successful if substantially
separated from public right-of-way. To provide flexibility for such sites, staff propose to allow horizontal mixed -use
development (a mixture of standalone commercial and standalone residential buildings) if the required amount of
commercial space is provided along the abutting street and any standalone residential buildings are situated closest
to any abutting residential zone. Because staff propose to allow horizontal mixed-use development and thereby
standalone residential buildings, staff recommend allowing townhouses to promote homeownership opportunities,
and applying the city’s Residential Design and Open Space standards to any standalone residential. However, in
response to community feedback, staff propose to prohibit standalone garden-style apartments and carriage-house
apartments.
Staff believes the standard that has deterred redevelopment of CN-zoned properties the most is the current maximum
density allowed, which is four dwelling units per structure. This standard is reasonable on small lots where vertically
mixed-use development is viable, but a different density metric is necessary to facilitate hor izontal mixed-use
development. In every other City of Renton zone within which housing is allowed, density maximums are expressed
as a ratio of dwelling units per net acre. For the sake of consistency and accurate expectations for both CN -zone
property owners and the community, staff propose changing the allowed density of the CN Zone to a units per net
acre standard and matching the RMF Zone’s maximum density (20 units per net acre).
#D-209 Solar System Exemption: In 2014, the Washington State Building Cod e Council approved an emergency rule-
making order to allow installation of some residential rooftop solar photovoltaic (PV) systems without the need for
engineering, thus eliminating the need for a building permit. The rule identifies the minimal structura l characteristics
for residential solar rooftop systems to comply with standard engineering requirements. In brief, the rule was
intended to remove barriers and streamline the application process by incentivizing simple residential rooftop systems
that are commonly installed in Washington State.
If a site plan is provided and the residential rooftop solar system project meets all the following criteria it shall be
eligible for building permit exemption:
1. The solar PV panel system shall be designed for the wi nd speed of the local area and be installed per the
manufacturer’s specifications.
2. The ground snow load does not exceed 70 pounds per square foot.
3. The total dead load of modules, supports, mountings, raceways, and all other appurtenances weigh no more
than four pounds per square foot.
4. PV modules are not mounted higher than 18 inches above the surface of the roofing to which they are affixed.
5. Supports for solar modules are to be installed to spread the dead load across as many roof -framing members as
needed, so that no point load exceeds 50 pounds.
Additionally, roof-mounted photovoltaic panels and modules that serve as roof covering shall conform to the
requirements for roof coverage in Chapter 9. Where mounted on or above the roof coverings, the phot ovoltaic panels
and modules and supporting structure shall be constructed of noncombustible materials or fire -retardant treated
wood equivalent to that required for the roof construction.
Staff recommend amending Renton Municipal Code to exempt eligible residential rooftop solar systems from building
permit requirements and adopt a checklist template that outlines the minimal structural characteristics that a
proposed residential rooftop solar system must satisfy.
#D-210 Medical Institutions in the EA: Medical institutions are defined as “facilities providing physical or mental
health services, in-patient accommodations, and medical or surgical care of the sick or injured. The definition includes
hospitals, clinics, hospices, holistic health centers, and nursing homes as defined in Group I-2 of the IFC. This definition
excludes medical and dental offices, convalescent centers, assisted living, and group homes I and II.” Medical
DocuSign Envelope ID: 9B9D0F67-ABCA-4703-BD14-0F53E86E9F41
City of Renton Department of Community & Economic Development Environmental Review Committee Report
DOCKET #17, GROUP A LUA22-000183, ECF
Report of Monday, June 13, 2022 Page 3 of 4
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institutions are allowed through a Hearing Examiner Conditional Use Permit in nearly every zone except the Resource
Conservation (RC) Zone, where the land use is not allowed, and the Commercial Office (CO) Zone where the use is
permitted outright (denoted with a “P”) subject to Condition #40. The use is restricted by Condition #56 i n the Light-,
Medium-, and High Heavy Industrial Zones (IL, IM, and IH respectively), which does not allow the use in the
Employment Area EA designation.
The Comprehensive Plan provides policies for each land use designation; the Employment Area’s policy (L-18) is
comprised of three parts: 1. Place areas primarily used for industrial development or a mix of commercial and
industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and
transit, in the Employment Area land use designation. 2. Employment Areas provide a significant economic
development and employment base for the city. 3. Maintain a variety and balance of uses through zoning that
promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and
office uses. The CO Zone is intended to provide areas appropriate for professional, administrative, and business offices
and related uses, offering high-quality and amenity work environments. As such, staff believe that allowing medical
institutions in the CO Zone as a permitted use within the EA land use designation will be in keeping with the intent
and purpose Policy L-18. Staff recommend allowing Medical Institutions in the EA as a Hearing Examiner C onditional
Use.
#D-211 Applicability of MFTE: The Multi-Family Tax Exemption (MFTE) allows the value of qualified new housing
construction to be exempt from ad valorem property tax for a limited period of time after completion of the project.
Projects must be located in one of the designated “residential targeted areas.” Code currently does state “Market-
rate townhome projects are not eligible for the exemption”. However, as currently written it is not clear if townhomes
may be eligible if they if included on a parcel as part of an otherwise eligible multi -family housing project. Staff
recommend clarifying that townhomes would not be allowed as part of a development that includes an eligible
project.
#D-212 Phasing Durations for Master Plans: The City uses the master plan process to evaluate projects at a broad
level and provide guidance for development projects with multiple buildings on a single large site. The master plan
process allows for analysis of overall project concepts and phasing, as well as, review of how the major project
elements work together to implement City goals and policies. Master plan review allows for consideration and
mitigation of cumulative impacts from large-scale development and allows for coordination with City capital
improvement planning. Master plan review should occur at an early stage in the development of a project, when the
scale, intensity and layout of a project are known.
This code section does not currently establish a maximum amount of time the approved Master Plan is valid. Code is
silent on it. Without a maximum time, a project could be allowed to complete a Master Plan for decades and that is
not reasonable nor appropriate given the rate at which regulations change, especially regulations regarding critical
areas, shorelines, and water (surface and storm). Staff recommend setting a maximum time of 10 years.
Part Two: Environmental Review
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS with a 14-day Appeal Period.
B. Mitigation Measures
1. None
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
DOCKET #17, GROUP A LUA22-000183, ECF
Report of Monday, June 13, 2022 Page 4 of 4
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C. Exhibits
None
D. Environmental Impacts
There are no environmental impacts that are anticipated to occur in conjunction with the proposal.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
✓ Copies of all Review Comments are contained in the Official File and may be at tached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14 -day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing
on or before 5:00 PM on June 30, 2022. Due to the ongoing state of emergency enacted by Governor’s Proclamation
20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday
through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if
your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional
information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
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