HomeMy WebLinkAboutReport 1CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: June 29, 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
riArklc nfFicp_
Project Name:
Fast Food, Alleys, & Towing Operations/Auto Impoundment Yards
Code Amendments
LUA (file) Number:
LUA-08-029, ECF
Cross -References:
AKA's:
Project Manager:
Angie Mathias
Acceptance Date:
April 2, 2008
Applicant:
City of Renton
Owner:
N/A
Contact:
Angie Mathias, City of Renton
PID Number:
N/A
ERC Approval Date:
April 21, 2008
ERC Appeal Date:
May 12, 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: Fast
Food, Alleys, Towing Operations/Auto Impoundment Yards code
amendments.
Location:
Citywide
Comments:
STATE OF WASHINGTON, COUNTY OF KING }
NOTICE OF ENVIRONMENTAL.
AFFIDAVIT OF PUBLICATION
DETERMINATION
ENVIRONMENTAL REVIEW
COMMITTEE
RENTON,WASMNGTON
PUBLIC NOTICE
The Environmental Review Committee has
Linda M Mills, being first duly sworn on oath that she is the Legal
issued a Determination of Non -Significance
for the following project under the authority
Advertising Representative of the
of the Renton Municipal Code.
Fast Food, Alleys, & Towing Operations/
Auto Impoundment Yards
LUA 08-029, ECF
Renton Reporter
Location: Citywide.
Fast Food: Proposed changes include:
allowing fast food as a stand-alone use,
but with no drive-throughs in the Center
Village and Center Downtown zones
a bi-weekly newspaper, which newspaper is a legal newspaper of
and to allow stand-alone fast food with
l circulation id hbfor more than six months
generarcuon ans now anhas an
drive-throughs only in the Employment
prior to the date of publication hereinafter referred to, published in
Area Valley in the Industrial Light zone,
Definitions are revised for fast food
the English language continuously as a bi-weekly newspaper in King
restaurants and drive-in/drive-through
County, Washington. The Renton Reporter has been approved as
retail/service.
Alleys: Proposed changes include: in
a Legal Newspaper by order of the Superior Court of the State of
the R-8 zone, implementing parking
Washin ton for Kin Count .
g g y
and loading standards for properties
abutting an existing paved and/or crushed
The notice in the exact form annexed was published in regular issues
rock alley. New development would be
of the Renton Reporter {and not in supplement farm} which was
required to locate parking and/or garages
regularly distributed to its subscribers during the below Stated period.
in the side or rear yards with vehicular
access to the parking areas through the
The annexed notice, a:
abutting alley.
Public Notice
TowingOperations/Auto impoundment
Yards: Proposed changes include: 1. A
new definition for towing operations. 2.
In the Industrial Light zone allow towing
operations/auto impoundment yards
was published on April 26, 2008.
within a building. 3. In the Commercial
Arterial zone allow as a shared use with
auto repair/auto body shops and if the
tow truck is garaged. In both zones tow
The full amount of the fee charged for said foregoing publication is
vehicles will be limited to Class A, s, and
the Skim Of $134.40.
E
Appeals of the environmental determination
must be filed in writing on or before 5:00
•
PM on May 12, 2008. Appeals must be
filed in writing together with the required
- — ``�������111
Linda M. Mills
$75.00 application fee with: Hearing
Examiner, City of Renton, 1055 South
,� �,� p,q r
Grady Way, Renton, WA 98057. Appeals
Legal Advertising Representative, Renton Reporter ,,WMul tie.
to the Examiner are governed by City of
Renton Municipal Code Section 4-8-110.8.
Subscribed and sworn to me this 26th day of April, 2008. =
TA
0 2� Rj �'m
Additional information regarding the appeal
m
process may be obtained from the Renton
- • - '
City Clerk's Office, (425) 430-6510.
,0 �C, _ =
uBw1.
Published in the Renton Reporter on April
athy D se , Notary Pu c for the State of Washington, R _ 19-'�'
26, 2008. #70772.
in Covington, Washington �11111)i0
WAS\k. S
P. 0. Number:
1
ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE
POSTED TO NOTIFY INTERESTED PFRSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Fast Food, Alleys. 8 Towing OpsrationalAuto Impoundment Yards
PROJECT NUMBER, 108-029, ECF
LOCATION: Citywide
DESCRIPTION: Fast Food; Proposed changes include: allowing fast food as a stand-alone use, but with
no drive -through, in the Center Village and Center Downtown zones and to allow stand-
alone fast food with dnve-throughs only In the Employment Area Valley In the Industrial
Light zone- Definitions are revised for fast food restaurants and drive-Wdrive-through
'wilfservice.
Alleys: Proposed changes include, in the R-11 rune, implementing parking and loading
standards for progenies abutting an existing paved andlor crushod rock alley. New
development would be required to locate parking andlorgarage . in the side or ran,
yards with vehicular access to the parking areas through the abutting alley.
Towing OperattonsiAut. Impoundment Yards: Proposed changes include: 1_ A new
definition tot towing ......ions 2_ In the Industrial Light zone allow towing
operationslauto impow,dment yards within a building. 3. In the Commercial Arai
zone allow as a shared use with auto repainauto body shops and if the tow truck is
garaged. In both zones tow vehicles will be limbed to Class A, B, and E,
THE CITY OF RENTON ENVIRONiv1ENTAL REVIEVi COMMITTEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT IIAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination rnost be filed in writing on or before 5:00 p.m. May 12. 2009. Appeals
must be Hied in writing together with the required $75.03 application fee with: Hearing Examiner, City of Renton,
1055 South Grady Way. Renton, WA 98017. 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 -blamed from the Renton City
Clerk's Office, 425.430.651n.
IF THE ENVIRONMENTAL DETERMiNATI� 7N IS APPEALED, A PUBLIC HEARING WILL BE SET AND
ALL PARTIES NOTIFIED_
FOR FURTHER INFORMATION. PLEASE CONTACT THE CITY OF RENTON,
STRATEGIC PLANNING ❑iVISION AT 425A31].6576.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for properfile Identification.
CERTIFICATION
I, r So , hereby certify that copies of the above doc
were posted by me in —3_ conspicuous places or nearby the described property
DATE: �126/00 0,.vd '11Z5101 SIGNED:
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in
I
on the h day of Y`ncu.c
NOTAR
�YNlV �
G
CITY OF RENTON
LONG RANGE PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 22"d day of April, 2008, 1 deposited in the mails of the United States, a sealed envelope
containing Agency Letter and Signature Sheet documents. This information was sent to:
Agencies See Attached
(Signature of Sender
STATE OF WASHINGTON }
SS
COUNTY OF KING }
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 mentiQt�r��t ie
instrument.
.1*� 1.YNM
Dated: t4la R )D6
Notary Public in and f0f the Sate ofWa6hirTgton "
3
Notary(Print):
My appointment expires:
INNO WON
Fast Food, Alleys, & Towing Operations/Auto Impoundment Yards
*i "'INA €,e
LUA08-029, 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 12t' Ave NW, Ste 201
Attn: Karen Walter or SEPA Reviewer
PO Box 47703
Issaquah, WA 98027
39015 172"d 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"d 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 - OAP
Preservation
Attn: SEPA Reviewer
201 S. Jackson St, MS KSC-NR-0505
Attn: Stephanie Kramer
PO Box C-3755
Seattle, WA 98104-3855
PO Box 48343
Seattle, WA 98124
Olympia, WA 98504-8343
Boyd Powers
Dept. of Natural Resources
PO Box 47015
Olympia, 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 Ild 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 160d' Avenue SE
700 Fifth Avenue, Suite 4900
Bellevue, WA 98008-5452
PO Box 34018
Seattle, WA 98124-4018
template - affidavit of service by mailing
CITY OF RENTON
LONG RANGE PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 22"d day of April, 2008, 1 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
(Signature of Send
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: 1. ka Ice
Notary Public in and fof)he Sate of W
Notary(Print):
My appointment expires:
c
Fast Food, Alleys, &Towing Operations/Auto Impoundment Yards
LUA08-029, ECF
%-Yu N iA
template - affidavit of service by mailing
Lee Isben
16911 SE i 44th
Renton, WA 98059
Joshua Peery
623 Shelton Avenue NE
Renton, WA 98056
Stephanie Godby
2100 Lake Washington Blvd N #C 105
Renton, WA 98056
lY
,U7R Denis Law, Mayor
April 22, 2008
CITY F RENTON .
Department of Community and
Economic Development
Alex Pietsch, Administrator
SUBJECT: Fast Food, Alleys, & Towing Operations/Auto Impoundment Yards
LUA08-029, ECF
Dear Parties of Record:
This letter is written on behalf of the Envirommental 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 April 21, 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 cinder 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 May 12, 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 980.57.
Appeals to the .Examiner are governed by City of Renton Municipal Code Section 4-8-110.13.
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 beset and all parties
notified.
If you have any questions or desire clarification of the above, please call me at (425) 430-6576.
For the Env onme , tal Review Committee,
Angie Mathias
Associate Planner
1.055 South Grady Way - Renton; Washington 98057
0 This paper contains 50 ! recycled material, 30%post.consumer
RE NT 0 N'-.,.
AREAD OF. THL CURVE - -
= ■ .�
N
vo- Denis Law, Mayor
April22, 2008
Washington State Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: Environmental Determinations
CITY F RENTON
Department of Community and
Economic Development
Alex Pietsch, Administrator
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the
Environmental Review Committee (ERC) on April 21, 2008:
DETERMINATION OF NON -SIGNIFICANCE
.PROJECT NAME: Fast Food, Alleys, & Towing Operations/Auto Impoundment Yards
PROJECT NUMBER: LUA 08-029, ECF
LOCATION: Citywide
DESCRIPTION:
Fast Food. Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the
Center Village and Center Downtown zones and to allow stand-alone fast food with drive-throughs only in the
Employment Area Valley in the Industrial Light zone. Definitions are revised.for fast food restaurants and
drive-in/drive-through .retail/service.
Al_- leys. Proposed changes include: in the R-8 zone, implementing parking and loading standards for properties
abutting an existing paved and/or crushed rock alley. NeW development would be required to locate parking
and/or garages to the side or rear yards with vehicular access to the parking areas through the abutting alley.
Towinz Operations/Auto Impoundment Yards: Proposed changes include:.l. Anew definition for towing
operations. 2. Tn the Industrial Light zone allow towing operations/auto impoundment. yards within a building.
3. In. the Commercial Arterial zone allow as a shared use with auto repair/auto body shops and if the tow truck is
garaged. In both zonestow vehicles will be limited to Class A, B, and E. .
Appeals of the environmental determination must be filed in writing. on or before 5:00 p.m. on may
12, 2068. 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 4-8-1 I.O.B. _Additional 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.
;Forhe Enviro a al Review Committee,
athias
Associate. Planner
ac: King County Wastewater Treatment Division
WDl~Wl, Stewart Reinbold
David F. Dietzman, Department. of Natural Resources
WSDOT, Northwest Region
Duwamish Tribal Office
Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance)
Melissa Calvert, Muckieshoot CulturalResources Program
US Army Corp. of Engineers R
T
1053 South Grady Way -Renton, Washington 98057 E N l 0 lr
AREAD OF-THE..C:URVE
This Paper contains 50% recycled material, 30%post consumer - -
CITY OF RENTON
DETERMINATION OF NON -SIGNIFICANCE
APPLICATION NUMBER: LUA08-029, ECF
APPLICANT: City of Renton
PROJECT NAME: Fast Food, Alleys, & Towing Operations/Auto Impoundment Yards
DESCRIPTION OF PROPOSAL: Fast Food: Proposed changes include: allowing fast food as a stand-alone use,
but with no drive-throughs in the Center Village and Center Downtown zones and to allow stand-alone fast food with drive-
throughs only in the Employment Area Valley in the Industrial Light zone. Definitions are revised for fast food restaurants
and drive-in/drive-through retail/service.
Alleys: Proposed changes include: in the R-8 zone, implementing parking and loading standards for properties abutting an
existing paved and/or crushed rock alley. New development would be required to locate parking and/or garages in the
side or rear yards with vehicular access to the parking areas through the abutting alley.
Towing Operations/Auto Impoundment Yards: Proposed changes include: 1. A new definition for towing operations. 2. In
the Industrial Light zone allow towing operations/auto impoundment yards within a building. 3. In the Commercial Arterial
zone allow as a shared use with auto repair/auto body shops and if the tow truck is garaged. In both zones tow vehicles
will be limited to Class A, B, and E.
