HomeMy WebLinkAboutLUA-08-005_Report 1CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: June 22, 2010
To: City Clerk's Office
From: Stacy M Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: Commercial Office Residential Zone Amendment
LUA (file) Number: LUA-08-005, ECF
Cross-References:
AKA's:
Project Manager: Angie Mathias
Acceptance Date: January 25, 2008
Applicant: City of Renton
Owner: N/A
Contact: Angie Mathias, City of Renton
PID Number: N/A
ERC Approval Date: February 11, 2008
ERC Appeal Date: March 3, 2008
Administrative Denial:
Appeal Period Ends:
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: Consolidate 3 COR Zones into one zone. Establish an appropriate minimum
density (30 du/ac) and apply the maximum density (50 du/ac) as a standard to all of the COR.
Location: Commercial/Office/Residential Zones within the City.
Comments:
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal
Advertising Representative of the
Renton Reporter
a bi-weekly newspaper, which newspaper is a legal newspaper of
general circulation and is now and has been for more than six months
prior to the date of publication hereinafter referred to, published in
the English language continuously as a bi-weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact form annexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period.
The annexed notice, a:
Public Notice
was published on April 19, 2008.
The full amount of the fee charged for said foregoing publication is
the sum of $109.20.
~
~ '
•' .,.·,.
,, . LJ:,._ ,,
CITY OF RENTON
NOTICE OF ORDINANCES ADOPTED
BY RENTON CITY COUNCIL
Following is a summary of ordinances
adopted by the Renton City Council on
April 14, 2008:
ORDINANCE NO. 5368
An ordinance of the City of Renton,
Wa,;hington, amending the 2008 Budget by
increasing the funds in the Surface Water
Revenue Account and Expenditure Account
in the amount of $678,223 pursuant to
the State Participating Agreement with
the Washington State Department of
Transponaiion for the Ripley Lane North
Storm System Improvement project.
Effective: 4/24/2008
ORDINANCE NO. 5369
An ordinance of the City of Renton,
Washington, amending Chapter 2, Zoning
Districts ~ Uses and Standards, Chapter 3,
Environmental Regulations and Overlay
District,;, Chapter 4 City-wide Property
Development Standards, Chapter 7,
Subdivision Regulations, Chapter 8, Penni ts
-General and Appeals, and Chapter 9,
Pennits-Specific,ofTitle IV (Development
Regulations) of Ordinance No. 4260
entitled "Code or General Ordinances of I.he
City of Renton, Washington," to amend the
regulations regarding Commercial Office
Residential zone.
Effective: 4/24/2008
Complete text of these ordinances is
available at Renton City Hall, 1055 South
Grady Way; and posted at the Renton Public
Libraries, 100 Mill Avenue South and 2902
NE 12th Street. Upon request to the City
Clerk's office. (425) 430-6510, copies will
also be mailed for a fee.
Bonnie I. Walton
City Clerk
Published in the Renton Reporter on April
19, 2008. #69107.
~7 •
ind '22 :?P/lt-,
1M. Mills
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 21st day of April, 2008.
-...... '.,., "'' "~ _ \"' -~~',:-:/'\ON E..t-~'•,, ./ _ L! .::_..,::. ~11 /
-'--"='" 0 ,-A~ r ,;, /.
-~~ 'l")-~ ~ / :: ~o ~ (J')~ .,.. ./ ::0 -·-:: ,:;. ;. :; ::: z ....-:
/ -;.. ,0 ,v ~ 0 :;.
'/: (j) \ Us\-"'-.: -1 /\ 1\,/0.19~\,j=" c!;.:
11, -9;,.~ 111!\\\\\\\~ ...... , ....... \.~ .::'
or the State of Washington, Residing 1111 Op w1>-S0 ,,.:oc 111 ,,,
\\\\\\\\\\'-'
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 24th day of
March, 2008, at 7:00 p.m. as the date and time for a public hearing to be held in the
seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA
98057, to consider the following:
Amendments to Renton Municipal Code -Title N Docket Items:
Commercial Office Residential (COR), Assisted Living,
Hclipad, and Utilities Height zoning text amendments.
All interested parties are invited to attend the hearing and present written or oral
comments regarding the proposal. Renton City Hall is in compliance with the American
Disabilities Act, and interpretive services for the hearing impaired will be provided upon
prior notice. For infornrntion, call 425-430-6510.
Bonnie I. Walton
City Clerk
Published Renton Reporter
Saturday, March 15, 2008
Account No. 50640
3/13/2008 -Notice sent to 37 Parties of Record per attached labels.
Jason Seth
cc: Rebecca Lind, Long Range Planning Manager
Mark Hancock
PO Box 88811
Seattle, WA 98138
Roger & Marlene Winter
2731 Mountain View Avenue N
Renton, WA 98056
Jim & Laura Morgan
3103 Mountain View Avenue N
Renton, WA 98056
Thomas Dahlby
3213 Mountain View Avenue N
Renton, WA 98056
Charles F. Conner
3001 Mountain View Avenue N
Renton, WA 98056
Monica Fix
3007 Mountain View Avenue N
Renton, WA 98056
Eugene Heurchel
14408 149th Pl SE
Renton, WA 98059
David Tryc
3411 Meadow Ave N
Renton, WA 98056
Marc Pritchard
2807 Mountain View Avenue N
Renton, WA 98056
Kim Skaar
PO Box 2945
Chelan. WA 98816
Joan and Tom Rosling
1023 N 34th Street
Renton, WA 98056
Steve & Marcie Maxwell
PO Box 2048
Renton, WA 98056
Bill & Debra Keppler
2805 Mountain View Avenue N
Renton, WA 98056
Lisa Dahlby
3217 Mountain View Avenue N
Renton, WA 98056
Buzz & Pat Dana
5219 Ripley Lane N
Renton, WA 98056
Jerry Brennan
3405 Lake Washington Blvd N
Renton, WA 98056
Randy & Linda Ritualo
701 N 30th St
Renton, WA 98056
Mike O'Leary
800 W Perimeter Rd #A
Renton, WA 98057
Laurey Carolus
14502 Wallingford Avenue N
Seattle, WA 98133
John Middlebrooks
510 Seneca Ave NW
Renton, WA 98057
Mike Vowels
12717 322nd Ave NE
Duvall, WA 98019
Martin & Pegi Galster
2907 Mountain View Avenue N
Renton, WA 98056
Marleen Mandt
1408 N 26th St
Renton, WA. 98056
John Hempelmann
524 Second Ave Suite 500
Seattle, WA 98104-2323
Peter Spouse & Kelly Grace
3011 Mountain View Avenue N
Renton, WA 98056
Neal Shinery
1705 147th Pl SE
Bellevue, WA 98007
Greg & Karen Krape
1101 N 27th Pl
Renton, WA 98056
Sharon Smith
5143 Ripley Lane N
Renton, WA 98056
Inez Somerville Petersen
1166 Edel Court
Enumclaw, WA 98022
•.
Karen Walter -Muckleshoot Indian
Tribe Fisheries Division
39015 172nd Ave SE
Auburn, WA 98092
Ann & Bernie Moskowitz
8251 South 121 st Street
Seattle, WA 98178
Michael Merlino
Stoneway Concrete
9216 8th Ave S
Seattle, WA 98108
Bradley Karvasek
Equity Residential
16400 Southcenter Parkway,
Ste30I
Tukwila, WA 98188
David Halinen
Halinen Law Offices
IO 19 Regents Blvd, Ste 202
Fir Crest, WA 98466
Jim Hambuechen
Prudential NW Realty
200 112th Ave NE, Ste 200
Bellevue, WA 98004
Don Merlino
Stoneway Concrete
9216 8th Ave S
Seattle, WA 98108
Joseph Ho
Prudential NW Realty
200 112th Ave NE, Ste 200
Bellevue, WA 98004
.Al"::iROVED BY
C!ii11' COUNCIL l
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTE.E REPORT
Date S-/tJ-~OClf' i
March 10, 2008
Title IV Docket
(Referred May 14, 2007)
The Planning and Development Committee recommends that the public hearing on proposed,
Commerc · ffice Residential (COR}, Assisted Living, Helipad, and Utilities Height zoning
text en s be set for March 24, 2008.
Greg~r,Member
cc: :Ta:, Co iittgffla
Alex Pietsch
Rebecca Lind
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal
Advertising Representative of the
Renton Reporter
a bi-weekly newspaper, which newspaper is a legal newspaper of
general circulation and is now and has been for more than six months
prior to the date of publication hereinafter referred to, published in
the English language continuously as a bi-weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact form annexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period.
The annexed notice, a:
Public Notice
was published on February 16, 2008.
The full amount of the fee charged for said foregoing publication is
the sum of $109.20.
/0/?,~!/ ~ /J,1 /Jv}, ,!,
'/Ft~ // ///(..)!,{,~
inda M. Mills
NOTICE OF ENVIRONMENTAL
DETERMINATION ENVIRONMENTAL
REVIEW COMMITTEE
RENTON, WASHINGTON
The Environmenial Review Committee has
issued a Determination of Non-Significance
for the following project under the authority
of the Renton Municipal Code.
Commercial Office Residential (COR)
Zone Amendment
LUA 08-005, ECF Location: Citywide.
The proposed code amendment wou!J
consolidate the existing three Commercial
Office Residential (COR) zones into one
COR zone. The development standards
would be amended to include: elimination
of the height and dem;ity bonus provisions,
setting the minimum density at 30 du/acre
and maximum density at 50 du/acre, and
placing two associated footnotes regarding
upper story setback and fm;:ade modulation
in the table. Other code changes include
striking instances of COR l, COR 2, or
COR 3 and replacing them with COR and
placing COR in the parking requirements
section. Additionally, 1he COR zone will
be placed in the Urban Design District
C and with the parking standards for
other mixed use/multi-family zoning
designations.
Appeals of 1he environment.ii detenn ination
must be filed in writing on or before 5:00
PM on March 3, 2008. Appeals mmt be
filed in writing together with the required
$75.00 applicmion fee with: Hearing
Examiner, City of Remon, 1055 South
Grady Way, Remon, WA 98057. Appeals
to the Examiner are governed by City of
Renton Municipal Code Section 4-8-110.B.
Additional information regarding the appeal
process may be obtained from the Renton
City Clerlc's Office, (425) 430-6510.
Published in the Renton Reporter on
February 16, 2008. # 48502.
,,,\\\\\\\111 ,, ., __ ,, ~'r:',Y 04<'. ,,,,
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 19th day of February, 2008.
2"~~ ,,,,\\\\1\1111, ~~ ,, -...... ,~..._S\ON ,._~, '/.,, -~,.,~ ~,, r.. ,, = :-.-, OT~ .,:11'-'' ~ ; :=o +: .,p"' r,11\ ~ ~ ;:-U --~ -,, ~ ~ .. • ... Ut§ ~
,,.-(/)1 .0 :: :. ~ -\ ~ U9\,\c, § ~ ::
or the 'State of Washington, Residing \ 7,;,;_',,(.0.79.,"</·,o =
f "\' 111 ,-..." c," --'1 0 11\\\\\\\,, ~
11 11
1
,:-WASl"\~,$"-11,,,,\\\\\,,,,
January 16, 2008
Review Team, Growth Management Services
Office of Community, Trade, and Economic Development
906 Columbia Street SW
Olympia, WA 98504-2525
RE: Notice of Intent to Adopt Amendments Zoning Text Amendments
Dear CTED Review Team,
In accordance with RCW 36.70A.106, the City of Renton notifies the Office of Community, Trade, and
Economic Development of the intent to adopt amendments to its Comprehensive Plan, and Concurrent
Zoning Map and Text Amendments.
Please accept two copies of the proposed zoning text amendment and initiate the 60-day review process.
The amendment consolidates the Commercial Office Residential zone, amends the minimum density to thirty
dwelling units per acre and the maximum density to fifty dwelling units per acre, and places the zone in
district C of urban design guidelines.
Thank you for your assistance with this process. If you have questions, please do not hesitate to contact me at
425.430.6576.
Sincerely,
Angie Mathias
Assistant Plarmer
Docket Item 06-07: Commercial Office Residential (COR)
Zone Code Amendments
Background: Currently, in the City of Renton there are three different COR zones (COR
1, COR 2, COR 3) with varied development standards. These three different designations
have two different maximum densities, two different bonus possibilities, and different
criteria to achieve those bonuses.
When the three COR designations were established each different designation was
generally assigned to single large properties abutting Lake Washington and the Cedar
River. The intent was to address the varied conditions of the sites including their
environmentally sensitive features, but also to address their potential for large and
significant development. Those three areas in general were: Stoneway Concrete, Port
Quendall, and the area of Southport and Fry's. Several of those properties have been
developed or are currently being developed, making the specialized sub-zones
unnecessary. These code revisions eliminate some of the length of Title IV and help to
ensure fulfillment of the Comprehensive Plan purpose and objectives for the COR zone.
Summary of proposed changes:
• Consolidate the three existing COR zones into one zone:
-Eliminate the height and density bonus provisions
-Set the minimum density at 30 du/acre
-Set maximum density at 50 du/acre
-Place two associated footnotes regarding upper story setback and fai;;ade
modulation in the development regulations table
-Strike instances ofCOR 1, COR 2, or COR 3 and replace with COR
• Place the COR zone in Urban Design District C
• Place the COR zone with the parking standards for other mixed use/multi-family
zoning designations
Available Appeals: Appeals regarding these zoning text changes can be made to the
Central Puget Sound Growth Management Hearings Board.
Urban Design Regulations
• There are five urban design districts (A, 8, C, D, and E).
• There are seven categories of design (see below).
• Minimum standards exist for all five districts, and some standards/guidelines apply only to
specified districts. (Standards are required, guidelines are not required)
• For example, landscaping. There is a requirement that pervious areas be landscaped
in all design districts. District 8 and E have a guideline that decorative walls and
fencing be architecturally integrated into the project.
• All standards can be modified be a Reviewing Official. For modification the project as a
whole must meet the overall intent of the standards and guidelines, as well as the intent of
each category of design standards (intent statements are provided at the beginning of each
different category). Any modification must also: not have a detrimental effect on nearby
properties, manifest high quality design, and enhance the pedestrian environment on nearby
streets/pathways. Districts A and 8 have limited circumstances when modifications are
allowed.
• Categories:
1. Site design and building location
a. Site design and street pattern (standards)
b. Building location and Orientation (standards and guidelines)
c. Building entries (standards and guidelines)
d. Transition to surrounding development (standards)
e. Service element location and design (standards and guidelines)
f. Gateways (standards)
2. Parking and Vehicular Access
a. Location of parking (standards and guidelines)
b. Design of Surface Parking (standards and guidelines)
c. Structured Parking Garages (standards and guidelines)
d. Vehicular access ( standards and guidelines)
3. Pedestrian Environment
a. Pathways through parking lots (standards)
b. Pedestrian circulation (standards and guidelines)
c. Pedestrian amenities (standards and guidelines)
4. Landscaping/Recreation Areas/Common Open Space
a. Landscaping (standards and guidelines)
b. Recreation areas and common open space (standards and guidelines)
5. Building Architectural Design
a. Building character and massing (standards and guidelines)
b. Ground level detail (standards and guidelines)
c. Building roof lines (standards and guidelines)
d. Building materials (standards and guidelines)
6. Signage ( standards and guidelines)
7. Lighting (standards and guidelines)
City of Renton ·te•''E "'::11fhiW !_
LAND USE PERMIT JAN 2 5 2008
S City of Renton
nomic Deveiopment, MA TER APPLICATIOHoods&StrategicPlannin()
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: PROJECT OR DEVELOPMENT NAME: 2007 Docket -
Commercial Office Residential zone amendment
ADDRESS:
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
Citywide
CITY: ZIP:
TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): NIA
APPLICANT (if other than owner)
NAME: City of Renton EXISTING LAND USE(S): Vacant, industrial, park, multi-family,
office
COMPANY (if applicable): EDNSP Department PROPOSED LAND USE(S): Same.
ADDRESS: 1055 S. Grady Way EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Commercial Office Residential (COR)
CITY: Renton ZIP: 98055 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): Same
TELEPHONE NUMBER 425-430-6588
EXISTING ZONING: Commercial Office Residential (COR)
CONT ACT PERSON
PROPOSED ZONING (if applicable): Same
NAME: Angie Mathias
SITE AREA (in square feet): NIA
COMPANY (if applicable): EDNSP Department SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED
FOR SUBDIVISIONS OR PRIVATE STREETS SERVING
ADDRESS: 1055 S. Grady Way THREE LOTS OR MORE lif a""licablel: n!a
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): nla
CITY: Renton ZIP: 98058
NUMBER OF PROPOSED LOTS (if applicable): n!a
TELEPHONE NUMBER AND E-MAIL ADDRESS: x6576 NUMBER OF NEW DWELLING UNITS (if applicable): nla
amathlas@cl.renton.wa.us NUMBER OF EXISTING DWELLING UNITS (if applicable): nla
H:\EDNSP\Title lV\Docket\2007\0&.07 COR Zone\Master Application .doc
p JECT INFORMATION cont, . ed ..
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL HABITAT CONSERVATION sq. ft. BUILDINGS (if applicable): nla
SQUARE FOOTAGE OF EXISTING RESIDENTIAL WETLANDS sq. ft.
BUILDINGS TO REMAIN (if applicable): nla SHORELINE STREAMS AND LAKES sq. ft.
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): nla Approximaterly 4450 ft. of shoreline along the Lake
Washington and 4600 ft of shoreline along the Cedar River
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL abut the COR zone, both shorelines are shorelines of the
BUILDINGS TO REMAIN (if applicable): n/a State.
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): nla
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): nla
PROJECT VALUE: n/a
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable): nla
AQUIFER PROTECTION AREA TWO
AQUIFER PROTECTION AREA ONE
FLOOD HAZARD AREA sq. ft.
GEOLOGIC HAZARD
LEGAL DESCRIPTION OF PROPERTY
/Attach leaal description on separate sheet with the followina information included!
SITUATE IN THE center of Section 17, Township 23N, Range 5 East and southwest Y. of Section 29,
Township 24N, Range 5 East.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. Environmental Checklist 3.
2. 4.
Staff will calculate annlicable fees and oostaae: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Rebecca Lind , declare that I am (please check one) _ the current owner of the property
involved in this application or _x_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
Rebecca Lind
(Signature of Owner/Representative)
(Signature of Owner/Representative)
I certify that I know or have satisfactoiy evidence that-~~------~
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument.
My appointment expires: _________ _
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Master Application .doc
DEVELOPMENT SERVICES DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies
to consider the environmental impacts of a proposal before making decisions. An Environmental Impact
Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment. The purpose of this checklist is to provide information to help you and the
agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can
be done) and to help the agency decide whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most
precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts. If you really do not know the answer, or if a question does not apply to your proposal,
write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary
delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
Complete this checklist for non-project proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For non-project actions (actions involving decisions on policies, plans and programs), the references in
the checklist to the words "project," "applicant," and "property or site" should be read as "proposal,"
"proposer," and "affected geographic area," respectively.
A. BACKGROUND
1. Name of proposed project, if applicable:
2007 Docket Item 06-07: Commercial Office Residential Zone Code Amendment
2. Name of applicant:
City of Renton, EDNSP Department
3. Address and phone number of applicant and contact person:
Angie Mathias, Assistant Planner, 425-430-6576 1055 S. Grady Way, Renton WA 98055
4. Date checklist prepared:
January 25, 2008
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
N/A
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
N/A
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
None
9. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
N/A
10. List any governmental approvals or permits that will be needed for your proposal, if known.
City Council Action to approve the code amendment.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
The proposed code amendment would consolidate the existing three Commercial Office
Residential (COR) zones into one COR zone. The development standards would be amended to
include: elimination of the height and density bonus provisions, setting the minimum density at 30
du/acre and maximum density at 50 du/acre, and placing two associated footnotes regarding
upper story setback and fa<;ade modulation in the table. Other code changes include striking
instances of COR 1, COR 2, or COR 3 and replacing them with COR and placing COR in the
parking requirements section. Additionally, the COR zone will be placed in the Urban Design
District C and with the parking standards for other mixed use/multi-family zoning designations.
