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HomeMy WebLinkAboutORD 6092 1 CITY OF RENTON, WASHINGTON ORDINANCE NO. 6092 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING COMMERCIAL PARKING STANDARDS FOR MIXED USE BUILDINGS IN SUBSECTION 4-4-080.F.10 OF THE RENTON MUNICIPAL CODE, AUTHORIZING CORRECTIONS, PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City seeks to revise parking space standards for vertical mixed use developments; and WHEREAS, this matter was duly referred to the Planning Commission for investigation and study, and the matter was considered by the Planning Commission; and WHEREAS, pursuant to RCW 36.70A.106, on July 1, 2022, the City notified the State of Washington of its intent to adopt amendments to its development regulations; and WHEREAS, the Planning Commission held a public hearing on July 20, 2022, considered all relevant matters, and heard all parties in support or opposition, and subsequently forwarded a recommendation to the City Council; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in strikethrough and underline edits or are not explicitly repealed herein remain in effect and unchanged. SECTION II. Subsection 4-4-080.F.10 of the Renton Municipal Code is amended as shown below. All other provisions in 4-4-080.F remain in effect and unchanged. ORDINANCE NO. 6092 2 10. Number of Parking Spaces Required. The specified land use shall provide parking spaces as shown in the table in subsection F10d of this Section, except as provided in this Section: a. Interpretation of Standards – Minimum and Maximum Number of Spaces. i. When a maximum and a minimum range of required parking is listed in this Code, the developer or occupant is required to provide at least the number of spaces listed as the minimum requirement, and may not provide more than the maximum listed in this Code, unless exceptions are permitted as specified in this Section. ii. When a development falls under more than one category, the parking standards for the most specific category shall apply, unless specifically stated otherwise. b. Alternatives: i. Joint Parking Agreements: Approved joint use parking agreements and the establishment of a Transportation Management Plan (TMP) may be used as described in subsection E3 of this Section to meet a portion of these parking requirements. ii. Transportation Management Plans: A Transportation Management Plan (TMP) guaranteeing the required reduction in vehicle trips may be substituted in part or in whole for the parking spaces required, subject to the approval of the Department of Community and Economic Development. ORDINANCE NO. 6092 3 The developer may seek the assistance of the Department of Community and Economic Development in formulating a TMP. The plan must be agreed upon by both the City and the developer through a binding contract with the City of Renton. At a minimum, the TMP will designate the number of trips to be reduced on a daily basis, the means by which the plan is to be accomplished, an evaluation procedure, and a contingency plan if the trip reduction goal cannot be met. If the TMP is unsuccessful, the developer or current property owner is obligated to immediately provide additional measures at the direction of the Department of Community and Economic Development, which may include the requirement to provide full parking as required by City standards. c. Modifications: Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Economic Development. i. A twenty-five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. ORDINANCE NO. 6092 4 Modifications beyond twenty-five percent (25%) may be granted per the criteria and process of RMC 4-9-250D2. d. Parking Spaces Required Based on Land Use: USE NUMBER OF REQUIRED SPACES GENERAL: Mixed occupancies: (2 or 3 different uses in the same building or sharing a lot. For 4 or more uses, see “shopping center” requirements) The total requirements for off-street parking facilities shall be the sum of the requirements for the several uses computed separately, unless the building is classified as a “shopping center” as defined in RMC 4-11-190. Uses not specifically identified in this Section: Department of Community and Economic Development staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. Bicycle parking: See minimum requirements in subsection F11 of this Section. Parking in Excess of Maximum Standards: Maximum ratios for off-street parking facilities may be exceeded by up to 10% if the applicant implements low impact development techniques that reduce stormwater runoff and manages stormwater on site in a way that exceeds the requirements of surface water management in RMC 4-6-030. COMMERCIAL MIXED USES OUTSIDE OF CENTER DOWNTOWN ZONE: Commercial mixed use with 2 or 3 individual establishments (except vertical mixed use developments): The total requirement for off-street parking facilities shall be the sum of the requirements for each use computed separately. ORDINANCE NO. 6092 5 USE NUMBER OF REQUIRED SPACES Shopping centers (4 or more individual commercial establishments): A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per 1,000 square feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted. Drive-through retail or drive-through service uses must comply with the stacking space provisions listed below. Commercial within vertical mixed-use developments: A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per 1,000 square feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted. RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE: Detached dwellings and townhouses: A minimum of 2.0 per dwelling unit, however, 1.0 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. In addition, if the primary structure on a site where an accessory dwelling unit (ADU) is proposed does not meet the City’s minimum parking standards, 1.0 additional off-street parking space is required to obtain approval. Cottage house developments: A minimum and maximum of 1.6 per cottage house of 3 bedrooms or greater; 1.4 per 2- bedroom cottage house; 1.0 per 1-bedroom cottage house or studio. In addition to the minimum parking stalls required, a minimum 20% of the total number of required parking spaces in the cottage house development shall be provided ORDINANCE NO. 6092 6 USE NUMBER OF REQUIRED SPACES for guest parking and located in a common area accessible by guests. Manufactured homes within a manufactured home park: A minimum of 2.0 per manufactured home site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1.0 screened space per 10 units. Congregate residences: A minimum and maximum of 1.0 per sleeping room and 1.0 for the proprietor, plus 1.0 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1.0 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Attached dwellings in RMF, R-14 and R- 10 Zones: A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. Attached dwellings within all other zones: 1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Attached dwelling for low income: A minimum of 1.0 for each 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Live-work unit, residential unit: A minimum and maximum of 1.0 per unit. Accessory dwelling unit: When accessory to a single-family residence, 1.0 per unit is required. A maximum of 2.0 per unit is allowed. ORDINANCE NO. 6092 7 USE NUMBER OF REQUIRED SPACES ADUs accessory to nonresidential uses are exempt from additional parking when current parking capacity exceeds the minimum parking requirement for the primary use, otherwise 1.0 per unit is required. ADUs located within 1/4 mile of a mass transit facility, as defined in RMC 4-2-080, shall be exempt from off-street parking requirements. RESIDENTIAL USES IN CENTER DOWNTOWN ZONE: Attached dwellings: A minimum and maximum of 1.0 per unit. Attached dwellings for low income: 1.0 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Congregate residences: A minimum and maximum of 1.0 per 4 sleeping rooms and 1.0 for the proprietor, plus 1.0 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1.0 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Detached dwellings (existing legal): A minimum of 2.0 per unit. COMMERCIAL ACTIVITIES OUTSIDE OF THE CENTER DOWNTOWN ZONE AND EXCEPT SHOPPING CENTERS: Drive-through retail or drive-through service: Stacking spaces: The drive-through facility shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5.0 stacking spaces per window are required unless otherwise determined by the Community and Economic Development Administrator. Stacking spaces cannot obstruct ORDINANCE NO. 6092 8 USE NUMBER OF REQUIRED SPACES required parking spaces or ingress/egress within the site or extend into the public right-of-way. Banks: A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area except when part of a shopping center. Convalescent centers: A minimum and maximum of 1.0 for every 2 employees plus 1.0 for every 3 beds. Day care centers, adult day care (I and II): A minimum and maximum of 1.0 for each employee and 2.0 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program. Hotels and motels: A minimum and maximum of 1.0 per guest room plus 1.0 for every 3 employees. Bed and breakfast houses: A minimum and maximum of 1.0 per guest room. Mortuaries or funeral homes: A minimum and maximum of 10 per 1,000 square feet of floor area of assembly rooms. Vehicle sales (large and small vehicles) with outdoor retail sales areas: A minimum and maximum of 1.0 per 5,000 square feet. The sales area is not a parking lot and does not have to comply with dimensional requirements, landscaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as: • A minimum 5-foot perimeter landscaping area is provided; • They are not displayed in required landscape areas; and • Adequate fire access is provided per Fire Department approval. ORDINANCE NO. 6092 9 USE NUMBER OF REQUIRED SPACES Vehicle service and repair (large and small vehicles): A minimum and maximum of 2.5 per 1,000 square feet of net floor area. Offices, medical and dental: A minimum and maximum of 5.0 per 1,000 square feet of net floor area. Offices, general: A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Eating and drinking establishments and taverns: A minimum and maximum of 10 per 1,000 square feet of dining area. Eating and drinking establishment combination sit-down/drive-through restaurant: A minimum and maximum of 1.0 per 75 square feet of dining area. Retail sales and wholesale retail sales: A minimum and maximum of 2.5 per 1,000 square feet of net floor area, except wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured parking is provided. Retail marijuana: A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of net floor area. Services, on-site (except as specified below): A minimum and maximum of 3.0 per 1,000 square feet of net floor area. Clothing or shoe repair shops, furniture, appliance, hardware stores, household equipment: A minimum and maximum of 2.0 per 1,000 square feet of net floor area. Uncovered commercial area, outdoor nurseries: A minimum and maximum of 0.5 per 1,000 square feet of retail sales area in addition to any parking requirements for buildings. Recreational and entertainment uses: ORDINANCE NO. 6092 10 USE NUMBER OF REQUIRED SPACES Outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs: A minimum and maximum of 1.0 for every 4 fixed seats or 10 per 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater. Bowling alleys: A minimum and maximum of 2.0 per alley. Dance halls, dance clubs, and skating rinks: A minimum and maximum of 1.0 per 40 square feet of net floor area. Golf driving ranges: A minimum and maximum of 1.0 per driving station. Marinas: A minimum and maximum of 2.0 per 3 slips. For private marina associated with a residential complex, then 1.0 per 3 slips. Also 1 loading area per 25 slips. Miniature golf courses: A minimum and maximum of 1.0 per hole. Other recreational: A minimum and maximum of 1.0 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. Travel trailers: A minimum and maximum of 1.0 per trailer site. COMMERCIAL ACTIVITIES WITHIN THE CENTER DOWNTOWN ZONE: Convalescent center, drive-through retail, drive-through service, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters, entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses: These uses follow the standards applied outside the Center Downtown Zone. Retail marijuana: A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of net floor area. ORDINANCE NO. 6092 11 USE NUMBER OF REQUIRED SPACES All commercial uses allowed in the CD Zone except for the uses listed above: A maximum of 1.0 space per 1,000 square feet of net floor area, with no minimum requirement. SHOPPING CENTERS: Shopping centers (includes any type of business occupying a shopping center): A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-N1 and UC-N2 Zones, a maximum of 4.0 per 1,000 square feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted. Drive- through retail or drive-through service uses must comply with the stacking space provisions listed above. INDUSTRIAL/STORAGE ACTIVITIES: Airplane hangars, tie-down areas: Parking is not required. Hangar space or tie-down areas are to be utilized for necessary parking. Minimum and maximum parking for offices associated with hangars is 5.0 per 1,000 square feet. Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: A minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). Self service storage: A minimum and maximum of 1.0 per 3,500 square feet of net floor area. Maximum of three 3.0 moving van/truck spaces is permitted. Outdoor storage area: A minimum and maximum of 0.5 per 1,000 square feet of area. Warehouses and indoor storage buildings: A minimum and maximum of 1.0 per 1,500 square feet of net floor area. PUBLIC/QUASI-PUBLIC ACTIVITIES: ORDINANCE NO. 6092 12 USE NUMBER OF REQUIRED SPACES Religious institutions: A minimum and maximum of 1.0 for every 5 seats in the main auditorium; however, in no case shall there be less than 10.0 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1.0 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions making structural alterations or additions that do not increase the seating capacity of the auditorium, see “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs.” Medical institutions: A minimum and maximum of 1.0 for every 3 beds, plus 1.0 per staff doctor, plus 1.0 for every 3 employees. Cultural facilities: A minimum and maximum of 40 per 1,000 square feet. Public post office: A minimum and maximum of 3.0 for every 1,000 square feet. Secure community transition facilities: A minimum and maximum of 1.0 per 3 beds, plus 1.0 per staff member. Schools: Elementary and junior high: A minimum and maximum of 1.0 per employee. In addition, if buses for the transportation of students are kept at the school, 1.0 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Senior high schools: public, parochial and private: A minimum and maximum of 1.0 per employee plus 1.0 space for every 10 students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1.0 off-street ORDINANCE NO. 6092 13 USE NUMBER OF REQUIRED SPACES parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universities, arts and crafts schools/studios, and trade or vocational schools: A minimum and maximum of 1.0 per employee plus 1.0 for every 3 student rooming units, plus 0.5 space for every full-time student not residing on campus. In addition, if buses for transportation of students are kept at the school, 1.0 off-street parking space shall be provided for each bus of a size sufficient to park each bus. SECTION III. Upon approval of the City Attorney, the City Clerk is authorized to direct the codifier to make necessary corrections to this ordinance, including the corrections of scriveners or clerical errors; references to other local, state, or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering and references. The City Clerk is further authorized to direct the codifier to update any chapter, section, or subsection titles in the Renton Municipal Code affected by this ordinance. SECTION IV. If any section, subsection, sentence, clause, phrase, or word of this ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction, such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other section, subsection, sentence, clause, phrase, or word of this ordinance.