Loading...
HomeMy WebLinkAboutHighlands Map Amendment 2006 Issue paperH:\CED \Planning\Long Range Planning\Older Land Use Cases\06-128.Erika\Highlands Map Amendment 2006 Issue paper.doc AMENDED RECOMMENDATION September 20, 2006 AMENDMENT 2006 M- 6 CITY OF RENTON HIGHLANDS CENTER VILLAGE LAND USE DESIGNATION MAP AMENDMENTS DESCRIPTION: This application proposes that the Comprehensive Plan Land Use Designations in the Highlands Study Area should be revised in several locations. ISSUE SUMMARY: • Area A on hearing notice South of Sunset to NE 9th This area is now in the Center Village with Residential Multi-Family (RM-F) zoning. The proposal is to remove this area from the Center Village (CV) and designate it RM-F Land Use with RM-F zoning. • Area B(bullet 1 on hearing notice) North of NE 16th St. to approximately NE 20th St. This area is currently designated Residential Medium Density (RM-D) with R-10 zoning. The proposal is to add the area to the CV Designation. • Area B (bullet 2 on hearing notice) Lots fronting on Harrington Ave. south of NE 9th St. to two parcels south of NE 6th St. This area is currently designated RM-D with R-10 zoning. The proposal is to added this area to the CV Designation with proposed R-14 zoning. • Area C (bullet 2): South of NE 8th St. and east of Harrington This area currently has RM-D Land Use with R-10 zoning. The amendment will review whether it should be changed to a Residential Single Family (RS -F) Designation with R-8 zoning. • Area C ( bullet 1): West of Monroe Ave between NE 12th and Sunset Blvd. This area is currently designated RM-D with R-10 zoning. The amendment will evaluate whether this area should be RS-F with R-8 zoning. RECOMMENDATION SUMMARY: Recommendation: Area A Change the Comprehensive Plan Map to remove this area from the CV zone, designate it RM-F and retain the multi-family zoning. Area B The original recommendation was to amend the Comprehensive Plan to add these areas into the CV zone, but to retain the R-10 zoning. This recommendation is now revised to request that the Commission recommend concurrent re-zoning to R-14. The revised recommendation will require an additional public hearing at the City Council to process concurrent re-zoning to R-14 zoning. Area C The original recommendation was to amend the Comprehensive Plan to change these areas from RM-D to RS-F, but to retain the R-10 zoning for a later zoning action. This recommendation is now revised to request that the Commission recommend concurrent re- zoning to R-8. The revised recommendation will require an additional public hearing at the City Council to process concurrent re-zoning to R-8 zoning. H:\CED \Planning\Long Range Planning\Older Land Use Cases\06-128.Erika\Highlands Map Amendment 2006 Issue paper.doc ANALYSIS: Area A This area is developed with garden style multi-family structures that will likely not redevelopment into the pedestrian oriented urban scale development envisioned in the CV. Policy LU-331 prohibits garden style apartments. Policy LU-328 calls for compact urban redevelopment, while Policy LU-323 calls for parking structures. LU-317 calls for mapping the CV Designation to areas that are candidate locations for a higher density mixed-use type of development. After review of the structures and development patterns in this area, staff concluded that the redevelopment pattern was likely more consistent with the RM-F policies. The CV and RM-F Policies are included in Attachment 1. Area B The CV Land Use designation envisions compact urban development that is pedestrian oriented and promotes an intensive form of urban mixed use development. The properties in Area B are now designated RM-D with R-10 zoning, but these area areas that are candidate locations for higher density mixed use development as envisioned in Policy LU-317. The CV and RM-D Policies are included in Attachment 1. • The area North of NE 16th St. to approximately NE 20th St. is developed with duplex properties on large lots, the Hillcrest School, and the Renton Housing Authority properties. • The area fronting on Harrington Ave. south of NE 9th St. to two parcels south of NE 6th St. is developed with duplex through fourplex properties that would need the additional density incentive to stimulate redevelopment. Area C These are developed with single-family uses and redevelopment meeting the objective of the RM-D Designation is unlikely. The area west of Monroe Ave between NE 12th and Sunset Blvd. has covenants on many parcels prohibiting further subdivision at greater densities. CAPACITY ANALYSIS: Area A This area is built out with multifamily development and has minor if any additional capacity. Zoning would Area B The area north of NE 16th St. to approximately NE 20th St. would potentially have a capacity increase of 88 units with the CV Land Use designation and R-14 zoning. The area fronting on Harrington Ave. south of NE 9th St. to two parcels south of NE 6th St. would potentially have a capacity increase of 43 units or 83,000 SF of commercial assuming CV rather than R-14 zoning. Area C This area is built out with single-family forms of development and has minor if any additional capacity. COMPREHENSIVE PLAN COMPLIANCE: H:\CED \Planning\Long Range Planning\Older Land Use Cases\06-128.Erika\Highlands Map Amendment 2006 Issue paper.doc The proposed Comprehensive Plan Map amendments satisfy the following findings in Title IV 4-9-020. Area A Finding #3. Amending the Comprehensive Plan from CV to RM-F eliminates conflicts within the existing zoning of RM-F and the CV Comprehensive Plan designation. Area B Finding #1. The map amendment changing from RM-F Density to CV supports the Vision adopted in the CV Designation. Properties in Area B have lot configurations and existing low development densities that will allow redevelopment to occur consistent with the CV. Area C Finding #2. The map amendment changing from RM-F Density to RM-S meets the Goal 2 of the adopted Business Plan “Promote Neighborhood Revitalization.” ZONING CONCURRENCY: Additional review and hearing on zoning concurrency will be required. Properties redesignated into the Center Village will require R-14 zoning; Properties redesignated Single Family residential will require R-8 zoning ATTACHMENT 1 CENTER VILLAGE LAND USE DESIGNATION Purpose Statement: Center Village (CV) is characterized by areas of the City that provide an opportunity for redevelopment as close-in urban mixed-use residential and commercial areas that are pedestrian oriented. These areas are anticipated to provide medium to high-density residential development and a wide range of commercial activities serving citywide and sub-regional markets. Center Villages typically are developed within an existing suburban land use pattern where opportunities exist to modify the development pattern to accommodate more growth within the existing urban areas by providing for compact urban development, transit orientation, pedestrian circulation, and a community focal point organized around an urban village concept. Objective LU-CCC: Develop CVs, characterized by intense urban development supported by site planning and infrastructure that provides a pedestrian scale environment. Policy LU-317. Apply the CV Designation to areas with an existing suburban and auto-oriented land use pattern, which, due to availability and proximity to existing residential neighborhoods, are candidate locations for a higher density mixed-use type of development. Policy LU-322. Orient site and building design primarily toward pedestrians and people to maximize pedestrian activity and minimize automobile use for circulation within the Center. Policy LU-323. Accommodate parking within a parking structure. Where structured parking is infeasible, parking should be located in the back or the side of the primary structure. Discourage parking lots between structures and street rights-of-way. Policy LU-325. Encourage shared parking to use urban land efficiency. H:\CED \Planning\Long Range Planning\Older Land Use Cases\06-128.Erika\Highlands Map Amendment 2006 Issue paper.doc Policy LU-328. Encourage more urban style design and intensity of development (e.g. building height, bulk, landscaping, parking) within CVs than with land uses outside the Center. Policy LU-330. Residential development within CVs is intended to be urban scale, stacked, flat and/or townhouse development, with structured parking. Policy LU-331. Prohibit new garden style multi-family development. Policy LU-332. Provide community scale office and service uses. RESIDENTIAL MULTI-FAMILY LAND USE DESIGNATION Purpose Statement: The Residential Multi-Family (RM-F) Land Use Designation is intended to encourage a range of multi-family living environments that provide shelter for a wide variety of people in differing living situations, from all income levels, and in all stages of life. The RM-F designation is implemented by RM-F zoning. Objective LU-JJ: Encourage the development of infill parcels with quality projects in existing multi- family districts. Policy LU-182. RM-F designations should be in areas of the City where projects would be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. Policy LU-183. Land within the RM-F designation areas should be used to meet multi-family housing needs, without expanding the area boundaries, until land capacity in this designation is used. RM-F designations have the highest priority for development or redevelopment with multi-family uses. Policy LU-184. Expansion of the RM-F designation is limited to properties meeting the following criteria: 1) Properties under consideration should take access from a principal arterial, minor arterial, or collector. Direct access should not be through a less intense land use designation area. 2) Properties under consideration must abut an existing RM-F Land Use Designation on at least two (2) sides and be on the same side of the principal arterial, minor arterial, or collector serving it. 3) Any such expansion of the RM-F land use designation should not bisect or truncate another contiguous land use district. RESIDENTIAL MEDIUM DENSITY LAND USE DESIGNATION Purpose Statement: The Residential Medium Density (RMD) designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. RMD neighborhoods should include a variety of unit types designed to incorporate features from both single-family and multi-family developments, support cost-efficient housing, facilitate infill development, encourage use of transit service, and promote the efficient use of urban services and infrastructure. H:\CED \Planning\Long Range Planning\Older Land Use Cases\06-128.Erika\Highlands Map Amendment 2006 Issue paper.doc Objective LU-GG: Designate land for RMD where access, topography, and adjacent land uses create conditions appropriate for a variety of unit types designed to incorporate features from both single- family and multi-family developments, and to support cost-efficient housing, infill development, transit service, and the efficient use of urban services and infrastructure. RESIDENTIAL SINGLE FAMILY LAND USE DESIGNATION Purpose Statement: Lands in the Residential Single Family (RS -F) Designation are intended to be used for quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. Policies in this section are to be considered together with the policies in the Regional Growth, Residential Growth Strategy section of the Land Use Element, the Community Design Element, and the Housing Element. Policies are implemented with R-8 zoning. Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets. 2) Promote expansion and use of public transportation. 3) Make more efficient use of urban services and infrastructure. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in RS-F neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in RS-F designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU-151. Maximum height of structures should not exceed two (2) stories in single-family residential neighborhoods. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-153. Interpret development standards to support plats designed to incorporate vehicular and pedestrian connections between plats and neighborhoods. Small projects composed of single parcels and/or multiple parcels of insufficient size to provide such connections, should include future street stubs. Future street connections should be clearly identified to notify residents of future roadway connections. H:\CED \Planning\Long Range Planning\Older Land Use Cases\06-128.Erika\Highlands Map Amendment 2006 Issue paper.doc Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents.