HomeMy WebLinkAboutORD 5026Amends ORO 4498
CITY OF RENTON,WASIllNGTON
ORDINANCE NO.5026
AN ORDINANCE OF THE CITY OF RENTON,WASHINGTON,
ADOPTING THE 2003 AMENDMENTS TO THE CITY'S 1995
COMPREHENSIVE PLAN,MAPS AND DATA IN CONJUNCTION
THEREWITH,AND DECLARING AN EMERGENCY.
WHEREAS,the City Council of the City of Renton has heretofore adopted and filed a
"Comprehensive Plan"and the City COWlcil of Renton has implemented and amended said
"Comprehensive Plan"from time to time,together with the adoption of various codes,reports
and records;and
WHEREAS,the Planning Commission has heretofore recommended to the City Council,
from time to time,certain amendments to the City's "Comprehensive Plan;"and
WHEREAS,the City of Renton,pursuant to the Washington State Growth Management
Act,has been required to review its "Comprehensive Plan;"and
WHEREAS,the City baa held a public hearings October 15,November 12,and
November 17,2003,on this matter;and
WHEREAS,the Planning Commission has made certain fmdings and recommendations
to the City Council,including implementing policies;and
WHEREAS,the City Council baa duly determined after due consideration of the
testimony and evidence before it that it is advisable and appropriate to amend and modify the
City'S "Comprehensive Plan"and
WHEREAS,such modification and elements for the "Comprehensive Plan"being in the
best interest for the public benefit;
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF RENTON,
WASIllNGTON,DO ORDAIN AS FOLLOWS:
I
SECTION I.
SECTIONll.
ORDINANCE NO.5026
The above findings are true and correct in all respects.
The "Comprehensive Plan,"maps,data and reports in support of
the "Comprehensive Plan"are hereby modified,amended and adopted as said "Comprehensive
Plan"consisting of the following elements:Comprehensive Plan,Land Use Element,Land Use
Map,Glossary,and Comprehensive Plan Economic Development Element as shown on the
attached Exhibits A,B,C and D and incorporated herein as if fully set forth.
SECTION HI.The Economic Development,Neighborhoods and Strategic
Planning Administrator is hereby authorized and directed to make the necessary changes on said
City's "Comprehensive Plan"and the maps in conjunction therewith to evidence the
aforementioned Land Use Element amendments.
SECTION IV.The City Clerk is authorized and directed to file this ordinance as
provided by law,and a complete copy of said document likewise being on file with the office of
the City Clerk of the City of Renton.
SECTIONV.There is hereby declared an emergency and this ordinance shall
take effect December 1,2003.
PASSED BY THE CITY COUNCIL this 24th day of November
Bonnie 1.Walton,City Clerk
,2003.
APPROVED BY THE MAYOR this 24th day of __N_o_v_e_m_b_e_r ~,2003.
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ORDINANCE NO.5026
Approved as to fonn:
ucbaw::flf!t:::/
Date of Publication:11/28/2003 (summary)
ORD.I063:11113/03:ma
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CITY OF RENTON LAND USE ELEMENT
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EXHIBIT"A"
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LAND USE ELEMENT
GOALS
ORDINANCE NO.5026
1.Plan for regional growth based on regional growth forecasts and objectives defined in the King County
Countywide Planning Policies.
2.Promote new development and neighborhoods in the City which:
a.contribute to a strong sense of community and neighborhood identity;
b.are walkable places where people can:shop,play and get to work without always
having to drive;
c.are developed at densities sufficient to support public transportation and make efficient
use of urban services and infrastructure;
d.offer a variety of housing types for a population diverse in age,income and lifestyle;
e.are varied or unique in character;
f.support a "flexible grid"street and pathway pattern where appropriate;
g.are visually attractive,safe,and healthy environments in which to live;
h.offer connection to the community instead of isolation;and
1.provide a sense of home.
3.Provide well-balanced,compatible,attractive, convenient,and robust commercial,office and residential
development within designated Centers which serve the needs of the area.
4.Develop a strong employment base in the City.
5.Develop a system of facilities,which meet the public and quasi-public service needs of present and future
Renton residents.
6.Promote a distinctive community identity and an aesthetically pleasing city image.
7.Maintain the City's resources in areas with prime agricultural lands,extractive uses,and historic or
archeological sites.
8.Develop and maintain a diverse open space network.
9.Actively pursue annexations.
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CITY OF RENTON LAND USE ELEMENT
TABLE OF CONTENTS
LAND USE SECTION I
ORDINANCE NO.5026
REGIONAL GROWTH POUCIES Changes Proposed •....••..••...••...••..••...••..••...••...••...•...••..••...•...•..••..•..••..••..••...•...••..••..4
RESIDENTIAL •..••..••..••..•..••..••..••..•••...••...••..••..•..••..•••...•....••...•...••...••...••...•...••.......•.....•.......••...........•..................................7
General Residential Policies No Changes 7
Location of Population Growth No Changes 7
Residential-Types Changes Proposed 8
Residential Density No Changes 8
Residential Rural No Changes 9
Residential Single Fanrily No Changes 9
Residential Options and Residential Planned Neighborhood No Changes 10
Residential Options No Changes 10
Residential Planned Neighborhood No Changes 11
Residential Multi-family Infill No Changes 12
Design and Improvement Standards in Residential Areas No Changes 13
Subdivision of Land No Changes 13
Architecture No Changes 14
CENTERS •..••.•....•.••..••..••..•..••..••..•••...••...••..••..••..•...•....••..•.•..••...••..••....•••..••..••.•.•...••..••...••...••..••..••..••..••..•...•..•................•...•15
General Policies Changes Prposed 15
Locational Criteria Changes Proposed 16
Mix and Intensity ofUses Changes Proposed 16
Site and Building Design Changes Proposed 17
Focal Points Changes Proposed 17
Circulation and Parking Changes Proposed 18
Buffers Changes Proposed 18
Center Neighborhood No Changes 18
Center Suburban No Changes 19
Center Village No Changes 19
Center OfficelResidential No Changes 20
Changes Proposed Center OfficelResidential No Changes 20
Center OfficelResidential No Changes .20
Center Institution No Changes 20
Urban Center -New Section Added Urban Center Downtown,Urban Center North 22
EMPLOYMENT AREA ...........................•....•..••..•...•...••.............................._...................•.•.•...........•.....•....................••..••.32
Diversity and Stability Changes Proposed 34
Infrastructure No Changes 35
Envirorunental Quality No Changes 36
Site Design No Changes 36
Light Industry No Changes 36
Employment Area-Commercial No Changes 37
Employment Area w Office No Changes 39
Employment Area-Industrial No Changes 40
Employment Area-Valley No Changes 41
Employment Area -Transition (Interim)Proposed for Deletion 45
Convenience Commercial No Changes 45
PUBLIC FACILITIES No Changes .•..••..•....................................................................................••.•.•.••..•..••........•.•••.•••..••31
General Policies 34
Municipal 35
Regional 36
Cultural Facilities 36
Schools 36
Health Care 39
Religious Facilities 40
Regional Commercial w Recreational 41
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
C01\WUNITY DESIGN No Changes 31
Natural Features...................................................34
Corrununity Separators 35
Gateways 36
Views 36
Vegetation 36
Streetscape .39
Signs .40
Lighting............................................................34
Architectural Design........................................35
Pedestrian Faciltiies .36
Public Transit 36
RESOURCE LAND No Changes 31
Cornrnercial Agriculture 35
Extractive Resources 36
Historic and Archeological Resources 36
PARKS/OPEN SPACE No Changes 31
Open space System 34
City and County Open Space lands 35
Parks and Recreation 36
Trails 36
Public Open Space 36
Critical Areas 39
Secondary Open Space 40
Private Residential and Corrunercial Open Space 34
Public and Private Rigbts-of-Way 35
ANNEXATION No Changes 31
Potential Annexation Areas 34
Review Criteria for Annexations 35
Boundaries 36
Environmental Quality and Protection 36
Annexation and Intergovernmental Relations 36
City Administration of Annexations 39
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Summary:The Land Use Element policies envision a more compact,urban city with a revitalized downtown
which functions as a regional Urban Center.Office,retail and residential developments would be supported in
the downtown.Manufacturing and industrial development would expand in the Valley broadening the City's
economic and employment base.New centers would be created to accommodate new commercial and
multifamily residential development outside of the downtown.Residential development would be encouraged
in the neighborhoods surrounding centers.(See the Housing and Economic Elements for policies related to
Land Use.)
REGIONAL GROWTH POLICIES
Objective LU-A:Plan for future growth based on regionally developed growth forecasts and locally
determined targets.
Policy LU-l.Accept preliminary Puget Sound
Regional Council (pSRC)growth forecasts as a
starting point,but continue to analyze the impacts
of these numbers as the Comprehensive Plan is
prepared and implemented and the forecasts are
revised.
Policy LU-2.Use the preliminary forecasts for
environmental analysis and to determine what
capacity the City's land base and infrastructure can
handle.Reassess infrastructure and environmental
impacts as the targets change.
Policy LU-3.Monitor and participate in growth
target setting with King County and return to the
City Council if there are changes.No changes in
growth targets will occur without direction from the
Council.
Discussion:The amount ofgrowth is important for
planning because the Plan must be tailored to fit
growth forecast by the Washington State Office of
Financial Management and the Puget Sound
Regional Council.The State Growth Management
Act requires that communities anticipate and plan
for twenty year~growth.These growth targets
should be revised to be consistent with current
forecasts and countywide planning objectives.
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CITY OF RENTON LAND USE ELEMENT
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ORDINANCE NO.5026
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CITY OF RENTON LAND USE ELEMENT
ORDINANCE NO.5026
Policy LV-S.Infrastructure impacts of the goal for
residential mix should be studied and monitored.
Discussion:The ratio ofnew jobs to new housing
units will affect the future character ofthe City.
Renton currently is an employment center with a
high jobs/housing ratio characterized by a high
level ofday-time activity,a high demand for
infrastructure,a high tax base,and a high level of
commuter traffic.
Objective LU-B:Establish goals for the mix of residential housing as growth occurs.
Policy LU4.Future residential growth should Discussion:Singlefamily houses and apartments
achieve a maximum 50%multi-family housing in fulfill varied housing needs for different population
parts of the City located outside of the Urban and income groups,but each housing type has
Center.different impacts on the community.The City must
identify a housing mix that adequately addresses
and balances the needs ofboth the residents and the
community as a whole.
Policy LU-6.Analyze the capacity created by the
residential goal with and without the Urban Center
classification.
Objective LU-C:Maintain a high ratio ofjobs to housing in Renton.
Policy LU-7.Future residential and employment Renton's current ratio ofjobs to housing units is
growth within Renton's planning area should meet roughly 2.1 jobs per J housing unit.Within King
the goal of 2 jobs per 1 housing unit.County,the overall ratio is about 1.5 jobs per J
Policy LV-8.Analyze the capacity created by the housing unit.
jobslhousing goal with,and without,the Urban Forecasts from the Puget Sound Regional Council
Center classification.Make refinements as indicate that there will be an even greater number
necessary through Comprehensive Plan ofnew jobs within Renton than new housing over
Amendments.the next twenty years.This will increase the
discrepancy between jobs and housing units within
the City.However,the number ofhousing units in
the unincorporated areas within Renton's
preliminary urban growth area (potential
annexation areas)are expected to grow faster than
jobs so that the balance ofjobs to housing will be
maintained within the City limits and the potential
annexation areas.
Objective LU-D:Designation of land uses on the Land Use Map should match capacity of the growth targets.
Policy LU-9.Sufficient quantities of land should Discussion:Capacity is the room for growth
be designated to accommodate the 50/50 residential provided by the plan.Excess capacity can
mix and supporting commercial and industrial uses,encourage sprawl and discourage redevelopment in
including or excluding the Urban Center.areas designatedfor urban growth.
The Land Use Element ofthe Comprehensive Plan
should be tailored to fit the growth targets to avoid
problems in implementing the Plan.
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Objective LU-E:Adopt urban growth areas as distinguished from the existing sphere of influence line and City
boundaries.
Policy LV-IO.Continue to refine the urban growth
line in cooperation with King County based on the
Countywide Planning Policies and urban growth
map.
Discussion:The Growth Management Act and the
Countywide Planning Policies establish urban
growth areas where urban growth will occur within
the subsequent lO-year period.These areas will
determine where the City will grow and how
services will be prOVided,and should be agreed
upon by both the City and King County
Policy LV-14.Priority should also be given to
redevelopment of land located in or closer to the
city's Urban Center.
Policy LU-13.Phasing mechanisms and/or
incentives should be developed to promote the
timely and logical progression of residential
development.Priority should be given to
development of vacant land with infrastructure
capacity,which is located closer to the city's Urban
Center.
Objective LU-F:Pursue designation of an Urban Center in central Renton that includes the Urban Center-
North and the Urban Center -Downtown and links these areas to the regional transportation system.
Discussion:The Countywide Planning Policies define a concept for establishment ofconcentrated centers for
employment and housing served directly by the regional high capacity transit system.The establishment ofan
Urban Center in central Renton will contribute to the revitalization ofthe city core,maintain a high level of
employment,and integrate the city center with the regional transportation system.
RESIDENTIAL
Summary:The purpose of the Residential policies is to provide a vision for future development in Renton's
neighborhoods and throughout the City.The Residential policies address the location of housing development,
housing densities,non-residential uses allowed in residential areas,site design,and housing types in
neighborhoods.(See Public Facilities Sectionfor policies on schools,churches,and other facilities in
residential areas.See Housing Element for policies relating to densities,housing types and neighborhoods.)
General Residential Policies
Location of Population Growth
Objective LU-G:Manage and plan for high quality residential growth in Renton which preserves open space
and discourages urban sprawl.
Policy LU-II.Future residential growth should be
accommodated through:
a.development of new neighborhoods in
environmentally suitable vacant land on the
hills and plateaus surrounding downtown;
b.development of vacant parcels in Renton's
established neighborhoods;
c.development of single family/multi-family
mix neighborhoods in appropriate locations;
d.new multi-family development located in
Renton's downtown,as infill in existing
multi-family areas,and in specified Centers;
e.mixed use commercial/residential projects in
employment areas.
Policy LU-12.Residential development should be
limited in community separator areas,and
environmentally sensitive areas such as IOO-year
floodways,high risk coal mine areas and hazardous
landslides and erosion areas.
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Policy LU-22.Encourage the city and
neighborhoods to jointly work toward identifying
Neighborhood Conservation areas as needed.
Policy LU-21.Within Neighborhood Conservation
areas encourage developments,which increase the
percentage of confonning uses to allow eventual
transition of these areas.Transition of uses should
be implemented in a manner,which recognizes the
overall character of the areas while at the same time
encouraging the eventual transition of the uses.
Policy LU-19.The City should discourage creation
of economic enclaves especially where lower
income units would be segregated within a
development.
Policy LU-20.Encourage enhancement and
stability in those neighborhoods,which have
significant numbers of legal non-confonning uses
through the designation of Neighborhood
Conservation areas.
Discussion:This category is intended to be applied
within one ofthe existing land use designations to
help stabilize neighborhoods in transition and to
revitalize and enhance their appearance.The intent
is to establish policies and development standards
for older.established neighborhoods tha(have a
large number ofnon-conforming uses and
structures.This designation is an opportunity for
residents and property owners to initiate added
protection oftheir neighborhood.
Residential·Types
Policy LU~15.Encourage a city-wide mix of
housing types including large lot and small lot
single family development,small-scale and
large-scale multi-family housing,and residential
mixed-use development.
Polley LU-16.In established single family
neighborhoods and new low density areas,
encourage single family housing types.
Policy LU-16.1.In areas bordering Center
designations and in areas with an existing mix of
residential use types encourage a mix of single
family and small scale multi-family housing types
designed to look like single family development
with ground related entries,i.e.duplex,triplex,
fourplex.
Policy LU-17.Larger multi-family development
projects are supported in the Urban Center -
Downtown,Urban Center-North,the Center Office
Residential and the Multi-family Residential-Infill
designations.
Policy LU-IS.The City should encourage large lot
single-family development in Rural Low Density
designations providing a more rorallife style in
environmentally sensitive,habitat-valuable,
agriculturally resource laden areas,or in areas
providing a transition to the Urban Growth
Boundary and King County Rural Designation.The
City should discourage more intensive platting
patterns in these areas.
Residential Density
Objective LU-B:Support the transit and transportation goals of the City by building toward a more
concentrated and dense urban development pattern.
Policy LU-23.New development within all
residential designations except Residential Low
Density should achieve a minimum density.The
minimum density may be adjusted to reflect
constraints on a site.
Policy LU-24.New development within all
residential designations except Residential Low
Density should be platted in a way,which does not
preclude eventual development at the required
minimum density in each residential designation.
Policy LU-2S.Small-scale home occupations that
provide opportunities for people to work in their
homes should be allowed in residential areas.
Standards should govern the design,size,intensity,
and operation of such uses to ensure their
compatibility with residential uses.
Residential Low Density
Objective LU-I.l:Preserve open space and natural resources and protect environmentally sensitive areas by
limiting residential development in critical areas,areas identified as part of a city-wide or regional open space
network,agricultural lands within the City,or in areas providing a transition to the Urban Growth Boundary and
King County Rural Designation.
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CITY OF RENTON LAND USE ELEMENT
Policy LU-26.Base development densities should
range from I home per 10 acres to 5 homes per acre
in Residential Low Density except in areas with
significant environmental constraints including but
not limited to:steep slopes,erosion hazard,
floodplains,and wetlands where density shall not
exceed I home per acre.
Policy LU·27.Rural activities including agricultural
and animal husbandry,should be allowed except
where such uses would have negative environmental
impacts,which cannot be mitigated.
Policy LV-2B.To provide for more efficient
development patterns and maximum preservation of
open space,residential development may be
clustered in Residential Low Density designations.
Policy LU-29.Deeds of lots adjacent to rural
residential areas should carry a notice reading,"The
adjacent lot may be expected to have impacts
ORDINANCE NO.5026
associated with rural lifestyles.These uses are
expected to continue and are given priority status
over more intensive urban uses on adjacent lots."
Policy LU-30.Minimize impacts of animal and
crop raising on adjacent residential uses and critical
areas such as wetlands,streams,and rivers.
Policy LU-31.Control scale and density of
accessory buildings and bams to maintain
compatibility with other residential uses.
Policy LU-32.Residential Low Density areas may
be incorporated into community separators.
Policy LU-33.Undeveloped portions of Residential
Rural areas may be considered as part of the private
open space network.
Policy LU-33.1.Undeveloped portions of
Residential Low Density may be considered as part
of the private open space network.
Residential Low Density -Residential 4 dulac Overlay
Objective LU-I.2:Establish a new Residential 4 dulacre overlay area within the Residential Low Density
designation,as shown in Figure I,as a means of contributing to the provision of a full range of housing
opportunities and lifestyle choices within the community.
Objective LU-I.3:Establish a new Residential 4 dulacre overlay area within the Residential Low Density
Designation,as shown in Figure 1,in order to provide and protect suitable environments for suburban and/or
estate style,single family residential dwellings.