LOCATION: Citywide
LEAD AGENCY: City of Renton
Department of Community & Economic Development
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 May 12, 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) 430-6510.
PUBLICATION DATE: April 26, 2008
DATE OF DECISION: April 21, 2008
SIGNATURES:
Gre�g'Zjte
..,r j c
Terry igashiyama, Administrator Date
Community Services
David Daniels, Fire Chief Date
Fie Departm
4609
ex Aetsch, Admini for ate
Community & Economic Development
ERC city of Renton
REPORT Department of Community & Economic Development
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: April 21, 2008
Project Name: Fast Food, Alleys, & Towing Operations/Auto Impoundment Yards
Owner:
Applicant:
Contact:
File Number.,
Project Manager.
Project Summary:
n/a
City of Renton
City of Renton, CED
LUA08-029, ECF
Angie Mathias, Associate Planner
Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but
with no drive-throughs in the Center Village and Center Downtown zones and to
allow stand-alone fast food with drive-throughs only in the Employment Area
Valley in the Industrial Light zone. Definitions are revised for fast food restaurants
and drive-in/drive-through retail/service.
Alleys: Proposed changes include: in the R-8 zone, implementing parking and
loading standards for properties abutting an existing paved and/or crushed rock
alley. New development would be required to locate parking and/or garages in the
side or rear yards with vehicular access to the parking areas through the abutting
alley.
Towing Operations/ Auto Impoundment Yards: Proposed changes include: 1. A new
definition for towing operations. 2. In the Industrial Light zone allow towing
operations/auto impoundment yards within a building. 3. In the Commercial
Arterial zone allow as a shared use with auto repair/auto body shops and if the tow
truck is garaged. In both zones tow vehicles will be limited to Class A, B, and E.
Project Location: Citywide
Exist. Bldg. Area SF: n/a
Site Area:
n/a
Proposed New Bldg. Area (footprint): n/a
Ps-oposed New Bldg. Area (gross): n/a
Total Building Area GSF.
n/a
STAFF Staff Recommends that the Environmental Review Committee issue a
RECOMMENDATION: Determination of Non -Significance (DNS).
City of Renton Department of Cc pity & Economic Development onmental Review Committee Report
FAST FOOD, ALLEYS & TOW.r. G OPERATIONS/A UTO IMPOUNDMENT ., �RDS L U08-029, ECF
Page 2 of 3
I PART ONE: PROJECT DESCRIPTION l BACKGROUND I
Fast Food: The proposed amendment application would allow fast food as a stand-alone retail use in the
Center Village (CV), Commercial Arterial (CA), Center Downtown (CD) and Industrial Light (IL)
zones. Restrictions on drive-throughs would be applied in the CV and CD zones; locations would be
restricted to the Employment Area Valley in the IL zone and existing language for note 22 would be
modified. The amendment also incorporates revised language for existing definitions for fast food
restaurants and drive-in/ drive -through retail / service. The changes to definitions are required to
correct an existing inconsistency in the code with regard to fast food restaurants being classified as an
eating and drinking establishment, whose definition prohibits fast food as being allowed, and reference
of note 22 in zones where the restriction does not apply.
Alleys and the R-S zone: The proposed amendment would create parking and loading development
standards in the Residential-8 (R-S) zone for properties with an abutting alley with a paved and/or
crushed rock surface. New development would be required to locate parking areas and/or attached and
detached garages in the side or rear yards with vehicular access to the parking areas through the use of
the abutting alley. The Highlands, Kennydale, North Renton, and Renton Hill areas have functioning
alleys as part of the street network. There are also other alleys in the City. It is important to note that not
all alley right-of-ways have been improved. Alleys in R-S zones have different surfaces like grass,
gravel, and asphalt or a mixture. For example, in North Renton all alleys are paved but in the Highlands
area there are grass, gavel, and paved alley ways. Gravel and paved alley surfaces provide a sufficient
surface for vehicle access as these surfaces are currently in use.
Towing Operations/Auto Impoundment Yards: Changes include amendments to the zones in which
towing operations/auto impoundment yards and towing operations by itself are allowed. Also,
restrictions are placed on the use. Specifically, changes include:
■ Implement a new definition for towing operations.
Permit towing operations/auto impound yards in the Industrial Light (IL) zone when:
• tow vehicles are limited to Class A, B, and E, and
• the vehicles that have been towed are kept in a building, and
• towing vehicles are housed in a building when not in use.
■ Allow the towing operations function as an administrative conditional use in the
Commercial Arterial (CA) zone when the use is:
• shared with an auto repair or auto body shop, and
• towing vehicles are limited to Class A, B, and E, and
• towing vehicles are housed in a building when not in use.
I PART TWO: ENVIRONMENTAL REVIEW I
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS with a 14-day Appeal Period.
B. Mitigation Measures
1. None required for this non -project action.
ERC Report 08-029,doc
City of Renton Department of Comm & Economic Development Env. nental Review Committee Report
FAST FOOD, ALLEYS & TOWING uPERATIONSIAUTO IMPOUNDMENT YARDS LU08-029, ECF
Page 3 of 3
C. Exhibits
NIA
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, .Staffreviewers 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 are 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, May 12, 2008.
Renton Municipal Code Section 4-8-110.13 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, 1055 S. Grady Way,
Renton WA 98057.
ERC Report 08-029.doc
CE D
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE 1S HEREBY GIVEN that the
PUBLIC NOTICE
Renton City Council has fixed the 28th day
Linda M Mills, beingfirst duly sworn on oath that she i s the Legal
Y g
the date and
April, 2oas, at hear p. t be
time
time for a public hearing to be held in the
Advertising Representative of 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
Renton Reporter
— 2006 Title 1V Docket Items:
Alleys — Implementing parking and loading
standards for properties abutting an existing
paved and/or crushed rock alley; and
a bi-weekly newspaper, which newspaper is a legal newspaper of
locating parking and/or garages in new
development in the side or rear yards with
general circulation and is now and has been for more than six months
vehicular access through the abutting alley;
prior to the date of publication hereinafter referred to, published in
Fast Food — Allowing fast food as a stand -
alone use, but with no drive-thrus in the
the English language continuously as a bi-weekly newspaper in King
Center Village and Center Downtown
County, Washington. The Renton Reporter has been approved as
zones; allowing stand-alone fast food with
drive-thrus only in the Employment Area
a Legal Newspaper by order of the Superior Court of the State of
Valley in the Industrial fight zone; and
Washington for Kin County.
gTowing
revising related definitions;
The notice in the exact form annexed was published in regular issues
Operations/Auto Impoundment
Yards —Adding a new definition for towing
of the Renton Reporter (and not in supplement form) which was
operations; allowing towing operations/
regularly distributed to its subscribers during the below stated period.
auto impoundment yards within a building
in the Industrial tight zone; allowing as a
The annexed notice, a:
shared use with auto repair/auto holy ~hops
Public Notice
in the Cotmnercial Arterial zone, if the tow
(ruck is garaged; and limiting to Class A, B
and E low vehicies in both zones.
All interested parties are invited to attend
the hearing and present written or oral
was published on April 19, 2008.
comments regarding the proposal. Renton
City Hall is i n compliance with theAmerican
Disabilities Act, and interpretive services
for the hearing impaired will be provided
The full amount of the fee char ed for saore on ucaon s
id fi
g g g pblitii
upon prior notice. For information, call
the sum of $113.40,
425-430-6510.
Bonnie 1. Walton
City Clerk
Published in the Renton Reporter on April
19, 2008. #69057.
i
Linda M. Mills ,�� `, • , ,,;,',' ''
Legal Advertising Representative, Renton Reporter ora
Subscribed and sworn to me this 21 st day of April, 2008. _ �'
r
i Cn y A 4 y
'S 08 L%6 _
achy D g, Rotary Pub W for the State of Washington, Residing O
in Covington, Washington g g /11111111VIVA SH*�,�```
P. O. Number:
City of Renton Department of Community & Economic Dove—pment
ENVIRONMENTAL S DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:on
COMMENTS DUE: APRIL 16, 2008
APPLICATION NO: LUA08-029, ECF
DATE CIRCULATED: APRIL 02, 2008
APPLICANT: City of Renton
PROJECT MANAGER: Angie Mathias
PROJECT TITLE: 2007 Docket: Fast Food, Alleys, and Towin
Operations/Auto Impoundment Yards
000
PLEASE RETURN REVIEW SHEET TO
i JUDITH SUBIA IN DCED, FLOOR SIX
SITE AREA: Cit ide
LOCATION: CITYWIDE
SUMMARY OF PROPOSAL: Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the Center
Village and Center Downtown zones and to allow stand-alone fast food with drive-throughs only in the Employment Area Valley in the Industrial Light
zone. Definitions are revised for fast food restaurants and drive-in/drive-through retail/service.
Alleys: Proposed changes include: in the R-8 zone, implementing parking and loading standards for properties abutting an existing paved and/or
crushed rock alley. New development would be required to locate parking and/or garages in the side or rear yards with vehicular access to the parking
areas through the abutting alley.
Towing Operations/Auto Impoundment Yards: Proposed changes Include: 1, A new definition for towing operations. 2. In the Industrial Light zone
allow towing operationsiauto impoundment yards within a building. 3. In the Commercial Arterial zone allow as a shared use with auto repairlauto
body shops and if the tow truck is garaged. In both zones tow vehicles will be limited to Class A, B, and E.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
Information
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
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
information
Necessary
Housin
Aesthetics
Li ht/Gfare
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 ident' red areas of probable impact or
areas where addit' nal information is needed to properly assess this proposal.
�.nV n �JZb '
Signature of Director or Aut"orized Representative
Date
City of Re„.on Department of Community & Economic Deve,oprnent
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
PAVK�
COMMENTS DUE: APRIL 16, 2008
APPLICATION NO: LUA08-029, ECF
DATE CIRCULATED: APRIL 02, 2008
APPLICANT: City of Renton
PROJECT MANAGER: Angie Mathias
PROJECT TITLE: 2007 Docket: Fast Food, Alleys, and Towing
Operations/Auto Impoundment Yards
PLEASE RETURN REVIEW SHEET TO
JUDITH SUBIA IN DICED, FLOOR SIX
SITE AREA: Citywide
LOCATION: CITYWIDE
SUMMARY OF PROPOSAL: Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the Center
Village and Center Downtown zones and to allow stand-alone fast food with drive-throughs only in the Employment Area Valley in the Industrial Light
zone. Definitions are revised for fast food restaurants and drive-in/drive-through retaillservice.
Alleys: Proposed changes include; in the R-8 zone, implementing parking and loading standards for properties abutting an existing paved andlor
crushed rock alley. New development would be required to locate parking andlor garages in the side or rear yards with vehicular access to the parking
areas through the abutting alley.
Towing OperalionslAuto Impoundment Yards: Proposed changes include: 1. A new definition for towing operations. 2. In the Industrial Light zone
allow towing operations/auto impoundment yards within a building. 3. in the Commercial Arterial zone allow as a shared use with auto repairlauto
body shops and if the tow truck is garaged. In both zones tow vehicles will be limited to Class A, B, and E.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housin
Aesthetics
Li hUGlare
Recreation
Utilities
Trans ortafioo
Public Services
Historialcultural
Preservation
Airport Environment
10.000 Feet
14,000 Feet
B. POLICY -RELATED COMMENTS
11� ", "/""�s "Z'� /' 4'.
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 ditional information is eded to properly assess this proposal.
Signature of Director or Authorized Representative Date
City of Renton Department of Community & Economic Devclopmept w -
ENVIRONMENTAL & DEVELOPMENT APPLICATIONS R4-VLZ&NEET
REVIEWING DEPARTMENT: 1R vei
COMMENTS DUE: APRIL 16, 2008;t, L';-
APPLICATION NO: LUA08-029, ECF
DATE CIRCULATED: APRIL 02, 2008
APPLICANT: City of Renton
PROJECT MANAGER: Angie Mathias
PROJECT TITLE: 2007 Docket: Fast Food, Alleys, and Towing
Operations/Auto Impoundment Yards
PLEASE RETURN REVIEW SHEET TO
SITE AREA: Citywide
JUDITH SUBIA IN DICED, FLOOR SIX
LOCATION: CITYWIDE
SUMMARY OF PROPOSAL: Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the Center
Village and Center Downtown zones and to allow stand-alone fast food with drive-throughs only in the Employment Area Valley in the Industrial Light
zone. Definitions are revised for fast food restaurants and drive-in/drive-through retail/service.
