Loading...
HomeMy WebLinkAboutRES 2632 CITY OF RENTON, WASHINGTON RESOLUTION NO. 2632 A RESOLUTION OF THE CITY OF RENTON, WASHINGTON ADOPTING A COMPREHENSIVE PLAN .COMPENDIUM Ln o WHEREAS the Comprehensive Plan for the City of Renton has been O C) adopted over an extended period of time and consists of several documents °O adopted by several items of legislation; and WHEREAS the documents comprising the Compehensive Plan are not gathered together in any one document; and WHEREAS it would be to the benefit of the public to gather all the documents comprising the Comprehensive Plan into one document, NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO RESOLVE AS FOLLOWS: SECTION I: The above recitals are true and correct in all respects . SECTION II: The Comprehensive Plan Compendium, as prepared by the Policy Development Department of the City of Renton, a copy of which is attached hereto; is hereby adopted as the official Comprehensive Plan Compendium for the City of Renton. SECTION III : The Comprehensive Plan Compendium is intended to be nothing more than a compendium of all of the official portions of the Comprehensive Plan andis intended to be a reproduction of those documents . Should there be any conflict between the Comprehensive Plan Compendium and the originals of the documents that comprise the Compendium, then the official City documents shall be the original document of legislation of the City and not the Compendium. f RESOLUTION NO. 2632 PASSED BY THE CITY COUNCIL this 20th day of January, 1986 . Maxine E. Motor, City Clerk APPROVED BY THE MAYOR this 20th day of January, 1986 . �J�I -C-)'-Aa AuZLL4==� Nancy Mal4ews, Mayor Pro Tem Approved as to form: Lawrence J. WaftTen, City Attorney - 2 - CERTIFICATE 1, the undersigned, Maxine E. Motor Clerk of the tt �toAj, o-n . 3Z City of Renton, Washington, certify that this is a true • a'rr No end cOtred of Resolution No. 2632 � Subscribed and Sealed this CEO day of C�191f� •::• City Clerk y 000000000000000000000000000 00000000000000000000000000 00000000000000000000000000000 ''``'``% o00000000000000000000a000 00 :;:;:' 000000000000000000000000000 .• i 000000000000000000000000000 ,"" 000000000000000000000000000 i ----- 000000000000000000 000,0000000000000000 0000,000000000000000000 :P000 0"00000000000,000000 0 ;, �.►�+ :''+'� 0°0°0°0°0000000°0000000000000000000000000000000000 000000000000000000000000000 0000000000000000000000000000 0000000000°0°0 °0°0°000000000°0° WOO 0000000000000000000000000°0°0000000 co City of Renton 1 Q 1 COMPREHENSIVE PLAN 1 1 FIB FOR MORD AT RERET OF MrIf nffcrt�clAac _____-----__ V) C CUV INTRODUCTION N -ID ,OD This document is the official Comprehensive Plan for the City of Renton. The Comprehensive Plan consists of maps and text. The text portion is reproduced fully herein. The official Land Use Element Map is maintained in the City Council Chambers, although a reduced facsimile is provided in the back pocket of this document. Compilations of the Community Facilities Element Map and the Transportation/Circulation Element Map are also included herein. The Comprehensive Plan has been adopted by the City of Renton through , various ordinances and resolutions since 1965. The purpose of this booklet is to combine all elements of the Plan into one complete official document. This Comprehensive Plan contains all revisions through Ordinance , #3923--August 4, 1985. Subsequent amendments will be appended to this document. ' (2) TABLE OF CONTENTS Page Introduction . . . . . . . . . . . . . . . . . 1 Table of Contents 2 LoPurpose . . . . . . . . . . . . . . . . . . 3 CO Plan Elements 4 U NAdoption . . . . . . . . . . . . . . . . . . . . 5 O "Q Implementation 5 co Amendment . . . . . . . . . . . . . . . . . . . 6 Policies Element 7 • General Goals, Objectives and Policies iI. Environmental 8 II. Economic • . • . • 11 III. Urban Design 11 IV. Residential • • • • • • • • • • • • • • 14 V. Commercial 16 VI. Industrial ■ • • • • • • . • • . • • • 18 VII. Transportation 19 VIII. Utilities 22 IX. Community Facilities 24 X. Governmental . • . • . . • . . . . . . 26 • Land Use Descriptions 27 • Greenbelt Policies • • • • . • . • • • • 30 • Area-Specific Policies I. Green River Valley 31 j II. Southeast Renton . . . . • • • • • • • • 51 III. Northeast Renton 55 IV. Central Renton . . . . . • • • . • • • 61 ' • Definitions 68 Comprehensive Park and Recreation Plan . . • • • • • • 71 Community Facilities Element Map 1 Circulation Element • • • • . • . . • • • . . • . Map 2 Land Use Element Map 3 ' (3) PURPOSE ' The primary purpose of this Comprehensive Plan is to define and establish the policy relating to the development of the community as a whole; to indicate the principles and objectives which shall guide the establishment, development and implementation of definite and precise plans, public and private; to provide for the coordination of the many separate plans which govern the development of this community, to officially adopt a LO program and guide which will enable the City of Renton to attain the principles and objectives set forth in R.C.W. 35.63 of the Revised Code of Washington in the manner Cprovided. CD The overriding consideration is to promote public safety, welfare, and interest. O Additional factors to be considered (not in order of priority) are preservation of property .a rights, protection of life and property, equal opportunities, public interests prevailing over CO private interests, and economic and social benefits. The Plan is, of necessity, general in its proposals. It must be flexible, since it is impossible to predict all future events which may affect the community. The Plan is not a developmental ordinance, although it makes significant recommendations for future land use. The Plan is not precise. It does not represent engineering accuracy, nor does it claim to predict exactly the future use of every parcel of property, or insure that growth is consistent with the Comprehensive Plan. It is not intended to retroactively impose compliance with goals, objectives, and policies upon existing developed property, but voluntary compliance is encouraged. The purposes of the Comprehensive Plan are: • To improve the physical and social environment of the City as a setting for human activities -- to make it more functional, beautiful, decent, healthful, interesting, and efficient; • To insure acceptable levels of access, utilities and other public services to future growth and development. • To promote the public interest, and the interest of the City at large. • To facilitate the democratic determination and implementation of City policies and development; • To effect coordination in development; • To inject long-range considerations into the determination of short-range actions; and • To provide professional and technical knowledge in the decisions affecting development of the City. The Comprehensive Plan is intended to help resolve some of the dilemmas confronting municipal officials and the people they represent. In order for the Plan to remain effective, it should be reviewed periodically. Conditions might change, and unforeseen events may occur, which might necessitate a re-evaluation. Also, the document should be reviewed in its entirety, as many of the goals, objectives, and policies supplement and complement each other. i (4) PLAN ELEMENTS I. The Comprehensive Plan shall be a policy plan containing statements of goals and ' _LO statements of policies for implementation thereof, together with appropriate CO maps. The Comprehensive Plan may include the following planning elements or C,` portions thereof, and any additional planning elements the Commission or Council U considers pertinent: CNJ N C) A. A land use element indicating generalized land use, including number of ID acres devoted to each category of use. 00 B. A transportation element indicating the general location Of' �reevvays, arterials, major public transit routes, and other major rtranspxtation facilities and indicating the need for such facilities. II. The Comprehensive Plan may include any or all of the following optional elsments: A. A community services and facilities element indicating the general location of public services and facilities and indicating the need and appropriate location for such services and facilities; B. A recreation and open space element indicating a comprehensive system of areas and public sites for recreation, natural reservations, parks, parkways, beaches, playgrounds, and other recreational and open space areas; C. A shoe eiine element setting forth policies concerning economic development; public access and circulation; recreation; urban design, conservation, restoration, and natural environment; and historical, cultural, scientific, and educational values; D. An economic element utilising an economic base by standard industrial employment categories and indicating employment levels and trends, capital-employee ratios, and potential sites for major economic expansion; E. An environmental element indicating environmental conditions and natural processes including climate, air quality, geology, hydrology, vegetation, wildlife, fisheries, and other natural factors that affect or would be affected by development; F . A land capacity element indicating suitability and capability of lands for i uses such as agriculture, residential, commercial, industrial, re recreation, preservation, or multiple uses; G. A population element indicating population characteristics such as distribution, age, education, income, race and other appropriate characteristics; H. A housing element identifying appropriate housing characteristics including cu distribution, condition, and current housing density, occupancy p y rates price 9 needs; (5) ' I. A disaster element identifying areas of potential disaster or hazard, and ' J. A unique site element identifying areas, sites, or structures of historical, archaeological, architectural, ecological, or scenic significance. ' III. The "Land Use Element Map," maintained on display in the City Council Chambers, illustrates in broad and general terms the foreseeable development of the City of !n Renton. The use areas shown thereon indicate the principles which are intended to Co guide implementation of this development program. The Policy Development Director is authorized and directed to make the necessary changes on said "Land DUse Map" to evidence future amendments. CV 1�0 ADOPTION I. The Comprehensive Plan shall be adopted by ordinance of the City Council after ' public hearing by the Council, and all City programs materially affecting land use, including land use regulatory codes, shall be consistent with the Comprehensive Plan. II. The Planning Commission is hereby vested with the following duties and responsibilities related to the Comprehensive Plan: ' A. To review and update the Comprehensive Plan and its elements as necessary, and if appropriate, recommend new goals and policies. ' B. To develop and prepare as necessary and appropriate, short range programs for implementation of the Comprehensive Plan. C. To conduct periodic planning studies of homogeneous community units, distinctive geographic areas, or other types of districts having unified interests within the total area of the City which will amplify and augment ' the Comprehensive Plan. D. To provide effective and efficient land use regulations and processes, based on the goals and policies of the Comprehensive Plan. IMPLEMENTATION ' In order to fully accomplish the objectives and principles of this Comprehensive Plan, and as same may be amended from time to time, all resolutions and ordinances of the City of Renton concerned with the development and welfare of the community and its people shall be considered in the light of and related to the principles, objectives and policies set forth herein. To fulfill the requirements of R.C.W. 35.63, and in the interest of public safety, health, morals and the general welfare, the following instruments of official implementation, among others, will be developed in detail, to embody the necessary controls, regulations, standards and penalties, and upon adoption by the City Council will become implements of the Comprehensive Plan: 1. Zoning Ordinance; 2. Street and Arterial Plan; 3. Land Subdivision and Platting Plan; 4. Building Codes; 5. Capital Improvement Program. (6) tI3 The Planning Commission, in conducting area land use analysis, may from time to timeco ' C recommend to the City Council new short-range programs and area-wide zonings to U implement the recommended amendments to the Comprehensive Plan. In formulating its Nrecommendations to the City Council, the Planning Commission and its advisory committees may conduct public hearings; however, in any event all meetings of the 10 Commission or its advisory committees shall be open to the public pursuant to the Open GD Public Meeting Act of 1971. Area-wide zoning shall be recommended to the Mayor and the City Council by the Planning Commission after conducting a public hearing thereon and may be thereafter adopted by the City Council upon completion of at least one public hearing thereon. AMENDMENT ' It shall be the duty of the Planning Commission to continue to observe the development of the City and its environs in relation to the Plan and to prepare reports and submit same to the City Council from time to time, and whenever necessary, after proper study and deliberation, amendments may be recommended by the Commission to the City Council of this Comprehensive Plan. Amendments to the City's Comprehensive Plan shall be made pursuant to the requirements set forth in the Municipal Code. Applications by a private party to amend the Comprehensive Plan may be filed with the Policy Development Department, together with an appropriate fee as specified by ordinance. (7) ' POLICIES ELEMENT The Comprehensive Plan consists of several elements including Land Use, Circulation, ' Community Facilities, and Policies. The Policies Element is intended to (1) serve as a basis for revising the other elements of the Comprehensive Plan, and any new element adopted should be in conformance with the Policies Element; (2) interpret and clarify the t —other elements; and (3) address those areas that are not included in the other elements. co U Goals, Objectives, and Policies comprise the Policies Element. A goal is a general aim or CU desired end -- a broad, long-range purpose toward which policy, decisions, and action are N directed. In this document the term is used to connote a very general, long-range achievement or performance level which may require implementation from the combined 1 00 operation of varying levels of government or from coordinated efforts of the various City departments. An objective is a specific purpose, product or performance level --- a middle range of ' achievement. A goal may give rise to a number of alternative objectives. A coordinated group of objectives may require achievement to attain the goal. A policy is a specific or detailed statement of intent and the actions to be taken to attain a given objective. A series of related policies may be necessary to achieve an objective. The hierarchy of the goal system is illustrated below: GOAL OBJECTIVE OBJECTIVE / N'%N / \ POLICY POLICY POLICY POLICY The advantages of having written goals, objectives and policies are to: ' • Stimulate public involvement during the adoption process; • Give a sense of direction for and delineate the areas of the community's concerns; • Minimize confusion because fundamental concerns can be separated from those of secondary or tertiary concerns; • Foster a mutually acceptable platform, so there is a common point of beginning; • Provide guide for the City Council and the Administration; ' • Provide guidelines which indicate to other levels of government, private enterprise, and the public what the City anticipates happening. • Provide a measuring stick which places responsibility on decision makers; and • Reduce the number of possible choices of governmental action, thereby encouraging expeditious action. Several goals, objectives and policies could apply to a situation. It is conceivable that in a ' few instances, different courses of action may be suggested. These cases will have to be evaluated carefully with the end result being a compromise or one position becoming dominant. i 1 1 B • GENERAL GOALS, OBJECTIVES AND POLICIES I. ENVIRONMENTAL GOAL: TO ESTABLISH AND MAINTAIN A HARMONIOUS ' n RELATIONSHIP BETWEEN THE DEVELOPED COMMUNITY AND ITS NATURAL ENVIRONMENT. coC O A. BALANCED DEVELOPMENT OBJECTIVE: In order to maintain an Nacceptable quality of life, land use decisions should be based upon a 0 balance of public services, economic feasibility and environmental %D considerations. Co POLICIES: 1. Adequate transportation capacity and utilities necessary to service new development should be available or provided in conjunction with actual development. 