H:\EDNSP\Title !V\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 2
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous,
other _____ _
Not Applicable Non-Project Action.
b. What is the steepest slope on the site (approximate percent slope?)?
Not Applicable Non-Project Action
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
prime farmland.
Not Applicable Non-Project Action.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
Not Applicable Non-Project Action.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
Not Applicable Non-Project Action
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Not Applicable Non-Project Action
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Not Applicable Non-Project Action.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Not Applicable Non-Project Action
2. AIR
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile,
odors, industrial wood smoke) during construction and when the project is completed? If
any, generally describe and give approximate quantities if known.
Not Applicable Non-Project Action.
b. Are there any off-site sources of emission or odor that may affect your proposal? If so,
generally describe.
Not Applicable Non-Project Action
H:IEDNSP\Title JV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 3
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
none
3. WATER
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including year-
round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
Not Applicable Non-Project Action. Lake Washington abuts one area of COR and the
Cedar River abuts the other area.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans.
Not Applicable Non-Project Action. Project specific proposals will be evaluated at the
time of application.
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
Not Applicable Non-Project Action
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
Not Applicable Non-Project Action
5) Does the proposal lie within a 1 OD-year flood plain? If so, note location on the site plan.
Not Applicable Non-Project Action.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
Not Applicable Non-Project Action
b. Ground Water:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give
general description, purpose, and approximate quantities if known.
Not Applicable Non-Project Action.
2) Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served (if applicable), or the number of
animals or humans the system(s) are expected to serve.
Not Applicable Non-Project Action.
H:\EDNSP\Title JV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 4
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this water
flow into other waters, If so, describe.
Not Applicable Non-Project Action. Any increase in impervious surface and additional
need for stormwater control (If applicable) will be evaluated at the time of project specific
review.
2) Could waste material enter ground or surface waters? If so, generally describe.
Not Applicable Non-Project Action
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
Not Applicable Non-Project Action
4. PLANTS
a. Check or circle types of vegetation found on the site:
_nm Be..iduous tree. a1aer, maple, aspe11, ell ,er =-
_nm evergreen tree: fir, cedar, pine, other
n/a:. slirubs >
n/c( grass ::,
_nm pasture
_nm crop or grain
_nm wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
_nm water plants: water lily, eel grass, milfoil, other
_nm other types of vegetation
Not Applicable Non-Project Action
b. What kind and amount of vegetation will be removed or altered?
Not Applicable Non-Project Action.
c. List threatened or endangered species known to be on or near the site.
Not Applicable Non-Project Action.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Not Applicable Non-Project Action
5. ANIMALS
a. Circle any birds and animals, which have been observed on or near the site or are known
to be on or near the site: Citywide but map and text amendments are non-project actions
Birdsdliiwk, heron, eagle, songbirds, other::, n/a
Mammals: deer, bear, elk, beaver, other ---'n,,_/a,,__ _____ _
Fish: bass~erring, shellfish, other --~n=/a~----
H:IEDNSP\Title !V\Docket\2007106-07 COR Zone\Environmental Checklist.doc 5
b. List any threatened or endangered species known to be on or near the site.
Not Applicable Non-Project Action. Lake Washington is home to several species of
protected Salmon and Bald Eagles are known to nest in the vicinity. The Cedar River is
also home to protected Salmon.
c. Is the site part of a migration route? If so, explain
Not Applicable Non-Project Action. Salmon spawn up the Cedar River and the young
salmon go downstream on their way to the ocean.
d. Proposed measures to preserve or enhance wildlife, if any:
Not Applicable Non-Project Action
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove. solar) will be used to meet
the completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Not Applicable Non-Project Action.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
Not Applicable Non-Project Action
c. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any:
Not Applicable Non-Project Action
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe.
Not Applicable Non-Project Action. The COR zoned area abutted by Lake Washington is
a designated superfund site. Remediation would be completed prior to any development
proceeding. The zoning text changes do not have any bearing on the remediation
process and any proposed land use actions would be required to comply with all
applicable regulations.
1) Describe special emergency services that might be required.
Not Applicable Non-Project Action.
2) Proposed measures to reduce or control environmental health hazards, if any:
Not Applicable Non-Project Action
b. Noise
H:IEDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 6
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
Not Applicable Non-Project Action.
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
Not Applicable Non-Project Action.
3) Proposed measures to reduce or control noise impacts, if any: NIA
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
Not Applicable Non-Project Action. Parcels zoned COR have uses such as industrial,
vacant industrial, a City park, multi-family residential and ongoing building projects that
will have office use and residential use. Adjacent uses include recreational, commercial,
and residential.
b. Has the site been used for agriculture? If so, describe.
Not Applicable Non-Project Action
c. Describe any structures on the site.
Not Applicable Non-Project Action.
d. Will any structures be demolished? If so, what?
Not Applicable Non-Project Action
e. What is the current zoning classification of the site?
The sites are zoned COR
f. What is the current comprehensive plan designation of the site?
The Comprehensive Plan designation is COR
g. If applicable, what is the current shoreline master program designation of the site?
Not Applicable Non-Project Action. Both are shorelines of the state.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
Lake Washington and the Cedar River at the location abutting the COR zone are
Shorelines of the State and subject to Shoreline Master Program and Critical Areas
Regulations.
i. Approximately how many people would reside or work in the completed project?
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Environmental Checklist.doc 7
Based on calculations using the 2007 buildable lands assessment, with the proposed
increase in the maximum density, the areas zoned COR would have the capacity for 745
housing units and 2,523 jobs. This methodology is based on a completed project in the
COR 3 zone, which was built with the same maximum density as is proposed (50
du/acre). The existing maximum density for the COR 1 and COR 2 zones is 25 du/acre,
it is assumed that the resulting number of housing units of a project built with the 25
du/acre standard would be roughly half that of a project built with 50 du/acre. Therefore,
it is estimated that the proposed change to the maximum density will result in 373 more
housing units. The number of jobs is not affected by the proposed changes.
j. Approximately how many people would the completed project displace?
Not Applicable Non-Project Action.
k. Proposed measures to avoid or reduce displacement impacts, if any:
Not Applicable Non-Project Action
I. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
Not Applicable Non-Project Action.
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
Not Applicable Non-Project Action. Based on calculations using the 2007 buildable lands
assessment it is estimated that a total of approximately 745 housing units would be
provided. This is an increase of approximately 373, due to the proposed increase of the
maximum density. It is unknown whether the housing would be targeted at high, middle,
or low-incomes; it would be market driven.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
Not Applicable Non-Project Action.
c. Proposed measures to reduce or control housing impacts, if any:
Not Applicable Non-Project Action.
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas: what is
the principal exterior building material(s) proposed.
Not Applicable Non-Project Action
b. What views in the immediate vicinity would be altered or obstructed?
Not Applicable Non-Project Action
c. Proposed measures to reduce or control aesthetic impacts, if any:
H:IEDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 8
Not Applicable Non-Project Action.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
Not Applicable Non-Project Action.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
Not Applicable Non-Project Action
c. What existing off-site sources of light or glare may affect your proposal?
Not Applicable Non-Project Action.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
Not Applicable Non-Project Action. Lake Washington is used for various recreational
purposes. Cedar River Park, Riverview Park, and Liberty Park are also in close proximity
to COR zone-designated parcels.
b. Would the proposed project displace any existing recreational uses? If so, describe.
Not Applicable Non-Project Action. The parks are City owned and would not be
displaced.
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
Not Applicable Non-Project Action.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally describe.
Not Applicable Non-Project Action
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
Not Applicable Non-Project Action
c. Proposed measures to reduce or control impacts, if any:
Not Applicable Non-Project Action.
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed access to
the existing street system. Show on site plans, if any.
H:IEDNSPITitle IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 9
Not Applicable Non-Project Action. Ripley Lane and the Maple Valley highway serve the
sites.
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop?
Not Applicable Non-Project Action. The site abutting Lake Washington is not served by
public transit, the parcels abutting the Cedar River are served by transit.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
Not Applicable Non-Project Action. To be determined at the time of a proposed project
according to City standards and regulations.
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private?
Not Applicable Non-Project Action. To be determined at the time of a proposed project
according to City standards and regulations.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe.
Not Applicable Non-Project Action
f. How many vehicular trips per day would be generated by the completed project?
Not Applicable Non-Project Action. To be determined at the time of a proposed project.
g. Proposed measures to reduce or control transportation impacts, if any:
Not Applicable Non-Project Action.
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
Not Applicable Non-Project Action. The areas are already served by public services,
however, the need would be evaluated at the time of a proposed project.
b. Proposed measures to reduce or control direct impacts on public services, if any.
Not Applicable Non-Project Action.
16. UTILITIES
a. Circle ulilities currently available at the site: electricity, natural gas, water, refuse service,
telephone, sanitary sewer, septic system, other.
Not Applicable Non-Project Aclion.
H:\EDNSP\Title JV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 10
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity, which might
be needed.
Not Applicable Non-Project Action.
C. SIGNATURE
I, the undersigned, state that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non-significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full disclosure on my part.
Proponent:
Name Printed:
Date:
H:IEDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 11
D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS
(These sheets should only be used for actions involving decisions on policies, plans and
ro rams. You do not need to fill out these sheets for ro·ect actions.
Because these questions are very general, it may be helpful to read them in conjunction with the
list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of activities
likely to result from the proposal, would affect the item at a greater intensity or at a faster rate
than if the proposal were not implemented. Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air; production,
storage, or release of toxic or hazardous substances; or production of noise?
Potential discharges would be reviewed under future project specific action.
Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
Not applicable. Potential effects to plants, animals, fish, or marine life would be reviewed
under future project specific action.
3. How would the proposal be likely to deplete energy or natural resources?
Not applicable.
Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or areas
designated (or eligible or under study) for governmental protection; such as parks, wilderness,
wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites,
wetlands, flood plains, or prime farmlands?
Not applicable. Potential effects to environmentally sensitive areas or areas designated
for government protection would be reviewed under future project specific action.
Proposed measures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it would
allow or encourage land or shoreline uses incompatible with existing plans?
Potential effects to land and shoreline use would be reviewed under future project
specific action.
Proposed measures to avoid or reduce shoreline and land use impacts are:
5. How would the proposal be likely to increase demands on transportation or public services and
utilities?
Increases in trip generation or need for public transportation may occur due to the higher
maximum density. However, until there is a project specific action such increases cannot
H:\EDNSP\Title [V\Docket\2007106-07 COR Zone\Environmental Checklist.doc 12
be determined. The COR zone allows many different types of development, the market
will determine what type of development occurs in this zone and demands for
transportation, etc. are variable to development type.
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
None.
SIGNATURE
Undersigned, the state, and I that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non-significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full disclosure on my part.
Proponent:
Name Printed:
Date:
ENVCHLST.DOC
REVISED 6/98
~urJc(
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Environmental Checklist.doc 13
DATE:
TO:
FROM:
SUBJECT:
ECONOMIC DEVELOPMENT,
NEIGHBORHOODS, AND STRATEGIC
PLANNING DEPARTMENT
MEMORANDUM
January 18, 2008
Ray Giometti, Planning Commission Chair
Members of the Planning Commission
Angie Mathias, Assistant Planner
Docket-06-07 Commercial-Office-Residential Zone
ISSUES: Should COR I, COR 2, and COR 3 be consolidated into one COR zone?
What is the appropriate minimum density for a consolidated Commercial-Office-
Residential (COR) zone? What is the appropriate maximum density for a consolidated
Commercial-Office-Residential (COR) zone? Should the Urban Center Design
guidelines be applied to the COR zone?
RECOMMENDATION: Consolidate the three COR zones into one zoning designation.
Based on Comprehensive Plan policies establish an appropriate minimum density (30
dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR. Place the consolidated COR zone in the
Urban Center Design District C.
BACKGROUND:
Consolidation o(Three COR Designations
Currently, in the City of Renton there are three different COR zones (COR I, COR 2,
COR 3) with varied development standards. These three different designations have two
different maximum densities, two different bonus possibilities, and different criteria to
achieve those bonuses. The exiting three COR zones are outlined below.
CORI COR2 COR3
Location Stonewav Concrete Port Ouendall Southport and Fry's
Minimum Density Mixed use -16 du/acre Mixed use -16 du/acre Mixed use -16 du/acre
Other -5 du/acre Other -5 du/acre Other -5 du/acre
Maximum Densitv 25 du/acre 25 du/acre 50 du/acre
Densitv bonus Un to 5 du/acre Un to 2 du/acre None
Criteria Provision of balance of Provision of: None
height, bulk, and density • Continuous pedestrian
access to shoreline
•Additional 25'
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Issue Paper#2.doc
shoreline setback
• Establishment of view
corridor
• Establishment of water
related uses
• Daylighting of piped
streams
Maximum Height 10 stories/125 ft. IO stories/125 ft. IO stories/125 ft.
(if there is a balance in (75 ft when within JOO
height, bulk, and ft of shoreline)
densi"''
Height Bonus Amount of additional None None
hei~ht not soecified
Criteria Provision of any of the None None
following:
• Pedestrian access to
shoreline
• 5 affordable units/50
units
• Additional 25'
shoreline setback
• Establishment of view
corridor
• Establishment of water
related uses
Table I: Existing COR Zones and Standards
When the three COR designations were established each different designation was
generally assigned to single large properties. The intent was to address the varied
conditions of the sites including their environmentally sensitive features, but also to
address their potential for large and significant development. Those three areas in
general were: Stoneway Concrete, Port Quendall, and the area of Southport and Fry's.
Several of those properties have been developed or are currently being developed. The
parcels that were in the COR 3 zone were rezoned as Urban Center North 1 in 2005.
Currently, those parcels are largely built out with projects that are completed or
underway. The COR 2 zone has two projects that are underway, leaving only one parcel
in the COR 2 designation. This leaves only the COR 1 as a COR designation that bears
the same conditions that were in place when the COR zones were assigned. These
conditions make the specialized need for three different sub-zones no longer particularly
useful or necessary. Additionally, the critical areas and shoreline updates supercede the
need to address the environmentally sensitive features of the three different sites also
making three different sub-zones unnecessary. It is recommended that the three different
sub-zones be consolidated into one COR zone.
Minimum Density
The purpose statement of the COR designation is: "The Commercial/Office/Residential
(COR) designation provides opportunities for large-scale office, commercial, retail, and
multi-family projects developed through a master plan and site plan process
incorporation significant site amenities and/or features. COR sites are typically
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\lssue Paper#2.doc
transitions from an industrial use to a more intensive land use. The sites offer
redevelopment opportunities on Lake Washington and/or the Cedar River". Currently,
the minimum density in COR depends on the type of development: 16 dwelling units/acre
for mixed-use and 5 dwelling units/acre for any other type of development. Originally,
the designation was not intended to develop with single use projects, but the practicality
of listing the allowed uses on the zoning table lead to the interpretation that single uses
were allowed. However, the minimum density of 5 dwelling units/acre for projects when
they are residential does not meet the purpose or intent of the designation.
The Comprehensive Plan states the objective for the COR designation is for the
development in the zone be "high quality, landmark developments" (Objective LU-
VVV). Further, "the intention (of the COR zone) is to create a compact, urban
development with high amenity values that creates a prominent identity" (Objective LU-
VVV). This objective makes it clear that the City intends for development in the COR
designation to be urban in its features and densities while helping to promote the image
of the City as a whole. Criteria number one for mapping the COR designation is for there
to be "potential for redevelopment, or a sufficient amount of vacant land to encourage
significant concentration of development" (Policy LU-406). The Comprehensive Plan is
silent on specifics for minimum densities in the COR. However, a minimum of 5
dwelling units/acre is not typically development that is compact or of a type that results
in significant concentration. Therefore, in order to ensure development in COR is
compact, urban, and of significant concentration, it is recommended that the minimum
density for the consolidated COR zone be 30 dwelling units/acre.
Maximum Density
The Comprehensive Plan policies specify that the "maximum residential density at COR
designated sites should range between 30 to 50 dwelling units per acre" (Policy LU-417).
Currently, the range of maximum densities of the three COR zones is between 25 -50
dwelling units per acre. This bottom threshold of 25 dwelling units/acre for the existing
range does not comply with the Comprehensive Plan stated policies of a range of
maximum density that starts at 30. The Comprehensive Plan objective and policy that
were relevant for establishing the minimum density are also appropriate to the
establishment of the maximum density. Therefore, in order to ensure development in
COR is compact, urban, and of significant concentration, it is recommended that the
maximum density for the consolidated COR zone be 50 dwelling units/acre.
Development Standards
The stated objective of the COR zone is "development at Commercial/Office/Residential
designations should be cohesive, high quality, landmark developments that are integrated
with natural amenities. The intention is to create a compact, urban development with
high amenity values that creates a prominent identity (Objective LU-VVV). The
standards sought in Urban Design District C are intended to encourage development that
is urban in character, adds ascetic appeal to the community, and encourages active and
lively uses. The elements included in these standards apply to features such as: building
entry, gateway features, parking, pedestrian features, landscaping, and building
architectural design. These standards are of the nature that the City seeks for the COR
H:\EDNSP\Title IV\Docket\2007106-07 COR Zone\Issue Paper#2.doc
zone as outlined in Policy LU-421. "Commercial/Office/Residential developments
should have a combination of internal and external site design features, such as: public
plazas, prominent architectural features, public access to natural features or views,
distinctive focal features, indication of the function as a gateway, if appropriate,
structured parking, and other features meeting the spirit and intent of the COR
designation. "(Policy LU-421). Therefore, in order to help ensure that the development
that occurs in the COR zone meets the stated policies and objective it is recommended
that the COR zoning designation be placed in the Urban Center Design District C.
The City would like to retain two of the development standards of the COR 3 zone that
further help to ensure that development meets the stated policies and objectives of the
Comprehensive Plan. First, the COR 3 zone requires setbacks on upper stories that are
taller than fifty feet. It requires projects taller than fifty feet setback the fifth story and
succeeding stories a minimum of ten feet from the preceding story. Second, the City
would like to retain the modulation/articulation requirements of COR 3. Specifically, it
requires that buildings that are immediately adjacent to or abutting a public park, open
space, or trail provide vertical and horizontal modulation of rooflines and facades. The
modulation is required to occur at an interval of every forty feet with a minimum two feet
wide modulation on the building face. This modulation and articulation is important to
all locations of the COR zone, not simply in the locations that are in proximity to public
parks, etc. These development standards should both be retained in the consolidated
CORzone.
The COR zone is not identified in the number of required parking spaces table in Title
IV. This needs to be resolved appropriately. The proposed standards for the COR zone
closely match the use for attached dwellings outside the downtown core in the CD, RM-
U, RM-T, UC-NI, and UC-N2 zones. The parking requirements for atached dwellings in
these zones are: 1.8 parking spaces per 3 bedrooms or larger units, 1.6 parking spaces per
2 bedroom unit, and 1.2 parking spaces per 1 bedroom or studio. Staff recommends
placin the COR zone in with these zones, so that the aforementioned standards apply to
the COR zone in the future.
Elimination o(the Bonus Criteria
The bonus criteria that are currently included in the COR zone are generally associated
with shoreline regulations. These bonus criteria were developed in 1993; prior to
revisions of the shoreline regulations that make several of the items listed as bonus
criteria mandatory. Additionally, the City has begun a new process to rewrite the
shoreline regulations. The State has directed municipalities to achieve a balance of the
natural, recreational, and economic uses of shorelines in their shoreline regulations. This
current initiative is expected to ensure that all of the items that are included as bonus
criteria will be encompassed in the regulations.