Alleys: Proposed changes include: in the R-8 zone, implementing parking and loading standards for properties abutting an existing paved and/or
crushed rock alley. New development would be required to locate parking andlot garages in the side or rear yards with vehicular access to the parking
areas through the abutting alley.
Towinq Operations/Auto Impoundment Yards• Proposed changes include: 1. A new definition for towing operations. 2. In the Industrial Light zone
allow towing operationslauto impoundment yards within a building. 3. In the Commercial Arterial zone allow as a shared use with auto repairlauto
body shops and if the tow truck is garaged. In both zones tow vehicles will be limited to Class A, B, and E.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Earth
Air
water
Plants
Land/Shoreline Use
Animals
E ovironmentai Health
Energy/
Natural Resources
l�cLs -Re %7Ti�rc
-Dave 4 S i! a.w.o
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Light/Glare
Recreation
Utilities
Transpartaflon
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.
Signature of Director or Authorized Representative
Date
FIRE DEPARTMENT
M E M O R A N D U M
DATE: 4/4/08
TO: Judith Subia
CC: Angie Mathias, Project Manager
FROM: David Pargas, Assistant Fire Marshal W-
11
SUBJECT: LUA08-029, ECF 2007 DOCKET PROPOSED
AMENDMENTS RE: Fast Food Establishments, Alleys, &
Towing Establishments.
Fire Department Comments as Follows:
1. TOWING: The Fire Departments concern regarding this proposed amendment
for towing establishments involves the impound area. Wherever this area is
located it is important that fire apparatus access be provided to an area that is
often secured.
2. FAST FOOD: The Fire Department finds no issues with the proposed changes to
the Fast Food establishments that would impact either the fire code or fire
department operations.
3. ALLEYS IN THE R-S-ZONE: The propose amendment regarding Alleys
appears to be favorable to the Fire Departments position concerning Alleys. The
proposed amendment would limit and designate parking areas in the alleyways,
thus making it easier for fire apparatus access. Though the City of Renton's
current Road Standards do not recognize alleys as fire apparatus access, they are
still often used as access points.
i_lcity memosM final & prelim rev\W08-029, ecf 2007 docket proposed amendments.doc
City of Re..son Department of Community & Economic Dev—pment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: Am 01*0V
COMMENTS DUE: APRIL 16, 2008
APPLICATION NO: LUA08-029, ECF
DATE CIRCULATED: APRIL 02, 2008 E C E 1 V E D
APPLICANT: City of Renton
PROJECT MANAGER: Angie Mathias
PROJECT TITLE: 2007 Docket: Fast Food, Alleys, and Towing
Operations/Auto Impoundment Yards
OR
PLEASE RETURN REVIEW &Krow ` oi
JUDITH SUBIA IN Di FLOOR SIX
SITE AREA: Citywide
LOCATION: CITYWIDE
SUMMARY OF PROPOSAL: Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the Center
Village and Center Downtown zones and to allow stand-alone fast facd with drive-throughs only in the Employment Area Valley in the Industrial Light
zone. Definitions are revised for fast food restaurants and drive-inidrive-through retailiservice.
Alleys: Proposed changes include: in the I zone, implementing parking and loading standards for properties abutting an existing paved and/or
crushed rock alley. New development would be required to locate parking and/or garages in the side or rear yards with vehicular access to the parking
areas through the abutting alley.
Towing OperationslAuto Impoundment Yards: Proposed changes include: 1. A new definition for towing operations. 2. In the Industrial Light zone
allow towing operations/auto impoundment yards within a building. 3. In the Commercial Arterial zone allow as a shared use with auto repairlauto
body shops and if the tow truck is garaged. In both zones tow vehicles will be limited to Class A, I and E.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earlh
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
/VDT
B. POLICY -RELATED COMMENTS
��+SLiC,p
C. CODE-RELA TED COMMENTS
/fie -yea
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
ti ht/Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport €nvirooment
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.
Sig*LWof Director or Authorized Representative Date
City of Re n Department of Community & Economic De . ment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: 1VAm6H*w
CII4 01 HEN IUfN
COMMENTS DUE: APRIL 16, 2008 R E C E I V E D
APPLICATION NO: LUA08-029, ECF
BATE CIRCULATED: APRIL 02, 2008
APPLICANT: Ci of Renton
PROJECT MANAGER: Angie Mathias
PROJECT TITLE: 2007 Docket: Fast Food, Alleys, and Towing
Operations/Auto Impoundment Yards
BUILDING DIVJSIOh
PLEASE RETURN REVIEW SHEET TO
JUDITH SUBIA IN DCED, FLOOR SIX
SITE AREA: Citywide
LOCATION: CITYWIDE
SUMMARY OF PROPOSAL.: Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the Center
Village and Center Downtown zones and to allow stand-alone fast food with drive-throughs only in the Employment Area Valley in the Industrial Light
zone. Definitions are revised for fast food restaurants and drive-in/drive-through retaillservice.
Alleys: Proposed changes include: in the R-8 zone, implementing parking and loading standards for properties abutting an existing paved and/or
crushed rock alley. New development would be required to locate parking andlor garages in the side or rear yards with vehicular access to the parking
areas through the abutting alley.
Towing Operations/Auto Impoundment Yards: Proposed changes include: 1. Anew definition for towing operations. 2. In the Industrial Light zone
allow towing operations/auto impoundment yards within a building. 3. In the Commercial Arterial zone allow as a shared use with auto repair/auto
body shops and if the tow truck is garaged. In both zones tow vehicles will be limited to Class A, B, and E.
A. ENVIRONMENTAL_ IMPACT (e.g. Non -Coate) COMMENTS
Element of the
Environment
Probable
Mirror
Impacts
Probable
Major
Impacts
More
information
Necessary
Earth
Air
Water
Plants
LandlShoreline Use
Animals
Environmental Health
Energyl
Natural Resources
fV olkd
B. POLICY -RELATED COMMENTS
Now
C. CODE -RELATED COMMENTS
i1oz'4
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Housing
Aesthetics
Li htlGlare
Recreation
Utilities
Transportation
Public Services
HistonclCulfural
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 property assess this proposal.
I've, �k
7
S)bn,qture of Director or Authorized Representative Date
Jim Seitz - Green Folder Pa e 1
f
From:
Kayren Kittrick
To:
Seitz, Jim
Date:
4/7/200810:31:25 AM
Subject:
Green Folder
I put a green folder in your in -basket in case you have a comment on the portion on the alleys. I couldn't
find any objection, but felt it would be well worth tapping the resources in the Transportation group. Could
you return the file to me when you are done? thanks.
Kayren K. Kittrick
Development Eng. Supervisor
Permits & Inspections
Development Services Division
kkittrick@rentonwa.gov
(425) 430-7299
CC: Constance Brundage
�avC ►� W t'n V i i'�ieVo�oSc�
C p &td t t� e ws< c,r►d r�c«.-i- vie ad ! f
gi4j we hovz_o ,/ e-
601�_
City of Re ... on Department of Community & Economic Dev,.,.,pment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
r
kro v s
COMMENTS DUE: APRIL 16, 2008 IYEC
APPLICATION NO: LUA08-029, ECF
DATE CIRCULATED: APRIL 02, 2008 p
APPLICANT: City of Renton
i
PROJECT MANAGER: Angie Mathias C!
PROJECT TITLE: 2007 Docket: Fast Food, Alleys, and Towing
Operations/Auto Impoundment Yards
71417y'sy3N7
PLEASE RETURN REVIEW SHEET TO STD
SITE AREA: Citywide
JUDITH SUBIA IN DCED, FLOOR SIX
LOCATION: CITYWIDE
SUMMARY OF PROPOSAL: Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the Center
Village and Center Downtown zones and to allow stand-alone fast food with drive-throughs only in the Employment Area Valley in the Industrial Light
zone. Definitions are revised for fast food restaurants and drive-Wdrive-through retail/service.
Alleys: Proposed changes include: in the R-8 zone, implementing parking and loading standards for properties abutting an existing paved and/or
crushed rock alley. New development would be required to locate parking and/or garages in the side or rear yards with vehicular access to the parking
areas through the abutting alley.
Towing Operations/Auto Impoundment Yards: Proposed changes include: 1. A new definition for towing operations. 2. In the Industrial Light zone
allow towing operationslauto impoundment yards within a building. 3. In the Commercial Arterial zone allow as a shared use with auto repairtauto
body shops and if the tow truck is garaged. In both zones tow vehicles will be limited to Class A, 8, and E.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C_ CODE -RELATED COMMENTS
VED
6108
O
WS
Element of the
,Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Light/Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10, 000 Feet
14, 000 Feet
We have viewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areal Oere additiona f rmation s neTd to proper y assess this proposal
-j/3 lgeL,,�
S tur a Director or Au orized epresentative Date
City of R n Department of Community & Economic Deti�ropment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: �� �(
COMMENTS DUE: APRIL 16, 2008 v11yov tNtfUN
APPLICATION NO: LUA08-029, ECF
DATE CIRCULATED: APRIL 02, 2008
APPLICANT: City of Renton
PROJECT MANAGER: Angie Mathias APR 0 2 200
PROJECT TITLE: 2007 Docket: Fast Food, Alleys, and Towing
Operations/Auto Impoundment YardsTO
PLEASE RETURN REVIEW SHE IISION
JUDITH SUBIA IN DCED, FLOOR SIX
SITE AREA: Citywide
LOCATION: CITYWIDE
SUMMARY OF PROPOSAL: Fast Food: Proposed changes include: allowing fast food as a stand-alone use, but with no drive-throughs in the Center
Village and Center Downtown zones and to allow stand-alone fast food with drive-throughs only in the Employment Area Valley in the Industrial Light
zone. Definitions are revised for fast food restaurants and drive-in/drive-through retail/service.
Alleys: Proposed changes include: in the R-8 zone, implementing parking and loading standards for properties abutting an existing paved andlor
crushed rock alley. New development would be required to locate parking and/or garages in the side or rear yards with vehicular access to the parking
areas through the abutting alley.
Towing Operations/Auto Impoundment Yards: Proposed changes include: 1. A new definition for towing operations. 2. In the Industrial Light zone
allow towing operations/auto impoundment yards within a building. 3. In the Commercial Arterial zone allow as a shared use with auto repaidauto
body shops and if the tow truck is garaged. In both zones tow vehicles will be limited to Class A, B, and E.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probabie
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
f=nvironmeotal Neaith
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
1llbl"lL
C. CODE -RELATED COMMENTS
116 me,
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Housing
Aesthetics
Light/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 whe additional information is needed to properly assess this proposal.
gnature of Direc or Aut onzed Representativ Date
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 2, 2008.
The full amount of the fee charged for said foregoing publication is
the sum of $168.00,
Linda M. Mills
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 3rd day of April, 2008.
at y Dals , N tary Public�fetate of Washington, Residing
in Covington, Washington
P. O. Number:
NOTICE OF APPIACATIONv & limited to Class A, B, and E.
PROPOSED DETERMINATION 01F Permits/Review Requested -
NON -SIGNIFICANCE Environmental (SEPA) Review, Zoning
RENTON, WASHINGTON Text Amendments
Applicanl: City of Renton Public Hearing: To be held before City
Project Name and File Number: Fast Council at a date to be determined.
Food, Alleys, and Towing Operations/Auto Location where application may be
Impoundment Yards (LUA08-029), ECF reviewed: Department of Community and
Application Date: March 27, 2008 Economic Development, Renton City Hall.
Project Location and Description: Proposed Determination of Non -
Location — Citywide. Fast Food: Proposed Significance (DNS): As permitted under
changes include: allowing fast food as a RCW 43.21C.I10, the City of Renton is
stand-alone use, but with no drive-thrus in using the optional DNS process to give
the Center Village and Center Downtown notice that a DNS is likely to be issued. A
zones and to allow stand-alone fast food 14-day appeal period follows the issuance
with drive thrus only in the Employment of a DNS.