Policy LU-33.2.Within the Residential 4 dulacre
overlay area limit maximum density to 4 units per
net acre to encourage larger lot development and
increase the supply of upper income housing
consistent with the City's Housing Element.
Policy LU-33.3.Ensure quality development by
establishing development standards that address
building design and landscaping issues.
Policy LU-33.4.Development standards should
support higher quality housing through provisions
that encourage:
a.A variety of compatible housing styles
making up block fronts;
b.Additional architectural features such as
pitched roofs,roof overhangs,and/or
decorative cornices,fenestration and trim.
c.Building modulation;and,Use of durable
exterior materials such as wood,masonry,
stucco,or brick.
Policy LU-33.S.Development standards should
support the provision of landscape features that
typically would not otherwise be provided as well
as innovative site planning.Criteria should include:
a.Attractive residential streetscapes with
attractively landscaped front yards that are
visible from the street;
b.Decorative landscaping,preferably with
draught resistant evergreen plant materials;
c.Larger caliper street trees;
d.Irrigated landscape planting strips;
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CITY OF RENTON LAND USE ELEMENT
e.Low impact development using landscaped
buffers,open spaces,and other pervious
surfaces;and,
I '.-'l,..j:r.:~~'.!...f"~•
Figure 1:East Renton Plateau Study Area -
Residential low Density Land Use Designation (formerly RR)
~.•-..-.....~~.....,...-.u:::J ~Lt1lIl"~V£.Jir::!t-7.:-~~~"'o~~
Residential Single Family
ORDINANCE NO.5026
f.Significant native tree and vegetation
retention and/or replacement.
Objective LU-J:Protect and enhance the Residential Single Family areas,encourage re-investment and
rehabilitation resulting in quality neighborhoods,improve opportunities for better public transportation,and
make more efficient use of urban services and infrastructure.
Policy LU-34.Net development densities should
fall within a range of 5 to 8 dwelling units per acre
in Residential Single Family neighborhoods.
Policy LU-35.A minimum lot size of 4,500 square
feet should be allowed in single-family residential
neighborhoods except when flexible development
standards are used for project review.
Policy LU-36.Allow development at 9.7 dwelling
units per acre on infill parcels of one acre or less as
an incentive to encourage single-family small lot
development on 4,500 sq.ft.lots.
Policy LU-37.Maximum height of structures
should generally not exceed 2 stories in single-
family residential neighborhoods.
Policy LU-38.Development standards for single-
family neighborhoods (e.g.lot size,lot width,
building height,setbacks,lot coverage)should
encourage quality development in neighborhoods.
Policy LU-39.Development standards for single-
family neighborhoods should address transportation
and pedestrian connections between neighborhoods
and compatible boundaries between neighborhoods.
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CITY OF RENTON LAND USE ELEMENT
Policy LU-40.New plats developed at higher
densities within existing neighborhoods should be
designed to incorporate street locations,lot
configurations,and building envelopes,which
address privacy and quality oflife for existing
residents.
Policy LU-40.1.New plats proposed at higher
densities than adjacent neighborhood developments
may be modified within the allowed density range
to reduce conflicts between old and new
development patterns.However,strict adherence to
older standards is not required.
ORDINANCE NO.5026
Policy LU-40.2.Site features such as distinctive
stands of trees and natural slopes should be retained
to enhance neighborhood character and preserve
property values where possible.Retention of
unique site features should be balanced with the
objective of investing in neighborhoods within the
overall context of the Vision Statement of this
Comprehensive Plan.
Residential Options and Residential Planned Neighborhood
General Policies
Objective LU-K:Create new planned residential neighborhoods in areas mapped as Residential Options (RO)and
Residential Planned Neighborhood (RPN)which include a variety of unit types designed to incorporate features
from both single family and multi-family developments,and to support cost efficient housing,infill development,
transit service,and the efficient use of urban services and infrastructure.
Policy LU-41.Provision of small lot single family
detached unit types,townhouses and multi-family
structures compatible with a single-family character
should be encouraged provided that density
standards can be met.
Policy LU-42.A range and variety of lot sizes
should be encouraged.
Policy LU-43.Central place public amenities
should function as a focal point within the
development and should include features such as a
public square,open space,park,civic or
commercial uses.The central place should include
passive amenities such as benches and fountains,
and be unified by a design motif or common theme.
Residential Options
Policy LU-48.Buildings should front the street
rather than be organized around interior courtyards
or parking areas.
Policy LU-49.Non-residential structures may have
dimensions larger than residential structures but
should be compatible in design and dimensions
with surrounding residential development.
Policy LU-50.Residential neighborhoods may be
considered for the Residential Options Designation
if they meet three of the following criteria:
Policy LU-44.The dwelling types,including
detached and attached units,should be clustered and
connected within the overall development through
the organization of roads,blocks,yards,central
places and amenity features to create a
neighborhood with diverse housing types.
Policy LU-45.Development should occur on a
flexible grid street and pathway system to the extent
feasible given environmental constraints,traffic
flow,and the pattern of existing development.
Policy LU-46.Condominium ownership may occur
in any unit type.
Policy LU-47.Townhouse development should
provide either condominium or fee simple
homeownership opportunities.
a.The area already has a mix of small-scale
multi-family units or had long standing
duplex or low-density multi-family zoning.
b.Development patterns are established.
c.Vacant lots exist or parcels have
redevelopment potential.
d.Few new roads or major utility upgrades will
be needed with future development.
e.The site is located adjacent to a Center
designation.
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Policy LV-51.The net development densities
should be 10 dwelling units per acre.If 100%of
the dwelling units are detached,a density bonus
may be allowed to a maximum of 13 dwelling units
per acre.
Policy LV-52.Minimum net development
densities should be 7 dwelling units per acre.
Policy LV-53.Detached single family housing,
townhouses,and small scale multi-family units
should be allowed in Residential Options.
Policy LV-54.A maximum of 50%of units
allowed within an individual RO development may
consist of attached units,which includes
townhouses,and small scale multi-family units.
Policy LV-55.Development in Residential Options
should be compatible with existing development
patterns and be sensitive to unique features and
differences among established neighborhoods.
Development standards should reflect single-family
neighborhood characteristics such as ground related
orientation,coordinated structural design,and
private yards.
Policy LU·56.Non-residential structures should be
clustered and connected within the overall
development through the organization of roads,
blocks,yards,other central features and amenity
features to create a neighborhood.
c.structures should be located on lots or
arranged in a manner to appear like a
platted development to ensure adequate
light and air.and views if any.are
preserved between lots or structures;
a.heights,width and length of structures
should be designed to resemble single family
housing,with similar setbacks from the
street as single family;
b.parking should be encouraged in the rear or
side yards or under the structure;
a small-scale multi-family character rather than a
garden apartment development style.Limits on the
number of units,which may be attached in one
cluster should be established in the development
regulations.
Policy LU-62.The mass and scale of secondary
residential types pursuant to policy LU-61 should
not preclude their location adjacent to primary
residential types.
Polley LU-63.1.Development standards should
reflect single-family neighborhood characteristics
and access to public amenities and services.
Policy LU-63.2 Development Standards should
reflect the following criteria:
Policy LU-63.Projects in a Residential Planned
Neighborhood designation should have no more
than 50%of the units designed as secondary
residential types,i.e.longer townhouse building
clusters,and other multi-family buildings.
Policy LU-61.Longer townhouse building clusters
or other multi-family building clusters,considered
secondary residential types,should be limited in
size so that the mass and scale of the cluster retains
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Residential Planned Neighborhood
Policy LV-57.Areas may be mapped Residential
Planned Neighborhood on the Land Use Map where
the site meets the following criteria:
a.adjacent to major arterial(s);
b.adjacent to employment area and/or Centers;
c.part of a designation totaling over 20 acres
(acreage may be in separate ownership);
d.site is buffered from single family areas or
other existing incompatible uses;and
e.development within the density and unit type
range is achievable given environmental
constraints.
Policy LV-58.Density in the Residential Planned
Neighborhood designation should be in the range of
8 to 18 dwelling units per net acre.
Policy LV-59.A minimum of 50%of a project in
the RPN designation should consist of the following
primary residential types:traditional detached,zero
lot line detached,or townhouses with yards which
are designed to reflect a single-family character.
Policy LU-60.Townhouses building clusters
which qualify as a primary residential type should
be limited in size so that the mass and scale within
the cluster retains a single family character.Limits
on the number of units,which may be attached in
one cluster should be established in the
development regulations.
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CITY OF RENTON LAND USE ELEMENT
d.buildings should be massed in a manner
that promotes a pedestrian scale with a
small neighborhood feeling;
e.each dwelling unit should have an
identifiable entrance and front on streets
rather than courtyards and parking lots;
f.fences may be constructed if they
contribute to an open spacious feeling
between units and structures;and
ORDINANCE NO.5026
g.streetscapes should include green,open
space for each unit.
Policy LU-63.3 Mixed use development in the
fonn of civic,convenience commercial
development,or other non-residential structures,
may be allowed in the central places of
development subject to compliance with criteria
established through development regulations.
Residential Multi-family InftD
Objective LU-L:Encourage the development of in fill parcels in existing multi-family districts with compatible
projects.
Policy LU-64.Development density should
generally be in the range of I 0-20 dwelling units
per acre.
Policy LU-65.New development in Residential
Multi-family hlfill designations should be
compatible in size,scale,bulk,use,and design
with other existing multi-family developments.
Policy LU-66.Design standards should be applied
that reflect present development patterns and are
sensitive to unique features and differences among
established neighborhoods.Standards should
address,but not be limited to:
I)building height,width,and length;2)front,
side,and rear yard setbacks;3)maximum lot
coverage;4)location of driveways,garages,and
parking areas;5)number of garages and off-site
parking spaces;6)roofline;and 7)compatibility
with adjacent uses.
Policy LU-67.Siting and design of new structures
should be sensitive to site constraints and adjacent
uses.Provision of adequate buffers or setbacks or
scaling down building heights may be required to
transition from Residential Multi-family hlfill
designations to adjacent lower density uses.
Policy LU-68.Adequate green spaces,recreation,
design amenities,signing and lighting should be
detennined as part of the site planning process.
Allowable densities should be based on meeting
these objectives.
Policy LU-69.Residential Multi-family hlfill
designations should not be expanded.Land within
the districts should be used to meet multi-family
housing needs.Existing Residential Multi-family
hlfill designations have the highest priority for
development or redevelopment with multi-family
uses.Expansion of these designations is limited to
properties meeting the following criteria:
a.Properties under consideration shall take
access from a principal arterial,minor
arterial,or collector.Direct access shall
not be through a less intense land use
designation.
b.Properties under consideration must abut
the existing RM-I land use designation on
at least two (2)sides and be on the same
side of the principal arterial,minor
arterial,or collector serving it;and,
c.Any such expansion of the RM-I land use
designation should not bisect or truncate
another contiguous land use district.
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Design and Improvement Standards in Residential Areas
Residential Streets
Objective LU-M:Provide more linkages within and between neighborhoods by developing a system of
residential streets,which serves both vehicles and pedestrians and creates a continuous,efficient,interconnected
network of roads and pathways throughout the City without unduly increasing pass through traffic.
Policy LU-70.Streets,sidewalks,pedestrian or bike
paths in a neighborhood development should be
arranged as an interconnecting network.The extensive
or predominant use of cul-de-sacs and pipestems
should be discouraged for new development.A
"flexible grid"pattern of streets and pathways should
be used to connect adjacent and future development.
Policy LV-72.Access to and from individual
residences should be restricted along primary arterial
streets.In such areas,residential site design should
ensure primary access to residences comes from
collector streets.
Policy LU-71.New streets should be designed to
provide convenient access and a choice of routes
between homes and parks,schools,
shopping,and other conummity destinations.
Objective LU-N:Promote development of attractive,walkable communities by ensuring that streets are'safe,
convenient,and pleasant for pedestrians and will visually enhance neighborhoods.
Policy LU-73.Residential streets should be
constructed to the narrowest widths (distance from
curb to curb)feasible without impeding emergency
vehicle access.
Policy LU-74.Street parking should be considered
for use as a safety buffer between pedestrians and
moving vehicles and to reduce the need for on·site
parking.
Policy LU-7S.Intersections should be designed to
minimize pedestrian crossing distance.
Policy LU-76.To visually improve the public
streetscape and the safety of perimeter sidewalks
and facilitate off street parking,construction of
alleys providing rear access to service entries and
garages should be encouraged.
Policy LU-77.Sidewalks or walking paths should
be provided along residential streets.Sidewalk or
walking path width should be ample to safely and
comfortably accommodate pedestrian traffic.
Policy LV-78.Trees should be planted along
residential streets.
Subdivision of Land
Objective LV-O:Create a neighborhood development pattern consistent with Renton's older neighborhoods
and an interconnected road network.
Policy LU-79.Land should generally be subdivided
and blocks sized to minimize walking distances and
provide convenient routes between destination points.
Policy LV-80.Land should be arranged in blocks
divided into lots with all lots required to front on a
public street or a park.
Architecture
Objective LU-P:Ensure structures built in residential areas are compatible with the existing or desired
character of established neighborhoods and the desired character of new neighborhoods.
Policy LU-81.Architectural standards governing be developed to ensure the visual compatibility of
the design of structures in residential areas should structures with the site and adjacent development.
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CITY OF RENTON LAND USE ELEMENT
CENTERS
ORDINANCE NO.5026
Summary:A Center is an area of concentrated employment and residential opportunity that provides necessary
goods and services for daily living and is directly connected to one or more regional high capacity transit
systems.Six types of Centers are envisioned.
I.Center Neighborhood is characterized by suburban scale single story development supporting less intensive
land use than the Center Suburban and serving primarily the surrounding neighborhood.
2.Center Suburban is characterized by suburban scale two-story development supporting a medium intensity
of activity serving multiple neighborhoods.Development within these Centers is supported by site planning
oriented to automobile access and circulation along an arterial treated with a boulevard features or park
landscaping.
3.Center Village is characterized by areas of the City that provide an opportunity for redevelopment as c1ose-
in urban mixed use residential and commercial areas which are pedestrian oriented.These areas are anticipated
to provide medium to high-density residential development and a wide range of commercial activities serving
citywide and sub-regional markets.Center Villages typically are developed within an existing suburban land
use pattern where opportunities exist to modifY the development pattern to accommodate more growth within
the existing urban areas by providing for compact urban development,transit orientation,pedestrian circulation,
and a community focal point organized around an urban village concept.
4.Center Office-Residential provides for large-scale office,retail and/or multi-family projects developed
through a master plan and site plan processes incorporating significant site amenities and/or gateway features.
S.Center Institution provides clusters of medical or educational uses,which serve the surrounding
community.
6.Urban Center includes two areas:Urban Center-Downtown (220 acres)and the Urban Center-North (310
acres).Together these two areas are envisioned to evolve into a vibrant city core that provides arts,
entertainment,regional employment opportunities,recreation,and quality urban residential neighborhoods.The
Renton Urban Center is envisioned as the dynamic heart of a growing regional city.Renton's Urban Center will
provide significant capacity for new housing in order to absorb the city's share of future regional growth.This
residential population will help to balance the City's employment population and thereby meet the policy
directive of a 2:I ratio ofjobs to housing.
General Policies
Polley LU-82.Promote the clustering of Center
uses and discourage the development of strip
commercial areas.··
•Excerpt from Glossary.Defmition of Strip
Commercial:Existing.an area occupied by businesses
that are engaged in commercial activity and are
composed or arranged in a line,usually along an arterial
street.Proposed:An area occupied by businesses along
an arterial street,located in one-story structures or
platted lots and/or small shopping centers arranged in a
line and set back from the street to allow front of store
parking lots with individual driveway entrances and
individual parking.
Policy LU-83.Phase implementation of
development regulations within Centers to support
economically feasible development in the short
term but also provide a transition to achieve new
development consistent with long term land use
objectives.
Policy LU-84.RESERVED
Policy LU-85.Prioritize Urban Center-
Downtown,Urban Center -North and Center
Village for infrastructure improvements.
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CITY OF RENTON LAND USE ELEMENT
Policy LU-86.Identify Centers as gateways into
the City or neighborhoods.
Policy LU-87.Develop Centers to provide
community focus for their surrounding
neighborhoods.
Policy LU-88.Maintain unique and independent
centers by defming boundaries that create a
Locational Criteria
Policy LU-91.Designate Center boundaries
according to the following criteria:
a.The boundary should coincide with a major
change in land use type or intensity.
b.Boundaries should consider topography and
natural features such as ravines,hills,and
significant stands of trees.
c.Boundaries should occur along public rights-
of-way including streets or utility easements,
or at rear property lines where justified by
the existing land use pattern.Boundary lines
should not be drawn through the interior of
parcels.
d.As a maximum distance,the boundary
should be drawn within a walkable distance
from one or two focal points,which may be
defined by intersections,transit stops,or
shopping centers.
Policy LU-92.Designate Center in locations with
the following criteria:
a.a nucleus of existing multi-use development.
b.potential for redevelopment,or vacant land
to encourage significant concentration of
development.
ORDINANCE NO.5026
transition to and protection for surrounding land
uses.
Policy LU-89.Support a citywide transit system
and support pedestrian access to the transit system
within Centers.
Policy LU-90.Incorporate transit stops within
Centers.
c.Principal gateways to the City as defmed in
the Community Design Section of the Land
Use Element.
d.Center locations should be located on major
transit and transportation routes.
e.Center locations should be served by the
City's arterial street system.
Policy LU-93.Designate transitional land uses,
which surround the Center to provide buffers to less
intensive uses.
Policy LU-94.Change adopted boundaries only in
the following circumstances:
a.The original mapping failed to consider a
major natural feature or significant land use
that would make implementation of the
boundary illogical.
b.The amount of land within a Center is
inadequate to allow development of the
range and intensity of uses envisioned for
the Center.
Policy LU-9S.Maximize the use of existing urban
services and facilities by promoting redevelopment
of existing commercial areas with commercial and
residential mixed-use development.
Policy LU-96.RESERVED
Mix and Intensity of Uses
Objective LU-Q:Encourage a wide range and combination of uses,developed at sufficient intensity to
maximize efficient use of land,support transit use and create a viable district.
Policy LU-97.Support new office and commercial
development which is more intensive than the older
office and commercial development in existing
Centers in order to create more compact and
efficient Centers over time.
Policy LU-98 Allow stand alone residential
development of various types and urban densities in
portions of Centers not conducive to commercial
development,or in the Urban Center in districts
designated for residential use.
PoUcy LU-99.Allow residential uses throughout
Centers as part of mixed-use developments.
Consider bonus incentives for housing types
compatible with commercial uses or lower density
residential.
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1·16
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Policy LV-IOO.Include uses which are compatible
with each other within mixed use developments;for
example,office and certain retail uses with
residential,office,and retail.
Policy LV-lot.Locate and design commercial
uses within a residential mixed use development in
a manner,which preserves privacy and quiet for
residents.
Site and Building Design
Policy LV-t02.Modify existing commercial and
residential uses that are adjacent to or within new
proposed development to implement the new Center
land use vision as much as possible through
alterations in parking lot design,landscapes,
signage,and site plan alterations as redevelopment
opportunities occur.
Pollcy LV-I03.Consolidate signage for mixed-use
development on one structure.
Policy LU-I04.Locate signage to reduce light and
glare impacts to the residential users.
Focal Points
Policy LV-lOS.Identify major natural features and
support development of new focal points that defme
the Center and are visually distinctive.
Policy LV-I06.Design focal points to include a
combination of public areas such as parks or plazas,
architectural features such as towers,outstanding
building design,transit stops,or outdoor eating
areas.These features should be connected to
pedestrian pathways if possible.
Policy LV-IO'.Evaluate existing intersections of
arterial roadways for opportunities to create focal
points.
Circulation and Parking
Policy LV-lOS.Consolidate access to existing
streets and provide internal vehicular circulation
which supports shared access.
Policy LV-I09.Reserved.
Policy LV-I10.Locate parking for residential uses
in the mixed use developments to minimize
disruption of pedestrian or auto access to the retail
component of the project.
Policy LV-Ill.Connect residential uses to other
uses in the Center through design features such as
pedestrian access,shared parking areas,and
common open spaces.
Policy LU-I12.RESERVED
Buffers
Objective LU-R:Create a buffer at the boundary of Centers,if necessary,to protect adjacent less intensive
land uses from the impacts of urban activities within the Center.
Policy LV-t13.Create buffers using a combination
of:
a.less intensive or transitional land uses,
b.open space (not parking lots),
c.structural elements,
d.landscape features,
e.fencing,
f.other features which meet the spirit and
intent of these policies.
Center Neighborhood
Objective LV-S:Oeate Center Neighborhoods,which include commercial,light industrial,and
residential uses and serve the basic,ongoing needs of the population in adjacent and surrounding
neighborhoods.
discourage the development of strip commercial
areas.
Policy LU-IIS.Adequate retail goods and services
should be provided at Center Neighborhoods to
H:\EDNSP'CoIql PIaD\AtneDdmentsl2003\Final L.tnd Use Policiesl2003 Fillli Land Use Policies (I1·19).doe
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Policy LU-114.Promote the clustering of
neighborhood serving commercial uses and
Revised 11119/03
CITY OF RENTON LAND USE ELEMENT
encourage residents to shop locally for daily goods
rather than drive to regional centers.
Policy LV-I 16.While mixes of uses are allowed in
the Center,commercial and office uses are the
preferred uses for this area.
ORDINANCE NO.5026
Policy LU-ll7.New garden style multi-family
development should be discouraged.
Policy LV-ll8.Limit office use to one to two
stories in height.
Center Suburban
Objective LV-T:Create Center Suburban Designation including commercial,and residential uses with site
plarming oriented to automobile access and circulation.
Policy LV-118.!Implement the Center Suburban
Designation through CSt RM-C,CN or RM-N
zomng.
Policy LU-118.2 Serve the basic,on-going needs
of the population in adjacent and surrounding
neighborhoods.
Policy LV-I 18.3 Provide a medium intensity of
development organized around a landscaped arterial
boulevard with boulevard features and/or park like
landscaping.
Policy LU-118.4 Design parking lots to include
pedestrian connections to store entries.
Policy LU-118.S Design parking lots to include
both perimeter and interior landscaping to reduce
the visual effects of expanses of impervious surface.
Policy LU-ll8.6 Promote the clustering of
neighborhood serving commercial uses.
Policy LV-ll8.7 Provide adequate retail goods and
services within Center Suburban Designations to
encourage residents to shop locally for daily goods
rather than drive to other shopping areas.
Policy LV-1l8.8 Prohibit new garden style multi-
family development with surface parking.
Townhouse development,which includes parking
within structures is the preferred form of multi-
family development.
Policy LV-ll8.9 Limit office uses to two stories in
height.
Center Village
Objective LU-T.a:Develop Center Villages characterized by intense urban development supported by site
planning and infrastructure,which provides a pedestrian scale environment.
H:IEDNSP'Co""Plan\AmeDdmentsI2003\fiDal Land Use Policies\2003 Final Land Use Policies (I1-1!).doc
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CITY OF RENTON LAND USE ELEMENT
Policy LV-tt8.tO Apply the Center Village
Designation to areas with an existing suburban and
auto-oriented land use pattern which due to
availability and proximity to existing residential
neighborhoods are candidate locations for a higher
density mixed use type of development.
Policy LU-118.11 Implement the Center Village
Designation using multiple zoning designations
includingR-lO,R-14,CS,CV,RM-C,RM-U,and
RM-T (proposed Residential-Townhouse).
Strategy 118.11.1 Evaluate commercial and
residential development standards in the Center
Village and replace zoning designations or re-zone
properties as needed within a 2 year phasing to
comply with the vision for a Center village
designation.
Strategy 118.11.2 Prepare a Highlands Re-
Development Plan which functions as a sub-area
plan to further refme the land use concept for and
implement the Center Village land use concepts.
Phasing of the Highlands Redevelopment Plan is
expected to occur over a 5-10 year period.
Strategy 118.11.3 Areas east of Edmonds and north
of Sunset currently zoned RM-C are to remain in
residential use.The area north of l2l&.St.currently
zoned R-IO is to remain in residential use.
ORDINANCE NO.5026
location,access to arterial roadways,land value,
land and infrastructure
Policy LU-118.12 Allow residential density
ranging from 10 to 60 dwelling units per acre in the
Center Village Designation.
Policy LU-118.13 Encourage mixed use structures
and projects.
Policy LU-118.14 Orient site and building design
primarily toward pedestrians and people to
maximize pedestrian activity and minimize
automobile use for circulation within the Center.
Policy LU-118.IS Accommodate parking within a
parking sbucture.Where structured parking is
infeasible,parking should be located in the back or
the side of the primary structure.Discourage
parking lots between structures and street rights-of-
way.
Policy LU-118.t6 Use alley access where alleys
currently exists.Encourage designation of new
alleys in redevelopment projects.
Policy LU-118.17 Encourage shared parking to use
urban land efficiency.
H:IEDNSP\Coll1'PIan\Amc:DdmcnlllI2OO3IFinal Land Usc Polic:ie.I2003 Final Land Usc Polil,:ies (11-19).doc
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Policy LU-U8.I8 Develop design guidelines to
provide direction on site design,building design,
landscape treatments,and parking and circulation
components of new development projects.
Policy LU-12l.Residential development within
Center Villages is intended to be urban scale,
stacked,flat and/or townhouse development with
structured parking.
Center QfficeResidential
D.lsdlll:'l.lsh!inl:!.Ji'.ealu.~es
•10 story..h<'&hl'llmil
Policy LU-I22.Prohibit new garden style multi-
__",0
"'-..:::::::::::::::::"t::===".~:.t<l<""...t ..Sh'''""'...::.:::.~~....,",-.:\0-_..,
Policy LU-U8.I9 Encourage uses in Center
Villages which serve a sub-regional or citywide
market as well as the surrounding neighborhoods.
Policy LU-119.Encourage more urban style design
and intensity of development (e.g.;building height,
bulk,landscaping,parking)within Center Villages
than with land uses outside the Center.
family development.
Policy LU-123.Provide community scale office
and service uses.
Policy LU-120.Promote the clustering of
community commercial uses and discourage the
development of strip commercial areas.
Center OfficeIResidential
Objective LV-U:Encourage projects throughout the designation,which create cohesive,quality,and landmark
developments integrated with natural amenities.The intention is to create a compact,urban development with
high amenity values that is a gateway to the City.
Policy LU-124.Primary uses should include
complexes of offices or residential development,
Policy LU-12S.Commercial uses such as retail and
services should also be permitted provided that they
support the primary uses of the site and are
hotels and convention centers,research and
development facilities,and corporate headquarters.
architecturally and functionally integrated into the
development.An exception to this limitation on
commercial uses may occur if a major commercial
H:\EDNSP\Comp Plan\Amendments\2003IFinal Land Use Policies\2003 Final Land Use Policies (1l-19).doc
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Revised 11119/03
CITY OF RENTON LAND USE ELEMENT
use providing high economic value to the City is
proposed with small-scale,multiple businesses,and
is designed with the scale and intensity envisioned
for COR.
PoUcy LU-l26.Individual properties may have a
single use if they can be developed at the scale and
intensity envisioned for the designation,or if
proposed as part of a phased development and
multi-parcel proposal which includes a mix of uses.
Policy LU-127.Incentives,which encourage a mix
of uses and structured parking,should be provided
in development regulations.
Policy LU-l2S.Flexibility of use combinations
and development standards should be allowed to
encourage redevelopment of sites which have
significant constraints including enviromnental,
access and land assembly constraints.
Policy LUwl29.Private/public partnerships should
be encouraged to plan for infrastructure
development,public uses and amenities.
Policy LU-130.A public review process should be
required for proposed development plans of each
parcel with separate ownership or abutting parcels
of the same ownership within the Center.
Properties may be combined for public review.
Such plans should coordinate the mix and
compatibility of uses,residential density,
conceptual building,site and landscape design,
identification of gateway features,signs,
circulation,transit opportunities,and phasing.
Policy LU-13l.Maximum residential density on
the various COR sites should range between 30 to
50 dwelling units per acre.The same area used for
commercial and office development can also be
used to calculate residential density.When
proposed development does not involve a mix of
~RDINANCE NO.5026
uses,then minimum residential density should be 5
dwelling units per net acre.
Policy LU-132.Site plans and proposed structures
should be designed so as to fully integrate signage,
building height,bulk,setbacks,landscaping,and
parking considerations across the various
components of each proposed development.
Policy LU-I33.Internal site circulation should be
primarily pedestrian oriented.
Policy LU-134.Vehicular access to each proposed
development should be from a major street with the
number of access points reasonably minimized.
Policy LU-I35.A combination of internal and
external site design features should be encouraged
such as:
a.public area plazas,
b.prominent architectural features,
c.significant natural features,
d.distinctive focal features,
e.gateways,
f.structured parking,and
g.other features meeting the spirit and intent of
these policies.
Policy LU-136.Consistent with the locational
criteria for Centers,Center Office Residential
designations may be placed on properties adjacent
or abutting a variety of residential,commercial or
industrial designations or publicly owned
properties.Center Office Residential designations
placed next to higher intensity zones such as
industrial,or next to public uses,may provide for a
transition to lesser intense designations.Site design
of Center Office Residential properties should
consider the long-term retention of the adjacent or
abutting industrial or public uses.
Policy LU-137.Reserved
Center Institution
Objective LU-V:Assure that adequate land and infrastructure are available for the development and expansion
of facilities to serve the post secondary educational and health care needs of the area and protect adjacent uses
from impacts of these more intensive uses.
H:\EDNSP'COIIl'Plan\AmcndmclllSl200)\fm..1 Land Use PQlicic$I2003 Fm..l Und Us<P(llicics (1l-19).doc:
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Revised 11119/03
CITY OF RENTON LAND USE ELEMENT
·~__·'r......,'¥"""'""'-.~'~"Y:'::""
Center Instituti-on-
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•Vllificll .nil\j>Ut dCJi8/1
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Policy LU-138.Center Institution should be
located:
a.contiguous to an existing or planned transit
route;and
b.in close proximity to commercial uses and
major employment areas;
c.in areas with immediate access to an
Interstate or a State route and in areas at the
intersection of two principal arterial;
d.with vehicular access to the site from a
principal arterial street with the number of
access points minimized but designed to
ease entrance and exit.
Policy LU-139.Post secondary (beyond high
school)and other regional educational facilities,
which require sites larger than five acres should be
located in institution-education centers.
ORDINANCE NO.5026
Policy LU-140.Regional health and/or medical
facilities larger than five acres should be located in
institution medical centers.
Policy LU-141.Medical and/or educational
institutions within the designated Center boundary
area should be master-planned to be consistent with
local and regional comprehensive plans.
Policy LU-142.Expansion of these existing
campus facilities (i.e.Renton Technical College,
Valley Medical Center)should be limited until the
master plans have been approved by the City.
Policy LU-143.Small-scale health care facilities
(e.g.minor emergency clinics,practitioner offices)
should be encouraged to locate in neighborhood and
community commercial centers.
Urban Center
Objective:Implement Renton's Urban Center consistent with "Urban Centers criteria"of the Countywide
Planning Policies (CPP)to create an area of concentrated employment and housing with direct service by high
capacity transit and a wide range of other land uses such as commercial/office/retail,recreation,public facilities,
parks and open space.
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CITY OF RENTON LAND USE ELEMENT
Policy LU-143.1:Create Renton's Urban Center
by supporting land use decisions and projects that
accomplish the following objectives:
a.Enhance existing communities by creating
investment opportunities in quality moon
scale development.
b.Promote housing opportunities close to
employment
c.Support development of an extensive
transportation system to reduce dependency
on automobiles
d.Consume less land with mhan development
e.Maximize the benefit of public investment
in infrastructure and services
f.Reduce costs of and time required for
permitting
g.Evaluate and mitigate environmental
impacts.
Policy LU-143.2:Establish two sub-areas within
Renton's Urban Center
a.Urban Center-Downtown (UC-D)is
Renton's historic commercial district
surrounded by established residential
ORDINANCE NO.5026
neighborhoods.The UC-D is located
generally from the Cedar River on the north
to South 7th Street,between 1-405 on the
east and Shattuck Avenue South on the
west (see policies of the Downtown
Element)
b.Urban Center-North (UC-N)is the area
that includes Southport,Puget Sound
Energy Shuffleton sub-station,and the
North Renton Boeing redevelopment
area.The UC-N is located generally
from Lake Washington to the north,
Cedar River to the west,Sixth Street
and Renton Stadium to the south,and
Houser Way to the east.
Policy LU-143.3:Establish zoning that creates
capacity for Urban Center employment levels of 50
employees per gross acre and residential levels of
15 households per gross acre within the Center.
Policy LU-143.4:Support developments that
utilize Urban Center levels of capacity.Where
market conditions do not support Urban Center
employment and residential levels,support site
planning and/or phasing alternatives that
demonstrate how,over time,infill or redevelopment
can meet Urban Center objectives.
Urban Center Downtown Vision
The Urban Center -Downtown is expected to redevelop as a destination shopping areas providing
neighborhood,citywide,and subregional services and mixed-use residential areas.Center Downtown
residential development is expected to support urban scale multi-family projects at the highest densities allowed
in the City.These projects are expected to incorporate mixed uses including retail,office,and service uses that
support transit and create a new synergism of public and private sector activities.In the surrounding residential
areas,infill urban scale townhouse and multi-family developments are anticipated.Site planning and
infrastructure will promote a pedestrian scale environment and amenities.
Urban Center-North Vision
The vision for the UC-N is to redevelop industrial landfor new office,residential,and commercial uses at a
sufficient scale to implement the Urban Centers criteria adopted in the Countywide Planning Policies.This
portion ofthe Urban Center is anticipated to aUract large-scale redevelopment greater than that in the Urban
Center-Downtown,due to the large available land holdings under single ownership.In addition,this new
development is expected to include a wider group ofuses including remaining industrial activities,new research
and development facilities,laboratories,retail integrated into pedestrian-oriented shopping districts,and a
range ofurban-scale mixed-use residential,office and commercial uses.The combined uses will generate
significant tax income for the City and provide jobs to balance the capacity for the more than 5,000 additional
households in the Urban Center.Development is expected to complement the Urban Center-Downtown.UC-N
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
policies will provide a blueprint for the transition ofland over the next 30 years into this dynamic,urban mixed-
use district.
The area mapped as UC-N is part ofthe visual heart ofRenton.It exhibits significant advantages and unique
amenities (e.g.centralized regional location,freeway accessibility,lake and river access,visual prominence,
gateway nodes,and proximity to surrounding residential areas).Public investment in park and recreation
facilities,an arterial roadway network,andfacilities such as schools and government offices is also anticipated
as the area transitions from an industrial employment district into a thriving mixed-use district with both a
residential population and diverse employment base.
Implementation ofthe UC-N vision is expected to occur over an indefinite period oftime.Initial phases of
development may reflect a lower intensity ofuse than anticipated long term.At the beginning ofthis transition,
uses such as retail,research and development,or light industrial may be viable without the office and
residential components that ultimately will contribute to the urban character ofthe district.
Consequently,(jrban Center-North development should be planned to allow adaptive use,infill,and
redevelopment ofsites in subsequent phases.UC-N provides opportunities for significant employment and
housing capacity.Existing employment levels should be maintained.New housing capacity will be created as
industrial areas redevelop.
The anticipated urban form in the UC-N will reflect a comfortable internal scale for people who live,work and
visit the area.Walkable block sizes and street networks will support creation ofa substantial pedestrian
circulation system.Sites designated UC-N are larger areas that allow a range ofchoices in site planning and
can support a variety ofland use activities.Development within the Urban Center-North will reflect high
quality architecture and site planning that capitalizes on a waterfront location and other site amenities
After 30 years,the UC-N matures into a district that complements the traditional downtown,where people from
the community gather for a myriad ofactivities.Residential neighborhoods will be established.The area
functions as a retail,business and entertainment attraction.Public areas have sophisticated urban art,plazas,
fountains,and promenades that make the area an attractive destination.
Urban Center -North Policies (policies
applicable to entire designation)
General Policies.
Policy LU-143.5:Support more urban intensity of
development (e.g.building height,bulk,
landscaping,parking standards)than with land uses
in the suburban areas of the City outside the Urban
Center.
Policy LU-143.6:Achieve a mix of uses that
improves the City's tax and employment base.
Policy LU-143.7:Support a range and variety of
commercial and office uses.
Policy LU-143.8:Allow hospitality uses such as
hotels,convention and conference centers.
Policy LU-143.9:Co-locate uses within a site
and/or building in order to promote urban style,
mixed-use development.
Policy LU-143.10:Support incorporation of public
facilities such as schools,museums,medical
offices,and government offices into redevelopment
efforts by developing a public/private partnership
with developers and other Renton stakeholders such
as the school district,teclmical college,and hospital
district.
Policy LU-143.11:Support uses that sustain
minimum Urban Center employment levels of 50
employees per gross acre and residential levels of
15 households per gross acre within the entire
Urban Center.
Policy LU-143.12:Support uses that serve the
region,a sub-regional,or citywide market as well as
the surrounding neighborhoods.
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
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Quality of Development Policies
Policy LU-143.20:Use a hierarchy of conceptual
plan,master plan and site plan review and approval
to encourage the cohesive development of large
land areas within the Urban Center-North.
Incorporate integrated design regulations into this
review process.
Policy LU-143.21:Address the mix and
compatibility of uses,residential density,
conceptual building,site and landscape design,
identification of gateway features,signs,
circulation,transit opportunities,and phasing
through master plan and site plan review process.
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Urban Center North Gateway Locations
Policy LU-143.14:Support transit stations and
transit usage connecting to a system of park and
ride lots outside the Urban Center-North.Support
park and ride facilities within the Urban Center only
when they are included in structured parking as a
stand-alone use or are developed as part of a mixed-
use project.
Infrastructure Policies
Policy LU-143.15:Support an expanded and
extended public right-of-way in the vicinity of the
present Logan Avenue to provide new arterial
access within the Urban Center.Additionally,this
will provide a physical buffer between
redevelopment and continuing airplane
manufacturing operations.
Policy LU-14313:Support integration of
community-scale office and service uses including
restaurants,theaters,day care,art museums and
studios.