The remaining bonus criterion is targeted towards affordable housing. To achieve a
height bonus, one of the options is to provide five units of affordable housing per every
fifty units of market rate housing. The City defines affordable housing as: "Housing used
as a primary residence for any household whose income is less than eight percent (80%)
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Issue Paper#2.doc
of the median annual income adjusted for household size, as determined by the
Department of Housing and Urban Development (HUD) for the Seattle Metropolitan
Statistical Area, and who pay no more than thirty percent (30%) of household income for
housing expenses. Affordable housing used to satisfy zoning requirements, whether for
inc/usionary or bonus provisions, must be secured to remain affordable in perpetuity, as
determined by the City Attorney." This bonus in the COR zone has never been used. The
R-14 zone also has a density bonus. One of the four options is: for the provision of two
affordable units per net developable acre, a range of between one to four units of
additional housing over the maximum density is allowable. There has been interest in the
%100 Median 80% Median 50% Median
Unit Size Income Income Income
0 Bedrooms $1,361 $1,090 $680
1 Bedroom $1,459 $1,169 $730
2 Bedrooms $1,752 $1,403 $877
3 Bedrooms $2,025 $1,620 $1,012
utilization of this affordable housing bonus. A few preliminary plans have been brought
forward, but have not moved forward as projects. The issue of affordable housing and
the development of units that are considered affordable is a large issue that goes beyond
just the COR zone.
The U.S. Department of Housing and Urban Development establishes the maximum rent
that can be charged to affordable housing tenants by county. The 2007 table for King
County is below. These figures also are to include utilities paid by the tenant.
Many of the market rate apartments available in the City of Renton meet the threshold for
the 80% median income category, but not the 50% median income category. The table
below includes information about current rents at 95 Burnett which is a brand new
apartment building located in downtown Renton, Bri~hton Court which is an apartment
built approximately in the 1980' s located on NE 41
, and Springbrook which is a an
apartment building that was built in the early 2000's and located on Talbot.
95 Burnett Brighton Ridge Springbrook
Unit Size Monthly Rent Monthly Rent Monthly Rent
0 Bedrooms $915-$950 n/a n/a
1 Bedroom $1165-$1250 $790-$875 $1060 -$1100
2 Bedrooms $1465 -$1580 $975 -$1005 $1175-$1535
3 Bedrooms n/a n/a $1665 -$1715
H:IEDNSP\Title IV\Docket\2007106-07 COR Zonellssue Paper#2.doc
The bonus criteria that are included as options for the COR as it exists and the R-14 zone
do not specifically target any subcategory within the affordable housing thresholds. Any
housing that is targeted toward at least 80% median income residents would qualify for a
bonus. The market as it exists in Renton is already meeting much of this need. The
subcategory of affordable housing that is not being met is at the lower levels, such as
50%. The bonus criteria and the definition of affordable housing do not mandate for
accommodation for any median income level lower than 80%. Thus, it appears that the
elimination of the COR height bonus and its option for a provision of affordable housing
would not cause harm to the affordable housing that is needed in Renton.
COMPREHENSIVE PLAN COMPLIANCE: These changes comply with the
Comprehensive Plan objective for COR zone, which call for compact, urban development
that is of a high quality and serve as landmark developments (Objective LU-VVV).
CONCLUSION: Consolidating the COR zone into one designation is appropriate and
simplifies existing code. Applying a minimum density of 30 dwelling units/acre and a
maximum density of 50 dwelling units per acre is appropriate in fostering the
Comprehensive Plan intension of creating compact urban development. The proposed
standards are outline below. Additionally, in order to ensure that the development that
occurs fulfills the policies and intent of the Comprehensive Plan for the COR zone should
be place in Design District C.
COR
Location Stoneway Concrete and
Port Ouendall
Minimum Densitv 30 du/acre
Maximum Densitv 50
Densitv Bonus None
Criteria None
Maximnm HeiPht 10 stories/125 ft.
Hei~ht Bonus None
Criteria None
Table 2: Proposed COR Zone and Standards
H:IEDNSP\Title IV\Docket\2007\06-07 COR Zone\Issue Paper#2.doc
DRAFT
CITY OF RENTON, WASHINGTON
ORDINANCE NO. ___ _
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING CHAPTER 4-2, ZONING DISTRICTS -USES AND STANDARDS,
OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON,
WASHINGTON" TO AMEND THE REGULATIONS REGARDING
COMMERCIAL OFFICE RESIDENTIAL ZONE.
WHEREAS, the Commercial Office Residential (COR) zone has three separate
designations in City code that reflected the unique characteristics of the parcels; and
WHEREAS, many of those parcels have been or are being developed and the need for
three separate COR zones is no longer applicable; and
WHEREAS, the area that was zoned COR 3 was rezoned to a different designation and
the COR 3 zone is a designation that is no longer used in practice; and
WHEREAS, the City seeks to eliminate inconsistencies and unnecessary length in Title
IV; and
WHEREAS, the City seeks to fulfill the vision and objectives of the Comprehensive
Plan for the COR zoning designation; and
WHEREAS, the City Council held a public hearing on x, 2008 having duly considered
all matters relevant thereto, and all parties having been heard appearing in support thereof or in
opposition thereto;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DOES ORDAIN AS FOLLOWS:
SECTION I. Section 4-2-0200 the purpose statement for the Commercial Office
Residential zone of the Purpose and Intent of Zoning Districts of Chapter 2, Zoning Districts -
Pagelof8
DRAFT
SECTION I. Section 4-2-0200 the purpose statement for the Commercial Office
Residential zone of the Purpose and Intent of Zoning Districts of Chapter 2, Zoning Districts -
Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled
"Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as
follows:
0. COMMERCIAL/OFFICE/RESIDENTIAL ZONE (COR-l,
COR 2, eed COR 3):
1. Purpose: The purpose of the Commercial/Office/Residential Zone (COR) is to
provide for a mix of intensive office, hotel, convention center, and residential
activity in a high-quality, master-planned development that is integrated with the
natural environment. It is intended to implement the
Commercial/Office/Residential Land Use Comprehensive Plan designation.
Commercial retail and service uses that are architecturally and functionally
integrated are permitted. Also, commercial uses that provide high economic value
may be allowed if designed with the scale and intensity envisioned for the COR
Zone. Policies governing these uses are contained in the Land Use Element,
Commercial/Office/Residential section of the City's Comprehensive Plan. The
scale and location of these sites will typically denote a gateway into the City and
should be designed accordingly.
l. Lee11tiee: In eft!er te aEIElress Elifferiag site eeaElitieas, anEI reeegaiziag the
gate'Na)' aaEI eavireHH!eatally seasitive fea!Hres efthese sites, this 2aeae is further
ElesigaateEI liy leeatiea:
11. COR 1 is aflflliea te the preperty ia the vieiaity efthe preperty ee!Rfflealy
lffiewa as the "OIEI Steaeway Plant Ceaerete Site."
Page 2 of8
DRAFT
h. COR 2 is !lflfllied te rrererty in the vieinity ef the area eelllffienly knewn as
the "Pert Qaendall Site."
e. COR J is arrlied ts the rrererties eelllffioHly knewn eelleetiYely as
J. Seale anll lntensUy: COR I and 2 share the same ases and develsrment
standards, bHt differ iH heights allevled. COR 3 shares a majerity efases allewed
in COR I and COR 2 as well as mes! develsfJmeHt standards, bHt differs rrimarily
in deHsities allowed.
Interpretation of uses and project review in this zone shall be based on the
purpose statement, objectives, and policy direction established in the
Commercial/Office/Residential land use designation, Objective LU-VVV,
Policies LU-406 through LU-421, and the Community Design Element of the
Comprehensive Plan. (Amd. Ord. 5001, 2-10-2003)
SECTION II. Section 4-2-0SOA Subject to the Following Conditions of the
Conditions Associated with Zoning Use Tables of Chapter 2, Zoning Districts -Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended so that note number
twenty three read as follows:
23. Limited to existing uses. Only those modifications or expansions which do not
increase production levels are permitted in the COR zone I and COR 2. Major
modifications, production increases, or expansions of existing use require a
Hearing Examiner conditional use permit in the COR zone. I or COR 2. No
modifieatiens er exransiens are alloweEi in COR 3.
Page 3 of 8
DRAFT
SECTION III. Section 4-2-120B Development Standards for Commercial Zoning
Designations of Chapter 2, Zoning Districts -Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended so that the column associated with the COR zone reads as
shown in Attachment A.
SECTION IV. Section 4-2-120C Conditions Associated with Development
Standards Tables for Commercial Designations of Chapter 2, Zoning Districts -Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended so that notes
numbered 14, 22, 24, and 25 are stricken entirely and the notes are renumbered accordingly.
SECTIONV. Section 4-2-120F Conditions Associated with Development
Standards Tables for Commercial Zoning Designations of Chapter 2, Zoning Districts-Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended so that in note 6
reads:
6. COR 3 Zone ruul UC-N2 Zone Upper Story Setbacks: Buildings or portions
of buildings which exceed fifty feet (50') in height which are located within one
hundred feet ( I 00') of a shoreline shall include upper story setbacks for the facade
facing the shoreline and for facades facing publicly accessible plazas as follows:
The minimum setback for a fifth story and succeeding stories shall be ten feet
(IO') minimum from the preceding story, applicable to each story. Projects not
meeting the upper story setbacks defined above may be approved through the
modification process when superior design is demonstrated pursuant to RMC 4-9-
Page 4 of8
DRAFT
250D. For a modification to be granted, the project must also comply with the
decision and design criteria stipulated in RMC 4-9-250D2 and D4.
Also to amend note 8 to read:
8. In COR 3 and the UC-N2 Zones, where the applicable Shoreline Master
Program setback is less than fifty feet (50'), the City may increase the setback up
to one hundred percent (100%) if the City determines additional setback area is
needed to assure adequate public access, emergency access or other site planning
or environmental considerations.
And to amend note 9 to read:
9. COR 3 and UC-N2 Zones Modulation/Articulation Requirements:
Buildings that are immediately adjacent to or abutting a public park, open
space, or trail shall incorporate at least one of the features in items a. through
c. and shall provide item d.:
a. Incorporate building modulation to reduce the overall bulk and mass
of buildings; or
b. Provide at least one architectural projection for each dwelling unit of
not less than two feet (2') from the wall plane and not less than four feet
( 4') wide; or
c. Provide vertical and horizontal modulation of roof lines and facades
of a minimum of two feet (2') at an interval of a minimum of forty feet
( 40') on a building face or an equivalent standard which adds interest
and quality to the project; and
d. Provide building articulation and textural variety.
Page 5 of 8
DRAFT
SECTION VI. Section 4-3-IOOB Applicability of the Urban Design Regulations
of Chapter 3 Environmental Regulations and Overlay Districts, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended to add a new number 7 which reads:
7. This Section shall apply to all development in the Commercial Office
Residential (COR) zone. For the purposes of the design regulations, the zone
shall be in District 'C'.
SECTION VII. Section 4-4-080F Parking Lot Design Standards of Parking,
Loading and Driveway Regulations of Chapter 4 City-Wide Property Development Standards, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington" is hereby amended so number 10 subpart e
Parking Spaces Required Based on Land Use, the table is amended as shown in Attachment B.
SECTION VIII. Section 4-7-230A Purpose and Intent of Binding Site Plans of
Chapter 7 Subdivision Regulations, of Title IV (Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended so that number I reads as follows:
1. Optional Methods of Subdivision: To provide an optional process for the
division ofland classified for industrial, commercial, or mixed use zones CN, CV,
CA, CD, CO, COR-+, COR 2, COR 3, UC-Nl, UC-N2, IL, IM, and IH through a
binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method
may be employed as an alternative to the subdivision and short subdivision
procedures in this Chapter.
Page 6 of8
DRAFT
SECTION IX. Table 4-8-120C Submittal Requirements for Land Use
Applications of Chapter 8 Permits General and Appeals, of Title IV (Development Regulations)
of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended so that the row titled "Report on Design Criteria for
Modifications" is deleted entirely.
SECTIONX. 4-9-065 Density Bonus Review of Chapter 9 Permits -Specific, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington" is hereby so that Section B reads:
B. APPLICABILITY:
The density bonus review procedure and review criteria are applicable to
applicants who request bonuses in the zones which specifically authorize density
bonuses in chapter 4-2 RMC. This Section of chapter 4-9 RMC contains density
bonus procedures and review criteria for the R-14,--and RM-U, CORI, and COR
~Zones. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005)
Also, to amend Section D Bonus Allowances and Review Criteria to delete the columns
associated with COR I and COR 2 entirely.
SECTION XI. 4-9-200B Applicability of Site Development Plan Review of
Chapter 9 Permits -Specific, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington" is hereby so that
section b of number I Master Plan Review -Applicability reads as follows:
b. COR Zones: Master Plan review is required for all development within the
COR Zones that is not specifically exempted by subsection C of this Section.
Page 7 of8
DRAFT
SECTION XI. Section 4-9-2500 Modifiacation Procedures of Variances,
Waivers, Modifications, and Alternates of Chapter 9 Permits -Specific, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby to strike number 3 entirely.
SECTION VII. This ordinance shall be effective upon its passage, approval, and
five days after publication.
PASSED BY THE CITY COUNCIL this ___ day of _______ ,, 2008.
Bonnie Walton, City Clerk
APPROVED BY THE MAYOR this ___ day of _______ , 2008.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: ______ _
ORD.
Page 8 of8
Attachment A
4-2-120B
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS
COR
LOT DTh'.IENSIONS
Minimum Lot Size for lots None
created after July 11, 1993
Minimum Lot Width/Depth None
for lots created after July 11,
1993
LOT COVERAGE
Maximum Lot Coverage for 65% of total lot area or 75% if parking is provided within the building or
Buildings within a parking garage.~
DENSITY (Net Density in Dwelling Units per Net Acre)
Minimum Net Residential
Where a development involves a mi11: of uses thee ffl.ifHmHm residential.1 the
minimum density shall be -1-4-JQ__dwelling units per net acre.9·"'
Density ~lilheH J:lfSf:Jesed de~'eleJ:Jmeet Eloes Rot iff;•oh•e a mi!E: ofHses, thee miffimHm
resideatial density shall ee § ei<velliRg HRits per Rel asre.%!>
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.
COR l and l (Ceaerally the Steeeway Cenerete Site and Pert Queadall Maximum Net Residential
Density
Site, resj>eeti,,ely): ~2.Q__dwelling units per net acre0 , witheut laeffl!s. Benus
08Rllit;• may ee ashie, ea )Jebjest te aeted re~ei,-emeats ia RMC 1 9 065,
:geHsity BeRHJ Re,·ie\N_99
COR ~ (Ceaerally the Southport Site aRd Fry's Sile): §0 awelling unit.;
13er Ft.et aer:e.~
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 Yard'" Detemtined through site development plan review.~
Maximum Front Yard" Detennined through site development plan review. -
Minimum Side Yard Along Determined through site development plan review.==
A Street"
Maximum Side Yard Along Determined through site development plan review.~
A Street"
Minimum Freeway Frontage 10 ft. landscaped setback from the property line.
Setback
Minimum Rear Yard11s Detennined through site development plan review.--~
Minimum Side Yard" Detennined through site development plan review. -
Clear Vision Area 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.
ON-SITE LANDSCAPING
Minimum On-site Determined through site development plan review.
Landscape Width -Along
the Street Frontage
Minimum On-site Determined through site development plan review.
Landscape Width Required
Along the Street Frontage
When a Commercial Lot is
Adjacent' to Property Zoned
R-1, R-4, R-8, R-10, R-14, or
RM
Minimum Landscape Width Determined through site development plan review.
Reqnired When a
Commercial Lot is Abutting'
Pronertv Zoned Residential
Minimum On-site Determined through site development plan review.
Landscape Width Required
Along the Street Frontage
When a Commercial Zoned
Lot is Adjacent' to Property
Zoned Commercial, Office
or Public/Quasi, i.e., CN,
CV, CA, CD, CO, or COR
HEIGHT
Maximum Bnilding Height COR l fGeRe.ally Ike Slo&e'!fey Coee,ele Sile): IQ stories E1Hs/e, 11§ It. ·
COR 2 eed J {Geeenlly tke l'oFt Qee&dall Sile, F,y's Sile aed Ike
Seuthf'OFI Sile), IQ o;tsFies aes,le, 125 ft.; f'FS,aaea, the maste, fllaR iReluses
a l,ala0ee efbuiisiRg height, l,111!, 888 seRsity;/ 880 flf9¥iaea, that in the
COR 3 ;?00e snly, euilaiBgs er f'Srtiens efbuildmgs ·,<hish are withiR IQQ It.
ef the she,eliBe shall net e,rneea a ma,,im11m heigh! sf'./§ It."'
Maximum Building Height Determined through site development plan review.--
When a Bnilding is
Abutting' a Lot Designated
as Residential
Maximum Height for See RMC 4-4-1400.
Wireless Communication
Facilities
SCREENING See RMC 4-4-095.
Minimum Required for
Outdoor Loading, Repair,
Maintenance, Storage or
Work Areas; Surface-
Mounted Utility and
Mechanical Equipment;
Roof Top Equipment
(Except for
Telecommunication
Equipment)
BUILDING ST AND ARDS
U1!1!er Story Setbacks Buildings or 11ortions of buildings which exceed fifty feet (50') in height shall
include u1mer slo[:i: setbacks as follows: The minimum setback for a fifth
sto!)'. and succeeding stories shall be ten feet (10') minimum from the
yreceding stoa2 a1rt!licable to each ston:.
Roofline and Fa~ade Buildings shall 11rovide vertical and horizontal modulation of roof lines and
Modulation facades of a minimum of two feet (2') at an interval of a minimum of forty
feet 140'\ on a buildinu face or an enuivalent standard which adds interest and
nualitv to the nroiect.
Refuse or Recycling See RMC 4-4-090.
PARKING AND LOADING
General See RMC 4-4-080 and RMC I0-10-13. 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 NA
Parkin!!
PEDESTRIAN ACCESS
General Determined throueh site development plan review.
SIGNS
General See RMC 4-4-100.
LOADING DOCKS
Location Determined through site development plan review.
DUMPSTER/RECYCLING COLLECTION AREA
Size and Location of Refuse See RMC 4-4-090.
or Recycling Areas
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090.
SPECIAL DEVELOPMENT ST AND ARDS
Desi!w Guidelines NA
Attachment B
e. Parking Spaces Required Based on Land Use: Modification of these minimum or
maximum standards requires written approval from the Planning/Building/Public Works
Department (see RMC 4-9-250). (Ord. 4517, 5-8-!995; Amd. Ord. 4790, 9-13-1999; Ord.
4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 5030, 11-24-2003;
Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004; Ord. 5286, 5-14-2007)
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed The total requirements for off-street parking facilities shall be the sum of the
occupancies: requirements for the several uses computed separately, unless the building is
(2 or 3 different classified as a "shopping center" as defined in RMC 4-11-190.
uses in the same
building or
sharing a lot. For
4 or more uses,
see "shopping
center"
requirements)
Uses not Planning/Building/Public Works Department staff shall determine which of
specifically the below uses is most similar based upon staff experience with various uses
identified in this and information provided by the applicant. The amount of required parking
Section: for uses not listed above shall be the same as for the most similar use listed
below.
RESIDENTIAL USES OUTSIDE OF DOWNTOWN CORE:
Detached and A minimum of 2 per dwelling unit. Tandem parking is allowed. A maximum
semi-attached of 4 vehicles may be parked on a lot, including those vehicles under repair
dwellings: and restoration, unless kept within an enclosed building.
Bed and breakfast I per guest room. The parking space must not be located in any required
houses: setback.
Manufactured A minimum of2 per manufactured home site, plus a screened parking area
homes within a shall be provided for boats, campers, travel trailers and related devices at a
manufactured ratio of I screened space per 10 units. A maximum of 4 vehicles may be
home park: parked on a lot, including those vehicles under repair and restoration, unless
kept within an enclosed building.
Congregate 1 per sleeping room and I for the proprietor, plus I additional space for each
residence: 4 persons employed on the premises.
Attached 1.8 per 3 bedroom or larger dwelling unit;
dwellings in CD, 1.6 per 2 bedroom dwelling unit;
RM-U, RM-T, 1.2 per 1 bedroom or studio dwelling unit.