Area Valley in the Industrial Light zone. Comments: Comment periods for the
Definitions are revised for fast food Project and the proposed DNS are integrated
restaurants and drive-inldrive-throughretail/ into a single comment period and must
service- Alleys: Proposed changes include: be received by April 16, 2008, 5:00 p.m.
in the R-8 zone, implementing parking and Submit comments in writing to the address
loading standards for properties abutting an below.
existing paved and/or crushed rock alley. Project Manager: Angie Mathias,
New development would be required to 425.430.6576
locate parking and/or garages in the side Mailing Address: Department of
or rear yards with vehicular access to the Community and Economic Development,
parking areas through the abutting alley. 1055 South Grady Way, Renton, WA
Towing Operations/Auto Impoundment 98057
Yards., Proposed changes include: I, A if you have questions about this propnsal,
erui<ans. 2. or wish to be made a party ol' record and
new definition for lowing ap
In the Industrial Light zone allow towing receive additional notitication by mail.
operalions/auto impoundment yards within contact the Project Manager. .Anyone
a building. 3. In the Commercial Arterial who submits written comments will
zone allow as a shared use with auto repair/ automatically become a party of record
auto body shops and if the tow truck is and will be notified of any decision on this
garaged. In both zones tow vehicles will be Project.
Published in the Renton Reporter on April
2, 2008. +Y62738.
DA4'r,
_ A`SSIN�Frr�I i
"0# +0TARy
19 �o
f�fif�OF WAS�',�.��~
1111\\\\��\�
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF NON -
SIGNIFICANCE (DNS)
DATE: April 2, 2008
LAND USE NUMBER and APPLICATION NAME. LLA,*: ;29. LC- Fast Food. Alleys, and Towing Operal-l-,Anto
Impoundment Yards
Project Location and Description: Locator - r-uu-1 r1 d. Pmposed ch—gm, include, ing allowIasi food as a
stand-alone Use, but with lietlnve-throughs 1 �e Ce:n=r dolt.— -i d Center Downlovn zones and to allow stone alone
fast food with drlee-throughs only in the Emaluyinenl f,,rrn 'v;,!le i n he Indoatr-.al Light zone. Definitions are revised for
fast food resIauran:s and Jnve-Infdr:ve-Ihr:,:r it rat—r:icc. :.Ily',y"�b Proposed changes include_ in the R-8 zone -
implementing narking and loading slaldards I,- vrcp— irn +.,,, itp an misting paved andlor rrushed ro alley, New
development would be required to locate p:,rk,na and:n grageseidx or rear yards wilh vehcular access to the
parkrg areas ihro-ci the abutting olleyr, TnI; tjj Occnaa,n.,rALtc rneounJrnent Yards. Proposed changes include I. A
w do'niton for towing operolions. 2. In the Indi Elko Lmht cure g low lowing opeorli rhar.uhr impoundment yards within
a hoilhi 3. 'n the Commercial Arterial zone .3aov. a:. a =h'red use with auto repuOaotu bcdy shops and If the tov truck
is ga•aged. In both zones tow vehicles will hm in red Is !Mass A 2. and E.
OPTIONAL DETERMINATION OF NON -SIGNIFICANCE (DNS): As :he Lead Agency, the City of Renton has determined
0,at signlfirant environmental Impacts are unl kav is resuli Item the proposed Comprehensive Plan ae,andments and
coning changes- Therefore, as perm lltctl undo- 2:e ?S'�'i ' .J t0. the City of Rambo is using the Oplonal DNS
process Im give nonce that a DNS is likely to ha ---c Ga—eri periods for the pre]ect ann the proposed DNS ar
integrated into a.ing,e comment period Thcrc rr - rc a,rr n,enl oenod following the issuan z of the Threshold e
Oelerm nation o! Non -Significance (DNSt A 11 <iay -Ibcol period ;;m folltnv the issuance of Ine DNS -
APPLICATION DATE. March 27.2008
Perm'dslRevicvr Requested: Environmental (S[l Re•'i^_., 7.urrinq Text Amendment -
Location where aoplicabon may be re,ie—d. Ceparlme r; r,f cmiu,n:Iy a Fconornic Development, Planning Division.
1055 South Grady Way, Renton. WA 98057.
PUBLIC HEARING: A pubic I—nng on then. is -as ::III be he d be'ore the City Council on a date to he determine',
Environmental Documents that evaluate the Proposed Project Environmental Checklist dated March 27, 2008.
Onvelapment Regulations Used For Project Mitigation: T. r,— om-projecl colons will be subject to the Cityfs 5EPA
Ord irl-ce and Development Regulations and o:nsr appi,cable cedes and regulators as appropriate
Proposed Mitigation Measures: The analyst; o' :hs proposal does ooi reveal any adverse environmental Impede
requiring mitigation sh— and beyond existinq cjJc F,c,, ens. I cwever. md,gar- may be necessary one may be
in,poeed at the time of a site sAecirk developmert ora:wsa or ha sibjact ails
Comments on the above apphcatlon must be suhn, ued r w-h rig to Angie Mathias, Associate Planner. Community B
Economic Development, 1055 South Grady V), y Ranm�r.'riA 9so5l by 5.-00 p.m. on April 16, 2008. If you have
questions about 11is proposal, or wish to be made a prr".Y''i rerun. and receive additional notitication by mail. contact the
Project Manager. An rend who submits written ::urnrnenls will ai mina:ically 'become a party of record and will be notified of
any decision on Ihls project.
CONTACT PERSON: Angie Mathias (425) 430. 65711,
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIMATION
It yoJ:vould like to receive further information on the.-re,r-j,l review of this proposed project, complete this form
and return to City of Ramon, Department of Gcmmun ty & Eccnonlc Development, 1055 South Grady Way, Renton, WA
99057. You must retum this form to receive lutore ialonnatierr regarding the environmental dererminarion ror this
protiect
File No,iNari LUAO&029. ECF i Fast Food. Alleys, and Towing Operat}OnslAuto Impoundment Yards
NAME.
ADDRESS.
TELEPHONF NO..
CERTIFICATION
I,�r� hereby certify that copies of the above document
were pasted by me in _ conspicuous places or nearby the described property oiiii;,� 'i ply
DATE: `� �D f SIGNED: ' = z ._Z �-
��
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing gi
ig &xzu _ , on the c 11C i day of
NOT Y PUBLIe SIGNA !fW ,�+
CITY 4F RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 2nd day of April, 2008, 1 deposited in the mails of the United States, a sealed envelope
containing Notice of Application and Environmental Checklist documents. This information was
sent to:
Agencies See Attached
(Signature of Sende
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.
Dated: q - a -- a g
Notary (Print):
My appointment expires:
17
2007 Docket: Fast Food, Alleys, and Towing Operations/Auto Impoundment Yards
LUA08-029, 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 12u' Ave NW, Ste 201
Attn: Karen Walter or SEPA Reviewer
PO Box 47703
Issaquah, WA 98027
39015 172"d 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"d 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 - OAP
Preservation
Attn: SEPA Reviewer
201 S. Jackson St, MS KSC-NR-0505
Aftn: Stephanie Kramer
PO Box C-3755
Seattle, WA 98104-3855
PO Box 48343
Seattle, WA 98124
Olympia, WA 98504-8343
Boyd Powers
Dept. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
Received Notice of Application onl
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 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-01 W
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 160" Avenue SE
700 Fifth Avenue, Suite 4900
Bellevue, WA 98008-5452
PO Box 34018
Seattle, WA 98124-4018
template - affidavit of service by mailing
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF NON -
SIGNIFICANCE (DNS)
DATE: April 2, 2008
LAND USE NUMBER and APPLICATION NAME: LUAC8-029, ECF / Fast Food, Alleys, and Towing Operations/Auto
Impoundment Yards
Project Location and Description: Location m Citywide. Fast Food: Proposed changes include: allowing fast food as a
stand-alone use, but with no drive-throughs in the Center Village and Center Downtown zones and to allow stand-alone
fast food with drive-throughs only in the Employment Area Valley in the Industrial Light zone. Definitions are revised for
fast food restaurants and drive-in/drive-through retail/service. Alleys: Proposed changes include: in the R-8 zone,
implementing parking and loading standards for properties abutting an existing paved andlor crushed rock alley. New
development would be required to locate parking andlor garages in the side or rear yards with vehicular access to the
parking areas through the abutting alley. Towing Operations/Auto Impoundment Yards: Proposed changes include: 1. A
new definition for towing operations. 2. In the Industrial Light zone allow towing operationsfauto impoundment yards within
a building. 3. In the Commercial Arterial zone allow as a shared use with auto repair/auto body shops and if the tow truck
is garaged. In both zones tow vehicles will be limited to Class A, B, and E.
OPTIONAL DETERMINATION OF NON -SIGNIFICANCE (DNS): 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 43.21 C.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: March 27, 2008
Permits/Review Requested: Environmental (SEPA) Review.. Zoning Text Amendment.
Location where application may be reviewed: Department of Community & Economic Development, 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 March 27, 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, Associate Planner, Community &
Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m, on April 16, 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
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, Department of Community & Economic Development, 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: LUA08-029, ECF l Fast Food, Alleys, and Towing Operations/Auto Impoundment Yards
NAME:
ADDRESS:
TELEPHONE NO.:
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.
4
A. BACKGROUND
1. Name of proposed project, if applicable:
2007 Docket - Three (3) Items:
• 06-15: Towing Operations/Auto Impoundment Yards
• 06-16: Fast Food
• 06-13: Alleys and the R-8 Zone
2. Name of applicant:
City of Renton, EDNSP Department
3. Address and phone number of applicant and contact person:
Angie Mathias, Associate Planner, 425-430-6576 1055 S. Grady Way, Renton WA 98057
4. Date checklist prepared:
March 27, 2008
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
NIA
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
NIA
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.
NIA
10. List any governmental approvals or permits that will be needed for your proposal, if known.
City Council Action to approve the code amendments.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
There are three (3) proposed land use amendments to the municipal code.
1. Towin • Changes include amendments to the zones in which towing operations/auto
impoundment yards and towing operations by itself are allowed. Also, restrictions are placed
on the use. Specifically, the changes include:
• Permit towing operationslauto impound yards in the Industrial Light (IL) zone when:
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• tow vehicles are limited to Class A, B, and E, and
• the vehicles that have been towed are kept in a building, and
• towing vehicles are housed in a building when not in use.
Allow the towing operations function as an administrative conditional use in the Commercial
Arterial (CA) zone when the use is:
• shared with an auto repair or auto body shop, and
• towing vehicles are limited to Class A, B, and E, and
• towing vehicles are housed in a Building when not in use.
Implement a new definition for towing operations..
Fast Food: The proposed amendment application would allow fast food as a stand alone retail
use in the Commercial Village (CV), Commercial Arterial (CA), and Center Downtown (CD)
zones. Restrictions on drive-throughs would be applied in the CV and CD zones; as well as
modifying existing language for note 22. The amendment also incorporates revised language
for existing definitions for fast food restaurants and drive-in/drive-through retail /service. The
changes to definitions are required to correct an existing inconsistency in the code with regard
to fast food restaurants being classified as an eating and drinking establishment, whose
definition prohibits fast food as being allowed, and reference of note 22 in zones where the
restriction does not apply.
3. Alleys and the R-8 Zone: The proposed amendment would create parking and loading
development standards in the Residential-8 (R-8) zone for properties that have two access
points, where one access point is an abutting alley with a paved and/or crushed rock surface.
New development would be required to locate parking areas and/or attached and detached
garages in the side or rear yards with vehicular access to the parking areas through the use of
the abutting alley.
B. ENVIRONMENTAL ELEMENTS
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
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It
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. Project specific proposals will be evaluated at the
time of application.
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
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.
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.
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.
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r r
Not Applicable Non -Project Action
5) Does the proposal lie within a 100-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.
It is expected that any automobile waste related products would be accommodated
according to applicable regulations. This action is not project specific and any project
specific proposals will be evaluated at the time of application.
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.
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. This action is not project specific and any project
specific proposals will be evaluated at the time of application.
Towing It is expected that any automobile waste related products would be
accommodated according to applicable regulations.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
Not Applicable Non -Project Action. Project specific proposals will be evaluated at the
time of application.
4. PLANTS
a. Check or circle types of vegetation found on the site:
n/a deciduous tree: alder, maple, aspen, other
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nla evergreen tree: fir, cedar, pine, other
n1a shrubs
n1a grass
n1a pasture
nla crop or grain
nla wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
nla water plants: water lily, eel grass, milfoil, other
n/a other types of vegetation
Not Applicable Non -Project Action
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: hawk, heron, eagle, songbirds, other n1a
Mammals: deer, bear, elk, beaver, other nla
Fish: bass, salmon, trout, herring, shellfish, other n1a
b. List any threatened or endangered species known to be on or near the site.
Not Applicable Non -Project Action.
C. Is the site part of a migration route? If so, explain
Not Applicable Non -Project Action.
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.
