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HomeMy WebLinkAboutORD 6093CITY OF RENTON, WASHINGTON ORDINANCE NO. 6093 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SUBSECTIONS 4-2-080.A.16, 4-2-120.B, AND 4-9-200.B OF THE RENTON MUNICIPAL CODE, TO ALLOW RESIDENTIAL DEVELOPMENT IN THE COMMERCIAL OFFICE ZONE, AUTHORIZING CORRECTIONS, PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. 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of the Renton Municipal Code in this ordinance not shown in strikethrough and underline edits or are not explicitly repealed herein remain in effect and unchanged.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 4-2-080.A.16 of the Renton Municipal Code is amended as shown below. All other provisions in 4-2-080.A remain in effect and unchanged. 16. Attached dwelling units may be allowed through a Planned Urban Development pursuant to RMC 4-9-150, Planned Urban Development Regulations, and in conformance with the following: ORDINANCE NO. 6093 2 a. Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following: i. Bus Stop: An official bus service stop that offers levels of service comparable to all of the following: (a) Service at least every ten (10) minutes during peak morning and evening travel times; (b) Fifteen (15) minute service during off-peak periods; (c) Scheduled service for late night/early mornings; and or (d) Full service seven (7) days a week. ii. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P. iii. Commuter Rail: A passenger rail station. b. Mixed Use Building: Dwelling units shall be are allowed only within a vertically mixed use building with ground floor commercial and a minimum of eight (8) stories that is designed and developed pursuant to RMC 4- 4-150, Residential Mixed-Use Development Standards. Commercial uses on the ground floor shall be limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms and similar uses as determined by the Administrator. ORDINANCE NO. 6093 3 c. Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. If not provided within a structured parking garage, surface parking lots serving commercial uses shall be located to the rear and/or side of the building. d. Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton. e. Entitlement Process: Sites less than two (2) acres in area shall be entitled in accordance with RMC 4-9-150, Planned Urban Development Regulations. For larger sites see RMC 4-9-200, Master Plan and Site Plan Review. SECTION III. Subsection 4-2-120 of the Renton Municipal Code is amended as shown in Attachment A. SECTION IV. Subsection 4-9-200.B of the Renton Municipal Code is amended as follows: B. APPLICABILITY AND AUTHORITY: 1. Master Plan Review: Master plan review is required for all CA zoned sites two and one-half (2.5) acres or greater in area upon which residential mixed- use development is proposed, and master plan review is required for all phased development projects regardless of zone. When existing parcels are twenty-five (25) acres or smaller, a master plan incorporating all abutting lots in common ownership as of December 1, 2003, is required. When master plan review is required, such plan shall incorporate all commonly-owned abutting lots, provided ORDINANCE NO. 6093 4 that the total land area of said lots do not exceed twenty-five (25) acres. Master plan review is required for: a. CA-zoned sites two and one-half (2.5) acres or greater in area upon which residential development is proposed; b. CO-zoned sites two (2) acres or greater in area upon which residential development is proposed; and c. All phased development projects regardless of zone. 2. Site Plan Review: a. When Required: Site plan review is required for all development in the IL, CO, CN, CD, CA, CV, COR, UC-1, UC-2, R-10, RMH, RM, and R-14 zones, all development within the Employment Area (EA) designation, and for the following types of development, regardless of zone: i. K-12 educational institutions. ii. Parks. iii. Outdoor recreation facilities. iv. Rental services with outdoor storage. v. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. vi. Medical institutions, assisted living, and convalescent care facilities. vii. Cottage house developments. ORDINANCE NO. 6093 5 b. Optional: When specifically authorized by the development standards, site plan review may be used as a means to propose modifications to development standards for developments otherwise exempt from site plan review. 3. Authority: The Community and Economic Development Administrator shall have the authority to approve, approve with conditions, or deny proposals based on this Section when no other permit or approval requires Hearing Examiner review. SECTION V. 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 VI. 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. SECTION VII. This ordinance shall be in full force and effect December 20, 2022. No later than five (5) days prior to such effective date, a summary consisting of this ordinance’s title shall be published in the City’s official newspaper. ORDINANCE NO. 6093 7 ATTACHMENT A 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR LOT DIMENSIONS Minimum Lot Size for lots created after July 11, 19939 None 25,000 sq. ft. None Minimum Lot Width/Depth for lots created after July 11, 1993 None LOT COVERAGE Maximum Lot Coverage for Buildings None 65%19 of total lot area or 75%19 if parking is provided within the building or within a parking garage. DENSITY (Dwelling Units per Net Acre) Minimum Net Residential Density9 75 dwelling units per net acre. 75 dwelling units per net acre.22 Where a development involves residential, the minimum density shall be 30 dwelling units per net acre. The same area used for commercial and office development can also be used to calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property ORDINANCE NO. 6093 8 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR be subdivided or in another