Policy LU-143.18:Support creation of a
significant gateway feature within gateway nodes as
shown on the Urban Center-North Gateway Map.
Policy LU-143.16:Support extension of Park Ave
to Lake Washington.
Policy LU-143.17:Recognize the need for secure
limited access within large manufacturing facilities
by retaining private drives and roads in areas where
airplane manufacturing operations continue.
Policy LU-143.19:Support private/public
partnerships to plan and finance infrastructure
development,public uses and amenities.
Policy LU-143.22:Fully integrate signage,
building height,bulk,setbacks,landscaping,and
parking considerations in structures and site plans
across the various components of each proposed
development.
Policy LU-143.23:Require significant
pedestrian element in internal site circulation
plans.
Policy LU-143.24:Allow phasing plans for
mixed-use projects.
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CITY OF RENTON LAND USE ELEMENT
Policy LU-143.25:Consider placement of
structures and parking areas in initial
redevelopment plans to facilitate later infill
development at higher densities and intensities
overtime.
Policy LU-143.26:Support structured parking
to facilitate full redevelopment of the Urban
Center over the 30-year planning horizon.
Where structured parking is infeasible for early
phases of development,parking should be
located in the rear or the side of the primary
structure.
Policy LU-143.27:Discourage parking lots
between structures and street right-of-way.
Policy LU-143.28:Orient buildings to streets
to emphasize urban character,maximize
Airport Compatibility Policies
General Aviation Safety
ORDINANCE NO.5026
pedestrian activity and minimize automobile
use within the District.
Policy LU-143.29:Use design regulations to
provide direction on site design,building
design,landscape treabnents,and parking and
circulation.
Policy LU-143.30:Support a combination of
internal and external site design features such
as:
a)Plazas
b)Prominent architectural features
c)Significant natural features
d)Distinctive focal features
e)Gateways
Objective V.2:Minimize risk associated with potential aircraft accidents in the vicinity ofNorth Renton.
Policy LU-143.31:Develop perfonnance-based
criteria for land use compatibility with aviation
activity in the Urban Center North.
Airspace Protection
Policy LU-143.32:Adopt use restrictions,to
limit electrical interference,emissions,and lighting
conflicts,that meet or exceed basic aviation safety
considerations.
Objective V.3:In the Urban Center -North,reduce obstacles to aviation in proximity to Renton Municipal
Airport.
Policy LU-143.33:Require submittal
requirements for land use actions proposed within
the Urban Center-North that disclose potential
conflicts with airspace.
Policy LU-143.34:Provide maximum protection
to Renton airspace from obstructions to aviation by
adopting,as code,standards based on Federal
Aviation Regulation Part 77 Surface mapping,
"Objects Affecting Navigable Airspace."
Policy LU-143.3S:Prohibit buildings,structures,
or other objects from being constructed or altered so
as to project or otherwise penetrate the airspace
surfaces,except as necessary and incidental to
airport operations.
Aviation Noise
Objective V.4:In the Urban Center -North,address impacts of aviation noise that is at a level deemed to be a
health hazard or disruptive of noise-sensitive activities.
Policy LU-143.36:Discourage the location of levels,defined by the 65 DNL (or higher)noise
noise-sensitive land uses from areas of high noise contour of the Renton Municipal Airport.
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CITY OF RENTON LAND USE ELEMENT
Policy LU-143.37:Require disclosure notice of
airport proximity on land title for potential negative
impacts from aviation operation and noise,unless
mitigated by other measures.
Policy LU-143.38:Residential use andlor density
should be limited to reduce negative impacts on
residents from aviation operation noise in
accordance with recommended safety zones and
"Compatibility Criteria Guidelines -Land Use
Densities and Intensities"(California Airport Land
Use Planning Handbook.January 2002).
Policy LU-143.39:Non-residential use andlor
intensity should be limited to reduce negative
ORDINANCE NO.5026
impacts on users from aviation operation noise in
accordance with recommended safety zones and
"Compatibility Criteria Guidelines -Land Use
Densities and Intensities"(California Airport Land
Use Planning Handbook.January 2002).
Policy LU-143.40:Approval of residential land
use or other land uses where noise-sensitive
activities may occur should require dedication of
avigation easements and use of acoustic materials,
in accordance with Federal Aviation Regulation
Part 150,"Noise Compatibility Studies."
Policy LU-143.41:Require master planning of
land to increase land use compatibility through
sound attenuation.
Policies For Surrounding Residential Area (North Renton neighborhood south ofN.6lh Street)
Policy LU-143.42:Provide a transition in land use
with respect to intensity of development where
areas mapped Residential Single Family and
Residential Options border Urban Center North
designations.
Policy LU-143.43:Create boulevard standards for
arterial streets connecting or running through
adjacent residential neighborhoods that address
noise,pedestrian sidewalks,planting areas between
vehicular lanes and pedestrian areas,traffic calming
techniques,lighting standards,a landscape planting
plan for street trees and other vegetation,and street
furniture.
Policies for Public Facilities
Policy LU-143.4S:Evaluate public facility needs
for projected new populations within the Urban
Center -North to accommodate a wide range of
future users.
Policy LU-143.46:Support a partnership with
community stakeholders such as the Renton School
District to provide a transition for public properties
adjacent to the Urban Center -North such as the
Sartori School and Renton Stadium facilities.
Transition of these facilities could range from
Urban Center North Districts
Policy LU-143.44:Support a mix of activities
within the Urban Center North designation that
support populations in adjacent residential areas as
well as new development within the re-development
area.Examples of uses that serve the needs of
existing populations include neighborhood-scale
retail that addresses the day-to-day needs of
residents,restaurants and coffee houses,public
facilities,and places of assembly such as parks and
plazas.
accommodating a new clientele as the area
transitions to mixed use activities,or physical re-
development of properties addressing the needs of
employees or residents of the Urban Center.
Policy LU-143.47:Recognize the Renton
Municipal Airport as an essential public facility.
(See Section on Airport Compatibility Policies).
The proposed Urban Center-North is divided into two districts for planning purposes.Each District has a
different emphasis in terms of range,intensity and mix of uses.These are District One,east of Logan Avenue,
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
and District Two,west of Logan Avenue.The implementation of planning concepts for District Two will be
dependent on decisions by The Boeing Company regarding continued airplane assembly operations at the
Renton Plant.For this reason,initiation of redevelopment in District Two will likely occur after transition of the
area east of Logan Avenue,District One,has begun.
Consolidation of Boeing operations may cause certain property located within District One to be deemed
surplus,making it available for redevelopment within the near future.District One is envisioned to include a
variety of uses.The intensity of these uses would require substantial infrastructure improvements.More
extensive development,ultimately anticipated with the future development of District Two,will likely require
even more significant infrastructure upgrades.
Redevelopment in both districts of the Urban Center-North will be responsive and protective of the North
Renton residential neighborhood to the south.While the North Renton neighborhood is not a part of the Urban
Center,its residents will benefit from the significant amenities provided by development of a new urban
community.
Redevelopment within both districts will occur in a manner that is not incompatible with the operations at the
Renton Municipal Airport,recognizing that the airport is an essential public facility located within an urban
area.Redevelopment within both districts will be consistent with the City's Urban Center-North Airport
Compatible Land Use Program.The program responds to Growth Management Act requirements to consider
how land use in the surrounding areas affects the Renton airport.
The current supply of underutilized land north of N.Sib Street creates an immediate redevelopment opportunity
for a first phase of development in District One.However,the industrial character of the surrounding developed
properties,both within District Two to the west and the Employment Area-Industrial area to the east,will make
it difficult to achieve true urban intensities in District One at the beginning of this transition.The overall Vision
for the District contemplates much more than a series of low~rise structures with large parking lots.Therefore,it
is important that this initial development facilitates later stages of investment as the neighborhood matures and
property values increase.It is also critical that the early-stage vision for District One sets the stage for high-
quality redevelopment in District Two.
The following "visions"have been developed for each District
Vision -District One
The changes in District One will be dramatic,as surface parking lots and existing large-scale industrial
buildings are replaced by retail,flex tech,and office uses.Initial development may be characterized by large-
format,low-rise buildings surrounding internal suiface parking lots and bordered by a strong pedestrian-
oriented spine along Park Avenue.As the Urban Center-North evolves,the buildings ofDistrict One may be
remodeled and/or replaced with taller,higher density structures.Parking structures may also be built in future
phases as in-fill projects that further the urbanization ofthe District.
Two initial patterns ofdevelopment are anticipated within the District:one,creating a destination retail
shopping district;and the other,resulting in a more diverse mixed-use,urban scale office and technical center
with supporting commercial retail uses.It is hoped that over time these patterns will blend to become a cohesive
mixed-use district.
In its first phases ofdevelopment,District One hosts for the region a new form ofretail center.Absent are the
physical constraints ofa covered mall.Although parking initially may be handled in surface lots,their
configuration,juxtaposed with smaller building units,eliminates the expanse ofpaving that makes other retail
shopping areas unappealing to pedestrians.Building facades,ofone or two stories,are positioned adjacent to
sidewalks and landscaped promenades.Destination retail uses that draw from a sub-regional or regional
market blend with small,specialty stores in an integrated shopping environment to support other businesses in
the area.While large-format ("big-box 'J retail stores anchor development,they do not stand-alone.Rather,
they are architecturally andfunctionally connected to the smaller shops and stores in integrated shopping
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CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
centers.Cafes with outdoor seating,tree-lined boulevards and small gathering places invite shoppers to linger
after making their initial purchases.Retail development takes an urban form with high-quality design
considering a human scale and pedestrian orientation.
While retail development will add to the City's tax base and create a modest increase in employment,the vision
for the Urban Center-North is that ofa dense employment center.Within the initial phases ofredevelopment,
job growth will also occur in high-quality,well-designedj/exitech development and low-to mid-rise office,lab
and research and development buildings that provide attractive environments for companies offering high-wage
careers in information technology,life sciences and light (clean)manufacturing and assembly industries.
Redevelopment in this area will also include residential opportunities in low-to mid-rise buildings with upper-
story office and/or ground-related retail.Additional supporting retail will also be constructed.Logan Avenue is
extended and redevelopedfor public use as a major,tree-lined parkway.
During the second generation ofredevelopment in District One,changing property values and further
investment will allow for higher density development in the form ofoffices and residences mixed with other uses.
As this area is transformed into a mature mixed-use district,community gathering spaces and recreation
facilities to support the City's neighborhoods and business districts become viable.Cultural facilities,as well as
convention and conference centers may be located within the District and could be incorporated into mixed-use
development with retail,office and hotels.Small parks,open space,and community gathering places will be
incorporated into site design.Facilities such as multiple-screen theaters and other cultural facilities may add to
the amenity value ofthe District.
District Ooe Policies
Objective V.5:Create a major commercial/retail district developed with uses that add significantly to Renton's
retail tax base,provide additional employment opportunities within the City,attract businesses that serve a
broad market area and act as a gathering place within the community.
Policy LU-143.48:Support office and teclmology-
based uses with retail uses and services along
portions of the ground floors to facilitate the
creation of an urban and pedestrian environment.
Policy LU-143.49:Support uses supporting high-
technology industries such as bioteclmology,life
sciences,and infonnation technology by providing
retail amenities and services in the area.
Policy LU-143.50:Allow for the development of
destination retail centers that are consistent with a
district-wide conceptual plan.
Policy LU-143.51:Encourage the placement of
buildings for retail tenants along pedestrian oriented
streets to create urban configurations~
Policy LU-143.52:Ensure that big-box retail
functions as an anchor to larger cohesive,urban-
scale retail developments.
Policy LU-143.53:Encourage a variety of
architectural treatments and styles to create an
urban environment.
Objective V.5:Create an urban district initially characterized by high-quality,compact,low-rise development
that can accommodate a range of independent retail,office,research,or professional companies.Support the
continuing investment in and transition of low-rise development into more intensive,urban fonns of
development to support a vital mixed-use district over time.
Policy LU-143.54:Encourage pedestrian·oriented
development through master planning,building
location and design guidelines.
Policy LU-143.55:Support urban fonns of setback
and buffering treatment such as:
a)Street trees with sidewalk grates,
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CITY OF RENTON LAND USE ELEMENT
b)Paving and sidewalk extensions or plazas,
c)Planters and street furniture.
Policy LU-143.56:Allow phasing plans for
developments as part of the master plan and site
plan review that:
a)Provide a strategy for future infill or
redevelopment with mixed-use buildings.
b)Preserve opportunities for future structured
parking and more intense employment-
generating development.
Policy LU-143.57:Support parking at-grade in
surface parking lots only when structured or under-
building parking is not market viable.
Polley LU-143.58:Support development of
parking structures using private/public partnerships
when market will not support structural parking
without subsidy.
Policy LU-143.59:Support surface parking lots
behind buildings,and in the center of blocks,
ORDINANCE NO.5026
screened from the street by structures with
landscape buffers.
Policy LU-143.60:Consider public participation in
construction costs,to stimulate additional private
investment and produce a more urban environment.
Policy LU-143.61:Support shared parking by
averaging parking ratios for a co-located and
mixed-uses.
Policy LU-143.62:Reduce the suburban character
of development,preserve opportunities for infill
development and provide for efficient use of land
by setting maximum parking standards.
Policy LU-143.63:Support the co-location of
uses within a site and/or building in order to
promote urban style mixed-use
(commerciaVretaiVoffice)development.
Policy LU-143.64:Discourage ancillary retail
pads.
Vision -District Two
Ongoing Boeing airplane manufacturing is supported to continue across District Two for the foreseeable future.
This important industrial base will continue to provide high-wage jobs within the Urban Center -North as
redevelopment occurs in District One.
Should Boeing surplus property west ofLogan Avenue,redevelopment that follows will take on more urban
characteristics,incorporating mixed-use (residential,office.and retail)development types.Planningfor the
redevelopment ofDistrict Two will take into consideration the unique issues involved in the transition ofa site
historically used for heavy industry adjacent to the Renton Municipal Airport.Redevelopment will be consistent
with the City's Urban Center-North Airport Compatibility Land Use Program.
Eventually,redevelopment will lead to the creation ofa vibrant new lakefront community providing additional
housing,shopping and employment opportunities to the region.The South Lake Washington neighborhood will
be a center ofactivity in the Puget Sound region----a premiere address for residents,a hub ofeconomic activity
providing capacity for high-wage jobs and a world-class destination for shopping,dining,recreation and
entertainment.
Mixed-use projects will be high in design and construction quality,and offer landmark living,shopping,and
working environments planned to take advantage ofa regionally centralized location,efficient access,mass
transit,potential passenger ferry connections,stellar views oflake and mountains,and restored environments
along the Cedar River and Lake Washington shorelines.
Development within District Two wi/I be organized into neighborhoods with housing,shopping,employment,
and recreation opportunities located within walking distance.Low-to mid-rise buildings will be located to the
south while development to the north will be primarily mid-to-high-rise to maximize views.While some on-
street or surface parking may occur,the majority ofparking will be provided in the lower levels ofmixed-use
buildings or in stand-alone structures designed to blend in with the surrounding neighborhood.
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CITY OF RENTON LAND USE ELEMENT
ORDINANCE NO.5026
This environment attracts a residential population living in up-scale neighborhoods featuring higher-density
condominium and apartment forms ofhousing north ofN.8"St.Townhouse developments south ofN.st"St.
provide a transition to the adjacent North Renton neighborhood in terms ofscale and use ofbuildings.
Residents ofboth neighborhoods will find ample shopping and employment opportunities in the immediate
vicinity.
Residents,employees and visitors will enjoy new public open spaces.These range from public access to the
lakefront through small parks,overviews and trails,to large public plazas and central greens that provide
gathering places,recreational opportunities and a celebration ofviews ofthe Seattle skyline,the Olympic
Mountains and Mount Rainier.
District Two Policies
Objective V.7:Support ongoing airplane manufacturing and accessory uses.
Policy LU-143.65:Support existing airplane
manufacturing and accessory uses while allowing
for the gradual transition to other uses should The
Boeing Company surplus property within the
District.
Policy LU-143.66:Allow airplane manufacturing
and related accessory uses such as airplane sales
and repair,laboratories for research,development
and testing,medical institutions and light industrial
uses including small scale or less intensive
production and manufacturing,and fabricating with
accessory office and support services.
Objective V.8:If Boeing elects to surplus property in District Two,land uses will transition into an urban area
characterized by high-quality development offering landmark living,shopping and work environments planned
to take advantage of access and views to the adjacent river and shoreline amenities.
Policy LU-143.67:Should The Boeing Company e.Allow a limited range of service uses,such
elect to surplus properties in District Two:as churches,government offices and
facilities,commercial parking garages,day
a.Support the redevelopment with a range care centers through the conditional use
and variety of commercial,office,research,process.
and residential uses.
b.Support a mid-to high-rise scale and f.Allow eating and drinking establishments
intensity of development.and cultural facilities as part of office or
mixed-use development.
c.Support retail and service activities as Prohibit new warehousing,storageancillaryusesthataresynergisticwithg.
including self-storage,vehicle sales,repaircommercial,office,biotech,research,and display (including boats,cars,truckstechnology,and residential activities.and motorcycles),assembly and packagingTraditionalretail(Main Street),general operations,heavy and mediumbusinessandprofessionalservices, and manufacturing and fabrication unrelated.togeneralofficesareexamplesofthetypesofproductionofnewcommercialairplanes.uses that are supported in combination with
other activities.h.Support development of public amenities
d.Support urban scale residential such as public open space,schools,
development in District Two.North ofN.recreational and cultural facilities and
glb Street structured parking should be museums.
required.
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CITY OF RENTON LAND USE ELEMENT
1.Allow commercial uses such as retail and
services provided that they support the
primary uses of the site and are
ORDINANCE NO.5026
architecturally and functionally integrated
into the development.
EMPLOYMENT AREA
Summary:These policies are designed to ensure that Renton will have adequate reserves ofland as one tool in
its economic development efforts.Adequate land is necessary to attract new businesses in an effort to expand
and diversify the employment base.
Diversity and Stability
Objective LV-W:Promote diversity and stability in the employment base
Policy LV-144.The City should endeavor to keep
its present economic base,including the heavy
industrial development,light and medium industrial
users,supporting commercial and office land uses.
Policy LV-14S.The City should provide incentives
including adequate land supply and land use
guidance for new businesses and for existing
businesses relocating within the City.
Policy LU-146.Adequate amounts ofland suitable
for all types of industrial,light industrial,office and
commercial uses should be available for present and
future development.Using the growth assumptions,
criteria for determining "adequate amounts of land"
for the employment area should be based on the
following.
a.Commercial:Provide for local and regional
shopping needs of the residential and
employment sectors of the community.
b.Industrial:Sustain the land use base for existing
industrial users.
c.Office:Provide for stand alone office uses,and
offices that support industrial uses in order to
reach future employment levels.
d.Light industrial:Sustain the amount of existing
uses and support technology and research
sections.
e.[REPEALED]
Policy LV-147.Renton should playa leadership
role in the state and regional economic and
industrial development forums.
Infrastructure
Objective LV-X:Make efficient use of infrastructure.