2. Urban development should be permitted when it is compatible with the natural and human environment. 3. Urban development should compensate for the services that it requires. 4. Fees and charges should be commensurate with the cost: of providing capital improvements for new development. B. POLLUTION OBJECTIVE: Pollution should be minimized. C. OPEN SPACE OBJECTIVE: Open space should be obtained and retained in selected areas. POLICIES: ' 1. Existing open space that serves a public purpose should be retained and made available for a variety of open space uses. 2. Natural vegetation, ravines, slopes, and waterbodies should be preserved to retain open space. 3. Open space should be located throughout the City and incorporated as an integral part of all development. 4. Open space elements should be combined to form a visual and physical separation between major sectors of the City. 5. Areas or strips of open space should be retained and enhanced to serve as buffers. 6. Open space areas should not be considered as a reserve for , non-open space uses. If an overriding public purpose requires the use of open space land, a comparable replacement site should be provided. , (9) 7. Multiple uses of open space land should be encouraged, provided that the uses are compatible and adequate area is provided for each function. B. Open space which is used to preserve views should be retained. D. WILDLIFE HABITAT OBJECTIVE: Wildlife habitats should be designated, preserved and enhanced. ' L0 E. VEGETATION OBJECTIVE: To preserve scenic beauty, prevent erosion, protect against floods and landslides, minimize air pollution, and reduce c0 storm drainage system costs. U C v POLICIES: N i. Desirable natural vegetation should be retained wherever possible. 2. In unique and/or fragile areas, desirable natural vegetation should be retained or enhanced. ' 3. Healthy trees should be retained where possible. ' F. RESOURCES OBJECTIVE: Natural resources and areas having scientific or educational value should be identified and preserved. ' G. SURFACE DRAINAGE OBJECTIVE: To remove harmful materials and sediments, replenish ground water resources, and minimize erosion and floods, surface drainage should be controlled. ' POLICIES: 1. Storm waters should be retained on-site and then released at a natural rate and quality. The City's storm drainage system should be designed to incorporate natural drainage features. ' 2. PrecipiLation should be returned to the soil at natural rates near where it falls. 3. Development should be designed to facilitate percolation and to ' minimize impermeable surfaces. 4. Development should include appropriate design and/or equipment ' to ensure clean runoff. H. WATERBODIES OBJECTIVE: To minimize flood damage, minimize the need for storm drainage facilities, promote recreational opportunities, protect wildlife habitats, and enhance adjacent uses, natural waterbodies should be preserved. I (10) POLICIES: 1. Public access to publicly-owned areas along waterbodies should be provided. 2. Development should be designed to allow the most compatible and aesthetic use to be placed near the waterbodies. CO C U 3. Development should be designed and constructed to incorporate C\j features of waterbodies. N 1O 4. Development should be oriented towards waterbodies. CO 5. Selected marshes, bogs and swamps should be preserved and enhanced. I. FLOOD PLAINS OBJECTIVE: To protect life and property and provide open space, flood plains should be preserved and enhanced. POLICIES: 1. Land uses within flood plains should be limited to those not harmed by flooding. 2. Land uses should not cause backwater or increase the velocity of water. 3. Fills should be allowed only when alternatives of design and location are not available. 4. Development should be designed to keep harmful substances from flood water. J. MARSHES, BOGS, AND SWAMPS OBJECTIVE: Selected marshes, bogs, and swamps should be preserved and enhanced for water retention, wildlife habitat, and open space. K. WATERSHED OBJECTIVE: To preserve and enhance water quality and quantity, watersheds should be protected. POLICIES: 1. Sewers should be provided in inhabited watershed drainage basins,. L. SLOPES OBJECTIVE: To protect life, property, soils, and waterbodies, t slopes should be selectively developed. POLICIES: 1. Slopes should be developed in accordance with sound engineering practices. 2. Slide areas or potential slide areas should be identified and should v not be developed. toPed. (11) 1 3. Development on slopes should be parallel with natural contours. M. SOILS OBJECTIVE: Development should be harmonious with the soils. POLICIES: 1. Prime agricultural soils should be preserved. L� Cn 2. Structures should be built only on soils with adequate load-bearing capacity including structural design adequate to accommodate D Cexisting soil conditions. D � II. ECONOMIC GOAL: TO PROMOTE A SOUND, DIVERSIFIED ECONOMIC BASE. A. FISCAL BALANCE OBJECTIVE: Activities that provide a favorable fiscal balance between municipal costs and revenue should be encouraged. POLICIES: ' 1. Activities must minimize pollution, thereby protecting the public interest, welfare, health and safety, and the City's image. ' 2. Activities should not overextend public facilities or services. 3. Activities with a favorable ratio of cost of public services to potential revenues should be encouraged. 4. The City should establish a taxing and utility rate policy that is ' attractive and competitive. B. EMPLOYMENT OBJECTIVE: Activities that provide for a stable work force should be encouraged. POLICIES: 1. Diversification of industry should be encouraged. 2. A wide range of employment opportunities should be provided. 3. Balanced industrial and commercial growth should be encouraged. III. URBAN DESIGN GOAL: TO PROMOTE AESTHETIC AND FUNCTIONAL HARMONY AND TO PROVIDE A PROPER BALANCE OF RESIDENTIAL, COMMERCIAL AND INDUSTRIAL AREAS. A. LAND DEVELOPMENT OBJECTIVE: Growth and development should occur in a timely and logical progression of the existing urban area to maximize the use of existing services. (12) POLICIES: 1. To minimize the necessity for redevelopment, premature development should only be allowed where it can be shown to be compatible with future uses in the vicinity. [n 2. Development beyond the urban fringe should only be allowed where 00 it is a consistent extension of urban services. C 3. Vacant land surrounded by developed land should be given priority CD Nfor development. CD 4. Land where adequate public utilities are available should be given pp priority for development. 5. A balance of residential, commercial, and industrial areas should be achieved. 6. The upgrading and/or redevelopment of marginal areas should be encouraged. 7. The City should identify its sphere of influence. 8. Annexations should have logical boundaries. 9. To reduce processing time and effort and provide for efficient. use of existing public facilities, large annexations should be encouraged. 10. Annexations that are economically advantageous should be encouraged. 11. Development requirements should be definite and reasonable. B. DISTRICTS OBJECTIVE: Districts should be identified and their integrity ' preserved. POLICIES• 1. Districts should have an efficient and functional relationship between various land uses. 2. Declining areas should be rehabilitated. ' 3. Boundaries of districts should be buffered by uses compatible with each district. 4. Transitional areas should be converted from one use to another as soon as possible, with new uses designed to be compatible with existing uses of the district. 5. Districts should project a favorable image. 6. Each district should be encouraged to have its own identity. (13) 7. A landscape theme for each district should be encouraged. ' B. Development should be harmonious both in intensity and architectural design within a district. ' C. LANDSCAPE OBJECTIVE: Landscaping should be used for buffering, In screening less attractive activities, and minimizing detrimental impact between uses. CO0 G CD POLICIES: v N 1. Landscaping which enhances the primary design should be placed CD around all structures, in the interior of parking lots, and along the CO periphery of the site. 2. Refuse and/or other unsightly areas should be screened and landscaped. ' 3. Landscaping which is suitable for screening and buffering should be provided between use areas. 4. Transportation corridors and facilities should be landscaped. ' 5. To provide continuity adjacent owners should be encouraged to landscape and maintain planting strips and portions of unimproved public rights-of-way. 6. Areas with a common theme or design should be encouraged to adopt a landscape theme. 7. All developed property should be appropriately landscaped. D. LANDSCAPING i�ESIGN AND MAINTENANCE OBJECTIVES: Landscaping should be designed and maintained to produce a desirable effect and to promote safety. POLICIES: ' 1. Use of qualified designers should be encouraged. 2. Materials and designs should reflect the function, scale, and type of area being landscaped. t3. An adequate irrigation system should be installed where appropriate. 4. Plant materials should be selected to promote safety and minimize interference with utilities and traffic. 5. Community participation should be encouraged to promote landscaping on public and private land. 1 6. Desirable natural vegetation should be incorporated into the design where appropriate. (14) 7. Low maintenance landscaping should be encouraged. i 8. All landscaping should be well maintained. 9. Landscaping that will improve wildlife habitats should be lf) encouraged. co 10. Landscaping should be compatible with significant natural CD conditions. CEJ N E. SIGNS OBJECTIVE: Signs should be compatible with the site and O Z surrounding area. c POLICIES: 1. Signs should be compatible with the scale and architectural style of development. 2. Landscaping should be installed around signs where appropriate. 3. Traffic hazards should be minimized by proper location and design of signs. 4. Visibility of other signs and/or scenic areas should not be obstructed. IV. RESIDENTIAL GOAL: TO ENCOURAGE SUITABLE HOUSING AND LIVING ENVIRONMENTS. A. NEIGHBORHOODS OBJECTIVE: Sound, viable neighborhoods should be created and/or maintained; and declining neighborhoods should be revitalized. POLICIES: 1. Housing densities and types to suit a variety of family sizes, age groups, life styles, and income levels should be encouraged. 2. All residents should have an equal opportunity to obtain sound housing. 3. Views should be maintained or enhanced. 4. Incompatible uses should be gradually eliminated. 5. Group homes and publicly assisted housing should be dispersed throughout the City. 6. A balance should be sought or maintained between housing and the available access, utilities, and community facilities. 7. Entry into neighborhoods by other than local traffic should be discouraged. ' (15) 8. Adequate access for emergency and service equipment should be required. ' 9. Housing alternatives should encourage a variety of choice in architectural design, physical location, building arrangement, and ' ownership patterns. B. HOUSING QUALITY OBJECTIVE.. Only well designed, constructed, and L0 maintained dwellings should be allowed. Z POLICIES: C; U ' N 1. Substandard dwellings should be rehabilitated or removed. O %�D 2. Design and materials that minimize energy consumption should be encouraged. ' 3. Dwellings should be designed to take advantage of views, site character, and other amenities. ' C. HOUSING DENSITY OBJECTIVE: The density and location of dwellings and mobile homes should take into consideration natural features, the t character of the area, community facilities, utilities, and transportation facilities. POLICIES., ' 1. All dwellings and mobile homes should be connected to the public sanitary sewer system. ' 2. All dwellings and mobile homes should have a full complement of urban utilities, access, and community facilities. ' 3. Multi-family dwellings and mobile home parks should be located near arterial streets to assure adequate access. ' 4. Single family dwellings should be buffered by low density multiple family uses from more intense uses. 4.a Medium and high density single family uses should be considered as ' an alternative to low density multiple family uses in buffering single family areas from more intensive residential or nonresidential zoning. 5. Medium or high density multi-family dwellings should be a buffer .between low density multi-family residential and more intensive uses. 6. To provide for efficiency of access, utilities, and open space, areas ' of high residential density should be geographically concentrated and not spread indiscriminately. 7. The design of multiple family dwelling sites and mobile home parks should achieve the same basic amenities within the development as generally available to single family dwellings. ' B. Multi-family dwellings and mobile home parks should be located near employment and shopping centers. (16) 9. Planned unit developments should be encouraged. 10. Mobile home parks should be designed and constructed to provide for ease of removal and replacement of units. 1.f7 11. Medium and high density single family uses should be located in the C) immediate vicinity of more intensive residential and nonresidential t C: uses and not represent single lots or isolated areas of more U intensive single family residential use. Zoning for higher density Nsingle family uses should be only as extensive as appropriate to provide for a smooth transition between more intensive and less .D intensive uses. In cases where topographic separation or other Co barriers already provide an adequate buffer between a single family area and more intensive uses, medium and high density single family uses are not appropriate adjacent to the single family area. D. IMPACT ON THE AREA OBJECTIVE, Dwellings and mobile home parks should have a minimal impact on the site and be compatible with the surrounding area. POLICIES: r 1. Incompatible uses should not be allowed, but where existing, should be screened from public rights-of-way. 2. Setbacks should be adequate to preserve views, allow maximum exposure to light, maintain air circulation, promote privacy and provide functional areas. 3. Architectural design and construction should be compatible with the site and adjacent areas. 4. The site plan should provide efficient and functional use of land o with attractive design. 5. To retain arterial streets for the primary purpose of traffic movement, access directly to arterials should be minimized, while access from local streets should be encouraged. 6. Screening and setbacks along arterial streets should be more ' extensive than along local streets. 7. Significant natural features should be preserved and incorporated ' into site development. V. COMMERCIAL GOAL: TO PROMOTE ATTRACTIVE, CONVENIENT, VIABLE SYSTEMS OF COMMERCIAL FACILITIES. A. COMMERCIAL AREAS OBJECTIVE: Sound commercial areas should be created and/or maintained and declining areas revitalized. POLICIES: 1. Commercial zoning should only be allowed to the extent of short term needs. 2. In a residential planned unit development, commercial facilities should be limited. ' (17) 3. To improve access, planned clusters of commercial development should be encouraged, and commercial strip areas should be ' discouraged. 4. Commercial areas should be located and designed to minimize travel and congestion and to promote safety. ' U) 5. Sufficient access, circulation, walkways, and off-street parking CO and loading should be provided by commercial developments. ' C CU 6. To minimize traffic congestion, commercial areas should not be located near facilities that require a high degree of safety and ' C) traffic control. I'D 7. Commercial areas should be compatible with adjacent land uses. ' B. Buffers should be placed between commercial and single family uses with higher density single family as an alternative to multiple family uses where either the scale of the commercial development ' or the geographical constraints in the vicinity of the commercial area represent opportunities to locate less intensive residential uses adjacent to the commercial areas. ' 9. A variety of goods and services should be available in each commercial area. ' 10. Various uses within a commercial area should be compatible with each other. ' 11. Joint parking facilities should be encouraged. 12. Individual stores in an area should follow a common design and landscape theme. 13. Adequate access for emergency and service equipment should be required. ' B. COMMERCIAL STRUCTURE AND SITES OBJECTIVE: Commercial structures and sites should be well-designed, constructed, and maintained. ' POLICIES: 1. Structures which minimize energy consumption should be encouraged. 