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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. Towing: It is expected that any automobile waste
related products would be accommodated according to applicable regulations. This
action is not project specific and any project specific proposals will be evaluated at the
time of application.
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
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.
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.
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d. Will any structures be demolished? If so, what?
Not Applicable Non -Project Action
e. What is the current zoning classification of the site?
Not Applicable Non -Project Action
f. What is the current comprehensive plan designation of the site?
Not Applicable Non -Project Action
g. If applicable, what is the current shoreline master program designation of the site?
Not Applicable Non -Project Action.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
Not Applicable Non -Project Action
i. Approximately how many people would reside or work in the completed project?
Not Applicable Non -Project Action
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.
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
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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:
Not Applicable Non -Project Action. Towing: The requirement of keeping the auto
impoundment function in the IL zone and the towing vehicles in both CA and IL is
intended to limit the aesthetic impact of the land use.
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.
b_ Would the proposed project displace any existing recreational uses? If so, describe.
Not Applicable Non -Project Action.
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
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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.
Not Applicable Non -Project Action.
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.
C. How many parking spaces would the completed project have? How many would the
project eliminate?
Not Applicable Non -Project Action.
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.
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.
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.
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Not Applicable Non -Project Action.
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: fikL'lall_ - _ --
Name Printed:���
Date:---
-T
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Fast ood: Restrictions on drive through uses for fast food in the CD and CV zones could
potentially reduce solid waste and litter associated with those uses.
Alleys and the R-8 zone: Requirements to use existing alley access could potentially
prevent reduction of street parking and maintain pedestrian access to housing consistent
with existing policies and plans.
The need for transportation and public services would be evaluated at the time of a
project specific proposal.
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: /[ 1,69L }7l�
Name Printed: K'40,t' 6"k)4
Date: _3_Z-L 1 QF
EWCHLST.DCC
REVISED W98
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UA Dy-D29,aF
City of Renton
LAND USE PERMIT MAR 27200E
City of Renton
mic Developmnt,
MASTER APPLICATIONborhoocis & Strategic Plan I
g
PROPERTY OWNER(S)
NAME:
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER:
APPLICANT (If other than owner)
NAME: City Of Renton
COMPANY (if applicable): Department of Community
& Economic Development
ADDRESS: 1055 S. Grady Way
CITY: Renton ZIP: 98057
TELEPHONE NUMBER 425-430-6588
CONTACT PERSON
NAME: Angie Mathias
COMPANY (if applicable): Department of Community
& Economic Development
ADDRESS: 1055 S. Grady Way
CITY: Renton ZIP: 98057
TELEPHONE NUMBER AND E-MAIL ADDRESS:
425.430.6576 amathias@ci.renton.wa.us
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME: 2007 Docket— Three
3 Items: 06-15 Towing Operations/Auto Impoundment Yards
Code Amendment, 06-16 Fast Food, and 06-13 Alleys and the
R-8 Zone
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
Citywide
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): NIA
EXISTING LAND USE(S): N/A
PROPOSED LAND USE(S): N/A
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
N/A
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): WA
EXISTING ZONING: N/A
PROPOSED ZONING (if applicable): N/A
SITE AREA (in square feet): N/A
SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED
FOR SUBDIVISIONS OR PRIVATE STREETS SERVING
THREE LOTS OR MORE if applicable): nia
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): n1a
NUMBER OF PROPOSED LOTS (if applicable): nfa
NUMBER OF NEW DWELLING UNITS (if applicable): n/a
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PR+ :CT INFORMA
NUMBER OF PROPOSED LOTS (if applicable): n/a
NUMBER OF NEW DWELLING UNITS (if applicable): n/a
NUMBER OF EXISTING DWELLING UNITS (if applicable): n/a
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): n/a
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): n/a
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): n/a
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): n/a
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): nia
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): rVe
TION contim..A
PROJECT VALUE: n/a
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable): rVa
AQUIFER PROTECTION AREA TWO
AQUIFER PROTECTION AREA ONE
FLOOD HAZARD AREA
sq. ft.
GEOLOGIC HAZARD
sq. ft.
HABITAT CONSERVATION
sq. ft.
WETLANDS
sq. ft.
SHORELINE STREAMS AND LAKES
sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information Included)
Citywide
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. Environmental Checklist 3.
2. 4.
Staff will calculate applicable fees and Rostage. $
AFFIDAVIT OF OWNERSHIP
I, (Print Namels) 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)
fZ1,L4 6 z
(Signature of Owner/Representative)
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:
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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 Dire 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 — Three (, Items:
• 06-15: Towing Operations/Auto Impoundment Yards
• 06-16: Fast Food
• 06-13: Alleys and the R-8 Zone
2. Name of applicant:
City of Renton, EDNSP Department
3. Address and phone number of applicant and contact person:
Angie Mathias, Associate Planner, 425-430-6576 1055 S. Grady Way, Renton WA 98057
4. Date checklist prepared:
March 27, 2008
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
Iiql►I_1
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
NIA
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.
NIA
10. List any governmental approvals or permits that will be needed for your proposal, if known.
City Council Action to approve the code amendments.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
There are three (3) proposed land use amendments to the municipal code.
1. Towing: Changes include amendments to the zones in which towing operations/auto
impoundment yards and towing operations by itself are allowed. Also, restrictions are placed
on the use. Specifically, the changes include:
■ Permit towing operationslauto impound yards in the Industrial Light (IL) zone when:
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• tow vehicles are limited to Class A, B, and E, and
• the vehicles that have been towed are kept in a building, and
• towing vehicles are housed in a building when not in use.
Allow the towing operations function as an administrative conditional use in the Commercial
Arterial (CA) zone when the use is:
■ shared with an auto repair or auto body shop, and
■ towing vehicles are limited to Class A, B, and E, and
• towing vehicles are housed in a building when not in use.
Implement a new definition for towing operations..
2. Fast Food: The proposed amendment application would allow fast food as a stand alone retail
use in the Commercial Village (CV), Commercial Arterial (CA), and Center Downtown (CD)
zones. Restrictions on drive-throughs would be applied in the CV and CD zones; as well as
modifying existing language for note 22. The amendment also incorporates revised language
for existing definitions for fast food restaurants and drive-in/drive-through retail/service. The
changes to definitions are required to correct an existing inconsistency in the code with regard
to fast food restaurants being classified as an eating and drinking establishment, whose
definition prohibits fast food as being allowed, and reference of note 22 in zones where the
restriction does not apply.
3. Alleys and the R-S Zone: The proposed amendment would create parking and loading
development standards in the Residential-8 (R-8) zone for properties that have two access
points, where one access point is an abutting alley with a paved and/or crushed rock surface.
New development would be required to locate parking areas and/or attached and detached
garages in the side or rear yards with vehicular access to the parking areas through the use of
the abutting alley.
B. ENVIRONMENTAL ELEMENTS
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
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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. Project specific proposals will be evaluated at the
time of application.
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
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.
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.
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.
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Not Applicable Non -Project Action
5) Does the proposal lie within a 100-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.
It is expected that any automobile waste related products would be accommodated
according to applicable regulations. This action is not project specific and any project
specific proposals will be evaluated at the time of application.
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.
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. This action is not project specific and any project
specific proposals will be evaluated at the time of application.
Towing: It is expected that any automobile waste related products would be
accommodated according to applicable regulations.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
Not Applicable Non -Project Action_ Project specific proposals will be evaluated at the
time of application.
4. PLANTS
a. Check or circle types of vegetation found on the site:
n1a deciduous tree: alder, maple, aspen, other
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n/a evergreen tree: fir, cedar, pine, other
n/a shrubs
n/a grass
n/a pasture
n/a crop or grain
n/a wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
n/a water plants: water lily, eel grass, milfoil, other
n/a 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: hawk, heron, eagle, songbirds, other n/a
Mammals: deer, bear, elk, beaver, other n/a
Fish: bass, salmon, trout, herring, shellfish, other n/a
b. List any threatened or endangered species known to be on or near the site.
Not Applicable Non -Project Action.
C. Is the site part of a migration route? If so, explain
Not Applicable Non -Project Action.
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.
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Not Applicable Non -Project Action
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
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. Towing: It is expected that any automobile waste
related products would be accommodated according to applicable regulations. This
action is not project specific and any project specific proposals will be evaluated at the
time of application.
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
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.
Has the site been used for agriculture? If so, describe.
Not Applicable Non -Project Action
Describe any structures on the site.
Not Applicable Non -Project Action.
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d. Will any structures be demolished? If so, what?
Not Applicable Non -Project Action
e. What is the current zoning classification of the site?
Not Applicable Non -Project Action
f. What is the current comprehensive plan designation of the site?
Not Applicable Non -Project Action
g. If applicable, what is the current shoreline master program designation of the site?
Not Applicable Non -Project Action.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
Not Applicable Non -Project Action
i. Approximately how many people would reside or work in the completed project?
Not Applicable Non -Project Action
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.
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
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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:
Not Applicable Non -Project Action. Towing: The requirement of keeping the auto
impoundment function in the IL zone and the towing vehicles in both CA and IL is
intended to limit the aesthetic impact of the land use.
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.
b. Would the proposed project displace any existing recreational uses? If so, describe.
Not Applicable Non -Project Action.
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
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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.
Not Applicable Non -Project Action.
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.
C. How many parking spaces would the completed project have? How many would the
project eliminate?
Not Applicable Non -Project Action.
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.
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.
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.
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Not Applicable Non -Project Action.
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: 1�r"w
e � rc
Name Printed: ' � bteC -'l I 6 l,, I
Date: 3/�q /09
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Fast Food: Restrictions on drive through uses for fast food in the CD and CV zones could
potentially reduce solid waste and litter associated with those uses.
Alleys and the R-8 zone: Requirements to use existing alley access could potentially
prevent reduction of street parking and maintain pedestrian access to housing consistent
with existing policies and plans.
The need for transportation and public services would be evaluated at the time of a
project specific proposal.
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: &4.44 - L ��C
Name Printed: &IyA46"'f
Date: f u
ENVCHLST.DOC
REVISED M8
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Docket Item 06-15 — Towing Code Amendments
Summary of Proposed Changes.
■ Permit towing operations/auto impound yards in the Industrial Light (IL) zone when:
- tow vehicles are limited to Class A, B, and E, and
- the vehicles that have been towed are kept in a building, and
- towing vehicles are housed in a building when not in use.
■ Allow the towing operations function as an administrative conditional use in the
Commercial Arterial (CA) zone when the use is:
- shared with an auto repair or auto body shop, and
- towing vehicles are limited to Class A, B, and E, and
- towing vehicles are housed in a building when not in use.
■ Write a new definition for towing operations.
Background: Currently, in the City of Renton towing services are linked as a land use
with auto impoundment yard and are only allowed in the Industrial Heavy (IH) and
Industrial Medium (IM) zones. Due to this, smaller scale tow operations have found it
difficult to conduct business in the City. In August 2006, Mr. Lee Isben owner of Lee's
Towing Service L.L.C. requested that the City allow towing operations/impound facilities
as a land use in the IL and CA zones in addition to the IH and IM zones. Mr. Isben also
suggested some specific conditions for approval of such land use in those zones. The
suggested conditions that apply to zoning code are: Vehicle storage must be contained
inside a building and no heavy-duty (Class C) tow trucks and/or trucks that exceed
26,000 gross vehicle weight will be permitted on the premises.
Issue Discussion: Class A tow vehicles are standard sized tow trucks that are perhaps the
most commonly seen type tow truck. Class B is slightly larger and capable of towing
larger vehicles. Class B trucks however, are not the size of a semi -truck. Class E trucks
are similar in size to A and B, but is a flat bed vehicle. Class A, B, and E are the most
appropriate towing vehicles for use in the City.
The IL zone purpose statement allows for low intensity activities such as storage when it
occurs in a building. The condition of keeping the operations and impoundment
functions within a building meets this purpose statement. The CA zone purpose
statement emphasizes the intention to encourage a pedestrian environment and retail and
service businesses. The business districts allow a maximum density of 60 dwelling
units/acre and encourage a strong emphasis on pedestrians. Separating the two uses of
towing operations/auto impoundment yard and allowing the towing operations function
when it is shared with another auto related use successfully emphasizes the services
aspect of towing while not deterring from a pedestrian environment.
Appeals Available: Development regulation text amendments referred to the Planning
Commission are a Type X land use. The appeal available is a judicial appeal to the
Growth Management Hearings Board.