Policy LU-148.In.each employment designation,
an appropriate mix of commercial,office,light
industrial and industrial uses should be supported.
The mix will vary depending on the employment
area emphasis.
Policy LV-149.Employment Area designations
should each have a primary emphasis but allow a
range of allowable secondary uses.
Policy LV-ISO.Small-scale uses should be
supported to cluster to maximize their contributions
to the community and their use of infrastructure and
amenities.
Policy LV-lSI.Sites and structures should be
designed (e.g.signage and facades;building height,
bulk and setback;landscaping;parking;storage
and delivery areas)to mitigate adverse impacts on
adjacent less intensive land uses.
PoUcy LV-lS2.RESERVED
Discussion:The mixed-use concept is intended /0
create flexibility in the development code.With
changing technology and combinations ofuses
within one business campus,traditional land use
classifications may be too restrictive.A flexible
approach can facilitate business development and
stimulate creation ofnodes ofemployment activity
supported by commercial and service uses.
Renton's commercial retail/and base has increased
from 6.7%to 8.7%over the last few years whereas
its industrial land base has declined from around
20%in the early 1990's to around 14.6%in 1996.
H:\EDNSP'Co"",PIan\Amcndmelllll\2003IFinal Land Use Policiesl2003 Final Lalld UK Policies (11-1!1).doc
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Revised 11119/03
CITY OF RENTON LAND USE ELEMENT
Policy LU-IS3.Adequate infrastructure (e.g.
roads,utilities,public services)should be in place
prior to occupancy.
Policy LU-154.As a priority,railroad transport
should be supported as an alternative to heavy truck
transport.Railroad facilities in industrial areas
should be protected from adverse development.
Pollcy LU-ISS.Developments should be supported
to make greater use of the municipal airport,but
only for aviation purposes (e.g.light weight express
freight,business jet and charter services).
ORDINANCE NO.5026
Pollcy LU-IS6.Convenient transit stops,both
along public streets and within employment areas,
should be coordinated between major employers
and public transit authorities.
Policy LU-IS7.Lands with adequate existing
infrastructure should be given priority for
development.
Environmental Quality
Objective LU-Y:Maintain environmental quality at a level desired by the community.
Policy LU-ISS.Local policies and regulations for
hazardous materials and wastes should comply and
be coordinated with federal, state,and regional
policies and regulations.
Site Design
Policy LU-160.Developments should provide
appropriate treatment (e.g.landscaping,improved
building facade)along major arterials to mitigate
adverse visual impacts.
Policy LU-161.RESERVED
Policy LU-162.On-site open space and
recreational facilities in developments should be
required.
Policy LU-IS9.Land uses,which have been
detennined to be hazardous to the aquifer,should be
phased out in Aquifer Protection Zone 1.New
uses,which could be hazardous to the aquifer
should locate outside Aquifer Protection Zone I.
Policy LU-163.Site design of developments
should be supported to maximize public access to
and use of public areas as well as shoreline areas in
locations contiguous to a river,lake wetland or
stream,where such access will not jeopardize the
environmental attributes of the area.
Light Industry
Objective LU-Z:Promote the development of light industries in suitable locations.
Policy LU-I64.Light industrial uses which are
allowed should be less intensive in order to
maintain compatibility with adjacent uses.
Policy LU-165.Light industrial uses should not
create noxious conditions such as noise,odors,or
Polley LU-167.Light industrial uses should be
allowed as secondary uses in Neighborhood,
Suburban,Downtown,and OfficeJResidential
centers.
Employment Area-Commercial
traffic,which could detract from the office uses
allowed in this category.
Policy LU-166.Light industry should be an
allowed secondary use in Employment Area
designations.
Discussion:Specific policies for light industrial
uses are incorporated into the policies for
Employment Area and Centers.These policies pro-
vide general direction on the location and
compatibility oflight industrial uses with other
mixed uses.
H:\EDNSP'Comp Plaa\AmendmenlSl2OO3lfinal Land Use Polic:iesl2003 Final Land Use Policies (11·19).doc
1-33
Revised 11/19/03
CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Objective LU-AA:Provide for commercial uses requiring large amounts ofland and/or high visibility and
access to large volmnes of automobile traffic in areas outside of Centers and the Center Downtown designations.
Policy LU-168.Employment Area -Commercial
designations should only be located on,and have
access to,streets classified as major arterials or
above.
Policy LU-169.Individual parcels should be
encouraged to consolidate to maximize flexibility of
site design and reduce access points.
Policy LU-170.Individual development projects
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should be encouraged to:
a.minimize curb cuts and share access points,
b.provide for internal circulation among
adjacent parcels,
c.share parking facilities,
d.centralize signing,
e.create a unified style of development,and
f.provide landscaping and streetscaping to
soften visual impacts.
Policy LU-171.[REPEALED]
Policy LV-I72.(REPEALED]
Policy LU-173.Residential development should
generally not be allowed in this designation.
H:\EDNSP\Corop Plan\Arnendmenls\2003\Final Land Use Policies\2003 Final land Use Policies (11-19).doc
1-34
Revised 11119/03
CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Objective LU-BB:Ensure quality development in Employment Areas -Commercial.
Policy LU-174.Parking areas should be
landscaped (including street trees,buffers,berms),
especially along the roadways,to reduce the visual
impacts.
Policy LU-175.Landscape buffers,additional
setbacks,reduced height,and other screening
devices should be employed to reduce the impacts
(e.g.visual,noise,odor,light)on adjacent,less
intensive uses.
Policy LU-176.Increased demand for commercial
uses should be accommodated through
redevelopment and intensification of Employment
Area·Commercial designations rather than
expansion of those areas.
Policy LU-l77.Special design considerations (e.g.
landscape,streetscape,signage,building design)
should be encouraged for areas which are
designated as gateways for the city.
Policy LU·178.Retail and/or service uses should
comprise a majority of the total development within
Employment Area -Commercial designations.
Policy LU-179.A unified fonn of commercial
development should be encouraged through site
standards,including:
a.minimum lot depth of 200 feet,
b.maximum height of 4-6 stories,
c.parking to the side or rear of the building,
d.maximum setbacks which will allow
incorporating a landscape buffer,and
e.common signage and lighting requirements.
Policy LU-180.Public amenity features (e.g.
parks,plazas,recreation areas),beyond those
required for the mitigation of adverse
environmental impacts,should be encouraged as
part of every development.
Policy LU-18l.Development should be designed
to be compatible with adjacent,less intensive uses,
e.g.lighting,fences,landscaping,setbacks should
all be considered during site design.
Policy LU-182.Employment areas located
between East Valley Highway and SR 167 should
buffer their uses from SR 167 through a sight
obscuring 15'wide native vegetation strip along SR
167.
H:\EDNSP'Comp PJan\Amcndments\2003IFmal Land UK Polic:ielI\2003 Fiml Land Use Polic:ielI (11.19).doc
1-3S
Revised 11119/03
CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Employment Area -Office
Objective LU-CC:Promote intensive office activity including a wide range of business,financial and
professional services to local,regional,national,and global markets,supported by service and commercial
activities.
Policy LU-I83.Low,medium and high intensity
office should be encouraged as the primary use in
the Employment Area-Office designation.
Policy LU-184.Secondary uses in the category
should include a mix of commercial and light
industrial activities.
Policy LU-ISS.Retail and services should support
the primary office designation in this category and
should be encouraged to locate on the ground floor
of office and parking structures.
Policy LU-186.High-rise office development
should be limited to up to 25 stories in height.
Thirty stories may be obtained through a height
bonus system.
Policy LV-187.Height bonuses of 5 stories may be
allowed in designated areas under appropriate
conditions where sites provide additional public
benefits such as plazas,parks,exceptional
landscaping and/or public art.
Policy LU-ISS.Intensive office uses should be
located contiguous to an existing or planned transit
route.
Policy LU-194.Site and building design should be
transit and pedestrian/people oriented.Ground
floor uses and design should be pedestrian oriented.Policy LU-191.Internal site circulation should be
primarily pedestrian oriented.
Policy LU-192.Vehicular access to the site should
be from the major street with the access points
minimized but designed to ease entrance and exit.
Policy LUa190.Parking should be provided on-
site,in parking structures,and buffered from
adjacent uses.
Objective LU-DD:Ensure quality development in Employment Area-Office areas.
Policy LV-189.Intensive office sites and structures Policy LU-193.Public amenity features (e.g.
should be designed (e.g.signage;building height,parks,plazas,recreation areas),beyond those
bulk and setback;landscaping;parking)to mitigate required for the mitigation of adverse
adverse impacts on adjacent land uses.environmental impacts,should be encouraged (i.e.
through incentives or similar means)as part of
every development
H:\EDNSP'IComp Plan\Amcodmenl$l2003\Fina1 Lalld Use Policiesl2003 FiIII1 Land Use Policies (11-19).doc
1-36
Revised 11119/03
CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Employment Area-Industria)
Objective LU-EE:Create and sustain industrial areas which function as integrated employment activity areas
and include a core of industrial uses and other related businesses and services,transit facilities and amenities.
Policy LU-Z06.RESERVED
screening and/or fencing,drainage controls,
environmental mitigation and other techniques.
Policy LU-2I2.On-site open space and
recreational facilities in developments should be
required while allowing for flexibility of design.
Policy LU-207.Parking should be located
internally to the site and landscaped as appropriate
to mitigate adverse visual impacts.
Policy LU-2I0.Industrial uses should provide
adequate buffers for less intensive,adjacent uses,
e.g.setbacks,fencing,intensive landscaping.
Policy LU-211.Site design and zoning
designations should be used to protect
environmentally sensitive areas in applicable
industrial employment areas.
Policy LU-20S.The use of parking structures
should be encouraged through incentives.
Policy LU-209.Safe,convenient pedestrian
movement should be encouraged through
appropriate access and the location of facilities on
sites such as covered walkways,drop-off zones,
kiosks,security lighting,and covered bus stops.
Policy LU-204.The more intensive light industrial
uses should locate into the Employment Area-
Industrial designation.Examples include machine
and cabinet shops.
Policy LU-20S.Industrial zoning should be applied
to those areas less impacted by environmental
constraints.When possible,environmentally
sensitive sites in Employment Area-Industrial
should be zoned for development of secondary uses,
which could result in fewer environmental impacts.
Policy LU-19S.The primary use in the
Employment Area -Industrial designation should
be industrial.
Policy LU-196.A mix of offices,light industrial
warehousing and manufacturing should be
encouraged as the secondary uses in the
Employment Area-Industrial classification with
conditions as appropriate.
Policy LU-197.Industrial uses with a synergistic
relationship should be encouraged to locate in close
proximity to one another.
Policy LU-198.Industrial parks which provide
space for several related or unrelated but
compatible users should be encouraged to:
a.include more than one industrial use
organized into a single development,
b.share facilities such as parking,transit
facilities,recreation facilities and amenities,
c.include properties in more than one
ownership,and
d.locate in areas with adequate regional access
to minimize their impacts on the local street
network.
Policy LU-199.Developments which generate
significant,incompatible non industrial traffic
during industrial working hours should be
discouraged from locating in these areas.
Policy LU-200.Development standards should
restrict the number and intensity of secondary uses
in Employment Area-Industrial designations to
insure that secondary uses do not significantly
reduce the amount of land available for industrial
activity in the City.
Policy LU-2ot.In areas where new office uses
may locate adjacent to industrial uses,screening of
unsightly industrial views should occur as part of
the office site planning process.
Policy LU-202.Secondary uses which are
impacted by noise,chemicals,traffic or other
potentially noxious activities of industrial users
should not be encouraged.
Policy LU-203.Off-site impacts from industrial
development Sllch as noise,odors,light and glare,
surface and ground water pollution,and air quality
should be controlled through setbacks,landscaping,
H:\EDN~Plall\AmendrnelllSol2OO3lFmal Land Use Policie$I2003 Finol Lalld Use Policies (Il-l9).doc
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Revised 11119/03
CITY OF RENTON LAND USE ELEMENT
Discussion:Location is an important factor for
industrial development.Industries want good
access and some assurance that incompatible uses
will not be developed which could eventually force
them out.Other uses,especially residential,also
want to ensure that industries do not impact their
IDRDINANCE NO.5026
neighborhoods with noise,traffic,and other
nuisances and hazards.Some uses,such as
warehousing low intensity offices orfabrication
may be attracted to industrial land but then begin to
displace industrial uses ifthey are not regulated.
Employment Area-Valley
Objective LU-EE.a:Provide for a mix of employment-based uses,including commercial,office and industrial
development to support the economic development of the City of Renton.
Policy LU-212.1 Develop the Renton Valley and
the Black River Valley areas as a place for a range
and variety of commercial,office,and industrial
uses.
Policy LU-212.2 Compatible and related land uses
should be encouraged to locate in proximity to one
another.
Policy LU-212.3 Development standards should
promote an increased intensity and quality of
development.
Policy LU-212.4 Non-employment-based uses,
such as residential,are prohibited in the Renton
Valley.
Policy LU-212.5 Multi-story office uses should be
located in areas most likely to be served by future
multi-modal transportation opportunities.A greater
emphasis on public amenities is appropriate for this
type of use.
Policy LU-212.6 Developments should be
encouraged to achieve greater efficiency in site
utilization and result in benefits to users with
techniques including:
a.shared facilities such as parking and site
access,recreation facilities and amenities;
b.an improved ability to serve development
with transit by centralizing transit stops;and
c.an opportunity to provide support services
(e.g.copy center,coffee shop or lunch
facilities,express mail services)for nearby
development that otherwise might not exist.
Policy LU-212.7 Non-traditional uses such as
research,design,and development facilities should
be allowed in office designations and industrial
designations when their impacts to surrounding uses
can be mitigated.
Policy LU-212.8 Recognize viable existing and
new industrial uses in the Valley,while promoting
the gradual transition of uses on sites with good
access and visibility to more intensive commercial
and office use.
Policy LU-212.9 Commercial uses may be located
in proximity to existing industrial uses when
reasonable buffering between the uses can be
accomplished and when adequate accommodation
of deliveries and loading to industrial areas can be
maintained.
Policy LU-212.10 Commercial uses should be
encouraged as secondary uses in industrial and
office designations.
in the use of the land,and the ability of a proposed
land use to mitigate potential adverse land use
impacts may be taken into account.
Policy LU-212.12 Favorable consideration should
be given to rezones in which similar and/or
compatible uses are already located in the area.
Objective LU-EE.b:Provide flexibility in the regulatory processes by allowing for a variety of zone
designations in the Employment Area-Valley designation.
Policy LU-212.11 Changes in zoning from one
commercial,office or industrial zone to another
should be considered to achieve a balance of uses
that substantially improves the City's economic
base and employment base.Factors such as
increasing the City's tax base,improving efficiency
Policy LU-2IZ.13 Favorable consideration should
be given to rezones where there is an opportunity to
create improved efficiencies of use through the joint
H:\EDNSP'Co""Plan\AmendmeDlSI2003IFinal Land Use Polil'iesl2003 Final Land U""Policies {11-19).doc
1-38
Revised 11119/03
CITY OF RENTON LAND USE ELEMENT ~RDINANCE NO.5026
use/sharing of on site facilities such as parking,
open space and supporting services.
Policy LU-212.14 Favorable consideration should
be given to rezones to Commercial Arterial (CA)
only when the proposed commercial use has access
to SW 43rd Street,andlor East Valley Road south
ofSW 27th Street or is located north of 1-405 and
south of 10th Avenue SW and the area under
consideration is part of a designation totaling over 5
acres (acreage may be in separate ownerships).
Policy LU-212.1S Favorable consideration should
be given to rezones for large scale commercial uses
or uses ancillary to large scale uses provided that
the ancillary uses are built at the same time as or
after the large scale use and the rezone is
sufficiently large so as to create improved
efficiencies of use.
Policy LU-212.16 Favorable consideration may be
given to rezones to industrial uses when a mix or
wider range of uses is not yet appropriate for a site.
Policy LU-212.17 Properties lying between SR-
167 and East Valley Road from SW 22nd Street to
SW 41 st Street should not be granted an industrial
zone classification that is more intensive than Light
Industrial in order to avoid the potential for
degradation of the high visibility SR 167 corridor.
Policy LU-212.18 Favorable consideration should
be given to rezones to Commercial Office where a
site has high visibility,particularly in those portions
of the Valley which are gateways andlor along the
1-405 and SR 167 corridors,where larger sites can
accommodate more intensive uses,and where sites
can take advantage of existing andlor future multi·
modal transportation opportunities.
Policy LU-212.23 Site design for office uses
should consider ways of improving transit ridership
through siting,locating of pedestrian amenities,
walkways, parking,etc.
Policy LU-212.24 Site plan review should be
required for all new projects in the Renton Valley
and Black River areas pursuant to thresholds
established in the City's development regulations.
Policy LU-212.20 When more intensive new uses
are proposed for locations in close proximity to less
intensive existing uses,the responsibility for
mitigating any adverse impacts should be the
responsibility of the new use.
Policy LU-212.21 Vehicular connections between
adjacent parking areas are encouraged.Incentives
should be offered to encourage shared parking.
Objective LU-EE.c:Ensure quality development in Employment Area-Valley.
Policy LU-212.19 Street trees and landscaping Policy LU-212.22 Create a logical and harmonious
should be required for new development within the working environment in mixed·use developments
Valley to provide an attractive streetscape in areas through the application of appropriate development
subjected to a transition ofland uses.standards,emphasizing landscaping,setbacks and
sidewalk treatment for all uses.
H:\IillNSPICo"1'Plan\Amendmenl3\2003IFiDal Land Use Policies\200J Final Land Use Policies (I1-19).doc
1-39
Revised 11119/03
CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
Policy LV-U8.Residential densities within
Convenience Commercial designations should be 5
dwelling units per acre.Residential uses should be
secondary to commercial uses and be included
within commercial structures.
Policy LU-219.Commercial structures in adjacent
Convenience Commercial designations should be
compatible with the single family character of the
residential area in height,frontyard setbacks,lot
coverage,and building design.
Policy LU-216.A mix of uses (e.g.convenience
retail,consumer services,offices,residential)
should be encouraged in small-scale commercial
developments.
Policy LU-217.Products and services related to
large-scale motorized machinery,vehicles,or
equipment should not be allowed as small-scale
convenience commercial uses.
Convenience Commercial
Objective LV-FF:Permit small-scale commercial uses,which serve the personal needs of the immediate
population in residential areas and reduce automobile travel.
Policy LV-213.Small-scale commercial uses may
locate in close proximity to one another but should
not concentrate to the point of changing the
predominant character of an area from residential to
commercial.
Policy LU-214.Commercial structures in adjacent
convenience commercial designations or in planned
developments within a Residential Options
designations or Residential Planned Neighborhood
designations should be compatible with the single-
family character of the residential area.Standards
should be developed to govern the design and
operation of such areas to ensure their functional
and visual compatibility with residential
neighborhoods.
Policy LV-US.Small-scale home occupations that
provide opportunities for people to work in their
homes should be allowed in residential areas.
Standards should govern the design,size,intensity,
and operation of such uses to ensure their
compatibility with residential uses.
Objective LU-GG:Maximize the convenience and minimize the impacts of small-scale commercial uses
through appropriate siting.