COR, UC-NI and RM-T Zone Exemption: An exemption to the standard parking ratio
UC-N2 Zones formula may be granted by the Development Services Director allowing 1
parking space per dwelling unit for developments ofless than 5 dwelling
units with 2 bedrooms or less per unit provided adequate on-street parking is
available in the vicinity of the development.
(Arnd. Ord. 5018, 9-22-2003; Ord. 5087, 6-28-2004)
Attached 2 per dwelling unit where tandem spaces are not provided; and/or
dwellings within 2.5 per dwelling unit where tandem parking is provided, subject to the
the RM-F Zone: criteria found in subsection F8d of this Section.
(Amd. Ord. 5100, 11-1-2004)
Attached 1 per dwelling unit is required. A maximum of 1. 75 per dwelling unit is
dwellings within allowed.
the CV Zone:
Attached 1.75 per dwelling unit where tandem spaces are not provided; and/or
dwellings within 2.25 per dwelling unit where tandem parking is provided, subject to the
all other zones: criteria found in subsection F8d of this Section.
Attached dwelling 1 for each 4 dwelling units.
for low income
elderly:
RESIDENTIAL USES IN DOWNTOWN CORE:
Attached 1 per unit.
dwellings:
Attached 1 for every 3 dwelling units.
dwellings for low
income elderly:
COMMERCIAL ACTIVITIES OUTSIDE OF THE DOWNTOWN CORE, EXCEPT
SHOPPING CENTERS:
Drive-through retail or Stacking spaces: The drive-through facility shall be so located that
drive-through service: sufficient on-site vehicle stacking space is provided for the handling of
motor vehicles using such facility during peak business hours. Typically
5 stacking spaces per window are required unless otherwise determined
by the Development Services Director. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or extend into
the public right-of-way.
Banks: A minimum of 0.4 per 100 square feet of net floor area and a maximum
of 0.5 per I 00 square feet of net floor area except when part of a
shopping center.
Convalescent centers: 1 for every 2 employees plus 1 for every 3 beds.
Day care centers, adult 1 for each employee and 2 loading spaces within I 00 feet of the main
day care (I and II): entrance for every 25 clients of the program.
Hotels and motels: I per guest room plus 2 for every 3 employees.
Mortuaries or funeral I per I 00 square feet of floor area of assembly rooms.
homes:
Vehicle sales (large 1 per 5,000 square feet. The sales area is not a parking lot and does not
and small vehicles) have to comply with dimensional requirements, landscaping or the bulk
with outdoor retail storage section requirements for setbacks and screening. Any
sales areas: arrangement of motor vehicles is allowed as Jong as:
A minimum 5 feet perimeter landscaping area is provided;
They are not displayed in required landscape areas; and
Adequate fire access is provided per Fire Department approval.
Vehicle service and 0.25 per I 00 square feet of net floor area.
repair (large and small
vehicles):
Offices, medical and 0.5 per 100 square feet of net floor area.
dental:
Offices, general: A minimum of 3 per 1,000 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 1 per 100 square feet of net floor area.
establishments and
taverns:
Eating and drinking 1 per 75 square feet of net floor area.
establishment
combination sit-
down/drive-through
restaurant:
Retail sales and big-A maximum of 0.4 per 100 square feet of net floor area, except big-box
box retail sales: retail sales, which is allowed a maximum of 0.5 per I 00 square feet of
net floor area if shared and/or structured parking is provided.
Services, on-site A maximum of 0.4 per I 00 square feet of net floor area.
( except as specified
below):
Clothing or shoe repair 0.2 per 100 square feet of net floor area.
shops, furniture,
appliance, hardware
stores, household
equipment:
Uncovered commercial 0.05 per I 00 square feet of retail sales area in addition to any parking
area, outdoor nurseries: requirements for buildings.
Recreational and entertainment uses:
Outdoor and indoor I for every 4 fixed seats or 1 per I 00 square feet of floor area of main
sports arenas, auditorium or of principal place of assembly not containing fixed seats,
auditoriums, stadiums, whichever is greater.
movie theaters, and
entertainment clubs:
Bowling alleys: 5 per alley.
Dance halls, dance 1 per 40 square feet of net floor area.
clubs, and skating
rinks:
Golf driving ranges: 1 per driving station.
Marinas: 2 per 3 slips. For private marina associated with a residential complex,
then I per 3 slips. Also 1 loading area per 25 slips.
Miniature golf courses: 1 per hole.
Other recreational: 1 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: 1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE DOWNTOWN CORE, EXCEPT SHOPPING
CENTERS:
All uses allowed in the I space per 1,000 square feet of net floor area.
CD Zone except for the
following uses: Excepted uses follow the standards applied outside the Downtown Core.
Exce11ted Uses:
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.
SHOPPING CENTERS:
Shopping centers A minimum of 0.4 per I 00 square feet of net floor area and a maximum
(includes any type of of0.5 per 100 square feet of net floor area. In the UC-NI and UC-N2
business occupying a Zones, a maximum of 0.4 per I 00 square feet of net floor area is
shopping center): permitted unless structured parking is provided, in which case 0.5 per
I 00 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.
INDUSTRIAUSTORAGE ACTIVITIES:
Airplane hangars, tie-Parking is not required. Hangar space or tie-down areas are to be
down areas: utilized for necessary parking. Parking for offices associated with
hangars is 1 per 200 square feet.
Manufacturing and A minimum of 0.1 per I 00 square feet of net floor area and a maximum
fabrication, of0.15 spaces per 100 square feet of net floor area (including
laboratories, and warehouse space).
assembly and/or
packaging operations:
Self service storage: I per 3,500 square feet of net floor area. Maximum of three moving
van/truck spaces in addition to required parking for self service storage
uses in the RM-F Zone.
Outdoor storage area: 0.05 per 100 square feet of area.
Warehouses and indoor 1 per 1,500 square feet of net floor area.
storage buildings:
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions: 1 for every 5 seats in the main auditorium, however, in no case shall
there be less than 10 spaces. For all existing institutions enlarging the
seating capacity of their auditoriums, 1 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: 1 for every 3 beds, plus 1 per staff doctor, plus 1 for every 3 employees.
Cultural facilities: 4 per 100 square feet.
Public post office: 0.3 for every 100 square feet.
Secure community 1 per 3 beds, plus 1 per staff member, plus I per employee.
transition facilities:
Schools:
Elementary and junior 1 per employee. In addition, if buses for the transportation of students
high: are kept at the school, 1 off-street parking space shall be provided for
each bus of a size sufficient to park each bus.
Senior high schools: 1 per employee plus 1 space for every 10 students enrolled. In addition,
public, parochial and if buses for the private transportation of children are kept at the school,
private: 1 off-street parking space shall be provided for each bus of a size
sufficient to park each bus.
Colleges and 1 per employee plus 1 for every 3 students residing on campus, plus 1
universities, arts and space for every 5 day students not residing on campus. 1n addition, if
crafts schools/studios, buses for transportation of students are kept at the school, I off-street
and trade or vocational parking space shall be provided for each bus of a size sufficient to park
schools: each bus.
(Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5286, 5-14-2007)
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
March 3, 2008
Title IV Docket
(Referred February 25, 2008)
tr;:"/101Jt:;D BY
GTil COlJ/il!CIL
Date ..3-3-~()08
The Planning and Development Committee recommends that the public hearing on proposed
Helipad and Commercial Office Residential zoning text amendments set for March I 0, 2008
be canceled. The hearing on the helipad amendments will be re-set at a later date following
completion of an appeal on the issue. The hearing on the Commercial Office Residential
am;,11d!llents will be re-set in combination with other Title IV Docket items at a later date.
( -. "';::-,
· e Chair
~~r-,_M_e_m_b-er
cc: Alex Pietsch
Rebecca Lind
'
mr
ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME
PROJECT NUMBER:
LOCATION
DESCRIPTION;
Commercial Office Residential (COR) Zone Amendment
LUA 08-005, ECF
C'1tywide
The prop.osed code amendment would consolidate the existing three Commercial Office
Resldermal (.COR) ~on~s. mto one COR zone. The developmen1 standards would be
ame.nded to mcludc. ehm1nat1on of tho hejght and density bonus provisions seltlng th
m,nim."m density at 30 duiacre and maximum density at 50 du/acre, and 'placing tw;
assoc,ated footnotes. regarding_ uppe_r story setback and fa~ade modulation in the table
Other code changes incl~de striking ,nstanc~s of COR 1, COR 2, or COR J and replacing
!ham with C?R and plac,~g COR in !he parkmg_raquirement5 section. Additionally the
COR zone-~,II be plac"". 111 t~e Urb?n Design o,strkt C and with 1he parking stand~rds
for other m,xed use/mult1-fam1ly zoning desognaiions.
FOR FURTHER INFORMATION. PLEASE CONTACT THE CITY OF RENTON
STRATEGIC PLANNING DIVISION AT 425.430 6576 '
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for proper file identific.1tion,
CERTIFICATION
I, K Vl-, SJvtM..&-evi , hereby certify that '3 copies of the above document
were posted by me in___}__ conspicuous places or nearby the described property on
/ ~ sroNEo:KLA-/s:
( DATE:.~2,+/-'-1jL--l--")c:..J.,1
f;<-· ~ I I
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in
-,.r,,
, on !he ~ l\, day of '&1 \.n 1~
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 121h day of February, 2008, I deposited in the mails of the United States, a sealed envelope
containing Agency Letter and Signature Sheet documents. This information was sent to:
Agencies
(Signature of Sender): qi~ ,
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
See Attached
I certify that I know or have satisfactory evidence that Judith Subia signed this instrument and
acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the
instrument.
Dated: & l l7'/ DR 1-J.
Notary Public in and for
Commercial Office Residential (COR) Zone Amendment
LUAOB-005, ECF
template. affidavit of service by mailing
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
Dept. of Ecology • WDFW -Larry Fisher • Muckleshoot Indian Tribe Fisheries Dept. •
Environmental Review Section 1775 12th Ave NW, Ste 201 Attn: Karen Walter or SEPA Reviewer
PO Box47703 Issaquah, WA 98027 39015172°' Avenue SE
Olympia, WA 98504-7703 Auburn, WA 98092
WSDOT Northwest Region• Duwamish Tribal Office• Muckleshoot Cultural Resources Program •
Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert
King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172°' Avenue SE
PO Box 330310 Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp. of Engineers• KC Wastewater Treatment Division • Office of Archaeology & Historic
Seattle District Office Environmental Planning Supervisor Preservation*
Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer
PO Box C-3755 201 S. Jackson St, MS KSC-NR-050 PO Box 48343
Seattle, WA 98124 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343
Boyd Powers •
Dept. of Natural Resources
PO Box47015
Olvmoia, WA 98504-7015
KC Dev. & Environmental Serv. City of Newcastle City of Kent
Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
900 Oakesdale Ave. SW Director of Community Development 220 Fourth Avenue South
Renton, WA 9805!>-1219 13020 SE 72"' Place Kent, WA 98032-5895
Newcastle, WA 98059
Metro Transit Puget Sound Energy City of Tukwila
Gary Kriedt, Senior Environmental Planner Joe Jainga, Municipal Liason Manager Steve Lancaster, Responsible Official
201 South Jackson Street, KSC-TR-0431 PO Box 90868, MS: XRD-01W 6300 Southcenter Blvd.
Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Tukwila, WA 98188
Seattle Public Utilities State Department of Ecology
Real Estate Services NW Regional Office
Title Examiner 3190 1601" Avenue SE
700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. •
template -affidavit of service by mailing
CITY F RENTON
Economic Development, Neighborhoods and
Strategic Planning
Alex Pietsch, Administrator
February 12, 2008
Washington State Department of Ecology
Environmental Review Section
PO Box47703
Olympia, WA 98504-7703
Subject: Environmental Determinations
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the
Environmental Review Committee (ERC) on February 11, 2008:
DETERMINATION OF NON-SIGNIFICANCE
PROJECT NAME: Commercial Office Residential (COR) Zone Amendment
PROJECT NUMBER: LUA 08-005, ECF
LOCATION: Citywide
DESCRIPTION: The proposed code amendment would consolidate the existing three Commercial
Office Residential. (COR) zones into one COR zone. The development standards
would be amended to include: elimination of the height and density bonus
provisions, setting the minimum density at 30 du/acre and maximum density at 50
du/acre, and placing two associated footnotes regarding upper story setback and
fa~ade modulation in the table. Other code changes include striking instances of
COR l, COR 2, or .COR 3 and replacing them with COR and placing COR in the
parking requirements secjion. Additionaliy, the COR zone will be placed in the
Urban Design District C and with the parking standards for other mixed use/mnlti-
family zoning designations.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
March 3, 2008. Appeals must be filed in writing together with the required $75.00 applivation fee with:
Hearing Examiner, City of Renton, 1055 Smith Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Addi.tional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
If you have questions, please call me at (425) 430-6576.
cc:
ental Review Committee,
King County Wastewater Treatment Division
WDFW, Stewart Reinbold
David F. Dietzman, Department of Natural Resources
WSDOT, Northwest Region
Duwamish Tribal Office
Karen Walter, Fisheries, Mucklesl!oot Indian Tribe (Ordinance)
Melissa Calvert, Muckleshoot Cultural Resources Program
US Army Corp, of Engineers ~
-----'S.iteqp:,,biaaJ>vui~:.J~._;.,;u:~c,:,i::,.,:=:a"'cc,~:.J;ai~c.A"-:";"'~"'";"':11:n:!&~lL,":'-H"a,lli:w::01;1<·c;_
0
:tcra,.~:,;s;01::Y
5
:a.~all·ornnll_ ______ R E N T Q N
@ This ~~r~tains 50% recycled material, 30% post consumer
t. ..
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 121h day of February, 2008, I deposited in the mails of the United States, a sealed envelope
containing POR Letter and ERC Report documents. This information was sent to:
Parties of Record See Attached
(Signature of Sender).:_: _....,_~,l&rtf=' ~·::..!u.:c:· ·..::.~:.:.y_b~··'>lJA_..:..:_. __________ _
STATE OF WASHINGTON )
)
COUNTY OF KING )
Dated: a, -1.::, -c:f<s
ss
Commercial Office Residential (COR) Zone Amendment
LUAOB-005, ECF
template -affidavit of service by mailing
.. )
Name Street City, State Zip Phone Email Notes
David Halinen Fir Crest, WA 98466 (206) 443-4684 davidhalinen@halinenlaw.com
Halinen Law Offices 1 019 Regents Blvd. Ste 202
Don Merlino 9216 8th Ave S Seattle, WA 98108
Stoneway Concrete djmerlino@stonewayconcretc.com
Michael Merlino 9216 8th Ave S Seattle, WA 98108 mmerlino@stonewayconcrete.com
Stoneway Concrete
Jim Hambuechen 200 112th Ave NE, Ste 200 Bellevue, WA 98004 (425) 453-9100 jehambu@nwlink.com
Prudential NW Realty
Joseph Ho 200 112th Ave NE, Ste 200 Bellevue, WA 98004 (425) 766-6619 joseph ho@msn.com
Prudential NW Realty
Bradley Karvasek 16400 Southcenter Parkway, Ste Tukwila. WA 98188 (206) 574-0637 bkarvasek@eqrworld.com
Equity Residential
COR POR List Page 1 of 1
(;~'>, ~(\'.Y ~~ CITY -F RENTON
+ ,~ >+-+ Economic Development, Neighborhoods and
..11 , Strategic Planning
~ ~ ~ Denis Law, Mayor Alex Pietsch, Administrator <:;~N't01";-------------------------..;.....;.;.;;.;.;;;....;.._.;... __ _
February 12, 2008
SUBJECT: Commercial Office Residential (COR) Zone Amendment
LUA08-005, ECF
Dear Parties of Record:
This letter is written on behalf of the Environmental Review Committee (ERC) and is to inform
you that they· have completed their review of the environmental impacts of the above-referenced
project. The Committee, on February 11, 2008, decided that your project will be issued a
Determination of Non-Significance.
The City of Renton ERC has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under
RCW 43.21C.030(2)(c). This decision was made by the ERC under the authority of Section 4-6-
6, Renton Municipal Code, after review of a completed environmental checklist and other
information, on file with the lead agency. This information is available to the public on request.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m.
on March 3, 2008. Appeals must be filed in writing together with the required $75.00
application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-
11 O.B. Additional information regarding the appeal process may be obtained from the Renton
City Clerk's Office, (425) 430-6510.
If the Environmental Determination is appealed, a public hearing date will be set and all parties
notified.
If you have any questions or desire clarification of the above, please call me at (425) 430-6576.
Angie Mathias
Assistant Planner
-------1-0-55_S_o_u_th_G_r_ad_y_W_a_y ___ R_e_nt_o_n,-W-a-s-hi-ngt-on-9-80_5_7 ______ ~
® This paper contains 50% recycled material. 30% post consumer
AHEAD OF THE CURVE
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
APPLICATION NUMBER: LUA 08-005, ECF
APPLICANT: City of Renton
PROJECT NAME: Commercial Office Residential (COR) Zone Amendment
DESCRIPTION AND LOCATION
OF PROPOSAL: The proposed code amendment would consolidate the existing three
Commercial Office Residential (COR) zones into one COR zone. The development standards would be amended
to include: elimination of the height and density bonus provisions, setting the minimum density at 30 du/acre and
maximum density at 50 du/acre, and placing two associated footnotes regarding upper story setback and fa.,ade
modulation in the table. Other code changes include striking instances of COR 1, COR 2, or COR 3 and
replacing them with COR and placing COR in the parking requirements section. Additionally, the COR zone will
be placed in the Urban Design District C and with the parking standards for other mixed use/multi-family zoning
designations.
LEAD AGENCY: City of Renton
Dept. of Economic Development, Neighborhoods, and Strategic Planning
This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 3, 2008.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-651 o.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
T~iyama, Administrator
Community Services
February 16, 2008
February 11, 2008
i-h,dc ct
Date
c?:lt?-108
Date
I. David Daniels, Fire Chief Date
Fire Departme
City of Renton Department of Planning I Building I Public ____ ks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
APPLICATION NO: LUAOB-005, ECF
APPLICANT: Ci of Renton
PROJECT TITLE: Commercial Office Residential Zone
Amendment
SITE AREA: CITYWIDE
LOCATION: CITYWIDE
COMMENTS DUE: FEBRUARY 8, 2008
DATE CIRCULATED: JANUARY 25, 2008
PROJECT MANAGER: An ie Mathias
PLEASE RETURN REVIEW SHEET TO
• JUDITH SUBIA IN EDNSP, FLOOR SIX
SUMMARY OF PROPOSAL: Consolidate the three COR zones into one zoning designation. Based on Comprehensive Plan policies
establish an appropriate minimum density (30 dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR. Place the consolidated COR zone in the Urban Center Design District C.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housina
Air Aesthetics
Water Linhl/Gfare
Plants Recreation
Land/Shoreline Use Utilities
Animals TransDortation
Environmental Health Public Services
Energy! Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
8. POL/CY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have rev;ewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where ad ·tional information is needed to properly assess this proposal.
Date
City of Renton Department of Planning I Building I Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
APPLICANT: Ci of Renton
PROJECT TITLE: Commercial Office Residential Zone
Amendment
SITE AREA: CITYWIDE
LOCATION: CITYWIDE
COMMENTS DUE: FEBRUARY 8, 2008
DATE CIRCULATED: JANUARY 25, 2008
PROJECT MANAGER: An ie Mathias
? (i
!.., ,_ ?)/.';;
PLEASE RETURN REVIEW ~l;;J"RJer. '
JUDITH SUBIA IN EDNSP, FL03lf~~i
SUMMARY OF PROPOSAL: Consolidate the three COR zones into one zoning designation. Based on Comprehensive Plan policies
establish an appropriate minimum density (30 dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR. Place the consolidated COR zone in the Urban Center Design District C.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housina
Air Aesthetics
Water LiohVGlare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transnortation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
f
ENVIRONMENTAL REVIEW COMMITTEE
MEETING NOTICE
February 11, 2008
To: Gregg Zimmerman, Planning/Building/Public Works Administrator
Terry Higashiyama, Community Services Administrator
I. David Daniels, Fire Chief
Alex Pietsch, EDNSP Administrator
From: Jennifer Henning, Development Planning
Meeting Date: Monday, February 11, 2008
Time: 3:00 PM
Location: Sixth Floor Conference Room #620
Agenda listed below.