2. Substandard structures should be rehabilitated or removed. ' 3. Structures should be adequately set back and buffered from other uses. 4. Site plan design should provide for efficient and functional use of ' land. ' 5. Developments should be designed and maintained to avoid adverse impacts on adjacent properties. C. NEIGHBORHOOD COMMERCIAL AREAS OBJECTIVE: Neighborhood commercial areas should include only those convenience-type uses which serve the immediate neighborhood. (18) POLICIES: 1. Each neighborhood commercial area should be located at the intersection of two arterials. l_i7 2. In order to maximize the convenience aspect, only one corner of an intersection should be developed for commercial uses. co CD CU 3. Neighborhood commercial areas should be far enough apart so that CIl there is no encroachment on another's service area. N O D. COMMUNITY COMMERCIAL AREAS OBJECTIVE: Community 00 commercial areas should provide a broader variety of uses than neighborhood commercial areas, and be conveniently located to serve several neighborhoods. POLICIES: 1. Each community commercial area should be located at the intersection of two arterials. 2. Community commercial facilities should be concentrated as much as possible. 3. Community commercial areas should be located far enough apart so that there is no encroachment on another's service area. E. DOWNTOWN BUSINESS DISTRICT OBJECTIVE: The downtown business district should be preserved and enhanced to provide the broadest of personal services and retail sales opportunities. POLICIES: 1. Substandard structures should be rehabilitated or removed. 2. Individual businesses within an area should follow a common design 9 and landscape theme. 3. A design advisor committee should be encouraged. 9 Y 9 4. Pedestrian-oriented amenities should be encouraged. 5. Common parking facilities should be built. 6. Direct access from parking lots should be encouraged. 7. To preserve the downtown business district as a vital retail service area, streets within this district should be reserved for shopping traffic and through traffic should be diverted to alternate routes. VI. INDUSTRIAL GOAL: TO PROMOTE THE DEVELOPMENT, MAINTENANCE OR REHABILITATION OF INDUSTRIAL FACILITIES. A. AREAS OBJECTIVE: Viable industrial areas should be created and/or maintained and declining facilities revitalized. ' POLICIES, 1. Industrial areas should be compatible with adjacent land uses. ' (19) 2. Buffers should be placed between industrial districts and other land uses. ' 3. Industrial areas should be located and designed so that access is Lr) convenient to major transportation corridors. 4. To minimize travel and congestion and to promote safety, G industrial areas should be located and designed accordingly. C] CNJ 5. Except for supportive and convenience uses, non-industrial uses C) should be prohibited. 1 co 6. Compatible design and landscape themes should be encouraged. 7. Design advisory committees should be established.. ' 8. Industrial parks should be encouraged. 9. Adequate access for emergency and service equipment should be required. B. STRUCTURES AND SITES OBJECTIVE: Industrial structures and sites ' should be well designed, constructed, and maintained. POLICIES: 1. Structures which minimize energy consumption should be encouraged. ' 2. Substandard structures should be rehabilitated or removed. 3. Adequate setbacks from adjacent residential property should be ' considered. 4. The preservation and enhancement of the views from adjacent residential property should be considered. VII. TRANSPORTATION GOAL: TO PROMOTE A SAFE, EFFICIENT AND BALANCED ' MULTI-MODAL TRANSPORTATION SYSTEM. A. TRANSPORTATION ALTERNATIVES OBJECTIVE: In order to reduce the ' impact of traffic congestion, alternatives to the single occupant automobile should be encouraged. B. FACILITIES OBJECTIVE: Viable transportation facilities should be created and maintained and non-functional ones removed. POLICIES: ' 1. Transportation facilities should be coordinated with other jurisdictions. (20) 2. Transportation modes should be designed to serve existing and anticipated land use, and not vice versa. Ln 3. To create a system of efficient service, transportation should serve CC) to define development patterns while providing effective service. U 4. To achieve safe, convenient and efficient access, driveways should Nbe limited to the minimum number necessary. C� 5. Transportation facilities should be coordinated with and integrated CD into the surrounding land uses. 6. The development of property should provide for public street improvements necessary to serve the site. 7. Rights-of-way should be identified and acquired prior to development of adjacent property. B. Transportation facilities should be upgraded or designed and maintained and provided with the best available safety procedures and services. 9. Extra equipment and storage areas and other less attractive areas should be screened. 10. Specialized transportation for the handicapped should be accommodated. 11. Transportation facilities should be designed to minimize energy consumption. 12. Transportation facilities should be designed and maintained to , minimize transmission of sound. 13. Maximum consideration should be given to aesthetic of i transportation facilities. C. STREETS OBJECTIVE: Streets should be well designed, constructed, and maintained. POLICIES: 1. Through-traffic should be routed around residential, commercial, and industrial areas. 2. The design, scale and location of streets should be appropriate to the area. 3. To maintain arterial streets for the primary purpose of traffic movement, access from abutting property should be minimized. 4. All City streets should be fully improved with a minimum number of curb cuts. i f (21) 5. Arterials should have an adequate right-of-way width to provide for landscaping, curbs and sidewalks. 1 6. Street and utility construction should be coordinated. D. RAILROAD SAFETY OBJECTIVE: Transportation facilities and adjoining LCA uses should not conflict with railroads. CO POLICIES: CD v1. Spur tracks should be located to provide a minimum number of 0 street crossings and to serve a maximum number of sites. 00 2. Where residential property adjoins a railroad, steps should be taken to minimize adverse impacts. 3. Where railroad tracks cross streets, the crossing should be designed to minimize maintenance and insure safety and smoothness of the street surface. 4. Protective barriers and warning devices should be provided on at-grade crossings. ' E. WATER TRANSPORTATION OBJECTIVE: Water transportation for passengers should be encouraged. ' F. AIR TRANSPORTATION OBJECTIVE: Air transportation facilities should be well located, designed, constructed, and maintained. POLICIES: 1. Air transportation within designated corridors should, as an ' alternative to surface transportation, be encouraged. 2. Air transportation facilities should not be expanded or additional facilities constructed unless there is an overriding public need. ' 3. Air transportation facilities should not be constructed or expanded in or near residential areas. 4. Every effort should be made to minimize noise and other nuisances and hazards. G. TERMINALS OBJECTIVE: Terminals and transit stops should be well located, designed, constructed, and maintained. POLICIES: 1. Passenger terminals and stops should be located on arterials and ' should contain all activities on-site. 2. Distribution centers should be located in industrial areas, convenient to freeway interchanges and should contain all activities on-site. 3. Park-n-Ride lots should be strategically located to serve the entire community. (22) H. TRAILS OBJECTIVE: Trails should be well located, designed, constructed, and maintained to form trail systems throughout the City. POLICIES: co U 1. Trails should take advantage of views and amenities. N C\j� 2. Trails should be designed to protect the privacy of adjacent property. 00 3. To improve pedestrian safety, trails should be separated from vehicular traffic. 4. Trails should be constructed to provide user safety including lighting. 5. Selected trails should be designed for the handicapped. 6. Pedestrian trails should be separated from other trails. 7. Bicycle trails should serve both a recreation and transportation function. 8. Large residential developments should be encouraged to construct and maintain trails to connect various streets of the development and community facilities. 9. Trails and bikeways should use utility corridors whenever possible. VIII. UTILITIES GOAL: TO ENSURE AN ADEQUATE SUPPLY AND EQUITABLE DISTRIBUTION OF UTILITY SERVICES. A. GENERAL OBJECTIVE: Utilities should be well planned, located, designed, constructed, and maintained and should be upgraded where necessary. POLICIES: 1. Developers and/or public and private utility agencies should provide a complete utility system appropriate to the development. 2. Utilities should be designed to accommodate anticipated development of an area. 3. In areas where utilities are inadequate, plans and priorities for improving the system should be implemented by the appropriate public and/or private agencies. (23) 4. Trunk utility lines should be installed at the time of urban development in accordance with a plan for the area. Local or service utility lines should be installed only as needed. 5. All new utility lines should be underground. Existing above ground — utilities should be systematically placed underground. All Cunderground projects should be coordinated. Q N6. Underground utility lines should be accessible and grouped. CD 7. Utility buildings and structures should be minimized in residential CO areas. When such location is unavoidable, the site and structure should be designed to blend in with the surroundings. 8. Utility facilities in residential areas should be limited to those ' facilities required for local service. 9. Adverse effects of utilities on adjacent uses should be minimized. B. WATER OBJECTIVE: An adequate water supply and distribution system should be assured. ' POLICIES: 1. An adequate supply of water with sufficient. water pressure and ' flow for fire protection should be provided. 2. Water resources should be managed to assure a continued long-term, high quality supply. ' C. STORM DRAINAGE OBJECTIVE: An adequate storm drainage system which minimizes the impacts on the natural drainage features should be assured. POLICIES: 1. The man-made storm drainage system should incorporate the natural system with appropriate measures to assure safety. ' 2. Polluted water should not be discharged into the storm sewer system. ' 3. New developments should be designed to provide for safe collection and discharge of runoff. D. SANITARY SEWERS OBJECTIVE: An adequate sanitary sewer system should be provided. POLICIES: 1. All development should be connected to a sanitary sewer system. (24) E. REFUSE OBJECTIVE: An adequate refuse collection and disposal system 10 should be assured. co POLICIES: U 1. Recycling should be encouraged. CV F. ENERGY OBJECTIVE: An adequate energy supply and distribution system should be assured. POLICIES: 1. The conservation of energy should be encouraged. G. COMMUNICATIONS OBJECTIVE: Adequate communications systems should be assured. IX. COMMUNITY FACILITIES GOAL: TO PROVIDE A BROAD RANGE OF COMMUNITY FACILITIES AND SERVICES. A. FACILITIES OBJECTIVE: Community facilities should be located, designed, constructed, and maintained to provide adequate and equitable service to all residents. POLICIES: 1. Coordination of community facilities with other public and private agencies should be encouraged. 2. Community facilities should be located and designed for maximum flexibility and utility and to encourage a variety of uses. 3. Location of community facilities should be convenient and safe with access to an arterial where appropriate. 4. Sites selected for community facilities should be adequate for present and future needs. 5. Community facilities should minimize adverse effects on adjacent uses and enhance their immediate areas. 6. The location and design of community facilities should recognize the special needs of the handicapped and of various age groups. 7. Specialized community facilities should locate in areas readily accessible to persons being served. 8. Compatible community facilities should be located together., (25) B. PUBLIC SAFETY BUILDINGS OBJECTIVE: Public safety buildings should be located to serve the City adequately and efficiently. POLICIES: ' 1. The location and design should allow easy and quick access to service. cc 2. Location and design should maximize efficiency and cost C) effectiveness of equipment and personnel. cv N C. LIBRARY OBJECTIVE: Libraries should be located to serve residents ' efficiently. COID D. PARKS OBJECTIVE: Parks should be located, designed, constructed, maintained and preserved to provide for both active and passive recreation. POLICIES: 1. Large residential developments should include parks. 2. Small residential developments should participate in the acquisition and development of neighborhood play areas. 3. Multiple family developments should provide for on-site recreational activities. 4. Residents should be encouraged to participate in the development and maintenance of neighborhood parks and playlots. 5. Joint use and design of school and park facilities should be encouraged to maximize use of recreational facilities. ' E. HERITAGE OBJECTIVE: The City's cultural and historical heritage should be preserved. POLICIES: 1. Archaeological and historical sites and buildings should be ' recognized and preserved where practicable. F. SCHOOLS OBJECTIVE: Schools should be located to serve the residents ' efficiently. POLICIES: 1. Large residential development should make provision for school sites. ' 2. Location and design should allow safe and convenient access. 3. Location and design should maximize efficiency and cost ' effectiveness of equipment, facilities, and personnel. (26) 4. Year-round utilization of school facilities by the entire community for education and recreational activities should be encouraged. G. HEALTH CARE FACILITIES OBJECTIVE: Adequate health care and social _Lr) services should be available. co C D POLICIES: CV1. Hospitals should be located and designed to serve the residents O efficiently. 2. Health care and social services should be coordinated with other agencies. 3. A viable emergency health service should be maintained. 4. Day care facilities should be available. H. CHURCHES OBJECTIVE: Churches and other places of worship should be well designed, constructed, and maintained and located to provide suitable access and minimize intrusion into residential areas. POLICIES: 1. Churches should be located on arterial streets. 2. Churches located in residential areas should be designed with adequate setbacks, landscaping and other buffers. 3. Churches located in residential areas should be of a size and intensity similar to the adjoining residential use. 4. Sufficient access, circulation, walkways, and off-street parking and loading should be provided by churches. ' X. GOVERNMENTAL GOAL: TO ENCOURAGE COST EFFECTIVE GOVERNMENTAL PROGRAMS THROUGH COOPERATIVE EFFORTS OF PUBLIC AGENCIES. A. GOVERNMENTAL COORDINATION OBJECTIVE: Cooperation among ' governments should be encouraged. POLICIES: 1. Duplication of services and facilities among the various ' governments should be discouraged. 2. Joint use of facilities should be encouraged where practicable. 