�y ECONOMIC DEVELOPMENT,
v$ NEIGHBORHOODS, AND STRATEGIC
♦ .� + PLANNING DEPARTMENT
M E M O R A N D U M
DATE: March 12, 2008
TO: Ray Giometti, Planning Commission Chair
Members of the Planning Commission
FROM: Angie Mathias, Assistant Planner
SUBJECT: Docket- 06-15 Towing
ISSUE: Should the City allow towing operations to occur in zones other than the Industrial
Heavy and Industrial Medium zones?
RECOMMENDATION:
■ Permit towing operations/auto impound yards in the Industrial Light (IL) zone when:
- tow vehicles are limited to Class A, B, and E, and
- the vehicles that have been towed are kept in a building, and
- towing vehicles are housed in a building when not in use.
■ Allow the towing operations function as an administrative conditional use in the
Commercial Arterial (CA) zone when the use is:
shared with an auto repair or auto body shop, and
towing vehicles are limited to Class A, B, and E, and
- towing vehicles are housed in a building when not in use.
■ Implement a new definition for towing operations.
BACKGROUND: In the City of Renton towing services are linked as a land use with auto
impoundment yard and are only allowed in the Industrial Heavy (IH) and Industrial Medium
(IM) zones. Due to this, smaller scale tow operations have found it difficult to conduct business
in the City. In August 2006, Mr. Lee Isben owner of Lee's Towing Service L.L.C. requested that
the City allow towing operations/impound facilities as a land use in the Industrial Light (IL) and
Commercial Arterial (CA) zones in addition to the IH and IM zones. Mr. Isben also suggested
some specific conditions for approval of such land use in those zones. The suggested conditions
that apply to zoning code are:
• Vehicle storage must be contained inside a building. There are to be no
exceptions to this requirement.
C.\Documents and Settingsljwright\Local SettingslTemplIssue Paper #2.doc Page I of 5
No heavy-duty (Class C) tow trucks and/or trucks that exceed 26,000 gross
vehicle weight will be permitted on the premises.
According to the Washington State Department of Licensing there are six classifications of tow
trucks, those are:
• Class A — Trucks that are capable of towing and recovery of passenger cars,
pickup trucks, small trailers, or equivalent vehicles.
• Class B — Trucks that are capable of towing and/or recovery of medium size
trucks, trailers, motor homes, or equivalent vehicles.
• Class C — Trucks that are capable of towing and/or recovery of large trucks,
trailers, buses, motor homes, or similar vehicles.
• Class D — Trucks that are equipped for and primarily used as "wheel lift"
trucks.
• Class E — Trucks designed and intended to transport vehicles entirely on a
truck bed.
• Class S — Tow or recovery trucks that cannot meet the requirements of Class
"A", "B", "C", "D", or "E" and are not eligible for waiver per WAC 204-91A-
070(4).
Mr. Isben also made several other suggestions that include conditions such as keeping the
property clean, following safety and environmental measures without exception, and requiring
inspection by the Washington State Patrol and City of Renton. Many of these suggested
conditions are items that would be required in either City of Renton code or the Revised Code of
Washington. For example, an inspection of facilities and tow trucks by Washington State Patrol
is an annual requirement under RCW 46.55.040.
Currently, City code only permits towing services/impound yards outright in the IH zone. In the
IM zone they are allowed as a hearing examiner conditional use and are excluded in the area
south of Interstate 405 and north of Southwest 16'h Street. As shown in the maps below the
locations of these two zones are primarily in the valley area and near the urban center. It is
difficult to identify in the maps included below, but the parcel sizes in the IH zone are very large
(typically approximately 5 acres) and the parcels in the IM zone are also large (typically
approximately 2 acres). There are a few smaller parcels located north of Grady Way and west of
Qaksdale Avenue SW (typically approximately.62 acres), of these smaller parcels most are
occupied with a use or owned by a public entity. This was one of the issues cited by Mr. Isben
as a difficulty in properly locating a towing operation. He stated that the properties that were
available in a zoning designation that allows towing were large and therefore expensive. Further,
he stated that the property owners of the large parcels were unwilling to subdivide their property
into smaller sizes that would then be lower priced.
CADocuments and SettingsljwrightTocal Settings\Temp\Issue Paper #2.doc Page 2 of 5
ISSUE DISCUSSION: In order to evaluate Mr. Ibsen's request to allow towing operations in
the IL and CA zone staff referred to the purpose statements for the two zones. The purpose
statement for the IL zone reads:
"The purpose of the Light Industrial Zone (IL) is to provide areas for low --
intensity manufacturing, industrial services, distribution, storage, and technical
schools. It is intended to implement the Employment Area Industrial, Employment
Area Valley, and Commercial Corridor designation of the Comprehensive Plan.
Uses allowed in this zone are generally contained within buildings. Material
and/or equipment used in production are not stored outside. Activities in this zone
do not generate external emissions such as smoke, odor, noise, vibrations, or
other nuisances outside the building. Compatible uses that directly serve the
needs of other uses in the zone are also allowed. "
With the condition that the vehicles being kept by the tow operation are kept entirely within a
building, a tow operation would meet the purpose of the IL zone. It is recommended that tow
operations/auto impoundment be allowed in the IL zone when it is located within a building and
subject to other limitations.
The purpose statement for the CA zone reads:
C1Documents and SettingsljwrightTocal Settings\TemplIssue Paper #Z.doc Page 3 of 5
"The purpose of the Commercial Arterial Zone (CA) is to evolve from "strip
commercial" linear business districts to business areas characterized by
enhanced site planning, incorporating efficient parking lot design, coordinated
access, amenities and boulevard treatment. The CA Zone provides for a wide
variety of indoor and outdoor retail sales and services along high -volume traffic
corridors. Limited residential uses may be integrated into the zone if there are
permanent physical connections to commercial uses. The zone includes five
designated business districts along mapped corridors with development standards
designed to encourage concentrated commercial activity, a focal point of
pedestrian activity along the corridor, and visual interest. Designated business
districts include: Automall, Sunset Boulevard, Northeast Fourth, Puget Drive,
and Rainier Avenue. The CA Zone is intended to implement the Commercial
Corridor Comprehensive Plan designation. "
In the CA zone a large-scale building that stores automobiles is not indoor or outdoor retail sales,
but does provide a service. However, this zone also seeks to encourage residential use and
pedestrian activity particularly in the business districts. In fact, the business districts allow a
maximum residential density of 60 dwelling units/acre in mixed use developments with height
limit of 50 feet. It is likely that an indoor tow operation/impoundment yard would be a single
story building. Business districts are intended to evolve into concentrated urban forms. The
puropose of the regulations for the Business districts is:
To "guide the redevelopment of strip commercial urban forms into more
concentrated urban forms, provide for design guidelines for residential
development within the district, enhance the pedestrian environment, make the
commercial environment more attractive, improve the City s tax base, and result
in a more successful business district. "
The business districts are located in gateway and highly commercial areas of the City and are
prominent nodes of activity for their surrounding neighborhoods and seek to encourage
pedestrian activity. A towing facility is not a business type that pedestrians would engage in
linked activities to and from, nor one that people would want to live next to. A linked activity
for a pedestrian would be when a person parks in one spot and visits multiple stores or services
without moving their vehicle. A person may go to a tow yard to retrieve their vehicle as a
pedestrian, but are unlikely to have traveled to their destination for the purpose of visiting other
services or shops. However, the CA zone does intend to allow services and towing is a service.
In order to emphasize the service aspect of towing while balancing the pedestrian focus of the
CA zone and business districts it is recommended that only the towing operation function be
allowed in the CA zone.
In order to encourage linked visits and emphasize the service aspect of towing rather than the
storing of vehicles, it is reasonable to allow towing operations/auto impoundment when it is
shared with another auto related use, such as vehicle repair shops. Staff has two
recommendation options regarding towing operations/auto impoundment yards in the CA zone.
In both options towing operations/auto impoundment yards would be allowed in the CA zone
when the use is shared with an auto repair or auto body shop, tow trucks would be limited to
Class A, B, and E, and tow trucks would be required to be kept indoors.
C1Documents and SettingsljwrightTocal SettingslTemplIssue Paper #2.doc Page 4 of 5
COMPREHENSIVE PLAN COMPLIANCE: The allowance of a service operation such as
towing services/auto impoundment complies with the purpose statement for the commercial
corridor designation, which is implemented with both the CA zone and the IL zone. Objective
LU-DDD reads in part: "The Commercial land use designation should include: businesses that
provide necessary or desirable goods and services to the larger community. However, the same
objective also states that the designation should include: "projects that may be highly visible
from principal arterial, uses that are dependent upon or benef ting from high -volume traffic, and
uses that provide significant employment. " To achieve a balance of this objective it will be
important to place limitations on the towing services/auto impoundment businesses.
CONCLUSION: Currently, the City only allows towing operations/auto impoundment yards in
the IH and IM zones. By allowing towing operations/auto impoundment yards in the IL zone
when they are contained within a building it meets the purpose statement for the IL zone and
would create many more options for business locations for tow operators. It is recommended
that this use in the IL zone be permitted for Class A, B, and E tow vehicles. However, the
locations of the IL zone are somewhat limited and are not throughout the City. The CA zone has
is a zone that is widely located in many different areas of the City. The CA purpose statement
allows for provision of service functions. However, it also seeks to encourage pedestrian
activity, especially in the Business Districts. The recommendation of allowing the towing
function only and when it is a shared use emphasizes the service aspect of towing while not
impacting the pedestrian environment.
APPEALS AVAILABLE: Development regulation text amendments referred to the Planning
Commission are a Type X land use. The appeal available is a judicial appeal to the Growth
Management Hearings Board.
CADocuments and SettingsljwrightlLocal 3ettingslTempllssue Paper #2.doc Page 5 of 5
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 TOWING
OPERATIONS/AUTO IMPOUNDMENT YARDS
WHEREAS, the City only allows towing operations/auto impoundment yards in
the Industrial Heavy and Industrial Medium zones; and
WHEREAS, towing operations/auto impoundment yards provide a service that is
needed by Renton citizens; and
WHEREAS, the City seeks to allow towing operations/auto impoundment yards
to occur in an additional zone with conditions; and
WHEREAS, the City seeks to allow towing operations to occur in an additional
zone with conditions; and
WHEREAS, this matter was duly referred to the Planning Commission for
investigation, study, and said matter having been duly considered by the Planning
Commission, and said zoning text amendment request being in conformity with the
City's Comprehensive Plan, as amended; 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:
Page 1 of 4
SECTION I. Section 4-2-060L the Vehicle Related Activities section of
the Zoning Use Table 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 the row titled "Tow
truck operation/auto impoundment yard" a "P36" is placed in the column associated with
the IL zone. Also, to add a new row to be titled "Tow truck operations" and place an
"AD 5 1 " in the column associated with the CA zone.
SECTION II. Section 4-2-070K Zoning Use Tables of Chapter 2, Zoning
Districts — Uses and Standards, of Title 1V (Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended so that in the section titled "Vehicle Related Activities" a new row is inserted
and the phrase "Tow truck operations" is added alphabetically. Also, to add an "AD51"
in same row and in the column associated with Type.
SECTION III. Section 4-2-0700 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 in the section titled "Vehicle Related Activities" a new row is inserted
and the phrase "Tow truck operation/auto impoundment yard" is added alphabetically.
Also, to add a "P36" in same row and in the column associated with Type.
SECTION IV. 4-2-080 Conditions Associated With Zoning Use Tables of
Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations)
Page 2 of 4
of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended so that note 36, which is currently blank, reads:
36. Vehicles that have been towed must kept in a building and towing
vehicles must be kept in a building when not in use. Tow trucks are
limited to Class A, B, and/or E.
Also, so that note 51, which is currently blank, reads:
51. The use must be shared with either an auto body shop and/or a vehicle
service and repair business. Towing vehicles must be kept in a
building when not in use. Tow trucks are limited to Class A, B, and/or
E.
SECTION V. 4-11-200 Definitions T 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 add a new definition to read:
TOW TRUCK OPERATION: A facility that dispatches tow trucks for
hire with no automotive storage area for impounded vehicles.
SECTION VI. This ordinance shall be effective upon its passage,
approval, and thirty days after publication.
PASSED BY THE CITY COUNCIL this day of 12008.
Bonnie Walton, City Clerk
Page 3 of 4
APPROVED BY THE MAYOR this day of , 2008.