THE FOLLOWING 15 A CONSENT AGENDA
Commercial Office Residential (CORI Zone Amendment (Mathias I
LUAOS-005, ECF
The proposed code amendment would consolidate the existing three Commercial Office Residential (COR) zones
into one COR zone. The development standards would be amended to include: elimination of the height and density
bonus provisions, setting the minimum density at 30 du/acre and maximum density at 50 du/acre, and placing two
associated footnotes regarding upper story setback and fai;ade modulation in the table. Other code changes include
striking instances of COR 1, COR 2, or COR 3 and replacing them with COR and placing COR in the parking
requirements section. Additionally, the COR zone will be placed in the Urban Design District C and with the parking
standards for other mixed use/multi-family zoning designations.
cc: D. Law, Mayor
J. Covington, Chief Administrative Officer
S. Dale Estey, Economic Development Director®
D. Pargas, Assistant Fire Marshall
N. Watts, P/B/PW Development Services Director ®
F. Kaufman, Hearing Examiner
B. Van Horne, Deputy Fire Chief®
J. Medzegian, Council
P. Hahn, P/B/PW Transportation Systems Director
R. Lind, Economic Development
L. Warren, City Attorney ®
ERG
REPORT
City of Renton
Department of Planning / Building / Public Works
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: February 11, 2007
Project Name: Commercial Office Residential (COR) Zone Amendment
Owner: n/a
Applicant.· City of Renton
Contact: City of Renton, EDNSP
File Number: LUA 08-005, ECF
Project 1\1anager: Angie Mathias, Associate Planner
Project Summary: The proposed code amendment would consolidate the existing three Commercial
Office Residential (COR) zones into one COR zone. The development standards
would be amended to include: elimination of the height and density bonus
provisions, setting the minimum density at 30 du/acre and maximum density at 50
du/acre, and placing two associated footnotes regarding upper story setback and
ti19ade modulation in the table. Other code changes include striking instances of
COR I, COR 2, or COR 3 and replacing them with COR and placing COR in the
parking requirements section. Additionally, the COR zone will be placed in the
Urban Design District C and with the parking standards for other mixed use/multi-
family zoning designations.
Project Location: Citywide
Exist. Bldg Area SF:
Site Area:
STAFF
RECOMMENDATION:
n/a
n/a
---~-----------------------------
Proposed New Bldg Area (footprint):
Proposed New flldg. Arca (gross;:
Toled Building Area GSF:
n/a
n/a
n/a
Staff Recommends that the Environmental Review Committee issne a
Determination of Non-Significance (DNS),
COR Zones
Project Location Map
ERC Report 08-005.doc
I City of Renton PIB/PW Department
COMMERCIAL OFFICE RESIDEn, JAL (COR) ZONE AMENDMENT
Report of February 11, 2007
PART ONE: ENVIRONMENTAL REVIEW
Em nenta/ Review Committee Report
LUA 08-005, ECF
Page 2 of2
In compliance with RCW 43 .2 I C.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 required for this non-project action.
C. Exhibits
Exhibit I COR Zones Map
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether
the applicant has adequately identified and addressed environmental impacts anticipated to occur in
conjunction with the proposed development. Staff reviewers have identified that the proposal has no
probable impacts
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 arc contained in the Official File and may be attached to this
report.
Environmental Determination Appeal Process Appeals of the environmental determination must be filed
in writing on or before 5:00 PM, March 3, 2008.
Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in
writing at the City Clerk's office along with a $75.00 application fee. Additional information regarding the
appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, I 055 S. Grady Way,
Renton WA 98057.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land
use action. Because these notes are provided as information only, they are not subject to the appeal process for
rhe land use actions.
None
ERC Report 08-005. doc
'
I · .. r,-
__r:_1--~-.
Economic Development, e Neighborhoods and
Strategic Planning
·etsch Administrator
AJex P1 .Planning Technician Adriana Johnson,
t "f-11•1' ---ti, tt_ :' ,t
['I· ·ll--· 11,· t _· _ :. 7 . I. II·. ·x.:, i: ·, i 1J.c: t_:11
f-1t,1 ·,If If, I I. ~-I 1, -~· 11·. 11':l-
l,-l1,ll,,1 ',-1t I ti\ ·llll·:11 i,1 1-1-I! I 1u~ 1 I ,1 t1l-lrt. '
J -.'.~------
Le9end
,-.. -,1 City Boundary '·-··-· ~Parks
-CORZones
--Streets Network
.c !-, . H f' G'
I:•
0
COR Zones
December 10, 2007
1 ,ooo 2 ,ooo 4 ,oi~.
1
1 :36,000
II
:·_ l -. '---_Aj
City of nton Department of Planning I Building I Pub/ arks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ~r1 1('p,,1JitW
APPLICATION NO: LUAOB-005, ECF
APPLICANT: City of Renton
PROJECT TITLE: Commercial Office Residential Zone
Amendment
SITE AREA: CITYWIDE
LOCATION: CITYWIDE
COMMENTS DUE: FEBRUARY 8, 2008 , . ,
DATE CIRCULATED: JANUARY 25, zobs' 00
::
1
I, c '..I
PROJECT MANAGER: Anaie Mathias :
PLEASE RETURN REviewS'iteefro
JUDITH SUBIA IN EDNSP, FLOOR SIX
SUMMARY OF PROPOSAL: Consolidate the three COR zones into one zoning designation. Based on Comprehensive Plan policies
establish an appropriate minimum density (30 dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR. Place the consolidated COR zone in the Urban Center Design District C.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable
Environment Minor Major
Impacts Impacts
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY-RELATED COMMENTS
NO+l.l..
C. CODE-RELATED COMMENTS
,{}in-t.f
More
Information
Necessary
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housino
Aesthetics
Lioht!Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
City of n~nton Department of Planning I Building I Public ,Yorks
ENVIRONMENTAL & DEVELOPMENT A PPL I CA Tl O f!L-REV/EW SH l;_E[
REVIEWING DEPARTMENT: ~
APPLICATION NO: LUA08-005, ECF
APPLICANT: Citv of Renton
PROJECT TITLE: Commercial Office Residential Zone
Amendment
SITE AREA: CITYWIDE
LOCATION: CITYWIDE
COMMENTS DUE: FEBRUARY-8, 2888 :_· ___ -
DATE CIRCULATED: JANUARY 25, 2008.., -_
PROJECT MANAGER: Anaie Mathias
PLEASE RETURN REVIEW SHEET TO
JUDITH SUBIA IN EDNSP, FLOOR SIX
SUMMARY OF PROPOSAL: Consolidate the three COR zones into one zoning designation. Based on Comprehensive Plan policies
establish an appropriate minimum density (30 dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR Place the consolidated COR zone in the Urban Center Design District C.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy!
Natural Resources
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housinn
Aesthetics
Liaht!Glare
Recreation
Utilities
Transoortation
Public Services
Historic/Cultural
PreseNation
Airport Environment
10,000 Feel
14,000 Feet
?~c t<-ev/.,~ ~7rae4d u.,,, ,.,,t!' ,,_ ,Is .
,,..---7
~bv('.. /~HJ~/
dssr: &~ &f@)
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
DATE:
TO:
FROM:
SUBJECT:
FIRE DEPARTMENT
MEMORANDUM
2/07/08
Judith Subia
David Pargas, Assistant Fire Marshal
LUAOS-005-ECF consolidation of 3 COR Zones into 1
Examination of the material provided concerning the proposed Zoning change has
disclosed that the consolidating of the 3 COR zones into! COR Zone does not appear that
this will have any effect on our ability to deliver Fire Suppression and Emergency
Medical service at the level we are currently delivering at.
i:\city mernos\luaOS-005 -ecf consolidate 3 cor zones into I .doc
City 01 ton Department of Planning I Building I Pub ,rks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
APPLICATION NO: LUAOB-005, ECF
APPLICANT: Citv of Renton
PROJECT TITLE: Commercial Office Residential Zone
Amendment
SITE AREA: CITYWIDE
LOCATION: CITYWIDE
COMMENTS DUE: FEBRUARY 8, 2008
DATE CIRCULATED: JANUARY 25, 2008
PROJECT MANAGER: Anaie Mathias
PLEASE RETURN REVIEW SHEET TO
JUDITH SUBIA IN EDNSP, FLOOR SIX
SUMMARY OF PROPOSAL: Consolidate the three COR zones into one zoning designation. Based on Comprehensive Plan policies
establish an appropriate minimum density (30 dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR. Place the consolidated COR zone in the Urban Center Design District C.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housino
Air Aesthetics
Water LiQht!Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoorlalion
Environmental Health Public Services
Energy! Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas whe additional information is neededj.o properly assess this proposal.
Si Date
City of. __ nton Department of Planning I Building I Pub/ arks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: 1ranl./»"fu,1ior)
APPLICATION NO: LUA08-005, ECF
APPLICANT: Citv of Renton
PROJECT TITLE: Commercial Office Residential Zone
Amendment
SITE AREA: CITYWIDE
LOCATION: CITYWIDE
COMMENTS DUE: FEBRUARY 8, 2008
DATE CIRCULATED: JANUARY 25, 2008
PROJECT MANAGER: Anaie Mathias
PLEASE RETURN REVIEW SHEET TO
JUDITH SUBIA IN EDNSP, FLOOR SIX
SUMMARY OF PROPOSAL: Consolidate the three COR zones into one zoning designation. Based on Comprehensive Plan policies
establish an appropriate minimum density (30 dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR. Place the consolidated COR zone in the Urban Center Design District C.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probabl& Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housino
Air Aesthetics
Water LinhVG/are
Plants Recreation
Land/Shoreline Use utilities
Animals Transoorlation
Environmental Health Public Se,vices
Energy! Historic/Cultural
Natural Resources Preservation
Ailporl. Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
/J&W
C. CODE-RELATED COMMENTS
juev.p
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal. I 1
__,_,_I ,_,,_J'.>,,__,.. _,_,./Jo=V-"'~~--oat•{ /
i
DATE
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION
OF NON-SIGNIFICANCE (DNS)
January 25, 2008
LAhlD USE NUMBER· LUAOS.-005, ECF
APPL!CATION NAME 2007 Docket -Commercial Offioe Resldcnti31 ICOR) Zoning Code Amendment
PROJECT LOCATION AND DESCRIPTION: The COR t~·,e b currently loc.aled on properli"s abutting La~e Washin9ton
aPd tile CecJr R,,er P•nposed chang,,s to the zoning oode ,r.c!ude: consolidate 1/'e ex1stmg Uiree COR zones ,nto one
zone T•,e dcvelopmecil standards would n., amended to 1nc:ude: <'.:11rr1nat1an "/ the hc,ght and densir, bon~s provisions.
se\llriu 1he m•n1rr,um dw1sity at JO du/acre and max,mu;i density al 50 du/acre and placing tvw assac,ated footnotes
regard,ng upper story selhack ard faQade rr.odulation m '.he l~tlle. Olher oode r-hanges 11cluC~ ,;tnkirg ,nstaoces of COR
I. COR 2, oc COR 3 and reolacing 1~em w 1h COR am;! olaGing COR 1n the p~rking recu<remer,\s sec.ion. Add1t1onall·;, :he
COR enne will be placed •n the Urt>an o .. sign D1s\r,ct Card wit~ lhe pJrk,ng ~tnnCarcs for othe, mixed useimult1-fami1y
zo~1ng des1gnal1cns.
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As lhe Lead Agency, the Coty oC Renton has detwrnined
Iha: s1gnif:cant cnvi·onmen\,al impacts are unlikely lo result fro,n the proposed Comarc,1cns1•1e Plar arnendr'1ents an,'
;rom1g changes. Therefore as perm11ted under tnc RCW 43 21C 110, '.he City o'. Renton is using lhe Opllonal DNS
proces~ m gi,e notice tt,at a DNS 1s ii~el\' to be issued. Cor,irr ent periods for '.he project and 1~e µ,nposed DNS are
1ntegrateC i1to a single comment period T'1ere wi'I oe no comment perioO follmving the 1ssuwce of lhP. Threshold
;:),>term1nat on ct Nor·S•gnificance (DNS). A 14-day appe;:,I period ,·,ill follow \t.e issuance of lhe DNS
APPLICATION DATE: Ja·1uar; 25. 2008
Pennits/Review Requested: Enviro,~men1a· (SEPA) Review. Zonir,g ";"ext Ar-,erdmero\
Location where application may be reviewed: Econormc Development Ne1ghoomoods ar,,J Strateq,c Plann,rig
Deoar\ment, S:rate~,~ Planncng D,•,·s·ori. 1055 South Gracy Way Renton WA 98057.
PUBLIC HEARING· A puh1ic hearing on ,~ese issues will be l1el~ before tne City Cot.ec I on a dat~ k he dcter-c,1ned
Environmental Documents that evaluate the Proposed Project Environ,-;erlal Ch~cl<l1s; d;:,\ed Ja!lu~,y ;o, 2JOb
Development Regulations Used For Project Mitigation: These non-pro1ect a~l1nns will be sub1eq In tcit> City's SEf"'A
Ordinance a~d Oevelo;:,rre!lt RP.gulat,ans ,md othr app'icable co~~s and re~u1a\1ons ~s apprn~riate
Proposed Mltlgation Measures: fhe ar1<1ly:s1s o• the propos><I coes not re,·eal any ad,·erse envornn,nental mpa~1~
requ1°1ng mi11gat1on above and bevon~ ex,s\ing code Prov,s1c110 Howe·,er. m1'.1~at on may tie neoos~arf and may h<-
1mposed nT the lime of a 8<'.e spec1f1c developmAnt oroposa1 or, the sub1ect 51\e
Co"!1mer,ts on the above application must be submitted 1r. ,,1r1t1ng to Ang,o Ma:h1as. A~s.stant P1,mne'. !=cnnowc
oe,,elopmenl Neighoomoods ~nti S'.rate<;;IC Plar,n•ng D•v,s on. 1055 South Gracy 'I fay Rentoi WA 9B057, by 5:00 pm
on February 8, 2008. 11 you have questions aboc1 ll11o rmoosal, or w1sl1 to b<: m~de a party of re<:ord and re~eive
,addit;o,al no\1f1c;,t.1on tiy ma1I corit>,ct the Pro,ec: Ma,rnger Anyone whi, submits written ornnrr,~n\s will autun1a1ical',y
becorr,e a pa,ty of record and w1I, Im notified of any oec s,on on t\lis p,u1ecl
CONTACT PERSON: Angie Mathias (425) 430-6576
I PLEASE lNCLUDE THE PROJECT NUMBER WHEN CALLJNG FOR PROPER FILE IDENTIFICATION
If \'<lU wuu d like to recei.·e further i1tormat,on on the env1ronm~ntal review of 1h,s proposed pro1ecl. complete lh1s fo,m
ar.d return tn. City al Renmn. Econom,c Develop,~en~ Ne1ghbo·hoons, and Strategic Planr,ng, 1 055 Sn 11th Grady Way
Renton. WA 9R057 You must ,&turn this form la receive futu,e information regarding the environmental
delerm/nalion for this project
File No.lNama: LUAOS-005, ECF I 2007 Docket -Commercial Office Residential (COR) Zoning Code
Amendm,:,nt
NAME
ADClRESS
TELEPHONE NO
CERTIFICATION
I, ~ te.. M tl4tc-~ , hereby certify that _,;3 copies of th
were posted by me in __ conspicuous places or nearby
DATE: __ 2-S=--· O_,Bc___ .~~',
SIGNED:--tl"~""---"~=~---:_¥.:i·:'-;.·
':: ~·
~ ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 251h day of January, 2008, I deposited in the mails of the United States, a sealed envelope
containing NOA and Environmental Checklist documents. This information was sent to:
r:JC ' '',,rJ;,};F ;r, .· .... ,!rmirei:: ..... ·. < . ! . ,/ R11Pr~i~ot1H'J ,·· .. , r, .> f!,.··· ··.;;-.. -;--;i·;· _,,, -.-.
Agencies See Attached
Parties of Record See Attached
•
(Signature of Sender)_: _g-cc· ·l'-,~~~~·=·~~ttl/L~_· _______________ _
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Judith Subia signed this instrument and
acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the
instrument.
Datedr_1 J~o!5'~/_o€,~--
Notary (Print):
My appointment expiresr
~M~~cL~bni~-L~---
o,)-\'1.-10
COR Zone Amendment
LUAOS-005, ECF
template -affidavit of service by mailing
AGENCY (DOE) LETTER MAILING
(ERG DETERMINATIONS)
---~--------------------. ----
Dept. of Ecology • WDFW -Larry Fisher• Muckleshoot Indian Tribe Fisheries Dept.*
Environmental Review Section 1775121h Ave NW, Ste 201 Attn: Karen Walter or SEPA Reviewer
PO Box 47703 Issaquah, WA 98027 39015 172"' Avenue SE
Olvmoia, WA 98504-7703 Auburn, WA 98092 --
WSDOT Northwest Region • Duwamish Tribal Office* Muckleshoot Cultural Resources Program *
Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert
King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172°' Avenue SE
PO Box 330310 Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp. of Engineers• ' KC Wastewater Treatment Division • ' Office of Archaeology & Historic
Seattle District Office Environmental Planning Supervisor Preservation*
Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer
PO Box C-3755 201 S. Jackson St. MS KSC-NR-050 PO Box 48343
Seattle, WA 98124 Seattle, WA 98104:3855 ----_ OlymQia, WA 98504-8343
Boyd Powers*
Dept. of Natural Resources
PO Box 47015
Olvmoia, WA 98504-7015
KC Dev. & Environmental Serv. City of Newcastle City of Kent
Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom. AICP
900 Oakesdale Ave. SW Director of Community Development 220 Fourth Avenue South
Renton. WA 98055-1219 13020 SE 72'd Place Kent, WA 98032-5895
Newcastle, WA 98059 _______
.. ----------
Metro Transit Puget Sound Energy City ofTukwila
Gary Kriedt, Senior Environmental Planner Joe Jainga, Municipal Uason Manager Steve Lancaster, Responsible Official
201 South Jackson Street, KSC-TR-0431 PO Box 90868, MS: XRD-01W 6300 Southcenter Blvd.
Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Tukwila, WA 98188
Seattle Public Utilities State Department of Ecology
Real Estate Services NW Regional Office
Title Examiner ! 3190 1601h Avenue SE
on~ 700 Fifth Avenue, Suite 4900 I Bellevue, WA 98008-5452 A/Otf PO Box 34018
Seattle. WA 98124-4018 -------
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. •
template -affidavit of service by mailing
Name
David Halinen
Halinen Law Offices
Don Merlino
Stoneway Concrete
Michael Merlino
Stoneway Concrete
COR POR List
Street
101 9 Regents Blvd. Ste 202
9216 8TH AVES
9216 8TH AVES
City, State
Fir Crest, WA
Seattle, WA
Seattle, WA
Zip Phone Email
98466 (206) 443-4684 n::ividhalinen@hgU_r,enlaw.com
98108
98108
dj mer] in< i(£~St (lnC\H1yconcrete. com
mmerlino@stonewayconcrete.com
;1/CJA c-nl]
Notes
Page 1 of 1
DATE:
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION
OF NON-SIGNIFICANCE (DNS)
January 25, 2008
LAND USE NUMBER: LUA08-005, ECF
APPLICATION NAME: 2007 Docket-Commercial Office Residential (COR) Zoning Code Amendment
PROJECT LOCATION AND DESCRIPTION: The COR zone is currently located on properties abutting Lake Washington
and the Cedar River. Proposed changes to the zoning code include: consolidate the existing three COR zones into one
zone. The development standards would be amended to include: elimination of the height and density bonus provisions.
setting the minimum density at 30 du/acre and maximum density at 50 du/acre. and placing two associated footnotes
regarding upper story setback and fac;ade modulation in the table. Other code changes include striking instances of COR
1, COR 2, or COR 3 and replacing them with COR and placing COR in the parking requirements section. Additionally, the
COR zone will be placed in the Urban Design District C and with the parking standards for other mixed use/multi-family
zoning designations.