3. Assumption of special taxing districts should be encouraged, when it would be in the best interest of both the City and the residents of the district. I (27) • COMPREHENSIVE PLAN LAND USE DESCRIPTIONS The following descriptions define the land uses and intensities that are appropriate within areas designated in the Land Use Element of the Renton Comprehensive Plan. ' Single Family Residential An area intended for detached single family dwelling units--not exceeding a density of six (6) dwelling units per gross acre--and related compatible low density uses. Under special conditions, such as planned unit developments, other building CD types may be appropriate. ' CEJ 0 Single family dwelling units up to a density of eight (8) dwelling units per gross CD acre may be appropriate adjoining more intensive residential or nonresidential 00 uses. Detached single family dwellings or the utilization of clustering, zero lot line, common wall, or other contemporary construction and design techniques may be appropriate in these areas. ' Low Density Multi-Family Residential ' An area intended for attached single family dwelling units, townhouses, mobile home parks and two-family dwellings - ranging in density from six (6) to fifteen (15) units per gross acre -- and related compatible uses. ' Medium Density Multi-Family Residential ' An area intended for medium scale multiple family residential uses, such as apartments, townhouses and condominiums, ranging in density from twelve (12) to thirty (30) dwelling units per gross acre. Compatible non-commercial uses of similar scale are also appropriate under special conditions. High Density Multi-Family Residential An area intended for intensive multiple family residential development at densities ranging from twenty-five (25) to fifty (50) dwelling units per gross acre. Allowable ' height, lot coverage and bulk are greater than that permitted in other residential areas. Compatible non-commercial uses of similar scale are also appropriate under special conditions. Commercial ' An area intended for retail activities, shopping centers, office uses, personal and professional service activities, non-industrial wholesale, mixed commercial/residential uses, and similar compatible uses. The intensity and scale of commercial uses permitted in the Central Business District, adjacent to major ' arterials and near other non-residential uses should be greater than the scale of commercial activity permitted near more sensitive land uses. (28) Office/Office Park An area intended for a broad range of commercial, professional or administrative L0 offices. Office Park developments should be situated in a park-like or campus setting and should be characterized by a high degree of architectural compatibility Gwith their sites, major setbacks from public streets and adjacent uses, a minimum fD of 20% of the sites in landscaped open space, and integration of significant natural Nelements into the site designs. Accessory retail and service activities consistent O with an office setting are also appropriate. CO Manufacturing Park An area intended for light industrial uses and certain compatible heavy industrial and commercial uses located in a park-like setting of high operational and environmorital standards. Manufacturing park developments should be characterized by adequate setbacks, landscaping, design standards, wildlife habitat and open space, and minimum impacts from noise, glare, traffic, air and water pollution, and safety hazards. Manufacturing Park/Multiple Option An area intended for a broad range of choice in industrial, service commercial and office uses. The Manufacturing Park/Multiple Option designation is intended primarily for light industrial uses with certain compatible heavy industrial, commercial and office uses located in a park-like setting of high operational and environmental standards. However, in certain locations, a different mix of industrial, service and office uses is appropriate because of site characteristics such as access, natural features, and surrounding uses. The purpose of the Manufacturing Park/Multiple Option designation is to provide for the broadest possible range of uses in areas designated and mapped simply as Manufacturing Park/Multiple Option. In areas with special site characteristics, a suffix may be added to further refine the types of allowable uses. These areas should be indicated on the Land Use Element Map and described in written policies. Development in all Manufacturing Park/Multiple Option areas should be characterized by adequate setbacks, landscaping, design standards, wildlife habitat and open space, and minimum impacts from noise, glare, traffic, air and water pollution, and safety hazards. Light Industry An area intended for small and medium scale industrial activities such as technological research, fabrication and processing of products, assembly or repair of products and the handling, shipment and storage of goods. Light industrial uses generally do not include primary preparation of products from raw materials. Small to medium scale office and business uses are also appropriate. I t (29) i ' Heavy Industry An area int.e-nded for industrial uses such as manufacturing, assembly and processing of products, bulk handling of goods, large amounts of storage or warehousing, heavy trucking, or other industrial activities that, because of noise, odors, air pollution, safety considerations or size, are not compatible with residential, commercial or light industrial uses. However, all permissible heavy LO industrial uses must meet minimum community standards for environmental compatibility. 00 ' C U N Public/Quasi-Public CD �D An area intended for publicly owned and certain privately owned uses, including CO utilities, hospitals, other health care facilities, churches, clubs, schools, non-profit institutions, airports and government buildings. Major public facilities typically attract an array of subordinate or complementary uses which may be accommodated under appropriate special conditions. Recreation An area intended for active or passive recreational activity or other leisure time pursuits. ' Greenbelt An area intended for open space, recreation, very low density residential uses ' (generally at a density of less than one unit per gross acre), agriculture or other compatible low intensity use. Greenbelt areas are characterized by severe topographic, ground water, slope instability, soil or other physical limitations that make the areas unsuitable for intensive development. Provisions for public enjoyment of greenbelt areas are encouraged; however, greenbelt designations do not imply the right of public access. i (30) ' • GREENBELT POLICIES ' Steep Slope Areas: As a general rule, areas with slopes that average 25% or more should be designated as greenbelts. Development should be prohibited on slopes greater than 40%. In greenbelt areas with less than 40% slope, scattered single family development (at densities of one unit per acre or less) may be allowed -- CO although clustering should be encouraged. In some cases higher residential densities may be allowed -- if utilities and access are available -- provided that at C least 75% of the site remains in open space, that slopes are undisturbed and that fdevelopment is clustered. co CO Physical Hazards: Areas with identified severe landslide hazard should be designated as greenbelts. Areas where other hazards are anticipated -- erosion, ' seismic, flood, coal mine subsidence -- should also be considered for greenbelt designation. Greenbelts established upon these criteria should be developed only with great caution and development should be based on sound engineering and technical knowledge. As a general rule, development should not increase the risk of hazard either on or off site. Development that is compatible with the underlying zoning, with the degree of hazard and with surrounding uses may be allowed, provided that at least 75% of the site remains in a natural state. Where detailed technical information is provided illustrating that development can be safely accommodated, additional areas may be utilized for intensive development consistent with other greenbelt criteria (e.g., steep slope). Utility Easements and Rights-of-way: Major electricity, water and gas ' transmission line easements and rights-of-way located outside of Renton's downtown/industrialized area should be designated as greenbelts. These linear features function as visual open spaces that break up surrounding land uses. A limited number of other low intensity uses may be permitted within utility ' greenbelts. These include agriculture; residential open space; recreational activities and facilities; parking associated with adjoining land uses - provided that no more than 25% of the greenbelt area is covered with impervious surfaces; production of natural resources -- provided that the area is rehabilitated consistent with the greenbelt definition; roadways and streets -- provided that any public street aligned parallel with the greenbelt should be developed as a ' boulevard. No structures should be developed within utility greenbelts, with the exception of recreational structures and utility structures associated with the easement or right-of-way. To the extent that natural vegetation is compatible with utility uses, the undeveloped portions of designated greenbelts should be , maintained in an undisturbed condition. Other Greenbelts: Wetlands, stream corridors, flood control works and valuable , open space areas should also be considered for greenbelt designation. Implementing policies to evaluate wetlands and stream corridors for greenbelt status and for appropriate development limitations should be developed. ' Valley Plan (31) • AREA SPECIFIC POLICIES 1 I. GREEN RIVER VALLEY POLICY PLAN ' A. AREA DESCRIPTION: The Valley Planning Area is a developing area of industrial, commercial, and office uses, similar in character to urbanized areas throughout the Green River Valley. The ' co planning area (referred to as"the Valley") is that portion of the Green River Valley C) which is a part of the City of Renton or tributary to Renton. The boundaries of this C\1 area are generally the Green River on the west, S.W. 43rd Street on the south, the ' 0 base of Talbot Hill to the east, and the Burlington Northern railroad tracks on the CD north. 00 B. GOALS: GENERAL AREA GOAL: 1 The Valley Planning Area should be developed with a diversity of high quality industrial, commercial, and office uses. The Valley should be the principal growth area for these uses within the City of Renton. Development within the Valley should be compatible with the availability of services and transportation and with the environmental obJectives of the City of Renton. ' LAND USE GOAL.: To promote development of the Valley in a diversity of high quality industrial uses, together with commercial and office uses. ' ECOMONIC GOAL: To promote land development: and commerce that will enhance a stable, diversified economic base for residents, employees, and businesses in the City of Renton. ENVIRONMENTAL GOAL: To ensure that development of the Valley is harmonious with the natural environmental setting, while minimizing pollution and other adverse environmental impacts. URBAN DESIGN GOAL: To promote a functional and aesthetic balance among industrial, commercial, office, ' recreation, and other uses in the Valley through appropriate design standards and a logical land use pattern. Valley Plan ' (32) Ll) TRANSPORTATION GOAL: CO To promote efficient transportation within the Valley and adequate access to and Ufrom the Valley Planning Area. i cv N CD URBAN SERVICES GOAL: ' CO To promote the adequate provision of utility services (including storm drainage control), community facilities, and recreational opportunities in the Valley. , I � i tValley Plan 33 C. POLICIES: ' 1. ECONOMICS Rationale: ' Because (1) a healthy local economy benefits all segments of the Renton community; (2) new industrial and commercial development creates jobs and enhances the tax s� base; (3) a diversified industrial and business environment protects against economic p instability; (4) certain types of industry and business produce a more favorable ' C balance of public revenues and costs; (5) substantial land area suitable for industrial CD and business growth currently, exists in the Valley; and (6) safe and non-polluting industry provides a quality working environment and a positive image for the community; therefore, the following policies should be pursued. Policies• i • The City should encourage high quality development on vacant filled land in the Valley to enhance the City's tax base. ' • Urban activities that provide a quality working environment for employees should be encouraged. ' • A diversity of industrial, commercial and office uses should be encouraged to provide stability to the economy of the Valley and to municipal revenues and to provide a wide range of employment opportunities. ' • Activities with a favorable ratio of municipal revenues to costs should be encouraged. • Activities that minimize pollution, or otherwise protect public health, safety and welfare, should be encouraged. • A major portion of future industrial and office growth in the City of Renton should be directed toward the Valley Planning Area. • Development that takes advantage of, and retains, natural features in the Valley ' -- including wetlands -- should be encouraged. Valley Plan (34) 2. LAND DEVELOPMENT Rationale: � Because (1) the Valley contains large areas suitable for industrial, commercial and `J office uses; (2) over 500 acres of this land is currently filled and vacant; (3) each increment of additional landfill further reduces the natural flood storage potential n of the Valley and raises flood levels; (4) scattered development is more difficult to serve with utilities and transportation; and (5) zoning designations that conflict with QO the Comprehensive Plan may create undesirable land use incompatibilities; therefore, the following policies should be pursued. Policies: • Development should occur in a logical, systematic manner to minimize the occurrence of scattered blocks of vacant, filled land. • The City should encourage development of vacant lands currently filled and zoned for urban uses before allowing significant additional landfill in the Valley. • Land within the Valley should be zoned in accordance with the Comprehensive Plan to promote orderly development. Valley Plan (35) ' 3. URBAN DESIGN Rationale: Because (1) good design of industrial and commercial buildings and sites makes urban development more functional and attractive, improves business and enhances the ' community's image; (2) site layout, building setbacks, access, building scale, landscaping, screening, and parking and loading arrangement are: important elements of design; (3) establishing general standards for these elements and professional CC) review of site plans helps ensure proper design; (4) certain elements of design -- U such as building styles, exterior treatments and colors -- are best guided through CV cooperation with land developers; (5) the compatibility of adjacent uses is important Oin preventing conflicts of access, scale, aesthetics, and potential health concerns; ' (6) the current Manufacturing Park and Bulk Storage regulations set standards for CO designs and limit pollution-causing uses; (7) large scale planned developments, with adequate setbacks and design standards, successfully achieve the compatibility and ' design goals of the Valley; (8) on-site landscaping is an invaluable component of site design; and (9) natural landscaping materials and larger, concentrated landscaped areas provide valuable wildlife habitat; therefore, the following policies should be pursued. Policies: ' • Development standards that ensure high quality development and encourage compatibility of adjacent uses should be established for industrial, commercial and office uses. • Building setbacks, landscaping requirements and other site plan criteria should be consistent throughout the Valley Planning Area. ' • The City should encourage the establishment of a design review process in the Valley. • Site plan review should be required for development in the Valley. • Manufacturing park and bulk storage standards should provide a guide for the types of non-polluting uses encouraged in the Valley. • Incompatible industrial and commercial uses should be discouraged. ' • Industrial park or business park development -- as opposed to single, unrelated uses -- should be encouraged. ' • Land uses in the Valley should be located so as to provide a harmonious mix. • Design standards or restrictive covenants executed between property owners and ' subsequent tenants or purchasers should be encouraged. • A recommended landscape theme and plant list, including native plants, should ' be established. Valley Plan (36) • Ample landscaping should be provided throughout a developed site, including along property lines, to provide a pleasant environment, minimize the impact of development, and enhance the visual experience from adjacent properties, LO including hillsides. CO • In addition, landscaped buffers should be established adjacent to public J rights-of-way, between areas of incompatible land use, and along water channels and wildlife habitats. CV U • Parking and loading areas should be adequately screened and landscaped. 