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
e
Denis Law, Mayor
Page 4 of 4
Docket Item 06-1 G: Fast Food & Note 22 Code Amendments
Summary of proposed changes:
■ Add "Fast Food Restaurant" as a new category under "Retail"
■ Prohibit drive-throughs from stand-alone fast food restaurants in the CD and CV zones
■ Limit the location of fast restaurants with drive-throughs to the Employment Area Valley in the
IL zone
■ Permit fast food restaurants with drive-throughs in the CA zone
■ Revise the definition for fast food restaurants so that the inconsistency in the code is clarified.
This includes not classifying a fast food restaurant as an eating and drinking establishment.
■ The current definition for drive-in/ drive -through retail/service calls out the specific use rather
than the drive-in/ drive -through element such as fast food restaurants and espresso stands versus
fast food windows or espresso windows. Therefore, this definition is being revised so that the
drive-in services are being referenced rather than the use such as "fast-food windows, espresso
windows, banks and pharmacies."
Background: The City of Renton currently permits fast food through "eating and drinking
establishments" in the Center Village (CV), Commercial Arterial (CA), Center Downtown (CD),
Urban Center North Zones (UC-NI and UC-N2), Light Industrial (IL), Medium Industrial (IM) and
Heavy Industrial (IH) zones. However, there is a technical discrepancy in the Renton municipal
code with regard to fast food restaurants since the definition for eating and drinking establishments
prohibits fast food. Also, the language in note 22 consists of three different topics, all of which are
referenced in the CN, CV and CA zones and therefore, clarity of the note is an issue.
Issue Discussion: Staff and the Planning Commission had some concern with allowing stand alone
fast food retail as a permitted use in the CV, CN, CD, IL, IM, IH and UC-N2 zones. One of the
major concerns dealt with the incidental use of drive-throughs that are largely predominant in a
majority of franchise fast food restaurants, on a national level. This occurrence promotes auto
oriented uses and therefore does not meet the intent of enhancing opportunities for pedestrian
friendly areas, especially in the CV and CD zones.
Therefore, after exploring some alternatives to solve the current discrepancy between note 22 and
the definitions for "drive-in/ drive -through retail/ service" and "fast food restaurant", one option
may be to restrict permitting fast food restaurants through the use of notes. A consideration may be
to permit stand-alone fast food restaurants as a permitted use in the CD and CV zones with a
restriction that no associated drive-throughs may be permitted. Additionally, fast food would not be
permitted in the CN, UC-N2, IM or IH zones because the purpose statements of these zones do not
support this activity. Fast Food restaurants would be permitted in the IL zone would with a
restriction on all fast uses to be located within the Employment Area Valley. Essentially, the only
zone where fast food would be permitted as a stand-alone use with an associated drive through
would be in the CA zone.
Available Appeals: Development regulation text amendments referred to the Planning
Commission are a Type X land use. The appeal available is a judicial appeal to the Growth
Management Hearings Board.
n77R,!:�
COMMUNITYAND ECONOMIC
GDEVELOPMENT
M E M O R A N D U M
DATE:
March 26, 2008
TO:
Ray Giometti, Planning Commission Chair
Members of the Planning Commission
FROM:
Thara Johnson, Associate Planner
SUBJECT:
Docket- 06-16 - Fast Food and Note 22
ISSUES: Should fast food be permitted as a stand alone retail use in commercial zoning
districts? If permitted as a by -right use, are there some zoning districts which should be
excluded from this allowance? Revise the reference to size requirements in the Center
Village zone which do not apply?
RECOMMENDATION: Revise zoning use tables (4-2-060 and 4-2-070) and note 22
(4-2-080) to provide for fast food and restrict locations of drive-throughs in the following
zones:
• Center Village (CV) (Restriction of drive -through)
• Commercial Arterial (CA)
• Center Downtown (CD) (Restriction of drive -through)
• Urban Center North 1 (UC-N 1) (Restriction on size)
• Light Industrial (IL) (Restricted to locations within the EAV)
Revise existing definitions for "drive-in drive -through retail or service" and "fast food".
Revise note 22 to reference size restrictions; add new notes for proposed restrictions on
fast food restaurants and relocate restrictions for office and conference uses in the CV
zoning district as a separate note.
BACKGROUND:
Currently, the City of Renton permits fast food establishments as an accessory use in
several zoning districts; Commercial Neighborhood (CN), Center Village (CV),
Commercial Arterial (CA), Center Downtown (CD), Urban Center North Zones (UC-N1
and UC-N2), Light Industrial (IL), Medium Industrial (IM) and Heavy Industrial (1H)
zoning districts. However, fast food restaurants are not permitted, which is a technical
discrepancy in the code since it is classified as an "eating and drinking establishment",
whereas the definition for "eating and drinking establishments" excludes fast food.
CADocurnents and Settingsljwright\Local Settings\TempUssue paper # 2.doc
The definition for "eating and drinking establishments" reads "a retail establishment
selling food and/or drink for consumption on the premises or for take-out, including
accessory on -site food preparation. This definition includes, but is not limited to,
restaurants, cafes, microbrew establishments, and espresso stands. This definition
excludes taverns; fast food,• entertainment clubs; dance clubs; and/or dance halls".
The drive through component for fast food restaurants is permitted through "drive-in/
drive -through retail", and the definition reads "A business or a portion of a business
where a customer is permitted or encouraged either by the design of physical facilities or
by service and/or packaging procedures, to carry on business in the off-street parking or
paved area accessory to the business, while seated in a motor vehicle. In some instances,
customers may need to get out of the vehicle to obtain the product or service. This
definition shall include but not be limited to fast-food restaurants, espresso stands, and
drive-in services at banks and pharmacies. This definition excludes vehicle service and
repair, vehicle fueling stations, and car washes". However, CN, CV, CA, CD, UC-NI,
UC-N2, IL, IM, and IH only permit drive-in/ drive -through retail services as an accessory
use, which is defined as "uses customarily incidental and subordinate to the principal use
and typically located upon the same lot occupied by the principal use". Therefore, fast
food restaurants with a drive -through are not permitted except when incidental to a
principal use, therefore typically as part of a larger commercial or industrial development.
Another issue relates to the fact that note 22 has three separate topics. Additionally, the
three zoning districts which reference this note are the CN, CV and CA zoning districts.
The note reads "size restrictions apply per use in RMC 4-2-120A. In the CN Zone, fast
food establishments are prohibited. In the CV Zone, no office and conference uses are
allowed for parcels fronting, or taking primary access from, Edmonds Avenue NE." The
first part of the note references size restrictions in the CN, CV and CA zoning districts.
However, the CV has no specific size restrictions, therefore this portion of note 22 does
not relate to the CV zoning district. The second portion of the note restricts the location
of fast food restaurants in the CN zoning district. However, as previously reflected, fast
food restaurants are not permitted except as an accessory use, with the additional
restriction of not being allowed to locate in the CN zoning district. Also, since part of this
docket item relates to evaluating fast food establishments and including them as a
separate retail use, this portion of the note could be removed since the zoning table would
list the zoning districts where the use could be permitted. The last part of the note only
pertains to the CV zone and not either the CN or CA zoning district, as it references the
restriction of office and conference uses that have primary access from Edmonds Ave., in
the CV zoning district. Therefore, this portion of the note should be separated from the
first portion which references size restrictions and only relates to CN and CA zoning
districts; whereas the last section only relates to the CV zoning district.
Adding "fast food establishments" as an individual retail use within the zoning table
would imply that an evaluation of which zoning districts should permit these
establishments as by -right uses. Currently, the IL, IM and IH zoning districts only permit
fast food restaurants as an accessory use, similar to the CV, CA, CD, UC-NI and UC-N2
districts. Note 22, currently restricts fast food related uses from being located in the CN
zoning district and drive-in/ drive through retail uses are not permitted in the residential
CADocuments and Settingsljwright\Local SettingsVremp\Issue paper # 2.doc
zoning districts and also the CO and COR districts as they do not comply with the
purpose of these districts.
Feedback from the Commission -
The Planning Commission outlined several concerns with the proposal of allowing for
stand alone fast food retail as a permitted use in the CV, CA, CD, UC-NI and UC-N2
zones. One of the major concerns dealt with the incidental use of drive-throughs that are
largely predominant in a majority of franchise fast food restaurants, on a national level.
This occurrence promotes auto oriented uses and therefore does not meet the intent of
enhancing opportunities for pedestrian friendly areas in the CV and CD zones.
Therefore, after exploring some alternatives to solve the current discrepancy between
note 22 and the definitions for "drive-in/ drive -through retail/ service" and "fast food
restaurant", one option may be to restrict permitting fast food restaurants through the use
of notes. A consideration may be to permit stand-alone fast food restaurants as a
permitted use in the CD and CV zones with a restriction that no associated drive-throughs
may be permitted. Additionally, fast food would not be permitted in the CN, UC-N2, IM
or IH zones. Fast Food restaurants would be permitted in the IL zone would with a
restriction on all fast uses to be located within the Employment Area Valley and in the
UC-N1 zone would be restricted through note 81. This would require that "no stand-
alone structures smaller than five thousand (5,000) square feet, except for
pushearts/kiosks, unless architecturally and functionally integrated into a shopping
center or mixed use development" and thereby ensure that a future fast food restaurant
would be integrated into an existing larger development, if there was space available or
ensure that the minimum size is achieved. Essentially, the only zone where fast food
would be permitted as a stand-alone use with an associated drive through would be in the
CA zone.
COMPREHENSIVE PLAN COMPLIANCE: These changes comply with the
Comprehensive Plan policies for the CN, CV, CA, UC-NI, UC-N2, IL, IM and IH zoning
districts. There are a number of Comprehensive Plan policies associated with these eight
(8) zoning districts, policies LU-YY, LU-ZZ, LU-CCC, LU-DDD, LU-WWW, LU-YYY
and LU-ZZZ. The policies encourage a diverse range of commercial and industrial
activities; and revising existing development regulations to pursue the intent of
permitting certain retail uses such as "fast food restaurants" as a by -right use, rather than
merely as an accessory use, promote the intent of compliance with the comprehensive
plan.
CONCLUSION: Revision of the development regulations to include "fast food
restaurants" as a retail use within the zoning table as well as amending note 22 so it
relates only to the pertinent zoning districts which have restrictions on building size
limitations attempts to simplify existing code. Also, revising note 22 to relocate the
portion of the note which only applies to office and conference uses in the CV zoning
district as a distinct note 111, serves the purpose of removing references that do not apply
in their entirety. Additionally, restricting elements of fast food retail that are not
compatible with the intent of the CD and CV zones such as drive-throughs serve to
enhance the underlying zones while increasing opportunities for compatible retail.
C:1Documents and Settingsljwright\Locat SettingslTemplIssue paper # 2.doc
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 FAST FOOD
RESTAURANTS
WHEREAS, the City only allows stand-alone fast food restaurants through eating
and drinking establishments in the Center Village, Commercial Arterial, Center
Downtown, Urban Center North, Industrial Light, Industrial Heavy and Industrial
Medium zones;
WHEREAS, the Renton municipal code has an inconsistency with regard to fast
food restaurants due to the definition for eating and drinking establishments prohibiting
fast food and the definition for fast food classifying this use as an eating and drinking
establishment;
WHEREAS, the language in note 22 references three separate issues which are
applied in the Commercial Neighborhood, Center Village and Commercial Arterial
zones; with each issue not applicable for all the three zones making clarity a concern;
WHEREAS, the City seeks to eliminate inconsistencies and allow stand-alone
fast food restaurants in zones whose purpose statements are compatible with the use
subject to conditions; and
WHEREAS, this matter was duly referred to the Planning Commission for
investigation, study, and said matter having been duly considered by the Planning
Page 1 of 6
Commission, and said zoning text amendment request being in conformity with the
City's Comprehensive Plan, as amended; 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 4-2-060I the Retail section of the Zoning Use Table
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 a new row to be titled "Fast Food
Restaurant" and place "P38" in the column associated with the IL zone, "P1 i 1" in the
column associated with the CV zone, "P22" in the column associated in the CA zone,
"P112" in the column associated with the CD zone and "P81" in the column associated
with the UC-N1 zone.
SECTION II. Section 4-2-060H the Office and Conference
section of the Zoning Use Table 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 the rows
titled "Medical and Dental Offices", "Offices, general", and "Veterinary offices/clinics",
"P22" is replaced with "P111" in the column associated with the CV zone.