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (ONS): As the Lead Agency. the City of Renton has determined
that significant environmental impacts are unlikely to result from the proposed Comprehensive Plan amendments and
zoning changes. Therefore, as permitted under the RCW 43.21C. 110, the City of Renton is using the Optional DNS
process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are
integrated into a single comment period. There will be no comment period following the issuance of the Threshold
Determination of Non-Significance (DNS). A 14-day appeal period will follow the issuance of the DNS.
APPLICATION DATE: January 25, 2008.
Permits/Review Requested: Environmental (SEPA) Review, Zoning Text Amendment.
Location where application may be reviewed: Economic Development Neighborhoods and Strategic Planning
Department, Strategic Planning Division, 1055 South Grady Way, Renton, WA 98057.
PUBLIC HEARING: A public hearing on these issues will be held before the City Council on a date to be determined.
Environmental Documents that evaluate the Proposed Project: Environmental Checklist dated January 10, 2008.
Development Regulations Used For Project Mitigation: These non-project actions will be subject to the City's SEPA
Ordinance and Development Regulations and other applicable codes and regulations as appropriate.
Proposed Mitigation Measures: The analysis of the proposal does not reveal any adverse environmental impacts
requiring mitigation above and beyond existing code provisions. However, mitigation may be necessary and may be
imposed at the time of a site specific development proposal on the subject site.
Comments on the above application must be submitted in writing to Angie Mathias, Assistant Planner. Economic
Development Neighborhoods and Strategic Planning Division, 1055 South Grady Way, Renton, WA 98057. by 5:00 p.m.
on February 8, 2008. If you have questions about this proposal, or wish to be made a party of record and receive
additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically
become a party of record and will be notified of any decision on this project.
CONTACT PERSON: Angie Mathias (425) 430-6576
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
If you would like to receive further information on the environmental review of this proposed project, complete this form
and return to: City of Renton, Economic Development, Neighborhoods. and Strategic Planning, 1055 South Grady Way,
Renton, WA 98057. You must return this form to receive future information regarding the environmental
determination for this project.
File No./Name: LUA08-005, ECF / 2007 Docket -Commercial Office Residential (COR) Zoning Code
Amendment
NAME -------------------------------
ADDRESS:----------------------------
TELEPHONE NO.: __________ _
./~ /. . ·.·'
~\
STATE OF WASHINGTON
DEPARTMENT OF COMMUNITY. TRADE AND ECONOMIC DEVELOPMENT
128-1!1' Ave/Jue SW • POBox~2525 • Olympia. Wasl!m9to11985M-2525 • /3tW) ,25-4t~ltl
January 22, 2008
Angie Mathias, AICP
AssistantPlanner
City of Renton
1055 South Grady Way
Renton City Hall Sixth Floor
Renton, Washington 98055
Dear Ms. Mathias:
RECEIVED
JAN 2 4 2008
City of Renton
Economic Development,
Neighborhoods & Strate sic Planning
Thank you for sending the Washington State Department of Community, Trade and Economic Development
(CTED) the following materials as required under RCW 36.?0A.106. Please keep this letter as documentation
that you have met this procedural requirement.
City of Renton • Proposed amendments to zoning map and text amendments, which consolidates the
commercial office residential zone and places the zone in district C of urban design guidelines. These
materials were received on 01/18/2008 and processed with the Material ID# 12586.
We have forwarded a copy of this notice to other state agencies. If this is a draft amendment, adopted
amendments should be sent to CTED within ten days of adoption and to any other state agencies who
commented on the draft.
If you have any questions, please call me at (360) 725-3063.
Sincerely,
Sam Wentz
GIS Coordinator
Growth Management Services
Enclosure
AGENCIES REVIEWING COMP PLANS
Revised December 2007
Cities and counties need to send electronic copies of their draft comprehensive plans to the Washington
State Department of Community, Trade and Economic Development (CTED), GMS Review Team,
reviewteam@cted.wa.gov, at least 60-days ahead of adoption. If a jurisdiction only has hard copies
available, it should mail a copy to each of the agencies' representatives listed below, at least 60-days
ahead of adoption. Adopted plans should be sent to CTED, either by mail or email, immediately upon
publication, as well as to any state agencies that commented on the draft plan. A jurisdiction does not
need to send its plan to the agencies which have been called ahead and that have indicated the local plan
will not be reviewed. The Jurisdiction should keep a record of these contacts with state agencies and the
state agencies' responses.
Eric Heinitz
Department of Corrections
Post Office Box 41112
Olympia, Washington 98504-1112
(360) 725-8397 Fax (360) 586-8723
Email: efheinitz(aldoc1 .wa.ggy
Lorinda Anderson
lnteragency Committee on Outdoor Recreation
Post Office Box 40917
Olympia, Washington 98504-0917
(360) 902-3009 Fax: (360) 902-3026
Email: lorindaa@iac wa.qov
Bill Koss
Parks and Recreation Commission
Post Office Box 42650
Olympia, Washington 98504-2650
(360) 902-8629 Fax: (360) 753-1594
Email: billk@parks.wa.gov
Elizabeth McNagny
Department of Social and Health Services
Post Office Box 45848
Olympia, Washington 98504-5848
(360) 902-8164 Fax: (360) 902-7889
Email: mcnaqec@dshswa.gov
Bill Wiebe
Department of Transportation
Post Office Box 47300
Olympia, Washington 98504-7370
(360) 705-7965 Fax (360) 705-6813
Email: wiebeb@wsdot.wa.gov
Kelly Cooper
Department of Health
Environmental Health Division
Post Office Box 47820
Olympia, Washington 98504-7820
(360) 236-3012 Fax: (360) 236-2250
Email: Kelly.cooper@doh wa gov
SEPAIGMA Coordinator
Department of Ecology
Post Office Box 47600
Olympia, Washington 98504-7600
(360) 407-6960. Fax (360) 407-6904
Email: qmacoordinat1011@ecywa.go11
Jennifer Hayes
Department of Fish and Wildlife
Post Office Box 43155
Olympia, Washington 98504-3155
Tel: (360) 902-2562 Fax (360) 902-2946
Email: hayesilh@dfwwa.gov
Hugo Flores
Washington State Dept of Natural Resources
GMAISMA Planning & State Harbor Areas
111 Washington St SE
PO Box 47027
Olympia, WA 98504-7027
Phone: (360) 902-1126 Fax (360) 902-1786
E-mail: hugo.flores@dnr.wa.gov
Cullen Stephenson
Puget Sound Partnership
Post Office Box 40900
Olympia, Washington 98504-0900
(360) 725-5470 Fax (360) 725-5456
Email: cullen.stephenson@pspwa gov
Review Team
CTED
Growth Management Services
Post Office Box 42525
Olympia, Washington 98504-2525
(360) 725-3000 Fax: (360) 753-2950
Email: rev1ewteam@ctedwa.gov
S·\GmulADMIN\Lists\State Agencies Reviewing Comp Plans 12~07.doc
January 16, 2008
Review Team, Growth Management Services
Office of Community, Trade, and Economic Development
906 Columbia Street SW
Olympia, WA 98504-2525
RE: Notice of Intent to Adopt Amendments Zoning Text Amendments
Dear CTED Review Team,
In accordance with RCW 36.70A.106, the City of Renton notifies the Office of Community, Trade, and
Economic Development of the intent to adopt amendments to its Comprehensive Plan, and Concurrent
Zoning Map and Text Amendments.
Please accept two copies of the proposed zoning text amendment and initiate the 60-day review process.
The amendment consolidates the Commercial Office Residential zone, amends the minimum density to thirty
dwelling units per acre and the maximum density to fifty dwelling units per acre, and places the zone in
district C of urban design guidelines.
Thank you for your assistance with this process. If you have questions, please do not hesitate to contact me at
425.430.6576.
Sincerely,
Angie Mathias
Assistant Planner
City of Renton
LAND USE PERMIT i ,", f i ..,·,. : ;. 5 2008
MASTER
.-\ \· p!-H:enton
APPL I CAT lo"''··""" Or·velopment, ! ··. d(_'41c:G(ts & Strategic Planning
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: PROJECT OR DEVELOPMENT NAME: 2007 Docket -
Commercial Office Residential zone amendment
ADDRESS:
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
Citywide
CITY: ZIP:
TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): NIA
APPLICANT (if other than owner)
NAME: City of Renton EXISTING LAND USE(S): Vacant, industrial, park, mufti-family,
office
COMPANY (if applicable): EDNSP Department PROPOSED LAND USE(S): Same.
ADDRESS: 1055 S. Grady Way EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Commercial Office Residential (COR)
CITY: Renton ZIP: 98055 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): Same
TELEPHONE NUMBER 425-430-6588
EXISTING ZONING: Commercial Office Residential (COR)
CONTACT PERSON
PROPOSED ZONING (if applicable): Same
NAME: Angie Mathias
SITE AREA (in square feet): NIA
COMPANY (if applicable): EDNSP Department SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED
FOR SUBDIVISIONS OR PRIVATE STREETS SERVING
ADDRESS: 1055 S. Grady Way
THREE LOTS OR MORE (if aoolicable): nla
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): nla
CITY: Renton ZIP: 98058
NUMBER OF PROPOSED LOTS (if applicable): n/a
TELEPHONE NUMBER AND E-MAIL ADDRESS: x6576 NUMBER OF NEW DWELLING UNITS (if applicable): nla
amathias@ci.renton.wa.us NUMBER OF EXISTING DWELLING UNITS (if applicable): nla
H:\EDNSP\Titlc [V\Docket\2007\06-07 COR Zone\Master Application .doc
Pf JECT INFORMATION conti Jd -.
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL HABITAT CONSERVATION sq. ft.
BUILDINGS (if applicable): nla
SQUARE FOOTAGE OF EXISTING RESIDENTIAL WETLANDS sq. ft.
BUILDINGS TO REMAIN (if applicable): nla SHORELINE STREAMS AND LAKES sq. ft.
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL Approximaterly 4450 ft. of shoreline along the Lake
BUILDINGS (if applicable): n/a Washington and 4600 ft of shoreline along the Cedar River
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL abut the COR zone, both shorelines are shorelines of the
BUILDINGS TO REMAIN (if applicable): nla State.
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): n/a
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): n/a
PROJECT VALUE: nla
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable): nla
AQUIFER PROTECTION AREA TWO
AQUIFER PROTECTION AREA ONE
FLOOD HAZARD AREA sq. ft.
GEOLOGIC HAZARD
LEGAL DESCRIPTION OF PROPERTY
(Attach leaal descriotion on seoarate sheet with the following information included)
SITUATE IN THE center of Section 17, Township 23N, Range 5 East and southwest Y. of Section 29,
Township 24N, Range 5 East.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. Environmental Checklist 3.
2. 4.
Staff will calculate annlicable fees and Dostaae: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Rebecca Lind , declare that I am (please check one) _ the current owner of the property
involved in this application or _x_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
Rebecca Lind
(Signature of Owner/Representative)
(Signature of Owner/Representative)
I certify that I know or have satisfactory evidence that~~--------
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument.
My appointment expires: _________ _
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Master Application .doc
DEVELOPMENT SERVICES DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies
to consider the environmental impacts of a proposal before making decisions. An Environmental Impact
Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment. The purpose of this checklist is to provide information to help you and the
agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can
be done) and to help the agency decide whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most
precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts. If you really do not know the answer, or if a question does not apply to your proposal,
write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary
delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
Complete this checklist for non-project proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For non-project actions (actions involving decisions on policies, plans and programs), the references in
the checklist to the words "project," "applicant," and "property or site" should be read as "proposal,"
"proposer," and "affected geographic area," respectively.
A. BACKGROUND
1. Name of proposed project, if applicable:
2007 Docket Item 06-07: Commercial Office Residential Zone Code Amendment
2. Name of applicant:
City of Renton, EDNSP Department
3. Address and phone number of applicant and contact person:
Angie Mathias, Assistant Planner, 425-430-6576 1055 S. Grady Way, Renton WA 98055
4. Date checklist prepared:
January 25, 2008
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
N/A
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
N/A
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
None
9. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
N/A
10. List any governmental approvals or permits that will be needed for your proposal, if known.
City Council Action to approve the code amendment.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
The proposed code amendment would consolidate the existing three Commercial Office
Residential (COR) zones into one COR zone. The development standards would be amended to
include: elimination of the height and density bonus provisions, setting the minimum density at 30
du/acre and maximum density at 50 du/acre, and placing two associated footnotes regarding
upper story setback and fa9ade modulation in the table. Other code changes include striking
instances of COR 1, COR 2, or COR 3 and replacing them with COR and placing COR in the
parking requirements section. Additionally, the COR zone will be placed in the Urban Design
District C and with the parking standards for other mixed use/multi-family zoning designations.
H:\EDNSP\Title !V\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 2
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous,
other _____ _
Not Applicable Non-Project Action.
b. What is the steepest slope on the site (approximate percent slope?)?
Not Applicable Non-Project Action
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
prime farmland.
Not Applicable Non-Project Action.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
Not Applicable Non-Project Action.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
Not Applicable Non-Project Action
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Not Applicable Non-Project Action
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Not Applicable Non-Project Action.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Not Applicable Non-Project Action
2. AIR
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile,
odors, industrial wood smoke) during construction and when the project is completed? If
any, generally describe and give approximate quantities if known.
Not Applicable Non-Project Action.
b. Are there any off-site sources of emission or odor that may affect your proposal? If so,
generally describe.
Not Applicable Non-Project Action
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Environmental Checklist.doc 3
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
none
3. WATER
a. Surface Water:
1) Is there any surtace water body on or in the immediate vicinity of the site {including year-
round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
Not Applicable Non-Project Action. Lake Washington abuts one area of COR and the
Cedar River abuts the other area.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans.
Not Applicable Non-Project Action. Project specific proposals will be evaluated at the
time of application.
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surtace water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
Not Applicable Non-Project Action
4) Will the proposal require surtace water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
Not Applicable Non-Project Action
5) Does the proposal lie within a 1 DO-year flood plain? If so, note location on the site plan.
Not Applicable Non-Project Action.
6) Does the proposal involve any discharges of waste materials to surtace waters? If so,
describe the type of waste and anticipated volume of discharge.
Not Applicable Non-Project Action
b. Ground Water:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give
general description, purpose, and approximate quantities if known.
Not Applicable Non-Project Action.
2) Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served {if applicable), or the number of
animals or humans the system(s) are expected to serve.
Not Applicable Non-Project Action.
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 4
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this water
flow into other waters, If so, describe.
Not Applicable Non-Project Action. Any increase in impervious surface and additional
need for stormwater control (If applicable) will be evaluated at the time of project specific
review.
2) Could waste material enter ground or surface waters? If so, generally describe.
Not Applicable Non-Project Action
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
Not Applicable Non-Project Action
4. PLANTS
a. Check or circle types of vegetation found on the site:
~ .deddauas tree. aider, maple, aspe11 1 otl1er >
~ evergreen tree: fir, cedar, pine, other
n/;r s11ruos:>
n/tI: grass ::>
~ pasture
~ crop or grain
~ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
~ water plants: water lily, eel grass, milfoil, other
~ other types of vegetation
Not Applicable Non-Project Action
b. What kind and amount of vegetation will be removed or altered?
Not Applicable Non-Project Action.
c. List threatened or endangered species known to be on or near the site.
Not Applicable Non-Project Action.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Not Applicable Non-Project Action
5. ANIMALS
a. Circle any birds and animals, which have been observed on or near the site or are known
to be on or near the site: Citywide but map and text amendments are non-project actions
Birds w , heron, eagle, songbirds, other n/a
Mammals: deer, ear, e , eaver, other __ _,_n"'/a,,_ _____ _
Fish: bass~erring, shellfish, other __ __,n.e./,,_a ___ _
H:IEDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 5
b. List any threatened or endangered species known to be on or near the site.
Not Applicable Non-Project Action. Lake Washington is home to several species of
protected Salmon and Bald Eagles are known to nest in the vicinity. The Cedar River is
also home to protected Salmon.
c. Is the site part of a migration route? If so, explain
Not Applicable Non-Project Action. Salmon spawn up the Cedar River and the young
salmon go downstream on their way to the ocean.
d. Proposed measures to preserve or enhance wildlife, if any:
Not Applicable Non-Project Action
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet
the completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Not Applicable Non-Project Action.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
Not Applicable Non-Project Action
c. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any:
Not Applicable Non-Project Action
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe.
Not Applicable Non-Project Action. The COR zoned area abutted by Lake Washington is
a designated superfund site. Remediation would be completed prior to any development
proceeding. The zoning text changes do not have any bearing on the remediation
process and any proposed land use actions would be required to comply with all
applicable regulations.
1) Describe special emergency services that might be required.
Not Applicable Non-Project Action.
2) Proposed measures to reduce or control environmental health hazards, if any:
Not Applicable Non-Project Action
b. Noise
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 6
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
Not Applicable Non-Project Action.
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
Not Applicable Non-Project Action.
3) Proposed measures to reduce or control noise impacts, if any: N/A
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
Not Applicable Non-Project Action. Parcels zoned COR have uses such as industrial,
vacant industrial, a City park, multi-family residential and ongoing building projects that
will have office use and residential use. Adjacent uses include recreational, commercial,
and residential.
b. Has the site been used for agriculture? If so, describe.
Not Applicable Non-Project Action
c. Describe any structures on the site.
Not Applicable Non-Project Action.
d. Will any structures be demolished? If so, what?
Not Applicable Non-Project Action
e. What is the current zoning classification of the site?
The sites are zoned COR
f. What is the current comprehensive plan designation of the site?
The Comprehensive Plan designation is COR
g. If applicable, what is the current shoreline master program designation of the site?
Not Applicable Non-Project Action. Both are shorelines of the state.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
Lake Washington and the Cedar River at the location abutting the COR zone are
Shorelines of the State and subject to Shoreline Master Program and Critical Areas
Regulations.
i. Approximately how many people would reside or work in the completed project?
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Environmcntal Checklist.doc 7
Based on calculations using the 2007 buildable lands assessment, with the proposed
increase in the maximum density, the areas zoned COR would have the capacity for 745
housing units and 2,523 jobs. This methodology is based on a completed project in the
COR 3 zone, which was built with the same maximum density as is proposed (50
du/acre). The existing maximum density for the COR 1 and COR 2 zones is 25 du/acre,
it is assumed that the resulting number of housing units of a project built with the 25
du/acre standard would be roughly half that of a project built with 50 du/acre. Therefore,
it is estimated that the proposed change to the maximum density will result in 373 more
housing units. The number of jobs is not affected by the proposed changes.
j. Approximately how many people would the completed project displace?
Not Applicable Non-Project Action.
k. Proposed measures to avoid or reduce displacement impacts, if any:
Not Applicable Non-Project Action
I. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
Not Applicable Non-Project Action.
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
Not Applicable Non-Project Action. Based on calculations using the 2007 buildable lands
assessment it is estimated that a total of approximately 745 housing units would be
provided. This is an increase of approximately 373, due to the proposed increase of the
maximum density. It is unknown whether the housing would be targeted at high, middle,
or low-incomes; it would be market driven.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
Not Applicable Non-Project Action.
c. Proposed measures to reduce or control housing impacts, if any:
Not Applicable Non-Project Action.
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed.
Not Applicable Non-Project Action
b. What views in the immediate vicinity would be altered or obstructed?
Not Applicable Non-Project Action
c. Proposed measures to reduce or control aesthetic impacts, if any:
H:IEDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 8
Not Applicable Non-Project Action.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
Not Applicable Non-Project Action.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
Not Applicable Non-Project Action
c. What existing off-site sources of light or glare may affect your proposal?