10 • The additional 2% natural landscaping required for developed sites in the Valley by the Soil Conservation Service Environmental Mitigation Agreement should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. • The design, placement and size of signs should be compatible with high quality development. Additional advertising billboards shall be prohibited in the Valley. r r 1 Valley Plan (37) ' 4. STORM DRAINAGE/FLOOD CONTROL _Rationale: Because (1) there is a decided potential for serious interior flooding in the Valley ' when the Green River is at flood stage; (2) significant damage to buildings, property, roadways and utilities could result from flood events; (3) recent and future landfill in the Valley displaces existing natural flood storage and increases the potential for damage on other sites; (4) natural flood storage can be protected by excavation of a CO compensating volume of land or by preserving natural lowlands; (5) the Soil C CU Conservation Service's East Side Watershed Project has been the accepted flood (N control plan for the Valley for more than 20 years; (6) the East Side Project remains the most feasible method of reaching a flood control solution in the Valley; (7) the Dhigh local financial costs of the East Side Project require an incremental approach to GO land acquisition .and other local expenditures; (8) the East Side Project must be ' augmented by lateral drainage features and on-site flood proofing for a complete storm drainage system; (9) two large detention basins are an integral part of the East Side Project and of the required wildlife habitat mitigation; and (10) guaranteed future pumping releases from the East Side Project to the Green River are linked to 1 improvements in river levees and operating agreements between local jurisdictions and federal agencies; therefore, the following policies should be pursued. Policies: • The East Side Watershed Project should be completed in an incremental fashion as the most promising method of accomplishing large scale flood control in the ' Valley. • A management agreement involving all affected parties -- Renton, Kent, ' Tukwila, Auburn, King County, state and federal agencies --- and guaranteeing a firm outlet capacity for Springbrook Creek/Black River should be developed and adopted for the Green River. ' • Participation of the Soil Conservation Service in the P-1 Channel project should be maintained if feasible. ' • New development -- rezones, plats, site approvals, building permits -- adjacent to the P-1 Channel should be required to dedicate right-of-way for the project. ' • The alignment of the P-1 Channel, detention basins and wetlands mitigation as indicated on the S.C.S. Land Rights Work Map, the P--1 and P-9 Channels Vicinity Map and the Environmental Mitigation Agreement should be established as the official location of the regional flood control improvements. Changes in such alignment should be made only for compelling engineering, environmental, or public financial reasons so that property owners and the public will be fully aware of project plans. • If the East Side Watershed Project or other large scale flood control system is not completed in a timely manner, this plan and the existing zoning for the Valley should be reviewed to determine if further intensive development should be permitted. r Valley Plan r (38) • New development throughout the Valley should provide on-site and lateral storm r drainage as part of the overall storm drainage plan for the Valley. L0 • Development regulations and flood control solutions should involve properties r co throughout the Black River/Springbrook Creek basin -- including upland areas. C N • The Panther Creek Wetland should be publicly acquired as an essential element 0 in the East Side Watershed Project. .D CO • The Environmental Mitigation Agreement -- involving the Soil Conservation Service and local sponsors (Renton, Kent, Tukwila, and King County) -- of the East Side Watershed Project should be implemented in phase with developing the P-1 Channel system. • The Flood Hazard Ordinance should be administered on the basis of requiring compensating storage -- either on-site or within the P-1 Channel alignment -- for new development or landfill below the base flood elevations of the revised r Flood Hazard maps. r rl r ! r ' r r 1 1 1 r r r Valley Plan (39) ' S. TRANSPORTATION ' Rationale: Because (1) transportation access to the Valley is critical to business and to the lt) public; (2) limited access has contributed to the lack of development in some Valley ' -- locations; (3) many of the traffic problems occur around the perimeter of the Valley CO Planning Area or on through-routes; (4) the most congested corridors -- I-405, S.W. U 43 Street, Valley Freeway, West Valley Highway, Grady Way -- primarily carry ' OQ traffic that traverses but does not stop in the Valley; (5) there is a lack of alternative routes from Renton and the Soos Creek Plateau westward across the Valley to ,p Tukwila and I-5; (6) improvements to Grady Way, Monster Road, Oaksdale Avenue ' CO and Lind Avenue would improve access and offer some relief for through-traffic; (7) transportation safety is a major concern for railroad crossings, access points, bicycle traffic, and pedestrian movements; (8) the local transportation impacts of development can be mitigated by equitable distribution of the costs of improvements; ' and (9) as development intensifies in the Valley, opportunities for alternative transportation modes may become available; *herefore, the following policies should be pursued. ' Policies: • Improved access from SIR-167 and West. Valley Highway into and out of the ' Valley Planning Area should be provided. • An additional interchange to connect SR 167 with the mid-Valley area should be developed at approximately S.W. 27th Street. • The interchange of SR-167 at S.W. 43rd Street should be improved to ' accommodate more efficient access to the Valley Planning Area. • In conjunction with the State of Washington Transportation Department, an off-ramp should be provided from northbound I-405 to East Valley Road near ' SR-167. • Additional peak hour capacity should be developed for I-405 and SR-167 through a combination of transportation management measures and roadway improvements. • Grady Way should be improved as a major arterial, including an improved connection to Southcenter Parkway. • Throughout the Grady Way corridor, from Rainier Avenue to West Valley Road, the primary access for individual uses should be oriented toward secondary streets rather than directly onto Grady Way. ' • The Lind Avenue bridge over I-405 should be widened or replaced and should include pedestrian access. ' • Oaksdale Avenue should eventually become the major north-south arterial in the Valley, connecting with S.W. 7th Street and ultimately to SR-900 (Empire Way). Valley Plan (40) • The alignment and design of Monster Road should be improved to provide an In efficient connection between the Valley and Empire Way. • The City should work with Kent, Tukwila and King County to reduce the impacts CD U of through traffic on S.W. 43rd Street and to provide additional east-west routes N through the Valley. C) • An additional cross-valley route -- connecting I-S with the Soos Creek Plateau `D -- should be created south of S.W. 43rd Street. °° r • S.W. 27th Street should be connected to West Valley Highway at Strander Boulevard. • The number of access points on individual sites should be minimized. • Along arterial routes, direct access to individual sites should occur only when alternate access via secondary streets is unavailable. • At-grade railroad crossings should be minimized and should be designed with safety as the primary consideration. • All parking, servicing, loading and unloading of vehicles should be only on-site:. • A system of bicycle/pedestrian trails separate from the street system and a system of marked bicycle routes should be established. • Provision for pedestrians should be provided throughout the system of streets in the Valley. • New development should help finance off-site street and traffic control improvements in proportion to the additional traffic impacts created. • Alternatives to single-occupant vehicles should be encouraged -- especially in high employment areas of the Valley -- as development density increases. • Developers should be encouraged to develop HOV (High Occupancy Vehicle) and transit usage incentives for large developments and for concentrations of high employment. r Valley Plan (41) ' 6. UTILITIES ' Rationale: In Because (1) adequate utilities -- such as water, sanitary sewer, storm sewer, electricity, natural gas -- are: necessary for safe, functional urban development; (2) ' OD well planned utilities are cost-effective, efficient and easier to maintain; and (3) J placing utilities underground contributes to the positive visual image of an -V industrial/commercial area; therefore, the following policies should be pursued. ' N CD Policies: •-D 0 • Development within the Valley should be served by adequate utilities. • New development should provide for utility extensions to service itself. ' • All utilities should be placed underground. • Sites and buildings should be designed to maximize energy conservation. • Utilities should be designed to accommodate the maximum level of development anticipated in the Valley. ' 7. OPEN SPACE/GF:EENBELT ' Rationale: Because (1) some areas of the Valley possess qualities that are unsuitable for most ' urban development such as poor soils, high water table and stream banks; (2) these areas perform vital functions for storm drainage control and open space, which can be protected by greenbelt designation; (3) other features of the Valley form linear corridors of relatively undeveloped open space:; and (4) greenbelt designation does not ' imply public access or ownership but does recognize and help conserve the public benefits of such open space; therefore, the following policies should be pursued. ' Policies: • Flood control alignments, regional detention basins, major rights-of-way ' including major railroad corridors, and areas with severe development limitations such as natural drainage features and designated wetlands -- should be greenbelts in the Land Use Element. ' • The East Side Project channel alignments should be designated as greenbelts. • Panther Creek Wetland and the steep hillsides to the east should be designated as 1 greenbelt. • Springbrook Creek, where it maintains an alignment separate from the P-1 Channel, should be designated a greenbelt. • Greenbelts should be utilized for open space, recreation, flood control, wildlife habitat and other low intensity uses. I' Valley Plan (42) 8. WETLAND/WILDLIFE HABITAT/FLOODPLAIN Rationale: C Because (1) the undeveloped environment of the Vally is dominated by wetlands -- marshes, bogs, swamps; (2) these wetlands and other parts of the Green River CD floodplain provide essential habitat for numerous forms of wildlife -- especially girds O and small mammals; (3) wetlands also are valuable as natural flood storage areas, as C) pollution filters, as open space, and as educational resources; (4) most of the wetlands co and wildlife habitat of the Valley have been converted to urban development; (5) protection of some of the remaining wetland areas would provide mitigation for habitat loss; (6) the City currently owns a 20 acre wetland parcel for "wetland, wildlife habitat, open space or greenbelt purposes"; and (7) the wildlife habitat value of undeveloped areas may be enhanced by proper management and planning; therefore, the following policies should be pursued. Policies: , • Wherever feasible, unique natural features should be incorporated into developmental plans to preserve the character of the Valley. • Remaining wildlife habitat in the Valley should be preserved or its loss should be mitigated. , • Areas that provide wildlife habitat, such as designated wetland greenbelts and stream corridors, should be large enough to provide suitable cover for wildlife , and buffering from adjacent uses. • The City's 1981 Wetlands Study should be used as a basis for establishing the priority of wetlands for acquisition and/or protection. • As promptly as feasible, the Panther Creek Wetland should be acquired and enhanced for wildlife habitat as mitigation for the East Side Project and for the loss of other wetlands in the Valley. • A substantial portion of the Black River Riparian Forest should be preserved in its natural state as a unique remnant of the Valley flora. r • All City-owned wetlands and natural areas should be managed for wildlife habitat until such time as the City may decide that public benefit would be served by acquisition of other lands of equal or greater wetland value. • Whenever feasible, retention of natural wetlands should be pursued as an A alternative to structural flood control measures. • The small hill west of Monster Road near the METRO Treatment Plant is a unique natural feature that should be preserved and integrated into site plans as an amenity when the surrounding area is developed. Valley Plan (43) 9. RESIDENTIAL USE Rationale: Because (1) residential uses are limited to small areas in the Valley; (2) services for CC) residential neighborhoods -- such as shopping, parks, public facilities -- are not ' readily available in the Valley; (3) there is a need for housing, especially seasonal CU housing, near Longacres Race Track; (4) there are a few homes remaining in the area CV between S.W. Grady Way and I-405, but these are isolated and, in some cases, ' D deteriorating; and (5) this area is converting steadily to commercial, industrial and I'D office uses so that a residential neighborhood is no longer viable; therefore, the following policies should be pursued. Policies: • Limited residential opportunities tributary to Longacres should be permitted by conditional use. • Residential uses between S.W. Grady Way and I-405 should be encouraged to convert to more intensive uses. ' 10. COMMUNITY FACILITIES Rationale: ' Because (1) there are few community facilities located in the Valley at present; (2) increasing high value development and growing employment create the need for certain types of community facilities; (3) careful planning is necessary to assure that ' facilities are provided as they are needed; (4) the need for a fire station to serve future development in the Valley has been identified; therefore, the following policies should be pursued. 1 Policies: • The City should closely monitor fire protection needs in the Valley and provide for a new fire station when appropriate. • Community facilities should be provided in phase with the urban development of the Valley. • Plans for other community facilities -- post office, public safety, social and ' health services -- to serve residents and employees in the Valley should be coordinated with the responsible agencies. 1 Valley Plan (44) 11. RECREATION Rationale: Ca C Because (1) recreational activities in the Valley are currently informal and there; are 0few opportunities for active recreation; (2) the number of employees in the Valle, -- N CQ and thus the need for recreation facilities -- is growing; (3) both employers and O public agencies have responsibilities for meeting recreation needs; (4) effective `z planning will preserve future recreational opportunities; (5) the proposed East 'Side 00 Watershed Project presents opportunities for future recreation use; (6) bicycle and pedestrian trails developed through the Valley can be linked with Fort Dent Park, the Interurban Trail, and the Rainier Bike Corridor; and (7) natural areas in the Valley offer significant opportunities for passive recreation and environmental education; therefore, the following policies should be pursued. Policies: • Provision of recreational opportunities should be an integral part of development in the Valley. • Recreational opportunities in the Valley that serve both employees and the ' community should be encouraged. • Firms with large numbers of employees should develop outdoor recreation facilities. • Wherever feasible, greenbelt/openspace/wildlife habitats should be managed to include recreational opportunities as a secondary objective. • The rights-of-way for flood control and drainage features should be designed to permit future recreational use. • A pedestrian/bicycle path system separate from the street system and a system of bicycle routes should be incorporated in the developmental plan for the Valley and should connect with other trails or recreation destinations. • An active park site should be acquired in the Valley and developed as recreational needs warrant. • Acquisition and development of the Interurban Trail from S.W. 43rd Street to Fort Dent Park should be pursued in conjunction with King County and other local jurisdictions. ' Valley Plan (45) 12. GOVERNMENT Rationale: Because (1) many of the problems facing existing and future development in the Valley extend beyond the limits of Renton's jurisdiction; (2) cooperation between ' government agencies increases the chances of reaching solutions and helps avoid conflicts; (3) issues requiring governmental cooperation in the Valley include flood CC) control, management of Green River flows, and transportation; (4) a sizeable area ' C: located east of the railroad tracks is within the corporate limits of the City of U Tukwila but is closely related to the Renton portion of the Valley; and (5) potential N conflicts of land use regulations, utilities and other public services could occur in this O area; therefore, the following policies should be pursued. ID co Policies: ' • The City should work with Tukwila to regulate development in lands east of the railroad tracks and to ensure compatibility with Renton's land use goals. • The City should act in concert with the Soil Conservation Service, Kent, Tukwila and King