Poltcy LV-220.Small-scale commercial uses
should be located:
a.within pedestrian range of existing and
planned residential areas.
b.outside of the trade area of other small-scale
commercial uses offering comparable goods
and services.
c.contiguous to a street classified at the
collector level.
Revised 11/19/03
CITY OF RENTON LAND USE ELEMENT ORDINANCE NO.5026
PUBLIC FACILITIES
NO CHANGES.
COMMUNITY DESIGN
NO CHANGES.
RESOURCE LAND
NO CHANGES.
PARKS/OPEN SPACE
NO CHANGES.
ANNEXATION
NO CHANGES.
141
ORDINANCE NO.5026
EXHlBITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the
following property:
Change Employment Area -Industrial,Commercial Office,and Employment
Area-Transitional (Interim)for 275.84 acres located south of Lake Washington
and north of North 6th Street,between Nismwaki Lane (west)and Garden Avenue
North (east).Application #03-M-13.
Comprehensive Plan Amendment #03-M-13
EA-I,CO,and EA-T(I)to UC -North
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ORDINANCE NO.5026
EXHIBITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the
following property:
Change Employment Area -Transitional (Interim)for 21.3 acres located east of
Garden Avenue North.Application ~03-M-05.
Comprehensive Plan Amendment #03-M-05
EA-T(I)to UC -North
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I
ORDINANCE NO.5026
EXHIBITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation ofthe
following property:
Change Residential Single Family (RS)to Residential Rural (RR)for approximately
1,700 acres within Renton's East Renton Plateau PAA.The area affected is
primarily the RS portion of the PAA south of SE 136th Street and west of l4S th
Avenue SE to the Urban Growth Area boundary,but including the Maplewood
Heights Subdivision west of l4Sth Avenue SE and south of SE 136t Street.
Application:2003-M-OS
r.:.,,~l'~·...\
o 3000 6000
lM """"'~kwiiit*W&;wo1
.1 :36000
ORDINANCE NO.5026
EXHIBITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the
following property:
Change Residential Single Family to Residential Options (RO)for 9.46 acres west of
Bremerton Avenue NE and south ofNE 3rd Street,if extended,and north of the
Fernwood Subdivision.Application:2003-M-14.
ORDINANCE NO.5026
EXHIBITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the
following property:
Change Residential Multi-family -Inlill (RM-I)to Residential Options (RO)for
25.68 acres immediately east of the Sunset View Apartments and south ofSW
Sunset Boulevard and north of the BN-SF Railroad right-of-way.Application:2003-
M-08
1200 i
I f
ORDINANCE NO.5026
EXHffiITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the
following property:
Change Residential Rural (RR)to Residential Options (RO)for 13.88 acres located
south ofS.43 rd Street,if extended,and west of the Panther Creek drainage channel
to its east,and north ofS.47th Street.).Application:2003-M-OI.
S 179th Stl
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I I
ORDINANCE NO.5026
EXHIBITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the following
property:
Change Residential Single Family to Employment Area Conunercial for 0.52 acres at the
600 block of Rainier Avenue North.Application:2003-M-9
Comprehensive Plan Amendment #2003-M-9
RSF toEA-C
r
\
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\
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\
\
\
\
ORDINANCE NO.5026
EXHmITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the following
property:
Change Residential Single Family to Employment Area Commercial for 0.57 acres at the
500 block of Rainier Avenue North.Application:2003-M-IO
Comprehensive Plan Amendment #2003-M-IO
RSF toEA-C
ORDINANCE NO.5026
EXHIBITB
COMPREHENSIVE PLAN MAP AMENDMENT
Amend the Comprehensive Plan Land Use Map to change the designation of the following
property:
Change Residential Single Family to Center Neighborhood for 2.32 acres at the 3800 and
3900 blocks ofNE 12 th Street beginning 126 feet north of the public right-of-way,and
change Residential Single Family to Residential Options for 1.16 acres located on the
3800 and 3900 blocks ofNE 12 th Street extending from the public right-of-way to 126
feet north ofNE 12 th Street.Application:2003-M-12
Comprehensive Plan Amendment #2003-M-12
RSF to CN and RO
Revised 11/19/03
GLOSSARY
EXHIBIT "C"
IX.
GENERAL
GLOSSARY
ORDINANCE NO.5026
accessory housing:dwellings constructed within an existing single family home,usually for use as a
rental unit.An "accessory unit"is a separate dwelling,including kitchen,sleeping,and bathroom
facilities.Also known as "in-law apartment."
accessory units:a unit that is incidental to the principal unit and on the same lot.
activity node:an area of higher density mixed land uses served by city~wide or regional transportation
systems.
adaptive reuse:the utilization of an older building which is no longer suited for its original purpose,
but may be modified and reused for a different purpose such as housing.A conunon example is the
conversion of older public school buildings to rental or condominium apartments.
affordable housing:affordable housing is generally defined as housing where the occupant is paying
no more than 30 percent of gross income for housing costs,including utilities,and meets the needs of
moderate or low-income households.
aquifer:a geological unit of porous and permeable rock,sand,or gravel capable of yielding usable
amounts of water.
annexation:the act of incorporating an area into the domain of a city,county,or state.
arterial,minor:a right-of-way which serves as a distributor of traffic from a principal arterial to less
important streets,directly to secondary traffic generators such as conununity shopping areas and high
schools,and serves trips between neighborhoods within a community.Minor streets are more intensive
than collectors,but less intensive than principal arterials.
arterial,principal:a right-of-way which COJUlects regional arterial to major activity areas and directly
to traffic destinations.Principal arterials are the most intensive arterial classification,serve major
traffic generators such as the Central Business District,major shopping and commercial districts,and
move traffic from conununity to community.
bicycle facility:an improvement designed to facilitate accessibility by bicycle,including bicycle trails,
bicycle lanes,storage facilities,etc.
block:the area formed by two facing block fronts bound on two sides by alley or rear property lines
and on the other two sides by the center line of planed streets,with no other intersecting streets
intervening.
boulevards:typically a broad thoroughfare that is often separated by a landscaped median or center
divider which has potential to function as linear open space.Boulevard designation would imply a
higher priority for landscape,sidewalk or trail improvements.
capacity:the ability to contain,absorb,or receive and hold employment or residential development.
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GLOSSARY ORDINANCE NO.5026
capital facilities:as a general defmition,structures,improvements,pieces of equipment or other
major assets,including land.Capital facilities are provided by and for pUblic purposes and services.
cluster development:a development design technique that concentrates buildings in specific areas on
a site to allow the remaining land to be used for recreation,conunon open space,and preservation of
environmentally critical areas.
co-location:the concept of placing public facilities at or near the same location to provide increased
public access.One example is the co-location of some public schools with conununity center.
commercial use:an occupation,employment,or other enterprise that is carried out for profit by the
owner,lessee,or licensee.
commute trip:a trip made from an employee's residence to a worksite for a regularly scheduled work
day.
comprehensive plan:a statutory document which sets forth a government's major policies concerning
the desirable future (of the area's people)and physical development of its area;it states the desirable
ends and vision of the City.Under the Growth Management Act,the Plan must include the following
elements:Land Use,Transportation,Housing,Capital Facilities,and Utilities.A plan almost always
includes the three physical elements of land use,circulation,urban design,housing,and an open space
section.The entire planning jurisdiction is covered and the different systems represented of the various
sections are all coordinated with each other.District and neighborhood plans nonnally follow the land
use,amplifying its features on a district-by-district or neighborhood-by-neighborhood basis.
commercial:a type of land use including conunercial office activities and the retail sale of goods and
services.
community:a subarea of the city consisting of residential institutional and conunercial land uses and
sharing a conunon identity (for example,the Highlands).
community separators:corridors of natural areas or very low density rural development between
higher density urban areas.Examples include lands useful for open space,wildlife habitat,recreation
trails and connection of critical areas,agricUltural uses,or lands which have a rural character.
concurrency:a Growth Management Act (GMA)requirement that the transportation facilities needed
to maintain adopted level of service standards for arterials and transit routes are available within six
years of development.Other services,such as water and sewer,must also be available to serve
development at the time of occupancy or within a specified time period.
congestion:a condition under which the number of vehicles using a facility is great enough to cause
reduced speeds and increased travel times.
convenience commercial:small commercial areas providing limited retail goods and services such as
groceries and dry cleaning for nearby customers.
countywide planning policies:as required by GMA,the King County Council adopted a series of
policies which embody a vision of the future of King County.These policies (along with the
Framework Policies)are intended to guide the development of Renton's Comprehensive Plan.
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GLOSSARY ORDINANCE NO.5026
critical areas:wetlands,aquifer recharge areas,fish and wildlife habitat,frequently flooded and
geologically hazardous areas as designated by the Growth Management Act.
culverts:a drain,ditch or conduit,not incorporated in a closed system,that carries drainage water
under a driveway,roadway,railroad,pedestrian walk,or public way.
dedicated lands:land which is legally established for a specialized use,e.g.access,open space,or
parks.
density bonuses:incentives provided to a developer in order to encourage the construction of
affordable housing units.The developer is allowed to build a certain amount (usually a percentage)
more than normal in exchange for the provision of a certain number of affordable units.This technique
is most attractive when the zoning allows less floor space than demand warrants.
detached single family house:a residential building containing not more than one dwelling unit
entirely surrounded by open space on the same lot.
development activity:the application of human,financial,and physical resources to satisfy human
needs and improve the quality of life;inevitably development involves modification of the biosphere
some aspects of which may tend to detract from the quality of life locally,regionally,nationally,or
globally.
development standards:in respect to any development,fixed requirements or standards imposed by
regulation or ordinance under environmental planning legislation.
duplex:a residential building containing two dwelling units located on a single lot.
dwelling unit:one or more rooms located within a strucrore,designed,arranged,occupied or intended
to be occupied by not more than one family and permitted roomers and boarders,as living
acconunodations,independent from any other family.The existence of a food preparation area within
the room or rooms shall be evidence of the existence of a dwelling unit.
effiuent:the liquid that flows out of a facility or household into a water body or sewer system.For
example,the treated liquid discharged by a wastewater treattnent plant is the plant's effluent.
environmental impact statement lEIS):a document intended to provide impartial discussion of
significant environmental impacts which may result from a proposed development project or
problematic action.If the responsible official determines that a project or action may have a significant
adverse effect upon the quality of the environment,the State Environmental Policy Act (SEPA)requires
that an EIS be prepared.The purpose of the EIS document is to provide the government decision-
makers with information to be considered prior to determining a project's acceptability.The draft EIS,
which is circulated for review and comment,describes the action,analyzes the impacts of the action,
and proposed alternatives and mitigating measures.Comments on and revisions to the Draft EIS are
included in the Final EIS,the.fmdings of which are appealable.
ERU equivalent residential unit:a teon defining the amount of water a particular customer uses.
The measurement is based on the same amount of water consumed by an average single family
residence on a maximum day on an annual basis.
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GLOSSARY
extractive uses:
oil and gas.
ORDINANCE NO.5026
industrial activities involving the mining of natural resources,e.g.:sand,gravel,coal,
family:generally,a group of individuals living under one roof.Additional definitions of family
include the follows:
extended family:a family composed of related persons including those who are not nuclear
family members or are adult children living with parents.
non-traditional family:any family not composed of a full complement of traditional family
members.
traditional family:a family unit composed of mother,father and non-adult child/children
(also known as nuclear family).
Fiscal Impact Assessment:a study to determine the financial effects of a proposed development or
policy on the cost of services provided by the City such as utilities,traffic,road maintenance,
transportation improvements,community facilities such as parks,emergency services,land
development and environmental protection services.
floor area ratio <FAR):a ratio which expresses the relationship between the amount of gross floor
area permitted in a structure and the area of the lot on which the structure is located.
functional plans:city departments prepare planning documents which establish long-range goals and
objectives to guide their operations and capital development requests.These plans,referred to as
functional plans,typically represent the ideal goals for the department in providing urban services and
facilities.
gateway:a point of entry which identifies a transition between different land uses,landscapes and
jurisdictional boundaries and enhances a felling of anticipation and arrival for the approaching traveler.
The Plan discussed two types of gateways:primary-major points of entry to the City experiences by
people in automobiles,buses,and potentially trains.Secondary-entry ways that function for the ask as
a whole or neighborhoods inclUding downtown.Secondary gateways can be perceived by non-
motorized modes of travel and are designed to reduce speeds.
geologically hazardous:areas which may be prone to one or more of the following conditions --
erosion,flooding,landslides,coal mine hazards,or seismic activity.
greenbelt:an area designated in the Land Use Element of the Comprehensive Plan intended for open
space,recreation,very low density residential uses,agricUlture,geographic relief between land uses,
or other low intensity uses.
gross density:a measure of population,housing units,or building area related to land area,and
expressed as a ratio,i.e.one dwelling unit per acre,or 1,000 people per square mile.
Growth Management Act (GMA)of 1990:a law passed by the Washington State Legislature in 1990
and amended in 1991 that mandates comprehensive planning in designated counties and cities
statewide.(RCW 36.7DA)
hazardous waste:wastes or combinations of wastes which pose a substantial present or potential
hazard to human health or living organisms.
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GLOSSARY
ORDINANCE NO.5026
heavy industrial:a type of land use including manufacturing processes using raw materials,extractive
land uses,and any industrial uses which typically are incompatible with adjacent uses due to noise,
odor,toxic chemicals,or other activities which could pose a hazard to pUblic health and safety.
heritage trees:distinctive individual trees determined to be of historic,cultural or visual significance
within a community.
high-occupancy vehicle (HOY):generally,a vehicle carrying more than one person,including a
carpool,vanpool or bus.
housing unit:any dwelling unit,housekeeping unit,guest room,dormitory,or single occupancy unit.
industrial:a type of land use characterized by production,manufacturing,distribution or fabrication
activities.
industrial area:a contiguous group of independent industrial sites with little or no common use of
facilities,or a combination of industrial sites and industrial centers.An industrial area is typically
larger than an individual site or an individual industrial center.
industrial center:a group of contiguous industrial sites which have been designed andlor developed in
a unified fashion with attention to common use of circulation,utilities,parking,recreation,and
commercial facilities.
industrial site:a single parcel of land used or designated for industrial activities.
infrastructure:the underlying foundation,or basic framework of a city.This term is often used to
refer to utilities,roads,bridges,parks,and other pUblic facilities.
intensive office:mid to high-rise office development including structured parking typically located in
areas with regional transportation access.
intermittent stream courses:streams which do not flow all year,and respond to seasonal fluctuation
in the rainfall cycle.
impact fees:a fee imposed on developers to pay for the community's costs of providing services to a
new development.Such charges are an extension of effons to make new development pay for their
impact on the community.Impact fees may also involve some effort to make new development pay for
their impact on the community.Impact fees may also involve some effort to predict the total cost of
the community for servicing the new development and relate it to the revenues that will be produced by
the development once it is completed.
impervious surfacing:a surface that cannot be easily penetrated.For instance,rain does not readily
penetrate asphalt or concrete pavement.
inftll development:development consisting of either (1)construction on one or more lots in an area
which is mostly developed,or (2)new construction between two existing stnlcrures.
inftll housing:construction of new dwelling units on vacant or underutilized parcels in built-up areas.
Because utilities,transit,and other infrastructure are already in place,the costs and impacts of new
units are generally lower.
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infrastructure:the system of essential services,utilities,public and community facilities,e.g.water,
sewerage,power,roads,schools,health facilities etc.,which are necessary to enable urban
development to function.
institution:a structure (or structures)and related grounds used by organizations providing
educational,medical,social and recreational services to the community such as hospitalS;vocational or
fine arts schools;child care centers,whether operated for nonprofit or profit-making purposes;and
nonprofit organizations such as colleges and universities,elementary and secondary schools,
community centers and clubs,private clubs,religious facilities,museums,and institutes for advanced
study.
jobs/housing balance:a term representing the relationship between jobs and housing within a
specified area.It can influence housing costs,pedestrian-oriented environment,and transportation
demand.
land use:a term used to indicate the utilization of any piece of land.The way in which land is being
used is the land use.
land use code:regulating body of language that implements the city's policy goals.The regulations
define locations and building characteristics of development in the City.
land use zoning:traditionally,a technical or physical approach to the segregation of incompatible
land uses,such as housing and industrial,through systems of land use and development controls.More
recently,the techniques have emphasized reinforcing position relationships between compatible land
uses such as residential and·neighborhood commercial.The contemporary approach also emphasizes
the close relationship between transportation and land use to more effectively respond to accessibility,
reduction of infrastructure costs,urban design,air,noise,and water pollution,energy conservation,
and conservation of resource lands.
large scale multi-family:a residential building,or group of buildings which contain more than four
dwelling units in each building.
level-oC-service (LOS):a qualitative rating of how well some unit of transportation supply (e.g.,
street,intersection,sidewalk,bikeway,transit route,ferry)serves its current or projected demand.
light industrial:a type of land use inclUding small scale or less intensive production,manufacturing,
distribution or fabricating activities.Some office activities and supporting convenience retail activities
may also be included.
linear parks:parks which are long and narrow,and follow a natural or man-made corridor such as a
road or stream course.
manufactured housing:a broad term including mobile homes,mooular homes,and other "factory
built"housing.The main distinction is that manufactured housing is created in one or more parts away
from the site,and then transported to it."Gold Seal"mooular homes are constructed to the
specifications of the Uniform Building Code,and are placed on a permanent foundation,similar to a
"stick-built"home.A "Red Seal"mobile home is built to the less rigorous standards of the 1974 HUD
code.
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GWSSARY ORDINANCE NO.5026
manufacturing:types of land uses in which materials or substances are transformed into new products
including construction and assembling of component parts,and the blending of materials such as
lubricating oils,plastics,resins or liquors.
Metro:the Municipality of Metropolitan Seattle (Metro)is a county-wide pUblic transit system which
provides regularly scheduled transit service (both express and local service),park and ride lots,park
and pool lots,vanpools,ride-sharing,and customized service to meet people with special needs.Metro
is also a regional sewage treaunent agency charged with the collection,treatment,and disposal of
sewage from the City of Renton and much of King County.
minimum density:rather than the heretofore common approach of restricting density,this zoning
method provides incentives for higher residential concentrations,which in turn support transit and
pedestrian-oriented shopping areas.
mixed use:the presence of more than one category of use in a structure,for example,a mixture of
residential units and offices in the same building.
mode:types of transportation available for use,such as a bicycle,an automobile,or a bus.
mode-split:the proportion of total persons using a particular mode of travel.In this document,mode-
split generally refers to the percentage of people using pUblic transportation as opposed to other
motorized modes.
multi-family use:a structure or portion of a structure containing two or more dwelling units.
multi-modal:referring to accessibility by a variety of travel modes,typically pedestrian,bicycle,
transit,and automobile modes,but may also include water and air transport modes.
master plan:a specific land use plan focused on a particular site which identifies site access and
general improvements and is intended to guide growth and development on the site over a number of
years.
net density:a calculation of the number of housing units that would be allowed on a property after
sensitive areas and pUblic streets are subtracted from the gross area (Gross acres minus streets and
sensitive areas multiplied by allowable housing units per acre).This calculation applies to residential
uses only.
neighborhood:a small,predominantly residential area of the city in which the residents share a
common identity focuses around an elementary school,park,community business center or similar
feature.
neo-traditional neighborhood development:a form of town development based on a modified grid
system with small blocks around a central square or plaza.Development includes residential and small
scale commercial uses.
nodal development:refers to development concentrated around a focal point such as a transit station,
commercial center,neighborhood center,or pUblic place.Typically higher in density and oriented to
pedestrian and transit access.