Page 2 of 6
SECTION III. Section 4-2-070J 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 in the section titled "Retail' a new row is inserted and the phrase "Fast
Food Restaurants" is added alphabetically and "P111" is to be added in same row and in
the column associated with Type. Also, in the section titled "Office and Conference", the
rows with the phrases "Medical and dental offices", "Offices, General' and "Veterinary
Offices/ clinics", "P111" is to replace "P22" in the column associated with Type.
SECTION IV. Section 4-2-070K 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 in the section titled "Retail' a new row is inserted and the phrase "Fast
Food Restaurants" is added alphabetically and "P22" is to be added in same row and in
the column associated with Type. Also, in the row "Eating and drinking establishments",
"P22" is to be added in the same row and in the column associated with Type.
SECTION V. Section 4-2-070L 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 in the section titled "Retail" a new row is inserted and the phrase "Fast
Food Restaurants" is added alphabetically and "P112" is to be added in same row and in
the column associated with Type.
Page 3 of 6
SECTION VI. Section 4-2-0700 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 in the section titled "Retail" a new row is inserted and the phrase "Fast
Food Restaurants" is added alphabetically and "P38" is to be added in same row and in
the column associated with Type.
SECTION VII. 4-2-080 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 twenty two, reads:
22. Size restrictions apply per use in RMC 4-2-120A. , fast feed
establishmentsoZone,pr-eno effiese and eenfer-e
uses afe allowed & pare el s 4 eati++re' or F,.... taking primai=y aeeess fe
,
And, a new note I I I which reads:
111. In the CV Zone, no office and conference uses are allowed for parcels
fronting, or taking primary access from, Edmonds Avenue NE; and fast food
restaurants are prohibited from accommodating drive — throughs.
And, a new note 112 which reads:
112. In the CD zone, fast food restaurants are prohibited from accommodating
drive -- throughs.
Page 4 of 6
SECTION VIII. 4-11-040 Definitions D 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:
DRIVE-IN/DRIVE-THROUGH RETAIL OR SERVICE. A business or a
portion of a business where a customer is permitted or encouraged either by the
design of physical facilities or by service and/or packaging procedures, to carry
on business in the off-street parking or paved area accessory to the business, while
seated in a motor vehicle. In some instances, customers may need to get out of the
vehicle to obtain the product or service. This definition shall include but not be
limited to drive-in services at fast-food restaurants espresso stands
stands, and dr-ineTieesz banks and pharmacies. This definition excludes
vehicle service and repair, vehicle fueling stations, and car washes.
SECTION IX. 4-11-060 Definitions F 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:
FAST FOOD: An e ti-Bgor- d-inking esta lisha,ent restaurant occupying a
detached structure, identified by a name brand that offers a standard menu, typical
business operation logo, advertising franchise ownership or affiliation, and a
corporate architectural prototype building. Franchise fast food typically caters to a
Page 5 of 6
market area larger than one neighborhood and is auto oriented. It may include
drive through service. This definition excludes espresso stands.
SECTION X. This ordinance shall be effective upon its passage, approval, and
thirty days after publication.
PASSED BY THE CITY COUNCIL this day of 92008.
Bonnie Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2008.
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
Denis Law, Mayor
Page 6 of 6
Docket 06-13: Alleys and the Residential-8 (R-8) Zone
Back ouund
• The Planning Commission asked staff to review the use of public alleys in new projects.
• The discussion focuses on properties in the R-8 zone with an abutting alley as one of two
access points, where the other access point is a street usually at the front of a property.
• Residential zones R-10, R-14, and RM have development standards where abutting alleys
are to be used for the location of parking, garages, and access.
• The R-8 zone does not have these standards for properties with an abutting alley.
• Alley definition: A vehicular right-of-way not over 30 feet wide which is not designed for
general travel and primarily used as means of vehicular and pedestrian access to the
rear of abutting properties.
• This discussion does not affect private drives as alleys are public right-of-ways.
• There are both developed and undeveloped alleys in the R-8 with a mixture of surfaces.
• Alleys that have a paved or crushed rock surface are developed for vehicles and in use.
• Alley access is the preferred street pattern for development in the city.
Summary of Proposed Changes
• Implement parking and vehicular access standards for properties in the R-8 zone that abut
an alley with paved and/or crushed rock surfacing, where the lot has another access.
• Access standards would require vehicular entry and exit to the site's parking areas and
garages through the use of an abutting alleyway.
• Parking standards would require parking areas and attached and detached garages to be
located in the rear or side yard of a property.
• Parking areas and garages would not be allowed in the front yard of a property or
between a front lot line and the front building line.
Issue Discussion: Alleys are located throughout the R-8 zone, the majority located in the
Highlands, Kennydale, North Renton, and Renton Hill areas. Properties in the Highlands with
abutting alleys do not utilize alleys as much as the other areas. In Kennydale, North Renton, and
Renton Hill, many properties with alley access have developed with parking and garages
accessed from the rear of a lot via an alley. This style of development has created unique
neighborhood elements as compared with more suburban style development that has wider front
loaded driveways and garages. This character includes more on -street parking, less curb cuts
across sidewalks, garages located to the back or side of homes, and safer, more pedestrian
oriented streets.
Currently, new projects in the R-8 zone can compromise these characteristics as current
development standards allow the placement of driveways between a home and street. There are
examples of recent projects that use abutting alleys for parking and garage access and examples
where alleys have gone unused where driveways are used for parking and access to garages in
front yard areas. Adding parking and access standards will maintain or improve neighborhood
character, maintain safe pedestrian environments, keep valued on -street parking spaces, and
utilize the city's entire transportation network.
Appeals Available: Development regulation text amendments referred to the Planning
Commission are a Type X land use. The appeal available is a judicial appeal to the Growth
Management Hearings Board.
DOCKET ITEM 06-13
Alleys and Residential-8 (R-8) Zones
ISSUE: Should new development in R-8 zones that abut an alley be required to have vehicular
access to all parking from the alley and be required to locate all parking areas and attached or
detached garages behind the front building line?
RECOMMENDATION: Add vehicular and parking access development standards to the R-8
zone, for properties that abut a paved or gravel alley that would require:
• Vehicular access to all parking areas and attached or detached garages through the alley,
and
• All parking areas and attached or detached garages to be located at the side or rear of the
property; not located in front of the building and/or in the area between the front lot line
and the front building line.
BACKGROUND: Other residential zones in the City have development standards with specific
language for new development projects that abut an alley right-of-way, where alleys are to be
used for vehicular access to parking and parking areas are not allowed between a street and
building front. This is not true for the R-8 zone.
Com,-promising neighborhood character
Without these development standards in the R-8 zone, established neighborhood character and
quality is compromised where vehicles can access parking areas and garages through the use of
driveways. Although the Comprehensive Plan does not speak specifically to single lot
development, the type of project that would most likely occur in a R-8 zone, it sets a preference
for the style of new development in established residential neighborhoods.
Policy CD-13 of the Community Design Element states that new projects should draw on
elements of existing development to reflect the site planning and scale of existing areas in
placement of structures and location of entries. This policy applies to the location of parking
areas and garages in areas with alleys as these properties have historically located parking areas
and garages in the rear or side yards and used the alley as the access route to individual
residences. Currently, new projects can change the character of residential areas with alleys by
allowing the placement of vehicles, garages, and driveways between a home and street which
reduces safety levels for pedestrians and the amount of on -street parking spaces.
Location of alleys in the R-8 zone
Staff has reviewed original plats, maps, and available data at the City to locate alley right-of-
ways in the Residential-8 (R-8) zone. The Highlands, Kennydale, North Renton, and Renton Hill
neighborhoods have functioning alleys as part of their street networks. There are also other alleys
in the City. This recommendation speaks to alleys that are one of two access points to a property
rather than alleys that are the only access point to a property.
Developed and undeveloped alley ght-of-ways
It is important to note that not all alley right-of-ways have been improved. Alleys in R-8 zones
have different surfaces like grass, gravel, and asphalt or a mixture. For example, in North Renton
CADocumcnts and SettingsljwrightlLocal SettingslTempllssue Paper 2—Alleys and R-8 zones_V I .doe P. 1
all alleys are paved but in the Highlands area there are grass, gravel, and paved alley ways.
Gravel and paved alley surfaces provide a sufficient surface for vehicle access.
Code languageexamples for recommendation
Other residential zones as well as Urban Overlay Districts have established parking and loading
development standards for areas with alleys, providing exemplary language to evaluate as part of
this process. Examples state that 1) all parking shall be provided in the rear yard when alley
access is available, 2) that all parking shall be provided in the rear portion of the yard, and access
shall be taken from the alley, and 3) no surface parking shall be located between a building and
the front property line and that parking lots and garages shall be accessed from alleys when
available.
Location
Examples 1 and 2 have language where all parking is to be provided in the rear year
when alley access is available. As found in the neighborhoods with alleys, there are
properties with parking areas or garages in side yards, so it would be consistent with
neighborhood character to allow the location of parking areas or attached and detached
garages in the side or rear yards. It would not be consistent to allow any parking area or
attached and detached garages to be located between the residential street and the front of
a residence, including the side yard.
Access
Examples 2 and 3 require that parking areas and garages be accessed from alleys when
available. This language would be consistent with the R-8 areas with alleys. As
mentioned previously, current development standards allow access to properties with
abutting alleys to have drive access from the street rather than the alley which
compromises established neighborhood character, allowing for a reduction in on -street
parking, an increase in curb cuts and the crossing of vehicles through pedestrian paths
and sidewalks.
COMPREHENSIVE PLAN COMPLIANCE: A zoning code amendment establishing
development standards that require all parking to be provided in rear or side yards and vehicular
access to be taken from the alley would not conflict with goals, objectives, and policies in the
Comprehensive Plan.
CONCLUSION: Adding development regulations will maintain or improve established
neighborhood character, maintain safe pedestrian environments, keep valued on -street parking
spaces, and utilize the City's entire transportation network.
CADocuments and Settingsljwright\Local SettingslTempAssue Paper 2—Alleys and R-8 zones_V l.doc P. 2
Attachment A:
Referenced Comprehensive Plan Policy in the Community Design Element
Policy CD-13: Infill development should be reflective of the existing character of
established neighborhoods even when designed using different architectural
styles, and /or responding to more urban setbacks, height or lot requirements.
Infill development should draw on elements of existing development such as
placement of structures, vegetation, and location of entries and walkways, to
reflect the site planning and scale of existing areas.
C:1Documents and SettingsljwrightTocal Settings\Temp\Attachment A_Issue Paper 2.doc
and
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 REQUIRED LOCATION
FOR PARKING AS PART OF PARKING AND LOADING
DEVELOPMENT STANDARDS FOR PROPERTIES THAT ABUT AN
ALLEY IN THE RESIDENTIAL-S (R-8) SINGLE FAMILY
RESIDENTIAL ZONING DESIGNATION.
WHEREAS, the City transportation system has a developed network of alleys;
WHEREAS, alley access is the preferred street pattern for development in the
City; and
WHEREAS, the Residential-10 (R-10), Residential-14 (R-14), and Residential
Multifamily Traditional (RMT) Zones have parking and loading development standards
for properties that abut alleys with specific requirements on the location of parking and
access to parking from the alley; and
WHEREAS, Residential-8 (R-8) zoned properties that abut alleys do not have
parking and loading development standards; and
WHEREAS, more on -street parking, fewer curb cuts, safer pedestrian
environments, and parking areas located in the rear or side yards of residences are
characteristics of areas with abutting alleys in the R-8 zone; and
WHEREAS, by creating parking and loading development standards in the R-8
zone, established neighborhood qualities and characteristics will be maintained or
enhanced; and
Page 1 of 3
WHEREAS, this matter was duly referred to the Planning Commission for
investigation, study, and said matter having been duly considered by the Planning
Commission, and said zoning text amendment request being in conformity with the
City's Comprehensive Plan, as amended; 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 4-2-110A the Development Standards for
Residential Zoning Designations (Primary and Attached Accessory Structures) Zoning
Standards 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 to add parking and loading
development standards language, in the R-8 zone, to read:
"For lots abutting an alley with paved and/or crushed rock surfacing: All
parking areas and/or attached or detached garages may not occur in front of the
building and/or in the area between the front lot line and the front building line;
parking areas and garages must occur at the rear or side of the property, and
vehicular access shall be taken from the alley."
SECTION II. This ordinance shall be effective upon its passage,
approval, and thirty days after publication.
Page 2 of 3
PASSED BY THE CITY COUNCIL this day of 92008.
Bonnie Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2008.
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
•'f
Denis Law, Mayor
Page 3 of 3