County to implement the East Side Watershed Project. • The City should cooperate with the other Valley cities and King County to reach ' a Green River Management Agreement. • The City should encourage federal, state, county and local cooperation to ' address through-traffic problems in the Valley. i Valley Plan (46) 13. LAND USE The following policies describe the various land use designations within the Valley Plan area. The descriptions define the type and intensity of land uses appropriate for each designated area. In addition, the land use descriptions are intended for application LO throughout the entire City of Renton. Moreover, the definitions provide guidance for the development and modification of zoning regulations that implement the land use CO designations. O (v Each land use description is followed by specific locational policies that explain where N that land use designation is recommended for the Valley Plan area. In some instances, policies that further delineate the types of appropriate uses are also included. Commercial • An area intended for retail activities, shopping centers, office uses, personal and , professional service activities, non-industrial wholesale, mixed commercial/residential uses, and similar compatible uses. The intensity and scale of commercial uses permitted in the Central Business District, adjacent to major arterials and near other non-residential uses, should be greater than the scale of commercial activity permitted near more sensitive land uses. Locational Policies • Commercial uses are designated in four locations in the Valley. At the extreme southeast corner of the Valley -- north of S.W. 43rd Street and , west of SR 167 -- Commercial is designated. This commercial area should extend west to Lind Avenue S.W. and northeasterly to include all quadrants of the intersection of S.W. 41st Street and East Valley Road. This area should take advantage of the good exposure and access to provide a range of office, business, service and retail uses. • The second Commercial location is the west side of West Valley Highway , from just south of Strander Boulevard to I-405 and the east side up to the Longacres access road. This area should be excellent for office and retail uses, especially as they complement Longacres Racetrack. • The area just north of I-405 and adjacent to West Valley Highway is also Commercial. This location has high visibility and good access. • Longacres Racetrack and the area across S.W. 16th Street from Longacres is designated Commercial. The current zoning of the racetrack complesx is B-1 (Business Use) and the uses occurring in this area are primarily commercial in nature. Valley Plan (47) Light Industry ' • An area intended for small and medium scale industrial activities such as technological research, fabrication and processing of products, assembly or repair of products and the handling, shipment and storage of goods. Light 1 industrial uses generally do not include primary preparation of products from raw co materials. Small to medium scale office and business uses are also appropriate. U Locational Policies � • Light Industry is the land use designation for two areas in the Valley. These are (1) a crescent-shaped area between the METRO Treatment Plan and 1 co I-405 and (2) the east side of West Valley Highway just south of I-405. These areas already are generally developed in light industrial uses, which is the principal rationale; for their designation. Heavy industrial and extensive retail uses are not appropriate. ' Heavy Industry • An area intended for industrial uses such as manufacturing, assembly and processing of products, bulk handling of goods, large amounts of storage or warehousing, heavy trucking, or other industrial activities that, because of noise, odors, air pollution, safty considerations or size, are not compatible with residential, commercial or light industrial uses. However, all permissible heavy industrial uses must meet minimum community standards for environmental compatibility. ' Locational Policies ' • The only area of the Valley designated specifically for Heavy Industry is located between the Green River and the railroad tracks within the City of Tukwila. The character of existing development in this area is primarily heavy industrial. Valley Plan (48) Manufacturing Park/Multiple Option • An area intended for a broad range of choice in industrial, service commercial and office uses. The Manufacturing Park/Multiple Option designation is intended co primarily for light industrial uses with certain compatible heavy industrial, commercial and office uses located in a park-like setting of high operational and 7 environmental standards. However, in certain locations, a different mix of cv CU industrial, service and office uses is appropriate because of site characteristics n such as access, natural features, and surrounding uses. ' �D CtJ The purpose of the Manufacturing Park/Multiple Option designation is to provide for the broadest possible range of uses in areas designated and mapped simply as Manufacturing Park/Multiple Option. In areas with special site characteristics, a suffix may be added to further refine the types of allowable uses. These areas should be indicated on the Land Use Element Map and described in written policies. Development in all Manufacturing Park/Multiple Option areas should be characterized by adequate setbacks, landscaping, design standards, wildlife habitat and open space, and minimum impacts from noise, glare, traffic, ai:• and water pollution, and safety hazards. Locational Policies • The following policies further refine the definition of Manufacturing Park/Multiple Option for specific geographical areas. • The area west of Powell Avenue S.W. and north of S.W. 7th Street between the P-1 channel and the Burlington Northern railroad and generally surrounding the P-1 forebay storage pond should be specifically designated as Manufacturing Park/Multiple Option - Office. The implementation of office and other similar service and light industrial activities in low rise building structures should be encouraged. These small to medium scale office and business park uses should be harmonious with their setting and should take advantage of the amenities offered by the forebay pond and Black River Forest. Large scale warehousing and industrial uses should be discouraged. • The triangular area generally located between S.W. 10th Street and I-405, t from the P-1 Channel to Rainier Avenue (to Lind Avenue north of Grady Way) is designated Manufacturing Park/Multiple Option - Office/Light Industry emphasizing the implementation of office and service uses, with compatible light industrial uses of a similar scale. This geographical area is not recommended for retail uses because of the potential for significant impacts on the traffic circulation system -- especially Grady Way -- as a result of much higher rates of traffic generation for retail uses. Throughout the Grady Way corridor, the primary access for individual uses should be oriented toward secondary streets rather than directly onto Grady Way. • The area between S.W. 16th Street and S.W. 23rd Street and from SR-167 to the P-1 channel should be designated Manufacturing Park/Multiple Option - Office. The area is intended for high quality office and office park uses with significant setbacks and perimeter landscaping. Other industrial, or service uses may be allowed if compatible in design and bulk standards to office/office park uses. Design standards for compatibility should be established within the site plan review regulations. Valley Plan (49) • The area south of L.ongacres Race Track and generally adjacent to the Burlington Northern and Union Pacific rights-of-way is intended to be ' Manufacturing Park/Multiple Option -- Industry. This designation encourages U) utilization of the rail transportation system through the implementation of ;p light and heavy industrial uses requiring rail access. , CD N • The S.W. 43rd Street frontages between Lind Avenue S.W. and the railroad tracks are designated Manufacturing Park/Multiple Option - Office. NImplementation of office and similar service uses is recommended to take ' advantage of the high visibility of this: site and its good access. 00 • The remaining areas designated simply for Manufacturing Park/Multiple 1 Option are intended to provide the opportunity to choose among a wide range of light industrial and compatible heavy industrial, commercial and office uses. ' Public/Quasi-Public • An area intended for publicly owned and certain privately owned uses, including utilities, hospitals, other health care facilities, churches, clubs, schools, non-profit institutions, airports and government buildings. Major public faciities typically attract an array of subordinate or complementary uses which may be ' accommodated under appropriate special conditions. Locational Policies ' • Two areas of the Valley are designated Public/Quasi-Public. These are METRO"s Renton Treatment Plant and a small site east of Lind Avenue S.W. owned by the City of Renton. The latter site is proposed for a future fire ' station or other public use. If this site is not developed for public uses, the land use designation should revert to that of the surrounding area - Manufacturing Park/Multiple Option - Office. Valley Plan (50) Recreation • An area intended for active or passive recreation activity or other leisure time ~— pursuits. CO CDLocational Policies 0J N • Ft. Dent Regional Park, operated by King County, is designated for O I'D Recreation uses. 00 Greenbelt ® An area intended for open space, recreation, very low density residential uses ' (generally at a density of less than one unit per gross acre), agriculture or other compatible low intensity use. Greenbelt areas are characterized by severe topographic, ground water, slope instability, soil or other physical limitations , that make the areas unsuitable for intensive development. Provisions for public enjoyment of greenbelt areas are encouraged; however, greenbelt designations do not imply the right of public access. Locational Policies • All stream corridors and major flood control rights-of-way and drainage ' projects planned for the Valley are designated Greenbelt. This includes the P-1 and P-9 channels, the forebay detention basin, Springbrook Creek south of the P-9 channel, and the Panther Creek wetland. These areas provide visual breaks between land uses and will offer opportunities for recreational trails. The City of Renton's 20 acre wetland and most of the unfilled land surrounding it are designated greenbelt because they are floodways with substantial flood storage potential and provide wildlife habitat. A portion of the Black River Forest just north of the forebay detention basun is designated Greenbelt. South of I-405, both the area between the Union Pacific and Burlington Northern railroad lines and the Puget Sound right-of-way south of about Strander Boulevard, are designated Greenbelt because they provide linear breaks between land uses and development potential is limited. However, restriction of rail transportation uses in this area is not intended. ' Southeast Plan II. SOUTHEAST RENTON A. INTRODUCTION ' The Southeast Planning Area is generally defined as that area located southerly of the Cedar River, southeasterly of the FAI-405, and easterly of the Valley Freeway. The south and east boundaries of the Planning Area Lr) are not specific but are approximated by South 208th Street, Lake Youngs, CO and the 1=airwood area. C ' U It should be noted that the planning area as defined involves land primarily CZl in King County (about 25% City, 75% County). Therefore, substantial N weight has been given to the plans and growth projections of the Puget -� Sound Council of Governments, King County and the special districts located in the area. It must be emphasized that the boundaries of the study area do not ' necessarily define the future limits of the City of Renton but reflect a comprehensive approach to area-wide planning. The purpose of such a comprehensive approach is to achieve a plan which addresses the needs of ' the people regardless of political jurisdiction. This approach could lead to greater cooperation and coordination between the City, King County, and other agencies and the special districts, resulting in better development and less duplication of services. The basic concept is one of managed growth versus unmanaged or uncontrolled growth. Inherent in such a concept is t:he necessity to "look ' ahead" to the future needs of the: community and its people and then determine how such needs can be met. The Southeast Renton Area Comprehensive Plan attempts to rationally address the needs and present ' guidelines for growth. B. PLAN ELEMENTS The Southeast Renton Plan is based upon the General Goals, Objectives and Policies Statement adopted by the City Council. Certain specific Goals and Policies in that document were evaluated for special areas of concern ' that might apply to the Southeast Planning Area. These goals and policies are incorporated in the Southeast Renton Plan. ' The existing Comprehensive Land Use Plan and the Soos Creek Plateau Plan served as a point of departure. The goals and policies as recommended by the Planning Commission were an underlying consideration, with special emphasis on the Urban Design Goal - Land ' Development Objective 3A, the Residential, the Commercial, and the Community Facilities Goals (Policies Element). The basic concept is to encourage growth of existing areas where the patterns of development are largely set. Further, the expansion of existing residential and cornmercial areas should be encouraged where land, utilities, access, and community facilities are available with capacity to ' accommodate projected growth. Such areas can also support a higher density of development than outlying land where facilities are lacking or are limited. Southeast Plan (52) 1. LAND USE Accordingly, the Land Use Element designates low density and medium density multiple-family residential uses near major arterials (e.g. Benson Road, Puget Drive, Petrovitsky-Carr Road) where utilities, access and other urban services are available. The multiple family designations are concentrated in the more developed western and northern portions of the Planning Area. 00 Single-family residential use is recommended for the majority of G CD the Planning Area. However, initial development should occur near �V existing residential areas and a range of single-family lot sizes is Nencouraged. Expansion of commercial land use is recommended .0 adjacent to existing business areas, where developable land and LSD access are adequate. The two primary commercial areas proposed for expansion are located at the intersections of major arterials, ' Petrovitsky Road-140th Avenue S.E. and Carr Road-Benson Road. The land use plan designates the steep hillside areas and the powerline rights-of-way as greenbelt areas. The intent of such , designation is to preserve these areas as much as possible in a natural state as buffers between various levels of development. These areas have potential for future use as trails or bikeways. It should be further noted that the plan sets aside the natural drainage channels as greenbelt areas (e.g., Soos Creek), to provide for storm water runoff. 