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non-structural methods in planning for flood control:achieving flood control by methods not
involving building structures e.g.restricting land uses in flood prone areas;diminishing run-off
which leads to flooding by requiring hillside vegetation retention.
on-street parking:parking spaces in the rights-of-way.
open space:any area of land,or water which provides physical or visual relief from the developed
environment.Open space may be essentially unimproved and set aside,designated or reserved for
public use or enjoyment,or for the private use and enjoyment of adjacent property owners.Open
space may also consist of undeveloped or developed areas including urban plazas,parks,pedestrian
corridors,landscaping,pastures,woodlands,greenbelts,wetlands,and other natural areas or street
rights-of-way which provide visual relief within developed areas.The term does not include driveway,
parking lots,or other surfaces designed for vehicular travel.
park and ride lot:a parking lot where transit riders can leave their cars and ride a bus or train to
another location.
peak hour:one-hour interval within the peak period when travel demand is usually highest,e.g.,
7:30-8:30 a.m.and 4:30-5:30 p.m.
pedestrian-orientation:an area where the location and access to buildings,types of uses pennitted on
the street level,and storefront design are based on the needs of the customers on foot.
pedestrian-oriented development/streets:Development/streets intended to create and or augment
pedestrian use,circulation and activity.Pedestrian-oriented streets are designated during conceptual
planning and master planning.Pedestrian-oriented development occurs on pedestrian-oriented streets
and typically meets the following criteria:I)Buildings in scale with the street,one to two stories along
residential/minor collectors,and three or more stories along primary and secondary arterials.2)
Building located close to the street/sidewalk.3)At least one pedestrian entry oriented to the street.4)
Clearly identified sidewalks and/or grade separated walkways.In instances where market conditions do
not support higher structures along primary and secondary anerials,development proposals should
present alternative means to address pedestrian-oriented scale and/or allow phased infill to higher
densities.
oedestrian facility:an improvement designed to facilitate accessibility by foot or wheelchair,
inclUding sidewalks,curb ramps,crosswalks,overpasses and undercrossings,etc.
performance-based zoning and building codes:as opposed to traditional prescriptive teChniques,this
system measures individual projects against clearly stated criteria,such as traffic impacts,
neighborhood compatibility,infrastructure capacity,etc.Its main advantage is its flexibility,and that
developers are given a wider range of methods by which to meet housing demand.
planned unit developments <POOs):a planning technique which provides increased flexibility for the
developer in exchange for a higher quality of development.Usually used for larger,multi-unit parcels,
PUDs are characterized by a focus on overall project design rather than lot-by-Iot zoning,setbacks,and
placement.Mixed-use,innovative housing types,open space and recreational facilities are often
included.The process typically involves two-way communication between the developer and the
community concerning design compatibility.
platting:essentially a map of a piece of land which shows the location,boundaries,area,detail of lot
boundaries,proposed streets,utilities,public areas,and all other necessary data to demonstrate
compliance with subdivision regulations;state statutes provide for the recording of plats.and the selling
of lots or parcels of land by referring to the recorded plat.It is usually unlawful to sell land by
referring to an unrecorded plat.
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GLOSSARY ORDINANCE NO.5026
'POint source 'POllution:a comaminant that adversely alters the physical,chemical,or biological
properties of the environment Pollutants can include solid waste,sewage,garbage,sewage sludge.
and municipal waste discharged into water.
Potential Annexation Area (PAA):An area within which people have an opportunity to annex to the
City of Renton.A PAA can not include any land outside of the Urban Growth Area and may be
smaller than the Urban Growth Area.
prime agricultural land:lands with extremely fertile soil classifications as established by the U.S.
Department of Agriculture Soil Conservation Service.
public facilities:streets,roads,highways,sidewalks,street and road lighting systems,traffic signals,
domestic water systems,storm and sanitary sewer systems,park and recreational facilities,schools and
pUblic buildings.
recycling:recycling involves separating a given waste material from the waste stream and processing
it so that it may be used again as a raw material for products which mayor may not be similar to the
original.
regional commercial;a mix of land uses offering a broad array of retail goods and services,offices,
and cultural activities which serve an entire city or beyond.
religious centers;a broadly defined sub category of public facilities including churches,synagogues,
temples,mosques,shrines,holy sites,and related uses and facilities.
residential use:any land use that provides for living space.Examples include artist studio/dwelling,
boarding house,caretaker's quarters,single family,multi-family,special residence,floating homes,
and mobile home park.
rezoning:rezoning is a change in the designation or boundaries of the zoning ordinance.Rezoning is
a legislative act and can be legal only if enacted by the governing body.Rezoning can take two forms:
(I)a comprehensive revision or modification of the zoning text and map:and (2)a change in the map,
such as the zoning designation of a particular parcel or parcels.
rights-of-way:the rights-of-way is the right to pass over the property of another.It refers to a strip of
land legally established for the use of pedestrians,vehicles or utilities.
runoff:that portion of precipitation which flows over land surface and enters the sewerage system
during and immediate following a storm.
rural area:a sparsely developed area,with a population density of less than 100 persons per acre,
where the land is undeveloped or primarily used for agricultural,forestry,resource extraction,very
low density residential uses,or open space purposes.
sanitary sewers:those sewers which carry waterborne wastes from household,industrial and
commercial users from the point of origin to the treatment plants for treatment and disposal.
semi-agricultural uses:a type of land use that integrates small scale fanning and other limited rural
activities with suburban residential uses.
SEPA:See State Environmental Policy Act.
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GLOSSARY
single family unit:[REPEALED]
single-occupant vebicle (SOY):a vehicle carrying only one person.
ORDINANCE NO.5026
small scale multi-family:a residential building,or group of buildings which contain two to four
dwelling units in each building.
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GWSSARY
ORDINANCE NO.5026
sole source aquifer:an aquifer which provides the significant source of water for the City.
solid waste:a general term for discarded materials destined for disposal,but not discharged to a sewer
or to the annosphere.
special benefit districts:subareas of a conununity designated by city ordinance to assess payments for
construction or installation of public facilities which primarily benefit the property owners within the
district.
special needs housing:this category refers to housing that is provided for low income or indigent
persons and where applicable their dependents who,by virtue of disability or other personal factors,
face serious impediments to independent living and who require special assistance and services in order
to sustain appropriate housing on a permanent,long-term or transitional basis.
sphere of influence:a designated area beyond the existing City boundaries in which the City of
Renton has an inherent interest in future land use decisions or actions.
State Environmental Policy Act (SEPAl:the state law passed in 1971 requiring State and local
agencies to consider environmental impacts in the decision-making process.A determination of
environmental significance must be made for all non-exempt projects or actions which require a permit,
license or decision from a government agency.If the action does not have significant adverse
environmental impacts,a Determination of Non-Significance (DNS)is issued.If the action or project
could have substantial impacts,a Determination of Significance is issued and an Environmental Impact
Statement (EIS)is required.
strip commercial::An area occupied by businesses along an arterial street,located in one-story structures
or platted lots and/or small shopping centers arranged in a line and set back from the street to allow front
of store parking lots with individual driveway entrances and individual parking.
structural element:a part of a building which can function as a separator,either visual or physical
signaled by a transition in land use,and defines the edge of an urbanized area.
structured parking:parking areas within a building or structure with one or more stories.
substandard lots:substandard lots are lots which do not contain the minimum lot area required for the
zone in which it is located.
surface parking:open lots or grounds with at-grade parking facilities.
system of trails and undeveloped areas:a group of trails and undeveloped lands which,when
connected together create a sum larger than its parts and for a system of open spaces or trails,or a part
of such a system.
townhouse:a form of ground-related housing where individual dwelling units are attached along at
least one conunon wall to at least one other dwelling unit.Each dwelling unit occupies space from the
ground to the roof.
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transfer of development rights (TDRs):a program in which the unused portion of a "sending"
property's zoned capacity--one of the separable rights of property--is sold to the developer of a
"receiving"site,who is allowed to add the capacity to the zoned limit of that site.TORs can be used to
prevent the demolition of affordable housing units,especially in downtowns,or to protect historically
significant property or open space.
transit:public transportation;referring in this document to public bus,trolley,light rail,heavy rail,
and commuter rail transport,but not ferries or vanpools.
transportation demand management (TDM):refers to developing policies plus public and private
programs to manage the demand placed on transportation supply.TDM measures are frequently
directed toward increasing the use of transit and carpools.
transportation systems management (TSM):accommodating transportation demand by using the
existing supply more efficiently and by emphasizing lower cost improvements that can be implemented
quickly.For example,converting a general purpose traffic lane into a transitway might increase the
person-carrying capacity of a highway more easily and quickly than widening the highway for
additional traffic lanes.
undevelooed ri2hts-of-way:any undeveloped portion of a strip of land legally established for the use
of pedestrians,vehicles,or utilities.
upzoning:a change in the zoning classification of land to classification allowing more intensive
development,such as a change from single family to multi-family.
urban centers:defined as part of the countywide Planning Council Policies and by City Council
Resolution,Urban Centers are areas with existing high employment concentration and excellent
accessibility.These areas promote non-80V mObility,reduce sprawl,and maximize benefits of
existing public investment.
urban growth areas:areas designated by a county for development over the next twenty years as
required by the Growth Management Act.Urban growth patterns should not occur outside these areas.
Vision 2020:Poget Sound Regional Council's (PSRC's)1990 adopted regional comprehensive vision
which describes linking high-density residential and employment centers throughout the region by high
capacity transit,and promoting a multi-modal transportation system.
watershed:the geographic region within which water drains into a particular river,stream,or body of
water.A watershed includes hills,lowlands,and the body of water into which the land drains.
wetlands:areas characterized by the presence of surface or groundwater at a frequency or duration to
support vegetation adapted for life in saturated soil conditions.
wildlife habitat:an area characterized by wildlife that forage,nest,spawn,or migrate through in
search of food,or shelter.
zero lot line development:a siting technique which allows single family houses to be built along one
lot line.This helps to preserve private and usable yard space,especially in small-lot areas.Variations
include angled "Z-lots,""alternate-width lots,"and "zipper-lots".
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GLOSSARY ORDINANCE NO.5026
ziDoer lot:the location of a building on a lot in such a manner that one or more of the building's sides
rest directly on a lot line.
zoned development capacity:the number of units within an area that can be built under the existing
zoning.
zoning map:the official map which classifies all land within the city with one of the zoning
categories.
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GLOSSARY
WATER
UTILITIES
GLOSSARY
ORDINANCE NO.5026
consumption:The true volume of water used by the water system customers.The volume is
measured at each customer's connection to the distribution system.
demand:The quantity of water obtained from the water supply source over a period of time to meet
the needs of domestic,commercial,industrial and public use,and also fire fighting water,system
losses,and miscellaneous other water uses.Demands are normally discussed in terms of flow rate,
such as million gallons per day (mgd)or gallons per minute (gpm).The flow rates can be described in
terms of a volume of water delivered during a certain time period.Flow rates pertinent to the analysis
and design of water systems are:
Average Daily Demand (ADD).The total amount of water delivered to the system in a year
divided by the number of days in the year.This is further divided into average residential
(ADDR),commercial (ADDC),industrial (ADDI),and unaccounted for (ADDN)demands.
Maximum Month Demand.The total amount of water delivered to the system during the
month of maximum water use.
Peak Hour Demand.The amount of water delivered to the system in the hour of maximum use
usually occurring during the maximum day.
equalizing Storage:Equalizing storage provides the difference between the capacity of the sources of
supply and the maximum demand rate (generally considered the highest use hour of the hottest day of
the year).In water systems which service a large number of residences,the demand for water varies
hourly and supply facilities are sized to meet the average rate of the maximum day demand.The
maximum hour demand rate is typically about twice the average maximum day rate.If equalizing
storage is not available to provide water during peak hours,the supply facilities and major pipelines
would have to be sized for the maximum hour demands.However,during non~peak hours,much of
the supply capacity would not be used.Instead,equalizing storage facilities are used to make up the
difference between maximum hour and maximum day demand.
The stored water is released when demand exceeds the supply,and replenished when the supply
exceeds demand.In this way supply facilities and pipelines can be smaller than if equalizing storage is
not available,and,therefore,lower costs for supply and pipeline facilities are obtained.
rIreflow:The rate of flow of water required during fire fighting.
fire storage:Reservoir capacity required to meet fire flows.
head:A measure of pressure or force by water.Head is measured in feet and can be converted to
pounds per square inch (psi)by dividing feet by 2.31.
head loss:Pressure reduction resulting from pipeline wall friction,bends,physical restrictions,or
obstructions.
hydraulic elevation:The height of a free water surface above a defined datum;the height above a
datum to which water in a pressure pipeline would rise in a vertical open-end pipe.
emergency or reserve storage:Reservoir capacity provided to meet emergencies such as failure of
supply,pipeline,pump station,or power outages.
1X-14
Revised 11119/03
GWSSARY
service (pressure)zone:
elevation.
ORDINANCE NO.5026
A water system subsection operating from one source at a conunon hydraulic
turbidity:A measure of suspended particles in water.
unaccounted-for water:Water that is measured as going into the distribution system but not metered
as going out of the system.
standby storage:Standby storage provides supply during fires,equipment failures,or power failures.
Standby storage is seldom used,but obviously essential.The volume required for standby storage is
determined based on the amount of water needed for fire~fighting reserves and other emergency
conditions in the service area.
WASTEWATER
basins:An area defined by the natural features of the landscape such that any flow of water in said
area will flow toward one low point.
building drain:In plumbing,that part of the lowest horizontal piping within a building that transports
wastewater or storm water to a building sewer.
building sewer:See "Side Sewer".
capacity problems:When flow rates exceed what the facility is designed to convey.
collection basins:See "Basins".
collector sewer:A sewer that discharges into a main or trunk sewer and has only building sewers,and
no other common sewer,flowing into it,.
combined sewer:A sewer intended to receive both wastewater and storm or surface water.
force main:A sanitary sewer main which utilizes artificial means (pressure)to transport waste.A
force main usually moves sewage from a lower elevation to or across a higher elevation.A lift station
typically pumps sewage from one basin through a force main to another basin.
gravity sewer:A sanitary sewer main installed with the intention of utilizing gravity or "down hill
flow"to move the waste.
gravity sewer capacitv:The maximum capacity for a gravity sewer is the volume of flow that can be
carried in a sewer at a depth to diameter ratio of 0.70.
hydraulic analysis:A computer simulation of a sewer system to determine if it can adequately convey
saruration and wastewater flow rates.
innItration:Infiltration is the entrance of ground water into the sanitary sewer system through cracks,
pores,breaks,and defective joints in the sewer piping network.
inflow:Inflow refers to direct flow of storm water into sanitary sewer systems through hookups from
storm water collection facilities and illegal connections.
lX-15
Revised 11/19103
GLOSSARY ORDINANCE NO.5026
interceptor sewer:A sewer that receives flow from a number of trunk sewers and conducts such
wastewater 10 a point for treatment or disposal.
lift station:A sewage pumping facility that consists of a wet well for collecting wastewater,
mechanical equipment such as pumps,valves and piping,electrical and control equipment,and a force
main.
lift station capacity:The maximum capacity for a lift station is equal to the peak,wet weather flow
that the largest pump within the lift station has been designed to convey.
limited access sewer:A sewer main (typically a trunk sewer)utilized to transport sewage from an area
where municipal sewers are needed,across an area with a designation such as "Rural"or "Resource
Conservation",toward the existing sewer system or treatment facility.Under an agreement between
the Wastewater Utility and the Planning Agency,connection to the "limited access sewers"in the low
density areas will be strictly limited.The slang term "tightline"is sometimes used to describe these
types of sewers.
municipality:For the purposes of this plan,municipality shall include cities,water and sewer districts
and METRO.
outraU:The point,location,or structure where wastewater or drainage discharges from a sewer,
drain,or other conduit.
planning area:A geographic area as specifically defined on a map in a comprehensive plan that is a
logical area for expansion of the system.Conversion of a planning area to a service area requires King
County approval of an amendment to a comprehensive plan.
peak flow:The maximum amount of sewage,either acrual or estimated,that must be transported
through the system in a given time (usually in gallons per minute). Peak flow is usually measured or
calculated during the wettest time of the year when rain and high ground water add inflow and
infiltration to the normal flow of the system at the time of day when domestic use is the greatest.
peak wet weather flow:See "Peak Flow".
peaking factor:A factor to multiply the domestic use by in order estimate the peak flow when actual
flows are not known.A peaking factor is used with the idea that it is better to overestimate and to have
too much capacity than to under estimate and have overflows or backups.
public works:The City of Renton's Planning/Building/Public Works Department.
relief sewer:1)A sewer built to carry flows in excess of the capacity of an eXlstmg sewer.
2)A sewer intended to carry a portion of the flow from a basin in which the existing sewers are of
insufficient capacity,and thus prevent overtaxing them.
sanitary sewer:A sewer that carries liquid and waterborne wastes from residences,conunerciaI
buildings,industrial plants,and institutions,together with minor quantities of ground,storm,and
surface waters that are not admitted intentionally.
saturation condition:The point in time at which maximum development or redevelopment has been
achieved within a land use designation.No further new development or redevelopment is possible
without a change in the land use designation.
lX-16
Revised 11119/03
GLOSSARY ORDINANCE NO.5026
separated sewer:A sewer intended to receive only wastewater or storm water ~r surface water.
service area:A geographic area within which service to customers is available as specifically defined
on a map in a comprehensive plan and approved by King County.
side sewer:In plumbing,the extension from the building drain to the public sewer or other place of
disposal.Also called house connection or side sewer (private).
side sewer stub:The portion of the side sewer between the collector sewer and the individual property
line.
storm sewer:A sewer that carries storm water and surface water,street wash and other wash waters,
or drainage,but excludes domestic wastewater and industrial wastes.Also called storm drain.
storm water:Water originating from precipitation,surface runoff,shallow ground water,or other
drainage that does not include domestic wastewater or industrial wastes.
structural analysis:A visual inspection,conducted by the human eye or by a video camera,to
determine if any physical weaknesses or problems exist.
tigbtline:See Limited Access Sewer.
trunk sewer:The principal sewer to which collector sewers flow to.A sewer that receives many
collector branches and serves a sub-basin.
wastewater:The spent or used water of a community or industry that contains dissolved and
suspended contaminants that cannot be discharged directly to a lake,stream or river.
wet weather flow:See "Peak Flow".
SURFACE WATER
aquifer:Groundwater-bearing geologic formation or formations that contain enough saturated
permeable material to yield significant quantities of water to wells.
aquifer protection area (APA):Zone of capture and recharge area for a well or well field owned or
operated by the City of Renton.
aquifer protection zones:Zones of an APA designated to provide graduated levels of aquifer
protection.Each APA may be subdivided by the City into two aquifer protection zones.
I.Zone 1:The land area situated between a well or well field owned by the City of Renton
and the 365-day groundwater travel time contour.
2.Zone 2:The land area situated between the 365-day groundwater travel time contour and
the boundary of the zone of potential capture for a well or well field owned or operated by
the City of Renton.
3.Protected APA designated Zone 2:If the aquifer supplying water to a well,well field,or
spring is naturally protected by overlying geologic strata,the City of Renton may choose not
to subdivide an APA into two zones.In such a case,the entire APA will be designated as
Zone 2.
basin:An area drained by a river and its tributaries.
1X-17
Revised 11/19103
GLOSSARY ORDINANCE NO.5026
best management practices:Conservation practices or systems of practices and management
measures that:
a.Control soil loss and reduce water quality degradation caused by nutrients,animal waste,
toxins,and sediment;
b.Minimize adverse impacts to surface water and groundwater flow,circulation patterns,and
to the chemical,physical,and biological characteristics of wetlands;and
c.Include allowing proper use and storage of fertilizers/pesticides.
chemicals:All "Regulated Substances"as defined by the City of Renton in the Aquifer Protection
Ordinance (APO).
comprehensive land use plan:A 20-year land use plan for the City of Renton which includes
elements from various utilities and other agencies.This plan will be used to reorganize growth issues
and coordinate planning efforts.
department:The Planning/Building/Public Works Department of the City of Renton.
department administrator:The duly appointed head of the PlanninglBuilding/Public Works
Department.
detention/retention facilities:Facilities designed either to hold runoff for a short period of time and
then release it to the point of discharge at a controlled rate or to hold water for a considerable length of
time and then consume it by evaporation,plants or infiltration into the ground.
drainage area:The total area whose drainage water flows to and across the SUbject property.
drainage plan:The plan for receiving,handling,transporting surface water within the subject
property.
flood fringe:The ponion of the floodplain characterized by low velocity and low depth during a l-in-
100 year flood event.
flood plain:The area inundated by water during a l-in-lOO year flood event.
flood way:The portion of the floodplain characterized by high velocity and greater water depths.
high density development:Land uses which have greater density impacts (Le.,commercial,
industrial,multi-family residential uses).
impervious surface:A hard surface area which either prevents or retards the entry of water into he
soil mantle under natural conditions prior to development,and/or a hard surface which causes water to
run off the surface in greater quantities or at an increased rate of flow from the flow present under
natural conditions prior to development.Common examples include,but are not limited to,roof tops,
walkways,patios,decks,driveways,parking lots or storage areas,concrete or asphalt paving,gravel
roads,packed earthen materials,and oiled,macadam or other surfaces which similarly impede the
natural infiltration of stormwater.
low intensity development:Land uses which have lower density impacts (i.e.,large lot single family,
natural open space areas).
IX-1S
Revised 11119103
GWSSARY ORDINANCE NO.5026
mitigation:Avoiding.minimizing or compensating for adverse wetland impacts.Mitigation,in the
following order of preference is:
a.Avoiding the impact altogether by not taking a certain action or parts of an action;
b.Minimizing impacts by limiting the degree or magnitude of the action and its
implementation,by using appropriate technology,or by taking deliberate steps to avoid or
reduce impacts;
c.Rectifying the impact by repairing,rehabilitating or restoring the affected environment;
d.Reducing or eliminating the impact over time by preservation and maintenance operations
during the life of the action;
e.Compensating for the impact by restoring,or providing substitute resources or
environments;
f.Monitoring
measures.
measures.
the impact and the compensation project and taking appropriate corrective
Mitigation for individual actions may include a combination of the above
ofT-site release rates:As a result of development,the peak release rate of water from the developed
property during the design storm.
P·l channel:An existing channel in the lower Green River Valley which transports the surface water
flows of Springbrook Creek to the Black River Pump Station.The channel was constructed by the City
~of Renton in conjunction with the USDA Soil Conservation Service.
peak discharge:The maximum surface water runoff rate in cubic feet per second (cfs)at point of
discharge,determined from the design storm frequency.
pipeline:Buried pipe systems (including all pipe,pipe joints,fittings,valves,manholes,sumps,and
appurtenances that are in contact with the substance being transported)utilized for the conveyance of
regulated substances.Pipelines include. but are not limited to,sanitary sewers.side sewers,leachate
pipelines.and product pipelines.
point of discharge:The location where water collected from a proposed development discharges
surface water to the downstream area.
pre·development levels:The rate of flow under a design storm occurrence that would occur in
absence of the planned development.
receiving bodies of water:Creeks,streams,rivers,lakes,storm sewers and other bodies of water into
which surface waters are directed,either naturally or in manmade systems.
SEPA:The State Environmental Policy Act.This act requires all governmental agencies to consider
environmental impacts of land use decisions.
SMP:City of Renton's Shoreline Master Program.
storm sewer and storm drain:A sewer which carries storm surface water,subsurface water and
drainage.
IX-19
Revised 11119/03
GLOSSARY ORDINANCE NO.5026
utilities:All lines and facilities related to the provIsion,distribution,collection,transmission or
disposal of water,storm and sanitary sewage,oil,gas,power,information,telecommunication and
telephone cable,and includes facilities for the generation of electricity.
wetland:For the purposes of inventory,incentives,and non~regulatory programs,those lands
transitional between terrestrial and aquatic systems where the water table is usually at or near the
surface or the land is covered by shallow water.For the purposes of regulation,wetlands are defined
by the Federal Manual for the Regulation and Delineation of Jurisdictional Wetlands pursuant to this
Chapter,Section 4-32-3.C.Wetlands created or restored as part of a mitigation project are regulated
wetlands.Wetlands intentionally created for purposes other than wetland mitigation,including but not
limited to,stormwater management,wastewater treatment or landscape amenities,drainage ditches are
not considered regulated wetlands.
WSDOE:The Washington State Department of Ecology.
SOLID WASTE
bulky yard wastes:Natural woods,such as stumps,logs or branches over two inches (2")in diameter
and four feet (4 ')in length.
hazardous waste:Any wastes included in the State of Washington,Department of Ecology Dangerous
Waste RegUlations,chapter 173-303 of the Washington Administrative Code (WAC).
landfill:A disposal facility,or part of a facility,where solid waste is permanently placed in or on land
and which is not a land spreading disposal facility.
recyclables:Newspaper,uncoated mixed paper,aluminum,glass and metal,food and beverage
containers,Polyethylene terepthalate (PET #1)plastic bottles,High Density Polyethylene (HDPE #2)
plastic bottles,and such other materials that·the City and contractor determine to be recyclable.
transfer station:permanent,fixed,supplemental collection and transportation facility,used by
persons and route collection vehicles to deposit collected solid waste from off-site into a larger transfer
vehicle for transport to a solid waste handling facility.Transfer stations may also include recycling
facilities and compaction/baling systems.
white goods:Any large household appliance including refrigerators,stoves,dishwashers,water
heaters,washers,dryers,or other similar appliances.
yard wastes:Includes leaves,grass,prunings and clippings of woody as well as fleshy plants.
Materials larger than two inches (2")in diameter and four feet (4')in length shall not be considered
yard waste.
ELECTRICAL
circuit:A set of conductors through which an electric current is intended to flow.Also called a
"line".
conductor:A wire or cable intended to carry electric power,supported by poles,towers or other
structures.
distribution facilities:Electric utility facilities of less than 55,000 volts (55 kV).
IX-20
Revised 11119/03
GLOSSARY
distribution substation:
voltages of 12 or 34 kV.
ORDINANCE NO.5026
A substation which transforms voltages of 115 kV or greater to lower
feeder:A circuit from a distribution substation to the customer,usually energized at 12 or 34 kV.
erid:An interconnected system of electric lines and associated equipment.
intertie:Connection permitting passage of current between two or more electric utility systems.
kV:kilovolt or 1,000 volts.
kW:kilowatt or 1,000 watts.
load forecasts:Projection of future electrical energy needs.
loop:To connect a transmission line into a new substation so that there is both an incoming and an
outgoing line.
radial system:A system in which independent lines branch out from a common source of supply.
reliability:An assessment of the duration and the frequency of electric service interruptions.
service drop:The set of conductors that supply energy to the customer's premises.
substation:Any electric power station.Common functions include controlling and monitoring the
electrical system,and transforming voltages to higher or lower voltages.
switching station:A substation consisting of equipment for controlling and monitoring power flow.
!ID!:To extend a transmission line into a new substation by simply running a new single circuit line
from the existing line to the substation.Compare to loop.
transformer:device for changing the voltage of electrical energy.
transmission facilities:Electric utility facilities of more than 55,000 volts (55 kV).
transmission line:A power line or circuit usually carrying voltages of 115 kV or higher.
transmission substation:A substation which transforms power from 500 or 230 kV to 230 or 115 kV.
The lower voltage lines primarily deliver power to distribution SUbstations.
voltage:Electrical "pressure",measured in volts.
watt:The electrical unit of power or rate of doing work.One horsepower is equivalent to
approximately 746 watts.
NATURAL GAS
co-generation:The use of heat,as a by-product of power generation,for industrial purposes or for
space and water heating.
Revised 11119/03
GWSSARY
district regulator:
pressure system.
ORDINANCE NO.5026
Reduces gas pressure to between 20 and 60 psi for entree to the intermediate
gate station:The point at which gas from Northwest Pipeline enters the Washington Natural Gas
(WNG)system.Oderant is added for safety.Pressure is reduced to 200 to 300 psi,and the gas is
metered.
intermediate pressure UP)distribution main:Underground lines varying from 1.25 to 6 inches in
diameter.Pressure averages 35 psi.
limited supply line:Mains between limiting stations and district regulators averaging 125 psi and
between 6 and 12 inch in diameter.
limiting station:Regulating stations that drop the pressure from 250 psi to between 60 and 100 psi.
looping main:A main which connects to a supply line at both ends,thereby providing an alternate
route for natural gas to travel to an area needing additional supply.
natural 2as:For the most part methane,a naturally occurring mixture of hydrocarbon and
nonhydrocarbon gases found in porous geologic formations beneath the earth's surface,often in
association with petroleum.
northwest pipeline:Interstate pipeline providing gas to WNG.Pressure varies from 600 to 900 psi in
two parallel pipes,26 and 30 inches in diameter.
~:Pounds per square inch.
supply line:Mains from the gate station to limiting stations.The lines are between 6 and 16 inches in
diameter and average 250 psi.
FUEL PIPELINES
cathodic protection:An electric charge induced to the pipeline to reduce corrosion.
block valves:Inline mainline valves,remotely operated,which shut off the flow of product in the
pipeline.
CONVENTIONAL TELEPHONE
local access:The connection between a customer's premises and the telephone company's local office.
local access and transport exchange (LATA):A telephone exchange area defined as the area in
which a purveyor is permitted to transport telecommunications traffic.
local excban2e telephone service:The service provided by local exchange companies,whereby
telephone users have the ability to make and receive local telephone calls.
multiplexing:A process to increase the capacity of lines by splitting the total available bandwidth into
narrower bands (frequency division),or by sequencing signals from several different transmitting
devices (time division).
lX-22
Revised 11/19/03
GWSSARY
FIBER OPTIC TELECOMMUNICATIONS SYSTEM
ORDINANCE NO.5026
digital private line services:A dedicated,secure,private infonnation line to transmit data and voice
communications.
dark fiber services:Term used to described fiber optic lines that are leased to other
telecommunications purveyors.
fiber optic cable:A multi~layered cable capable of transporting large quantities of coded data by
means of modulated light.
CELLULAR TELEPHONE
base transmission station:See Cell Site.
carrier:The local office that serves a cellular telephone customer.
ceO:The geographic cellular telephone coverage area,approximately 2 to 10 miles in radius,served
by a low~powered transmitters.
ceUular geograpbical service area (CGSA):Specific geographic areas served by a cellular system.
Mobile telephone customers subscribe to cellular service within a given CGSA.
ceO site:A communications site which includes the cellular transmitting and receiving antennas,
cellular base station radios and interconnecting equipment.This equipment is necessary to route cellular
telephone system through the MTSO and connect to the conventional wire line telephone network.
ceO splitting:The process of dividing a larger cell into several smaller units,to provide additional
channels within the same cell.
collocation:Sharing of teleconununications towers or sites by two or more users.
digital radio link:The radio signal used to connect telephone circuits from a cell site to the central
switChing equipment (see MTSO).
domestic public cellular radio telecommunications service:The official name assigned to cellular
radio telephone service by the Federal Communications Conunission (FCC).
electronic switching system:A computer,located at a central site,that automatically routes calls
within the cellular system.
hand-off:The automatic transferring of a cellular telephone signal from one cell or broadcast area to
another.As a cellular telephone user passes from one cell to another,the call is transferred or
"handed~off"to the tower and frequency used in the next closest cell site.
lattice structure:One of a several types of antenna structures used within cell sites.·The lattice
structure is constructed of lightweight metal and is often secured to the ground by means of several guy
wires.
metropolitan service area (M8A):Distinct geographic areas within urban areas for which the PCC
issues operating licenses.Two competing companies are allowed to operate within a given MSA.
1X-23
Revised 1lI19/03
GLOSSARY ORDINANCE NO.5026
mobile telephone switching office (MTSO):The switching center that links the cellular telephone
system with the conventional wire line telephone system,or to another cellular telephone
monopole:A freestanding structure which acts as an antenna to facilitate cellular telephone traffic
within a cell.
radio common carrier fRCC):Companies licensed by the Federal Communications Commission to
provide a variety of radio services to the public,including dispatch and paging services.
roaming:The ability to operate a cellular mobile telephone in a mobile service area other than the one
from which service is subscribed.
rural service area (RSAl:Distinct rural geographic areas for which the FCC issues operating
licenses.Two competing companies are licensed within each RSA.
sectorization:An engineering refinement of a cell's transmission antennas in order to improve call
quality by reducing cross-talk and interference.Sectorization is accomplished by splitting the coverage
of a cell site into three equal sectors,by means of directional antennas.
wireline telephone network:The conventional local telephone system which transmits calls over
wires rather than radio waves.
wireline telephone:The conventional telephone system and its purveyor for a given area.
CABLE TELEVISION
coaxial cable:Currently the most common medium for transmitting signals in a cable system.It is
composed of a conductor within a hollow conductor about a common axis.The advantage this type of
cable is that it neither radiates nor picks up energy.
feeder system:The line that carries the signal from a trunk line amplifier to the subscriber's service
drop.
fiber optic lines:Cable composed of fine strands of glass fibers that transmits modulated light rather
than electronic signals.It is preferred as a medium for television signals as it can carry more signals
with less dissipation.
beadend:The electronic equipment that amplifies and processes television signals from all sources.
After being assigned a channel,the signals leave via the trunk system.
service drop:Smaller diameter cable that runs from a feeder line to the subscriber's television.
trunk system:The cables that carry signals from the headend to the feeder lines.Since the signal
loses strength as it travels down the cable,a series or cascade of amplifiers,located at intervals along
its length,boost signal strength.
lX-24
EXIDBIT "D"
ORDINANCE NO.5026
CITY OF RENTON ECONOMIC DEVEWPMENT ELEMENT
Revised 11/19/03
~I.ECONO~CDEVELOPMENTELEMENT
GOAL
1.Create a broader,more stable economic base to sustain a high quality oflife for the Renton
community.
VII-l
CITY OF RENTON ECONOMIC DEVEWPJ\.1ENT ELEMENT
Revised 11119/03 ORDINANCE NO.5026
Summary:Renton's economic development is important because it has a role in the timing,emphasis
and extent in which the long-range goals of the city will accll'.The economic development policies
encourage collaborations between the public and private sectors to ensure the long-term economic health
of Renton and its citizens.A healthy economy provides jobs and opportunity and helps pay for vital
public services such as education,parks,transportation,police and fire protection and human services.
The policies encourage a mix of industrial,retail,service and office uses that will result in a diversified
employment base.The policies encourage the quality development necessary to sustain a high standard
of living in Renton.(See the Residential and Centers Institutional Sections ofthe Land Use Element,the
Capital Facilities Plan Element and the Downtown Elementfor policies related to this Economic
Development Element.)
General Objective and Policies
Objective ED-A:Use pUblic resources efficiently to leverage economic development.
Policy ED-I.Fund infrastructure improvements
in targeted areas to encourage development and
redevelopment.
Policy ED-2.Dedicate a portion of capital
funds,identified through the Capital Facilities
Plan,to encourage redevelopment,infill,land
assembly and environmental remediation in
targeted areas.
Policy ED-3.Lands with adequate existing
infrastructure should be given priority for
development.
Policy ED-4.Foster the development of and
participate in public/private partnerships.
Policy ED-5.Increase the diversity of
employment opportunities within the City.
Objective ED-B:Expand the retail and office base
within the City.
Policy ED-S.Increase the retail sales tax base
of the City.
Policy ED-9.Adopt land use and zoning that is
supportive of responsible economic
development.
Policy ED-tO.Identify strategies and incentives
to attract new businesses to occupy existing
office space within the City.
Policy ED-11.Ensure an adequate amount of
land is designated for retaiVcommercial uses
VIl-2
Policy ED-6.Develop uniform procedures and
allocate sufficient resources to process
development projects quickly and efficiently.
Policy ED-7.Work with public schools,
technical colleges,community colleges and
other institutions of higher learning to foster a
well-trained and educated work force.
7
based on site characteristics,market demand,
community need,and adequacy of facilities and
services.
Policy ED-12.Create a tool box of incentives.
for example,retail overlay zone,tax increment
CITY OF RENTON ECONOMIC DEVELOPMENT ELEMENT
Revised 11/19/03 ORDINANCE NO.5026
financing,marketing etc.to encourage retail
development.
Policy ED-13.Create incentives,for example,
overlay zone,tax increment financing,
marketing to encourage office development.
Policy ED-14.Evaluate the need for expansion
of commercial land uses in the context of the
City's desire to protect residential land uses.
Objective ED-C:Sustain and expand the current industrial and manufacturing (heavy and light)
employment base in the Employment Area Valley and Employment Area-Industrial Designations.
Policy ED-IS.Develop strategies to attract Policy ED-17.1.Work with property owners to
manufacturing and industrial jobs in the transition surplus industrial properties to their
Employment Area-Valley and Employment highest and best use.
Area-Industrial Designations ..
Policy ED-16.Work with private property
owners and governmental agencies to remedy
contaminated sites and prepare the sites for
redevelopment.
Policy ED-17.Work with industrial and
manufacturing employers within the City to
expand,redevelop and modernize their physical
plants.
Objective ED-D:Provide incentives for Downtown Economic Development.
VII-3
8
CITY OF RENTON ECONOMIC DEVELOPMENT ELEMENT
Revised 11119/03
ORDINANCE NO.5026
9
Policy ED-18.Retain existing and attract new
businesses that generate consumer oriented commercial
activity.
Policy ED-19.Aggressively market downtown as a
place to live,shop and do business.
Policy ED-20.Achieve a reasonable balance between
parking supply and parking demand.
Policy ED-21.Develop a downtown parking strategy
that provides incentives for downtown business and
retail development.
Objective ED-E:Ensure a healthier regional
Vll4
own,
1.)
17-1