Not Applicable Non-Project Action.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
Not Applicable Non-Project Action. Lake Washington is used for various recreational
purposes. Cedar River Park, Riverview Park, and Liberty Park are also in close proximity
to COR zone-designated parcels.
b. Would the proposed project displace any existing recreational uses? If so, describe.
Not Applicable Non-Project Action. The parks are City owned and would not be
displaced.
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant. if any:
Not Applicable Non-Project Action.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on. or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally describe.
Not Applicable Non-Project Action
b. Generally describe any landmarks or evidence of historic. archaeological, scientific, or
cultural importance known to be on or next to the site.
Not Applicable Non-Project Action
c. Proposed measures to reduce or control impacts, if any:
Not Applicable Non-Project Action.
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed access to
the existing street system. Show on site plans. if any.
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 9
Not Applicable Non-Project Action. Ripley Lane and the Maple Valley highway serve the
sites.
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop?
Not Applicable Non-Project Action. The site abutting Lake Washington is not served by
public transit, the parcels abutting the Cedar River are served by transit.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
Not Applicable Non-Project Action. To be determined at the time of a proposed project
according to City standards and regulations.
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private?
Not Applicable Non-Project Action. To be determined at the time of a proposed project
according to City standards and regulations.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe.
Not Applicable Non-Project Action
f. How many vehicular trips per day would be generated by the completed project?
Not Applicable Non-Project Action. To be determined at the time of a proposed project.
g. Proposed measures to reduce or control transportation impacts, if any:
Not Applicable Non-Project Action.
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
Not Applicable Non-Project Action. The areas are already served by public services,
however, the need would be evaluated at the time of a proposed project.
b. Proposed measures to reduce or control direct impacts on public services, if any.
Not Applicable Non-Project Action.
16. UTILITIES
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service,
telephone, sanitary sewer, septic system, other.
Not Applicable Non-Project Action.
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Environmental Checklist.doc 10
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity, which might
be needed.
Not Applicable Non-Project Action.
C. SIGNATURE
I, the undersigned, state that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non-significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full disclosure on my part.
Proponent:
Name Printed:
Date:
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Environmental Checklist.doc 11
D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS
(These sheets should only be used for actions involving decisions on policies, plans and
ro rams. You do not need to fill out these sheets for ro·ect actions.
Because these questions are very general, it may be helpful to read them in conjunction with the
list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of activities
likely to result from the proposal, would affect the item at a greater intensity or at a faster rate
than if the proposal were not implemented. Respond briefiy and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air; production,
storage, or release of toxic or hazardous substances; or production of noise?
Potential discharges would be reviewed under future project specific action.
Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
Not applicable. Potential effects to plants, animals, fish, or marine life would be reviewed
under future project specific action.
3. How would the proposal be likely to deplete energy or natural resources?
Not applicable.
Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or areas
designated (or eligible or under study) for governmental protection; such as parks, wilderness,
wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites,
wetlands, fiood plains, or prime farmlands?
Not applicable. Potential effects to environmentally sensitive areas or areas designated
for government protection would be reviewed under future project specific action.
Proposed measures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it would
allow or encourage land or shoreline uses incompatible with existing plans?
Potential effects to land and shoreline use would be reviewed under future project
specific action.
Proposed measures to avoid or reduce shoreline and land use impacts are:
5. How would the proposal be likely to increase demands on transportation or public services and
utilities?
Increases in trip generation or need for public transportation may occur due to the higher
maximum density. However, until there is a project specific action such increases cannot
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Environmental Checklist.doc 12
be determined. The COR zone allows many different types of development, the market
will determine what type of development occurs in this zone and demands for
transportation, etc. are variable to development type.
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
None.
SIGNATURE
Undersigned, the state, and I that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non-significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full disclosure on my part.
Proponent:
Name Printed:
Date:
ENVCHLST.DOC
REVISED 6/98
~urJv{
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Environmental Checklist.doc 13
DATE:
TO:
FROM:
SUBJECT:
ECONOMIC DEVELOPMENT,
NEIGHBORHOODS, AND STRATEGIC
PLANNING DEPARTMENT
MEMORANDUM
January l 8, 2008
Ray Giometti, Planning Commission Chair
Members of the Planning Commission
Angie Mathias, Assistant Planner
Docket-06-07 Commercial-Office-Residential Zone
ISSUES: Should COR 1, COR 2, and COR 3 be consolidated into one COR zone?
What is the appropriate minimum density for a consolidated Commercial-Office-
Residential (COR) zone? What is the appropriate maximum density for a consolidated
Commercial-Office-Residential (COR) zone? Should the Urban Center Design
guidelines be applied to the COR zone?
RECOMMENDATION: Consolidate the three COR zones into one zoning designation.
Based on Comprehensive Plan policies establish an appropriate minimum density (30
dwelling units/acre) and apply the maximum density of the COR 3 zone (50 dwelling
units/acre) as a standard to all of the COR. Place the consolidated COR zone in the
Urban Center Design District C.
BACKGROUND:
Consolidation of Three COR Designations
Currently, in the City of Renton there are three different COR zones (COR 1, COR 2,
COR 3) with varied development standards. These three different designations have two
different maximum densities, two different bonus possibilities, and different criteria to
achieve those bonuses. The exiting three COR zones are outlined below.
CORI COR2 COR3
Location Stoneway Concrete Port Ouendall Southnort and F~'s
Minimum Density Mixed use -16 du/acre Mixed use -16 du/acre Mixed use -16 du/acre
Other -5 du/acre Other -5 du/acre Other -5 du/acre
Maximum Densitv 25 du/acre 25 du/acre 50 du/acre
Density bonus Up to 5 du/acre Un to 2 du/acre None
Criteria Provision of balance of Provision of: None
height, bulk, and density • Continuous pedestrian
access to shoreline
• Additional 25'
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\Issue Paper#2.doc
shoreline setback
• Establishment of view
corridor
• Establishment of water
related uses
• Daylighting of piped
streams
Maximum Height 1 O stories/125 ft. IO stories/125 ft. 10 stories/125 ft.
(if there is a balance in (75 ft when within JOO
height, bulk, and ft of shoreline)
densitvl
Height Bonus Amount of additional None None
height not soecified
Criteria Provision of any of the None None
following:
• Pedestrian access to
shoreline
• 5 affordable units/50
units
• Additional 25'
shoreline setback
• Establishment of view
corridor
• Establishment of water
related uses
Table 1: Existing COR Zones and Standards
When the three COR designations were established each different designation was
generally assigned to single large properties. The intent was to address the varied
conditions of the sites including their environmentally sensitive features, but also to
address their potential for large and significant development. Those three areas in
general were: Stoneway Concrete, Port Quendall, and the area of Southport and Fry's.
Several of those properties have been developed or are currently being developed. The
parcels that were in the COR 3 zone were rezoned as Urban Center North 1 in 2005.
Currently, those parcels are largely built out with projects that are completed or
underway. The COR 2 zone has two projects that are underway, leaving only one parcel
in the COR 2 designation. This leaves only the COR 1 as a COR designation that bears
the same conditions that were in place when the COR zones were assigned. These
conditions make the specialized need for three different sub-zones no longer particularly
useful or necessary. Additionally, the critical areas and shoreline updates supercede the
need to address the environmentally sensitive features of the three different sites also
making three different sub-zones unnecessary. It is recommended that the three different
sub-zones be consolidated into one COR zone.
Minimum Density
The purpose statement of the COR designation is: "The Commercial/Office/Residential
(COR) designation provides opportunities for large-scale office, commercial, retail, and
multi:family projects developed through a master plan and site plan process
incorporation significant site amenities and/or features. COR sites are typically
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\lssue Paper#2.doc
transitions from an industrial use to a more intensive land use. The sites offer
redevelopment opportunities on Lake Washington and/or the Cedar River". Currently,
the minimum density in COR depends on the type of development: 16 dwelling units/acre
for mixed-use and 5 dwelling units/acre for any other type of development. Originally,
the designation was not intended to develop with single use projects, but the practicality
of listing the allowed uses on the zoning table lead to the interpretation that single uses
were allowed. However, the minimum density of 5 dwelling units/acre for projects when
they are residential does not meet the purpose or intent of the designation.
The Comprehensive Plan states the objective for the COR designation is for the
development in the zone be "high quality, landmark developments" (Objective LU-
VVV). Further, "the intention (of the COR zone) is to create a compact, urban
development with high amenity values that creates a prominent identity" (Objective LU-
VVV). This objective makes it clear that the City intends for development in the COR
designation to be urban in its features and densities while helping to promote the image
of the City as a whole. Criteria number one for mapping the COR designation is for there
to be "potential for redevelopment, or a sufficient amount of vacant land to encourage
significant concentration of development" (Policy LU-406). The Comprehensive Plan is
silent on specifics for minimum densities in the COR. However, a minimum of 5
dwelling units/acre is not typically development that is compact or of a type that results
in significant concentration. Therefore, in order to ensure development in COR is
compact, urban, and of significant concentration, it is recommended that the minimum
density for the consolidated COR zone be 30 dwelling units/acre.
Maximum Density
The Comprehensive Plan policies specify that the "maximum residential density at COR
designated sites should range between 30 to 50 dwelling units per acre" (Policy LU-417).
Currently, the range of maximum densities of the three COR zones is between 25 -50
dwelling units per acre. This bottom threshold of 25 dwelling units/acre for the existing
range does not comply with the Comprehensive Plan stated policies of a range of
maximum density that starts at 30. The Comprehensive Plan objective and policy that
were relevant for establishing the minimum density are also appropriate to the
establishment of the maximum density. Therefore, in order to ensure development in
COR is compact, urban, and of significant concentration, it is recommended that the
maximum density for the consolidated COR zone be 50 dwelling units/acre.
Development Standards
The stated objective of the COR zone is "development at Commercial/Office/Residential
designations should be cohesive. high quality, landmark developments that are integrated
with natural amenities. The intention is to create a compact. urban development with
high amenity values that creates a prominent identity (Objective LU-VVV). The
standards sought in Urban Design District C are intended to encourage development that
is urban in character, adds ascetic appeal to the community, and encourages active and
lively uses. The elements included in these standards apply to features such as: building
entry, gateway features, parking, pedestrian features, landscaping, and building
architectural design. These standards are of the nature that the City seeks for the COR
H:IEDNSP\Title IV\Docket\2007106-07 COR Zone\Issue Paper#2.doc
zone as outlined in Policy LU-421. "Commercial/Office/Residential developments
should have a combination of internal and external site design features. such as: public
plazas, prominent architectural features, public access to natural features or views,
distinctive focal features, indication of the fanction as a gateway, if appropriate,
structured parking, and other features meeting the spirit and intent of the COR
designation. "(Policy LU-421). Therefore, in order to help ensure that the development
that occurs in the COR zone meets the stated policies and objective it is recommended
that the COR zoning designation be placed in the Urban Center Design District C.
The City would like to retain two of the development standards of the COR 3 zone that
further help to ensure that development meets the stated policies and objectives of the
Comprehensive Plan. First, the COR 3 zone requires setbacks on upper stories that are
taller than fifty feet. It requires projects taller than fifty feet setback the fifth story and
succeeding stories a minimum of ten feet from the preceding story. Second, the City
would like to retain the modulation/articulation requirements of COR 3. Specifically, it
requires that buildings that are immediately adjacent to or abutting a public park, open
space, or trail provide vertical and horizontal modulation of rooflines and facades. The
modulation is required to occur at an interval of every forty feet with a minimum two feet
wide modulation on the building face. This modulation and articulation is important to
all locations of the COR zone, not simply in the locations that are in proximity to public
parks, etc. These development standards should both be retained in the consolidated
CORzone.
The COR zone is not identified in the number of required parking spaces table in Title
IV. This needs to be resolved appropriately. The proposed standards for the COR zone
closely match the use for attached dwellings outside the downtown core in the CD, RM-
U, RM-T, UC-NI, and UC-N2 zones. The parking requirements for atached dwellings in
these zones are: 1.8 parking spaces per 3 bedrooms or larger units, 1.6 parking spaces per
2 bedroom unit, and 1.2 parking spaces per I bedroom or studio. Staff recommends
placin the COR zone in with these zones, so that the aforementioned standards apply to
the COR zone in the future.
Elimination ofthe Bonus Criteria
The bonus criteria that are currently included in the COR zone are generally associated
with shoreline regulations. These bonus criteria were developed in 1993; prior to
revisions of the shoreline regulations that make several of the items listed as bonus
criteria mandatory. Additionally, the City has begun a new process to rewrite the
shoreline regulations. The State has directed municipalities to achieve a balance of the
natural, recreational, and economic uses of shorelines in their shoreline regulations. This
current initiative is expected to ensure that all of the items that are included as bonus
criteria will be encompassed in the regulations.
The remaining bonus criterion is targeted towards affordable housing. To achieve a
height bonus, one of the options is to provide five units of affordable housing per every
fifty units of market rate housing. The City defines affordable housing as: "Housing used
as a primary residence for any household whose income is less than eight percent (80%)
H:IEDNSP\Title JV\Docket\2007106-07 COR Zonellssue Paper#Z.doc
of the median annual income adjusted for household size, as determined by the
Department of Housing and Urban Development (HUD) for the Seattle Metropolitan
Statistical Area, and who pay no more than thirty percent (30%) of household income for
housing expenses. Affordable housing used to satisfy zoning requirements, whether for
inclusionary or bonus provisions, must be secured to remain affordable in perpetuity, as
determined by the City Attorney." This bonus in the COR zone has never been used. The
R-14 zone also has a density bonus. One of the four options is: for the provision of two
affordable units per net developable acre, a range of between one to four units of
additional housing over the maximum density is allowable. There has been interest in the
%100 Median 80% Median 50% Median
Unit Size Income Income Income
0 Bedrooms $1,361 $1,090 $680
I Bedroom $1,459 $1,169 $730
2 Bedrooms $1,752 $1,403 $877
3 Bedrooms $2,025 $1,620 $1,012
utilization of this affordable housing bonus. A few preliminary plans have been brought
forward, but have not moved forward as projects. The issue of affordable housing and
the development of units that are considered affordable is a large issue that goes beyond
just the COR zone.
The U.S. Department of Housing and Urban Development establishes the maximum rent
that can be charged to affordable housing tenants by county. The 2007 table for King
County is below. These figures also are to include utilities paid by the tenant.
Many of the market rate apartments available in the City of Renton meet the threshold for
the 80% median income category, but not the 50% median income category. The table
below includes information about current rents at 95 Burnett which is a brand new
apartment building located in downtown Renton, Bri~hton Court which is an apartment
built approximately in the l 980's located on NE 41 , and Springbrook which is a an
apartment building that was built in the early 2000's and located on Talbot.
95 Burnett Brighton Ridge Springbrook
Unit Size Monthly Rent Monthly Rent Monthly Rent
0 Bedrooms $915-$950 n/a n/a
1 Bedroom $1165 -$1250 $790-$875 $1060 -$1100
2 Bedrooms $1465 -$1580 $975 -$1005 $1175 -$1535
3 Bedrooms n/a n/a $1665 -$1715
H:\EDNSP\Title IV\Docket\2007\06-07 COR Zone\lssue Paper#2.doc
The bonus criteria that are included as options for the COR as it exists and the R-14 zone
do not specifically target any subcategory within the affordable housing thresholds. Any
housing that is targeted toward at least 80% median income residents would qualify for a
bonus. The market as it exists in Renton is already meeting much of this need. The
subcategory of affordable housing that is not being met is at the lower levels, such as
50%. The bonus criteria and the definition of affordable housing do not mandate for
accommodation for any median income level lower than 80%. Thus, it appears that the
elimination of the COR height bonus and its option for a provision of affordable housing
would not cause harm to the affordable housing that is needed in Renton.
COMPREHENSIVE PLAN COMPLIANCE: These changes comply with the
Comprehensive Plan objective for COR zone, which call for compact, urban development
that is ofa high quality and serve as landmark developments (Objective LU-VVV).
CONCLUSION: Consolidating the COR zone into one designation is appropriate and
simplifies existing code. Applying a minimum density of 30 dwelling units/acre and a
maximum density of 50 dwelling units per acre is appropriate in fostering the
Comprehensive Plan intension of creating compact urban development. The proposed
standards are outline below. Additionally, in order to ensure that the development that
occurs fulfills the policies and intent of the Comprehensive Plan for the COR zone should
be place in Design District C.
COR
Location Stoneway Concrete and
Port Ouendall
Minimum Density 30 du/acre
Maximum Densitv 50
Density Bonus None
Criteria None
Maximum Heieht 10 stories/125 ft.
Heie.ht Bonus None
Criteria None
Table 2: Proposed COR Zone and Standards
H:IEDNSP\Title IV\Docket\2007106-07 COR Zonellssue Paper#2.doc
DRAFT
CITY OF RENTON, WASHINGTON
ORDINANCE NO. ___ _
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING CHAPTER 4-2, ZONING DISTRICTS -USES AND STANDARDS,
OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON,
WASHINGTON" TO AMEND THE REGULATIONS REGARDING
COMMERCIAL OFFICE RESIDENTIAL ZONE.
WHEREAS, the Commercial Office Residential (COR) zone has three separate
designations in City code that reflected the unique characteristics of the parcels; and
WHEREAS, many of those parcels have been or are being developed and the need for
three separate COR zones is no longer applicable; and
WHEREAS, the area that was zoned COR 3 was rezoned to a different designation and
the COR 3 zone is a designation that is no longer used in practice; and
WHEREAS, the City seeks to eliminate inconsistencies and unnecessary length in Title
IV; and
WHEREAS, the City seeks to fulfill the vision and objectives of the Comprehensive
Plan for the COR zoning designation; and
WHEREAS, the City Council held a public hearing on x, 2008 having duly considered
all matters relevant thereto, and all parties having been heard appearing in support thereof or in
opposition thereto;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DOES ORDAIN AS FOLLOWS:
SECTION I. Section 4-2-0200 the purpose statement for the Commercial Office
Residential zone of the Purpose and Intent of Zoning Districts of Chapter 2, Zoning Districts -
Pagelof8
DRAFT
SECTION I. Section 4-2-0200 the purpose statement for the Commercial Office
Residential zone of the Purpose and Intent of Zoning Districts of Chapter 2, Zoning Districts -
Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled
"Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as
follows:
0. COMMERCIAL/OFFICE/RESIDENTIAL ZONE (COR--1-,
COR 2, end COR 3):
1. Purpose: The purpose of the Commercial/Office/Residential Zone (COR) is to
provide for a mix of intensive office, hotel, convention center, and residential
activity in a high-quality, master-planned development that is integrated with the
natural environment. It is intended to implement the
Commercial/Office/Residential Land Use Comprehensive Plan designation.
Commercial retail and service uses that are architecturally and functionally
integrated are permitted. Also, commercial uses that provide high economic value
may be allowed if designed with the scale and intensity envisioned for the COR
Zone. Policies governing these uses are contained in the Land Use Element,
Commercial/Office/Residential section oftl1e City's Comprehensive Plan. The
scale and location of these sites will typically denote a gateway into the City and
should be designed accordingly.
2. Leeathm: In order to address differing site conditions, and recognizing the
gateway and environmentally sem;itive features of the,;e sites, this zoae is further
designated ey location:
a. COR l is applied to the property in the ,·ieiAil) of the property eon-:moaly
kno•sn as the "Old Stoneway Plaat Coaerete Site."
Page 2 of8
DRAFT
b. COR 2 is applied to property in the vicinity of the area commonly known as
tlie "Port Qnemlall Site."
e. COR 3 is applied to the properties commonly known collectively as
"Sonthport."
3. Seale and Intensity: COR I and 2 share the same n,,es and developme,~t
standards, hut differ in heights allm•,ced. COR 3 shares a majority of nses allov.-ed
in COR 1 and COR 2 as well as most develefJment ,,tandards, 13nt differs primarily
in densitCes aEowet!.