2. COMMUNITY FACILITIES III The Community Facilities Element includes those facilities, such as schools, parks, fire stations, libraries and related similar uses which are public/quasi-public. The plan proposes expansion of existing park areas to provide for interconnecting links and also to improve their service capabilities. Recognizing the rapidly urbanizing nature of the Planning Area, there is a significant need for active recreational facilities normally included in a playground with a minimum site area of five to ten acres. As urbanizing increases, the need for such park facilities as baseball diamonds, playground equipment, and tennis courts will substantially increase and should be provided as the area grows. Potential park areas as indicated show a general area of need rather than a specific site or location. The Plan as proposed does not project the need for additional school facilities in view of the existing facilities available, declining school enrollment in some areas, and the possibility of bussing students to gain maximum use of present facilities and the public investment therein. The Plan does recognize three undeveloped school sites, however. I, Southeast Plan (53) ' 3. TRANSPORTATION/CIRCULATION The Major Streets and Arterials Plan, as adopted in 1965, remains ' relatively unchanged with the exception of the Renton Hill area. At the time of consideration of the Renton Hill circulation, the extension of Lake Youngs Way as an arterial connection to Mill Ln Avenue and the Grant Avenue extension was deleted from the ' CO plan. With this exception, the plan stands as adopted in 1965. U The transportation studies undertaken for the Soos Creek Plateau ' ('\J Communities Plan were addressed in detail. Basically, the Soos CCreek PlatE;au Plan proposes the upgrading of existing facilities I-D rather than development of new major traffic ways to serve the ' aO area. The Southeast Renton Area Plan is generally consistent with this proposal, including the relocation of SR-515 and the development of the Benson Highway, and provision of an additional interchange on the Valley Freeway at 212th. The existing Arterials and Streets Plan, which projected arterial street improvements through 1985, included recommendations ' regarding the crossing of Maple Valley in a north and south direction. One proposal is known as the "M" Street connection and the other a proposed freeway/parkway at approximately what is known as the 138th Street Extension, would cross Maple Valley approximately at 140th. This was known as the proposed "605 Freeway." While this freeway and the "M" 'Street connection are shown on the existing plan, these connections are proposed to be ' deleted since existing development has already precluded the physical possibility of such roadways. ' The question of access from the South Plateau to the North Plateau and the crossing of Maple Valley Highway is, however, a significant one which must be addressed,. One recommended ' approach is the projection of 140th Place S.E. in a northeasterly direction, across the Valley connecting into 154th Place S.E. and ultimately 156th Avenue S.E. This approach represents a new alignment and would involve not only acquisition of the property ' but construction of a new bridge over the Cedar River. The proposal is felt essential, if cross-Valley movement is to be addressed in a logical manner. Traffic movement in a north/south ' direction would still be in a circuitous manner since 156th Avenue S.E. terminates at a key intersection at S.E. 128th Street; and the extension of this roadway north of S.E. 128th may be impractical ' due to existing development. The intention of the designation is to point out a need for alternative routes in the development process. The same basic approach is proposed in the location of neighborhood collector roads, recognizing it is not possible in the generalized plan to define specific locations in undeveloped areas, but again to indicate a general need which should be taken into consideration in platting and development. Southeast Plan (54) 4. UTILITIES t' The Utilities Element addresses water, sewer service, and storm water runoff. Recognizing that such systems are substantially C different in terms of their ability to service an area - basically Uwater can be pumped uphill while sewers generally are developed N on a gravity basis, the Utility Plan gives separate consideration to c_-D each of the area's water and sewer needs. 110 00 5. DEVELOPMENT HAZARDS AND SPECIAL FEATURES Special concerns have been addressed with reference to safety hazards and potential development. Specific reference has been made to consideration for steep slope areas, abandoned mines„ and air shafts, which create physical hazards both to development. and residents. Detailed consideration will be given in the development process to assure adequate protection both in terms of development patterns, densities, and special safety or construction methods. ' The proposed Southeast Renton Area Plan recommendations also take into consideration the matter of steep slope areas and ' manmade hazards such as the powerlines, pipelines, and other physical characteristics (potential landslide and seismic hazard areas) that must be reviewed on an area by area basis. The Land Use Element designates these areas primarily as greenbelts to be ' preserved as natural buffers where possible. In addition to such natural areas, consideration must be given in ' the development process to the preservation of unique features such as marshes, which provide wildlife habitat and could serve as buffers and greenbelt areas. Al ' Northeast Plan (55) ' III. NORTHEAST RENTON ' A. INTRODUCTION The Northeast Quadrant Comprehensive Plan provides a policy framework for growth and development for those areas of Renton north of the Cedar t River and east of the I-405 Freeway and Lake Washington. Although the U-) Land Use Element map illustrates the ultimate pattern of development, actual development of property will occur over the next 20 to 50 years. CO Not all areas designated for urban uses in the Land Use Element will be Uappropriate for development within the 1990 time-frame of the Plan. As a (U result, the discussion of issues such as utilities, transportation and other ' N services are only adequate for projected development through the year CO 1990. 0U The proposed Northeast Quadrant Plan covers nearly 11,700 acres, with the ' projected development of 4,590 households providing for a population increase of about 12,750 persons between 1978 and 1990. The following figures illustrate some of the changes expected by 1990. ' NORTHEAST PLANNING AREA ' 1978 Single Family Households 8,680 Multiple Family Households 2,140 Total Population 30,300 ' 1990 Single Family Households 11,410 Multiple Family Households 4,000 Estimated Population 43,050 Full development (After the year 2000) Single Family Households 35,000 Multiple Family Households 15,000 Estimated Population 110,000 The currently available public service, utility and transportation systems ' are not capable of accommodating full development of the planning area. Further, unknown or unforeseen dimensions of policy, energy, environmental and other considerations will affect future decisions on land ' use within the planning area. Therefore, the Plan Elements which address the infrastructure for accommodating physical development illustrate only those facilities which will be required to support 1990 population levels. However, the location of specific developments is difficult to anticipate, so the infrastructure plans will, in most cases, provide service to a population base which would not exist: before the mid-1990's. Current City policy states that urban growth and development, as well as services and utilities to support such growth, should only occur in a logical and timely progression. The distinction between lands which are "potentially appropriate" and sites which are "ready now" for a specific ' land use is important. 1 Northeast Plan (56) Section 3.A of the adopted Policies Element of the Comprehensive Plan recommends maximizing the use of available utility and service resources and provides crucial guidance to the Hearing Examiner and City Council in making this distinction. 00 The fiscal impacts of prudent consideration of these policies is obvious. If rD new growth can be accommodated at an average cost of, for example, C\J $5.00 per person, it would not be appropriate to develop a service system O which costs $10.00 per person. By consciously directing future land use; and 0000 infrastructure decisions to certain neighborhoods or corridors, both fiscal and environmental consequences can be reduced. Of equal importance, however, is the need to remain flexible to fuiture needs of the planning area. If population growth substantially exceeds the projections considered in this Plan, adjustments in both policy and service development must be made. It would be just as inappropriate to fail to accommodate a demonstrated need for expanded development as it would to over-zone or over-extend utilities and services. B. IMPLEMENTING POLICIES LAND USE OBJECTIVE: The Land Use Element of the Northeast Quadrant Comprehensive Plan is intended to be a general guide to land use decision making. POLICIES: (1) Land use decisions within the Northeast Quadrant should be consistent with available transportation, community facilities, and utilities. (2) The Land Use Plan illustrates full development, and not every parcel is appropriate for development within the 1990 time-frame of the plan. (3) Land development should progress logically from west to east on the East Renton Plateau and from south to north in the Kennydale and Hazelwood areas. (4) To help balance home to work traffic trips the Land Use Plan strongly endorses employment opportunities in the vicinity of N.E. 44th and Interstate 405 and the vicinity of N.E. 4th and Duvall Avenue N.E. (5) An Office Park land use classification should be developed consistent with the following design criteria: a. Provide for a transitional land use intensity consistent with both commercial and residential areas and the natural environment. 1 II Northeast Plan (57) b. Provide for a broad range of commercial, professional and administrative offices in a "park-like" or "campus" setting. to C. Provide for a high degree of architectural ' compatibility with the site including major U setbacks from public streets and adjacent uses. CV ' d. Provide for up to 20% of the site to be retained in O I-,p landscaped open space. e. Integrate significant natural elements contained on ' the site into the overall design. f. Provide for accessory retail uses consistent with an office setting. (6) Approximately 60 acres of office park should be accommodated along N.E. 4th generally between Union and Duvall in accordance: with Land Use Policy #4 above. (7) Where appropriate design can be; developed, mixed ' residential and business uses should be accommodated in commercial land use designations. ' (8) Upon implementation of the community shopping center allowed by Commercial Development: Policy #6, the land uses adjoining the commercial and office land use designations should be re-evaluated in light of location of the community shopping center. COMMERCIAL DEVELOPMENT OBJECTIVE: The Land Use Plan should provide for sufficient retail services to accommodate the projected residential population. POLICIES: (1) Commercial uses developed along N.E. 4th Street and along Sunset Boulevard N.E. should be oriented within shopping centers or other sizeable complexes. ' (2) Strip commercial development should only be allowed when no other design alternative is available. (3) Commercial development should be designed to limit the number of access points to arterial streets. (4) Commercial development along major arterials should be designed with private perimeter access roadways which concentrate arterial street access at a minimum number of points. Northeast Plan (58) (5) Multiple family residential uses should be encouraged as �r buffers between commercial uses and less intensive uses. (6) The Land Use Plan recognizes that one community - scale retail shopping center (20+ acres) is justified by the anticipated market for the area along N.E. 4th within the LO city limits during the life of the plan. Sufficient area is designated at N.E. 4th Street and Union Avenue N.E. to 47 provide for community shopping facilities at the northwest, C northeast, and southeast corners and available at the Vnortheast corner of N.E. 4th and Duvall. Only one of these ncorners should be developed as a retail shopping center. C- Upon implementation of one shopping complex, the co Comprehensive Plan should be evaluated for appropriate use of the remaining corners. (7) Retail commercial facilities at S.E. 128th Street and 164th Avenue S.E. should be sufficient to serve residents of the unincorporated East Renton Plateau without requiring retail trips to be extended into the City of Renton. (8) Retail commercial uses along the Maple Valley Highway should be generally located immediately east of the Cedar River Park and not extended in strip development easterly along the Highway. COMMUNITY FACILITIES OBJECTIVE: Community facilities should be sufficient to accommodate the level of population anticipated in the Plan. POLICIES: (1) To protect life and property, the Highlands Fire Station should be moved easterly to the vicinity of Sunset Boulevard N.E. and Union Avenue N.E., while a new fire station should be developed in the Kennydale area. (2) Priority park improvements should focus on fulfilling existing recreational needs. (3) Neighborhood parks should place a first priority on providing for active recreational activities, with resource based parks maintaining a lower priority. (4) The Comprehensive Park Plan should serve as the guidE' to new park construction and design. Northeast Plan (59) ' TRANSPORTATION OBJECTIVE: ' The Northeast Quadrant Plan proposes an integrated transportation system, In including private vehicles and pedestrian/bicycle facilities. G POLICIES: ' U CV (1) The Northeast Quadrant Comprehensive Plan strongly Nendorses the need for a traffic study to thoroughly evaluate all of the transportation requirements to OD accommodate the proposed level of development. 1 (2) All east/west arterial corridors including the Maple Valley Highway, N.E. 3rd/N.E. 4th/S.E. 128th Streets and Sunset Boulevard should be primarily utilized for arterial street purposes. Land use activities which disrupt arterial street movements should be minimized. (3) Mass transit opportunities through effective land use ' design should be encouraged. (4) Park-and-ride and park-and-pool facilities should be provided at strategic locations, with particular emphasis upon facilities east of the current city limits to minimize impacts upon existing City streets. ' (5) Pedestrian and bicycle paths and trails should be developed between residential and commercial areas to minimize the requirement for vehicular trips to provide for convenience shopping. ARTERIAL STREET IMPROVEMENT OBJECTIVE: ' To provide for sufficient vehicular movement opportunities, the arterial street system should be expanded. POLICIES: i (1) 138th Avenue S.E. should be extended southerly in an alignment which will provide for connection to 140th Place S.E. connecting the East Renton Plateau and the Soos Creek Plateau with a north/south arterial connection. ' (2) Edmonds Avenue N.E. should be extended southerly from N.E. 4th Street to the Maple Valley Highway. ' (3) An arterial street extension should be extended westerly from the southerly terminus of Union Avenue S.E. to the proposed southerly extension of Edmonds Avenue S.W. on ' an alignment at approximately S.E. 3rd Street. i Northeast Plan (60) (4) An environmental and engineering analysis should be accomplished to determine the feasibility of extending Edmonds Avenue N.E. across May Creek to connect with �0 116th Avenue S.E. ;LD (5) Development along Duvall Avenue N.E. (138th Avenue S.E.) should be designed with specialized setbacks and O landscaping design to create a "boulevard" architectural effect. 