manner made available for separate lease or conveyance. Maximum Net Residential Density9 150 dwelling units per net acre. Density may be increased to 200 dwelling units per net acre subject to conditional use permit approval.1, 21 150 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre subject to conditional use permit approval.1, 21 50 dwelling units per net acre.1, 21 The same area used for commercial and office development can also be used to calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. SETBACKS Minimum Front Yard14,18 None Residential Mixed Use Buildings: 0 ft. Buildings less than 25 ft. in height: 15 ft.19 Buildings 25 ft. to 80 ft. in height: 20 ft.13,19 Determined through site plan review. ORDINANCE NO. 6093 9 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR Buildings over 80 ft. in height: 30 ft.13,19 Maximum Front Yard18 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Residential Mixed Use Buildings: 15 ft. All Other Buildings: None Determined through site plan review. Minimum Secondary Front Yard14,18 None 0 ft.19 for Residential Mixed use Buildings 15 ft.19 – for buildings less than 25 ft. in height. 20 ft.13,19 – for buildings 25 ft. to 80 ft. in height. 30 ft.13,19 – for buildings over 80 ft. in height. Determined through site plan review. Maximum Secondary Front Yard18 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Residential Mixed Use Buildings: 15 ft.15 All Other Buildings: None Determined through site plan review. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. Minimum Rear Yard14,18 None, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless None required, except, 15 ft. if abutting a lot zoned residential. Determined through site plan review. ORDINANCE NO. 6093 10 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Minimum Side Yard18 None, unless the ground floor facade provides living room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. None required, except 15 ft. if abutting or adjacent to a residential zone. Determined through site plan review. Clear Vision Area n/a In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. BUILDING LIMITATIONS Maximum Gross Floor Area of Any Residential Use on a Site Limited to 25% of the total gross floor area of all buildings on site. ORDINANCE NO. 6093 11 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR LANDSCAPING General See RMC 4-4-070 HEIGHT Maximum Building Height 95 ft. Heights may exceed the Zone’s maximum height with a conditional use permit.6 250 ft.6 10 stories and/or 125 ft.6 Maximum Building Height When a Lot Is Abutting a Lot Designated as Residential 20 ft. more than the maximum height allowed in the abutting residential zone. Heights may exceed the maximum height with a Hearing Examiner conditional use permit.6 20 ft. more than the maximum height allowed in the abutting residential zone.6 Determined through site plan review. Maximum Height for Wireless Communication Facilities6, 9 See RMC 4-4-140 SCREENING Minimum Required for Outdoor Loading, Repair, Maintenance, Storage or Work Areas; Surface-Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment) See RMC 4-4-095 Refuse or Recycling See RMC 4-4-090 ORDINANCE NO. 6093 12 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR PARKING AND LOADING General See RMC 4-4-080 and RMC 10-10-13 See RMC 4-4-080 and RMC 10- 10-13. Direct arterial access to individual structures shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. Required Location for Parking All parking shall be provided in the rear portion of the site, with access taken from an alley, where available. Surface parking shall not be located between a building and a street. Parking may be located off-site subject to a joint parking requirement. n/a PEDESTRIAN ACCESS General n/a A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Determined through site plan review. SIGNS General See RMC 4-4-100 ORDINANCE NO. 6093 13 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR LOADING DOCKS Location For permitted manufacturing and fabrication uses, parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. Not permitted on the side of the lot adjacent or abutting to a lot zoned residential.3 Determined through site plan review. DUMPSTER/RECYCLING COLLECTION AREA Size and Location of Refuse or Recycling Areas See RMC 4-4-090 CRITICAL AREAS General See RMC 4-3-050 and 4-3-090 SPECIAL DEVELOPMENT STANDARDS Design Regulations See RMC 4-3-100, Urban Design Regulations Design District D of RMC 4-3-100, Urban Design Regulations, shall apply to all residential mixed use buildings. Urban Design Regulations are not applicable to other buildings. See RMC 4-3-100, Urban Design Regulations. Upper Story Setbacks None, unless adjacent to and facing a residentially zoned lot or if the facade contains living room windows – then 10 ft. for the second story and 15 ft. for all Residential mixed use buildings: buildings or portions of buildings that exceed one hundred feet (100') in height shall include upper story setbacks as follows: The minimum setback for a seventh Buildings or portions of buildings that exceed fifty feet (50') in height shall include upper story setbacks as follows: The minimum setback for a fifth story and succeeding stories ORDINANCE NO. 6093 14 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CD CO COR upper stories. Also, see RMC 4-3- 100, Urban Design Regulations (7th) story and succeeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story, or an equivalent standard that adds interest and quality to the building. shall be ten feet (10') minimum from the preceding story, applicable to each story or an equivalent standard that adds interest and quality to the building. Roofline and Facade Modulation See RMC 4-3-100, Urban Design Regulations Residential mixed use buildings: buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building. Buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building.