Interpretation of uses and project review in this zone shall be based on the
purpose statement, objectives, and policy direction established in the
Commercial/Office/Residential land use designation, Objective LU-VVV,
Policies LU-406 through LU-421, and the Community Design Element of the
Comprehensive Plan. (Amd. Ord. 5001, 2-10-2003)
SECTION II. Section 4-2-0SOA Subject to the Following Conditions of the
Conditions Associated with Zoning Use Tables of Chapter 2, Zoning Districts -Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended so that note number
twenty three read as follows:
23. Limited to existing uses. Only those modifications or expansions which do not
increase production levels are permitted in the COR zone 1 and COR 2. Major
modifications, production increases, or expansions of existing use require a
Hearing Examiner conditional use permit in the COR zone. I or COR 2. No
mmlifications or eitpansions are allowed in COR 3.
Page 3 of8
DRAFT
SECTION III. Section 4-2-120B Development Standards for Commercial Zoning
Designations of Chapter 2, Zoning Districts -Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended so that the column associated with the COR zone reads as
shown in Attachment A.
SECTION IV. Section 4-2-l 20C Conditions Associated with Development
Standards Tables for Commercial Designations of Chapter 2, Zoning Districts -Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended so that notes
numbered 14, 22, 24, and 25 are stricken entirely and the notes are renumbered accordingly.
SECTIONV. Section 4-2-120F Conditions Associated with Development
Standards Tables for Commercial Zoning Designations of Chapter 2, Zoning Districts -Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended so that in note 6
reads:
6. COR 3 Zane 11ncl UC-N2 Zone Upper Story Setbacks: Buildings or portions
of buildings which exceed fifty feet (50') in height which are located within one
hundred feet (100') of a shoreline shall include upper story setbacks for the facade
facing the shoreline and for facades facing publicly accessible plazas as follows:
The minimum setback for a fifth story and succeeding stories shall be ten feet
(1 O') minimum from the preceding story, applicable to each story. Projects not
meeting the upper story setbacks defined above may be approved through the
modification process when superior design is demonstrated pursuant to RMC 4-9-
Page 4 of8
DRAFT
250D. For a modification to be granted, the project must also comply with the
decision and design criteria stipulated in RMC 4-9-250D2 and D4.
Also to amend note 8 to read:
8. In COR 3 a.ml the UC-N2 Zones, where the applicable Shoreline Master
Program setback is less than fifty feet (50'), the City may increase the setback up
to one hundred percent (100%) if the City determines additional setback area is
needed to assure adequate public access, emergency access or other site planning
or environmental considerations.
And to amend note 9 to read:
9. COR 3 and UC-N2 Zones Modulation/Articulation Requirements:
Buildings that are immediately adjacent to or abutting a public park, open
space, or trail shall incorporate at least one of the features in items a. through
c. and shall provide item d.:
a. Incorporate building modulation to reduce the overall bulk and mass
ofbuildings; or
b. Provide at least one architectural projection for each dwelling unit of
not less than two feet (2') from the wall plane and not less than four feet
( 4') wide; or
c. Provide vertical and horizontal modulation of rooflines and facades
of a minimum of two feet (2') at an interval of a minimum of forty feet
( 40') on a building face or an equivalent standard which adds interest
and quality to the project; and
d. Provide building articulation and textural variety.
Page 5 of8
DRAFT
SECTION VI. Section 4-3-1 OOB Applicability of the Urban Design Regulations
of Chapter 3 Environmental Regulations and Overlay Districts, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended to add a new number 7 which reads:
7. This Section shall apply to all development in the Commercial Office
Residential (COR) zone. For the purposes of the design regulations, the zone
shall be in District 'C'.
SECTION VII. Section 4-4-0SOF Parking Lot Design Standards of Parking,
Loading and Driveway Regulations of Chapter 4 City-Wide Property Development Standards, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington" is hereby amended so nwnber 10 subpart e
Parking Spaces Required Based on Land Use, the table is amended as shown in Attachment B.
SECTION VIII. Section 4-7-230A Purpose and Intent of Binding Site Plans of
Chapter 7 Subdivision Regulations, of Title IV (Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended so that number 1 reads as follows:
1. Optional Methods of Subdivision: To provide an optional process for the
division of land classified for industrial, commercial, or mixed use zones CN, CV,
CA, CD, CO, COR-1-, COR 2, COR 3, UC-Nl, UC-N2, IL, IM, and IH through a
binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method
may be employed as an alternative to the subdivision and short subdivision
procedures in this Chapter.
Page 6 of8
DRAFT
SECTION IX. Table 4-8-120C Submittal Requirements for Land Use
Applications of Chapter 8 Permits General and Appeals, of Title IV (Development Regulations)
of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended so that the row titled "Report on Design Criteria for
Modifications" is deleted entirely.
SECTIONX. 4-9-065 Density Bonus Review of Chapter 9 Permits -Specific, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington" is hereby so that Section Breads:
B. APPLICABILITY:
The density bonus review procedure and review criteria are applicable to
applicants who request bonuses in the zones which specifically authorize density
bonuses in chapter 4-2 RMC. This Section of chapter 4-9 RMC contains density
bonus procedures and review criteria for the R-14,-and RM-U, CORI, and COR
;?,-Zones. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005)
Also, to amend Section D Bonus Allowances and Review Criteria to delete the columns
associated with CORI and COR 2 entirely.
SECTION XI. 4-9-200B Applicability of Site Development Plan Review of
Chapter 9 Permits -Specific, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington" is hereby so that
section b of number I Master Plan Review -Applicability reads as follows:
b. COR Zones: Master Plan review is required for all development within the
COR Zones that is not specifically exempted by subsection C of this Section.
Page 7 of8
DRAFT
SECTION XI. Section 4-9-250D Modifiacation Procedures of Variances,
Waivers, Modifications, and Alternates of Chapter 9 Permits -Specific, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby to strike number 3 entirely.
SECTION VII. This ordinance shall be effective upon its passage, approval, and
five days after publication.
PASSED BY THE CITY COUNCIL this ___ day of ________ ,, 2008.
Bonnie Walton, City Clerk
APPROVED BY THE MAYOR this __ day of ______ ~, 2008.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: ______ _
ORD.
Page 8 of8
Attachment A
4-2-120B
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS
COR
LOT DIMENSIONS
Minimum Lot Size for lots None
created after July 11, 1993
Minimum Lot Width/Depth None
for lots created after July 11,
1993
LOT COVERAGE
Maximum Lot Coverage for 65% of total lot area or 75% if parking is provided within the building or
Buildings within a parking garage."'
DENSITY (Net Density in Dwelling: Units per Net Acre)
Minimum Net Residential
\Vb.ere a development involves a mix of H!'e,· !hen minimHm residential.. the
minimum density shall be .J.4-lQ_dwelling units per net acre.'·;;
Density ¥d1en j3f8J:!8Sed de~·el213ment Elees Bet iw,·eli ·e a mi:i< e:f H.'ei·, then miHimum
re.,idential density shall Be 5 El>relli:ag 1.:1.nits per 1:et a:::re.~
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.
COR I an!I 2 (Generally the Steneway Canerete Site ane Port Qnen!lall
Maximum Net Residential
Density Site, res~eetiwly): B-22._dwelling units per net acre" wit!aoHt lien""· 8eRtis
deR.;i!:, ma.1 be aeflie, eEl ..,_stibjeet ts H9te8 reEJ:tiiremea-ts iR R.\-JC 1 9 005,
I=>ensity ~eRm' Re;•ie'" . .Q.()_
COR .1 (Cenernll)' the South~ert Site an!I Fry's Site): :SQ swelling uaitc
13er Ret aere.-9-d-3-
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 Yard1
" Determined through site development plan review.·· -
Maximum Front Yard" Detennined through site development plan review. >L ··"
Minimum Side Yard Along Detennined through site development plan review.--·-·-
A Street1'
Maximum Side Yard Along Determined through site development plan review.--·-·· s
A Street"
Minimum Freeway Frontage IO ft. landscaped setback from the property line.
Setback
Minimum Rear Yard" Determined through site development plan review.···-· .. ~
Minimum Side Yard" Determined through site development plan review.--·-.. ~
Clear Vision Area 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.
ON-SITE LANDSCAPING
Minimnm On-site Determined through site development plan review.
Landscape Width -Along
the Street Frontage
Minimum On-site Determined through site development plan review.
Landscape Width Required
Along the Street Frontage
When a Commercial Lot is
Adjacent' to Property Zoned
R-1, R-4, R-8, R-10, R-14, or
RM
Minimum Landscape Width Determined through site development plan review.
Required When a
Commercial Lot is Abutting'
Propertv Zoned Residential
Minimum On-site Detennined through site development plan review.
Landscape Width Required
Along the Street Frontage
When a Commercial Zoned
Lot is Adjacent' to Property
Zoned Commercial, Office
or Public/Quasi, i.e., CN,
CV, CA, CD, CO, or COR
HEIGHT
Maximum Building Height CORI fGeneFalli· the S!onewai• (;0nerete Sile): 10 ,wrie.; anEl 1eF 12~ f'.. -
(;QR 2 anEI J (Geneealll' !he Po Fl QuenEiall Sile, F,y's Sile and !he
S011!hp0FI Sile): '.Q ste,ies ane·e, 125 ft.; p1w,iEleEI, the mac!e• rlan inel11eles
a halaaee s:fbHilEling AeigHt, l:Hdl~ aa8: 8:ea~it~·;/ aHG f!FB'viEie8:, lHat ia the
COR 3 Zone only, b:,ileling.· er Jl eFtiens ef !,:,ildings ,, ·hi ell are within I gg ft.
eftHe ,'fleFelllit! shaH He~ e:ffeeEl a ma10:iratnfl: heigl-1t ef+3 ft~
Maximum Building Height Detennined through site development plan review.'· -
When a Building is
Abutting' a Lot Designated
as Residential
Maximum Height for See RMC 4-4-140G.
Wireless Communication
Facilities
SCREENING See RMC 4-4-095.
Minimum Required for
Outdoor Loading, Repair,
Maintenance, Storage or
Work Areas; Surface-
Mounted Utility and
Mechanical Equipment;
Roof Top Equipment
(Except for
Telecommunication
Eauipment)
BUILDING STANDARDS
LQQer Stori Setbacks Buildings or portions of buildings which exceed fifty feet (50'} in heie:ht shall
include UQper story setbacks as follows: The minimum setback for a fifth
st01:y and succeeding stories ~hall be ten feet (1 O') minimum from the
Qreceding storv. aQQlicablc to each story.
Rooflinc and Fa!tade Buildings shall r,rovide vertical and horizontal modulation of roof lines and
~1odulation facades of a minimum of two feet (2') at an interval of a minimum of forty
feet ( 40'} on a building face or an eguiYaknt standard which adds interest and
nualitv to the nroiect.
Refuse or Recycling See RMC 4-4-090.
PARKING AND LOADING
General 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 NA
Parkin"
PEDESTRIAN ACCESS
General Determined throuP"h site development plan review.
SIGNS
General See RMC 4-4-100.
LOADING DOCKS
Location Determined through site development plan review.
DUMPSTER/RECYCLING COLLECTION AREA
Size and Location of Refuse See RMC 4-4-090.
or Recvclin!? Areas
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090.
SPECIAL DEVELOPMENT STANDARDS
Desil?n Guidelines NA
Attachment B
e. Parking Spaces Required Based on Land Use: Modification of these minimum or
maximum standards requires written approval from the Planning/Building/Public Works
Department (see RMC 4-9-250). (Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13-1999; Ord.
4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 5030, 11-24-2003;
Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004; Ord. 5286, 5-14-2007)
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed The total requirements for off-street parking facilities shall be the sum of the
occupancies: requirements for the several uses computed separately, unless the building is
(2 or 3 different classified as a "shopping center" as defined in RMC 4-11-190.
uses in the same
building or
sharing a lot. For
4 or more uses,
see "shopping
center"
requirements)
Uses not Planning/Building/Public Works Department staff shall determine which of
specifically the below uses is most similar based upon staff experience with various uses
identified in this and information provided by the applicant. The amount of required parking
Section: for uses not listed above shall be the same as for the most similar use listed
below.
RESIDENTIAL USES OUTSIDE OF DOWNTOWN CORE:
Detached and A minimum of 2 per dwelling unit. Tandem parking is allowed. A maximum
semi-attached of 4 vehicles may be parked on a lot, including those vehicles under repair
dwellings: and restoration, unless kept within an enclosed building.
Bed and breakfast I per guest room. The parking space must not be located in any required
houses: setback.
Manufactured A minimum of 2 per manufactured home site, plus a screened parking area
homes within a shall be provided for boats, campers, travel trailers and related devices at a
manufactured ratio of I screened space per IO units. A maximum of 4 vehicles may be
home park: parked on a lot, including those vehicles under repair and restoration, unless
kept within an enclosed building.
Congregate 1 per sleeping room and 1 for the proprietor, plus 1 additional space for each
residence: 4 persons employed on the premises.
Attached 1.8 per 3 bedroom or larger dwelling unit;
dwellings in CD, 1.6 per 2 bedroom dwelling unit;
RM-U, RM-T, 1.2 per 1 bedroom or studio dwelling unit.
COR UC-NJ and RM-T Zone Exemption: An exemption to the standard parking ratio
UC-N2 Zones formula may be granted by the Development Services Director allowing 1
parking space per dwelling unit for developments ofless than 5 dwelling
units with 2 bedrooms or less per unit provided adequate on-street parking is
available in the vicinity of the development.
(Amd. Ord. 5018, 9-22-2003; Ord. 5087, 6-28-2004)
Attached 2 per dwelling unit where tandem spaces are not provided; and/or
dwellings within 2.5 per dwelling unit where tandem parking is provided, subject to the
the RM-F Zone: criteria found in subsection FSd of this Section.
(Amd. Ord. 5100, 11-1-2004)
Attached 1 per dwelling unit is required. A maximum of I. 75 per dwelling unit is
dwellings within allowed.
the CV Zone:
Attached 1.75 per dwelling unit where tandem spaces are not provided; and/or
dwellings within 2.25 per dwelling unit where tandem parking is provided, subject to the
all other zones: criteria found in subsection F8d of this Section.
Attached dwelling I for each 4 dwelling units.
for low income
elderly:
RESIDENTIAL USES IN DOWNTOWN CORE:
Attached 1 per unit.
dwellings:
Attached 1 for every 3 dwelling units.
dwellings for low
income elderly:
COMMERCIAL ACTIVITIES OUTSIDE OF THE DOWNTOWN CORE, EXCEPT
SHOPPING CENTERS:
Drive-through retail or Stacking spaces: The drive-through facility shall be so located that
drive-through service: sufficient on-site vehicle stacking space is provided for the handling of
motor vehicles using such facility during peak business hours. Typically
5 stacking spaces per window are required unless otherwise determined
by the Development Services Director. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or extend into
the public right-of-way.
Banks: A minimum of 0.4 per 100 square feet of net floor area and a maximum
of 0.5 per 100 square feet of net floor area except when part of a
shopping center.
Convalescent centers: 1 for every 2 employees plus 1 for every 3 beds.
Day care centers, adult I for each employee and 2 loading spaces within 100 feet of the main
day care (I and II): entrance for every 25 clients of the program.
Hotels and motels: 1 per guest room plus 2 for every 3 employees.
Mortuaries or funeral I per 100 square feet of floor area of assembly rooms.
homes:
Vehicle sales (large I per 5,000 square feet. The sales area is not a parking lot and does not
and small vehicles) have to comply with dimensional requirements, landscaping or the bulk
with outdoor retail storage section requirements for setbacks and screening. Any
sales areas: arrangement of motor vehicles is allowed as long as:
A minimum 5 feet perimeter landscaping area is provided;
They are not displayed in required landscape areas; and
Adequate fire access is provided per Fire Department approval.
Vehicle service and 0.25 per I 00 square feet of net floor area.
repair (large and small
vehicles):
Offices, medical and 0.5 per 100 square feet of net floor area.
dental:
Offices, general: A minimum of 3 per 1,000 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 1 per 100 square feet of net floor area.
establishments and
taverns:
Eating and drinking I per 75 square feet of net floor area.
establishment
combination sit-
down/drive-through
restaurant:
Retail sales and big-A maximwn of 0.4 per 100 square feet of net floor area, except big-box
box retail sales: retail sales, which is allowed a maximum of 0.5 per I 00 square feet of
net floor area if shared and/or structured parking is provided.
Services, on-site A maximum of 0.4 per I 00 square feet of net floor area.
( except as specified
below):
Clothing or shoe repair 0.2 per I 00 square feet of net floor area.
shops, furniture,
appliance, hardware
stores, household
equipment:
Uncovered commercial 0.05 per I 00 square feet of retail sales area in addition to any parking
area, outdoor nurseries: requirements for buildings.
Recreational and entertainment uses:
Outdoor and indoor I for every 4 fixed seats or I per I 00 square feet of floor area of main
sports arenas, auditorium or of principal place of assembly not containing fixed seats,
auditoriums, stadiums, whichever is greater.
movie theaters, and
entertainment clubs:
Bowling alleys: 5 per alley.
Dance halls, dance I per 40 square feet of net floor area.
clubs, and skating
rinks:
Golf driving ranges: I per driving station.
Marinas: 2 per 3 slips. For private marina associated with a residential complex,
then 1 per 3 slips. Also 1 loading area per 25 slips.
Miniature golf courses: 1 per hole.
Other recreational: 1 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: I per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE DOWNTOWN CORE, EXCEPT SHOPPING
CENTERS:
All uses allowed in the I space per 1,000 square feet of net floor area.
CD Zone except for the
following uses: Excepted uses follow the standards applied outside the Downtown Core.
Exce2ted Uses:
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.
SHOPPING CENTERS:
Shopping centers A minimum of0.4 per 100 square feet of net floor area and a maximum
(includes any type of of0.5 per 100 square feet of net floor area. In the UC-Nl and UC-N2
business occupying a Zones, a maximum of 0.4 per 100 square feet of net floor area is
shopping center): permitted unless structured parking is provided, in which case 0.5 per
100 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-Parking is not required. Hangar space or tie-down areas are to be
down areas: utilized for necessary parking. Parking for offices associated with
hangars is I per 200 square feet.
Manufacturing and A minimum of 0.1 per 100 square feet of net floor area and a maximum
fabrication, of 0.15 spaces per I 00 square feet of net floor area (including
laboratories, and warehouse space).
assembly and/or
packaging operations:
Self service storage: 1 per 3,500 square feet of net floor area. Maximum of three moving
van/truck spaces in addition to required parking for self service storage
uses in the RM-F Zone.
Outdoor storage area: 0.05 per 100 square feet of area.
Warehouses and indoor 1 per 1,500 square feet of net floor area.
storage buildings:
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions: 1 for every 5 seats in the main auditorium, however, in no case shall
there be less than IO spaces. For all existing institutions enlarging the
seating capacity of their auditoriums, 1 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: 1 for every 3 beds, plus I per staff doctor, plus I for every 3 employees.
Cultural facilities: 4 per 100 square feet.
Public post office: 0.3 for every I 00 square feet.
Secure community I per 3 beds, plus 1 per staff member, plus 1 per employee.
transition facilities:
Schools:
Elementary and junior I per employee. In addition, if buses for the transportation of students
high: are kept at the school, I off-street parking space shall be provided for
each bus of a size sufficient to park each bus.
Senior high schools: I per employee plus I space for every 10 students enrolled. In addition,
public, parochial and if buses for the private transportation of children are kept at the school,
private: I off-street parking space shall be provided for each bus of a size
sufficient to park each bus.
Colleges and I per employee plus I for every 3 students residing on campus, plus I
universities, arts and space for every 5 day students not residing on campus. 1n addition, if
crafts schools/studios, buses for transportation of students are kept at the school, I off-street
and trade or vocational parking space shall be provided for each bus of a size sufficient to park
schools: each bus.
(Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5286, 5-14-2007)