00 UTILITIES OBJECTIVE: To accommodate the proposed level of growth, safe and healthful public utilities should be provided. POLICIES: (1) The availability of sanitary sewers should be a prerequisite for new land development. t (2) The Honeycreek Sewer Interceptor should be constructed. (3) Sanitary sewer interceptors should be constructed in the ' Maplewood Creek Sewer Drainage Basin. (4) During the life of the plan, City utilities should only be extended to 142nd Avenue S.E. south of May Creek, and 116th Avenue S.E. north of May Creek. (5) The May Creek Basin Plan for storm drainage should be implemented by the City in conjunction with other jurisdictions. (6) Development proposals should be conditioned or modified to maintain compliance with the May Creek Basin Plan. (7) Stream corridor guidelines, as set forth in the May Creek Basin Plan, should be implemented during development review for all greenbelt streams in the Northeast Planning Area. (8) Areas designated as "greenbelt" should be considered critical areas for storm drainage purposes. (9) Geographical areas upstream from critical storm drainage areas should also be considered critical storm drainage areas. I ' Central Area Plan (61) ' IV. CENTRAL RENTON A. INTRODUCTION ' LO The Central Planning Area is defined as that area bounded generally by -- I-405, Maple Avenue S.W., the Burlington Northern Railroad tracks, 68th ' C Avenue S., 64th Avenue S., Seattle city limits and Lake Washington. C7 ('V The Central Planning Area was the last of four areas targeted for review 0 and update of the original Comprehensive Plan, which was adopted in �D 1965. Adoption of the Central Area Plan, together with the previously adopted Northeast, Southeast and Green River Valley Plans, completed the updating of the City's Comprehensive Plan, and all aspects of the 1965 1 adoption have been superseded by these recent plan amendments. The Planning Commission, through the Central Area Committee, developed ' and refined the Central Area Plan through a process of field analysis, data gathering and public input at two public meetings and one public hearing. The process of revision was accomplished between 1979 and 1982. ' B. GENERAL IMPLEMENTING POLICIES LAND USE OBJECTIVE: ! The Land Use Element of the Central Area Comprehensive Plan is intended to be a general guide to land use decision-making. POLICIES: (1) Land use decisions within the Central Area should be consistent with available transportation, community facilities and utilities. ' (2) The Land Use Plan illustrates full development, however, not every parcel is appropriate for development at one time. (3) Office uses should be utilized as a transition between residential and commercial/industrial areas. Where opportunities for adequate-size land parcels are available, ' office uses should be an alternative to multiple family development. ' RESIDENTIAL OBJECTIVE: The Central Renton Planning Area should provide a variety of housing ' opportunities, including single family and multiple family housing. Adequate locations 'For "close-in" living should be available. Central Area Plan (62) 1 , POLICIES: 3� c' (1) New single family housing growth should be directed G toward the Earlington/West Hill and unincorporated U portions of the planning area. n! N (2) Multiple family growth should be concentrated in transitional areas near the slopes west of Rainier Avenue, 00 in South Renton and, to a lesser extent, in North Renton. (3) Opportunities for mixed multiple family/commercial development should be retained in and near the downtown core. (4) New multiple family development in established single family/duplex areas should be incremental and should not "skip over" low density uses to the interior of residential blocks. COMMERCIAL DEVELOPMENT OBJECTIVE: The Central Area Plan should provide for sufficient retail services to accommodate the projected residential and employment population of the area. POLICIES: 1 The Central Business District (generally bounded b Main ( ) (9 Y Y and Mill Avenue S. on the east, S. 4th on the south, Logan Avenue S. on the west and the Cedar River) is a community resource which should be preserved and enhanced. (2) The City should work actively with the property owners and merchants of the Central Business District to assess the needs of the CBD and to improve the area's visual and retail image. (3) New retail commercial services should be encouraged to locate within established shopping districts and centers. (4) Strip commercial development should be allowed only where no other alternative design is possible. (5) Interior block parking and accessway areas in the CBD should be improved and signed for better public access. Owners and tenants should be encouraged to share parking facilities to promote more efficient use of limited parking space. (6) To improve the availability of parking for customers and tenants, the current exemption from the parking requirement in the Central Business District should be removed. Central Area Plan (63) (7) Commercial development should be designed to limit the number of access points to arterial streets. ' LO (8) Office and compatible commercial development should be _ encouraged south cf the Cedar River between Logan C� Avenue and Bronson Way. v V (9) Development and redevelopment adjacent to the Cedar N River should be architecturally and spatially oriented O toward the river and enhance the Cedar River Trail. CD (10) In order to maintain a "recreational flavor" for uses along 1 the Cedar River adjoining the Cedar River Trail system, a maximum height limit consistent with the adjoining low density multiple family residential use, but not exceeding forty (40) feet, should be established. ' (11) Office and similar service and professional uses should be encouraged for transitional areas between retail shopping ' areas and residential areas: a. Between S. 3rd Street and the :railroad corridor, and b. Between Park and Factory Avenue North, north of ' Bronson Way. COMMUNITY FACILITIES OBJECTIVE: Community facilities should be sufficient to accommodate the level of population anticipated in the Plan. POLICIES: (1) To protect life and property in the southwestern portion of ' the Central Area, the feasibility of a fire station location in the Green River Valley Industrial Area should be determined. ' (2) Priority park improvements should focus on fulfilling existing recreational needs. ' (3) Neighborhood parks should place a first priority on providing for active recreational activities, with resource based parks maintaining a lower priority. TRANSPORTATION OBJECTIVE: ' The Central Area Comprehensive Plan proposes an integrated transportation system including private vehicles and pedestrian/bicycle facilities. Central Area Plan (64) POLICIES: LO (1) The Central Area Comprehensive Plan strongly endorses the need for a city-wide traffic study to thoroughly CC) evaluate all of the transportation requirements to C accommodate the proposed level of development in the CD Central Area. �V �] � (2) Alternatives to the S. 2nd/S. 3rd Street one-way system op should be evaluated. (3) To enhance the retail character of the Central Business District, every effort should be made to remove through-traffic from South 3rd Street. (4) Wherever possible through-traffic should be routed around residential areas, particularly low density residential neighborhoods. (5) Efforts should be made to mitigate the impacts of existing and future traffic that must pass through residential areas. (6) Park-and-ride and park-and-pool facilities should be provided at strategic locations. (7) New development should be encouraged to increase amass transit usage through location and design. (8) Arterial street corridors should be designed and utilized for transportation activities consistent with the adjoining land use. (9) Airport Way/Logan Avenue, Rainier Avenue, and Main Avenue S./Grady Way should be encouraged as through-arterial traffic routes. (10) Logan Avenue S. from S. 3rd to S. 7th should be de-emphasized as a future through-arterial route due to the residential character of this area. (11) South 7th Street west of Burnett Avenue S. should be improved to arterial standards to divert anticipated traffic growth away from South Renton residential areas. (12) Pedestrian and bicycle paths and trails should be developed between residential and commercial areas to minimize the requirement for vehicular trips to provide for convenience shopping. Specifically, a pedestrian corridor along the old railroad right-of-way between the Cedar River and S. 2nd Street should be developed. , 1 r Central Area Plan (65) UTILITIES OBJECTIVE: ' To accommodate the proposed level of growth safe and healthful public utilities should be provided. LO POLICIES: (1) Zoning recommendations should tie consistent with COavailable utilities or their extension. rU N (2) Areas of inadequate or antiquated utilities should be r0 identified. QO (3) Utility up-grading should be consistent with the intended use. r (4) Utility structures or uses located within less intensive districts should be phased out. (5) Multiple uses of utility corridors should be encouraged. (6) The West Hill Water Reservoir should be constructed. ' (7) Sanitary sewers should be extended to serve more intensive uses along Sunset Boulevard S.W./Emp;ire Way South. ' (8) Existing on-site sewage disposal systems should be phased out of single family areas west of Earlington and the west hill. ' (9) Adequate storm drainage should be provided in all areas. r (10) Those geographical areas within the Eastside Watershed Drainage Basin should be considered critical areas for storm drainage purposes. ' C. CENTRAL RENTON SUB-AREA POLICIES EARLINGTON HILL/THE WEST HILL/UNINCORPORATED AREA: rPOLICIES: ' (1) In conjunction with King County and Renton School District, more active recreational facilities should be developed. ' (2) Where feasible, the dual use of powerline rights-of-way for active recreational purposes should be encouraged. 1 1 r Central Area Plan (66) (3) Since the unincorporated areas of Skyway and Bryn Mawr are not part of an adopted community plan, the City should �^ encourage King County to give consideration to the Central Renton Comprehensive Plan when reviewing CO individual land use proposals. G V NORTH RENTON RESIDENTIAL AREA: N O North Renton is, and should remain, a quality residential neighborhood that 110 00 is stable and viable. POLICIES: (1) Where feasible, the existing residential character should be maintained while allowing incremental and logical multiple family redevelopment. (2) Existing housing units which are in good condition should be maintained; marginal housing units should be upgraded or replaced. (3) Land use decisions should limit conflicts between residential and non-residential land uses. (4) Higher density multi-family uses should serve to buffer lower density uses from commercial and industrial uses and from major arterials. (5) New development should be designed to reduce the hazards and nuisances of arterial traffic volumes in North Renton. (6) New development in North Renton should be served by adequate utilities. (7) Individual land use decisions should be consistent with available transportation and community facilities and should take into account potential impacts of new development to these systems. SOUTH RENTON RESIDENTIAL AREA: South Renton should be redeveloped in a timely and logical manner as a quality multi-family residential area. POLICIES: (1) Existing marginal housing units should be given highest priority for redevelopment. (2) New multi-family development in stable single family/duplex areas should be incremental and should not "skip over" lower density housing to the interior of these low density blocks. r ' Central Area Plan (67) 1 (3) Lane uses along Shattuck Avenue S. should be consistent with the removal of this street from the arterial street Ln network. CO (4) New development in South Renton should be served by 1 C adequate utilities. CD NO (5) Individual land use decisions should be consistent with D available transportation and community facilities and (]D should take into account potential impacts of new development to these systems. r (6) Efforts should be made to reduce the impacts of through traffic on residential. areas. (7) Non.-residential uses should not "skip-over" surrounding rresidential uses in established residential areas during the transition to more intensive use. 1 r r 1 ' r r r r 1 1 r r l (68) • DEFINITIONS 1 Amenities: The pleasurable or aesthetic features of a plan, project, or location as distinguished from the utilitarian aspects. Arterial: A major or secondary arterial as specified in the City's "Arterial Street Plan." C+] Buffer: An area which separates and protects one type of use from another use or a Osubuse within a use. CNJ O Comprehensive Plan: The Comprehensive Plan is the official statement of the City which CO establishes major policies that are intended to guide the growth and development of the City. ' Development: Any physical addition to land that increases its utility, beauty, income or value. ' District: A distinct part of the City distinguished by its location, uses or features. Dwelling: A structure designed or occupied as the living quarters of one or more families, equipped with cooking, bathing, toilet and heating facilities excluding mobile homes. Element: ' The map portions of the Comprehensive Plan: Circulation - The delineation of existing and proposed streets intended to handle various volumes and destinations of traffic. Community Facilities - The delineation of facilities used in common by a number of people or owned by the public such as fire stations and schools. Land Use - The delineation of the utilization to which land may be put so ' as to promote the most advantageous development to the City. The text portion of the Comprehensive Plan: ' Policies - The goals, objectives and policies which guide the growth and development of the City and which augment the other elements of the Plan. Flood Plain: The land and waterbodies that are in the one hundred year flood plain. Fragile Area: An area that contains slope, marsh, or other areas having unstable or potentially hazardous topographic, geologic or hydrologic features; or contains or substantially contributes to the maintenance of endangered or valuable forms of life. 1 r (69) Goal: A goal is a general aim or desired end; a broad, long range purpose toward which policy decisions and action are directed. The term is used to connote a very general, long range achievement or performance level, which may require implementation from the combined operation of varying levels of government, or coordinated agency operations at any one level of government. Image: That quality in the City or any of its components which evoke a strong impression by residents or non-residents. ' (v Incompatible Uses: A use which will have conflicts with existing and/or proposed uses N within a given area. O � Landscaping: The addition, modification, and/or retention of trees, shrubs, ground cover, rockeries, land-forms, and similar items designed to achieve desired effects, which shall include, but is not limited to, enhancing aesthetics or amenities, screening, providing wildlife habitat, and controlling surface water. Marginal: A structure or area which has suffered considerable deterioration, or is dilapidated or unsound. Neighborhood: An area devoted to residential and residentially oriented uses (schools, ' parks, etc.) whose residents are generally conscious of its existence as an entity and have informal face-to-face contacts and some social institutions they recognize as their own. The area is normally of sufficient size to support an elementary school and is usually bounded by arterials, natural barriers, or non-living areas. ' Multi-family Dwelling: A dwelling for two or more families. Objective: An objective is a specific purpose, product or performance level; a middle , range of achievement. Several objectives can be proposed to achieve a given goal. A coordinated group of objectives may be required to attain a goal. Open Space: A portion of the City which has not been developed and which is designated to be preserved in its natural state for outdoor recreation use, wildlife habitat, or similar uses, or to minimize potential hazards. Open spaces also includes parks, squares, yards, , courts, and other urban spaces not covered by structures or used for transportation. Public Interest: That which is of concern or benefit to all the residents of the City, including future generations, as opposed to the concern or benefit of special interest groups. Refuse Area: An area where garbage receptables are stored. Shopping Center: A group of buildings, structures, and/or uncovered commercial areas planned, developed, and managed as a unit related in location and type of shops to the , trade area that the unit serves. Slope: A ground slope of 15 percent (ratio of 100 feet horizontal 15 feet vertical) or , greater. Substandard Structure: Any structure in which there exists any conditions which endanger life, limb, health, property, safety or welfare of the public or occupants. (70) Transitional Area: An area that is in the process of changing from one use to another. Tree: Any 9 livin woody plant characterized by one main stem or trunk and many branches and having a four-inch diameter as measured three feet above the ground. ' Ltd Unique: The. characteristic of being different from all others in a given area; having no _. like or equal, or unusual. 1CO U Urban: An area whose character has been changed with the development of land from a (v rural or undeveloped state to that of a city or town. N C) Urban Services: All services provided by public agencies or public utility companies that CC) provide for or enhance the existence of urban development. 1 Use: The purpose of activity for which a piece of land or its buildings is designed, arranged, or intended, or for which it is occupied or maintained. Utilities: Utilities are that segment of urban services providing for the transmission of fluids, communications, or energy, including, but not necessarily limited to water, sewage, telecommunications, electricity, natural gas, and storm water. Waterbody: Any stream, creek, drainage channel, lake, or similar feature which has water in it for most of the year. 1 ' 1 I 1 1 1 t 1 i Park Plan (71) COMPREHENSIVE PARK AND RECREATION PLAN INTRODUCTION The Comprehensive Park and Recreation Plan was adopted by the City of Renton on April Ln 23, 1984. The Plan was developed under the direction of the Parks and Recreation Department and the Park Board, with the assistance of the City's Policy Development Department. The Plan functions as the official guide for the acquisition, development and C7 operation of parks and recreation in the City of Renton. The Community Facilities CV Element of the Renton Comprehensive Plan is related to the Park and Recreation Plan in CU C) that the former reiterates the existing and planned array of park and recreation facilities � as part of the broad range of community facilities in the City of Renton. ' SCOPE AND PURPOSE OF THE COMPREHENSIVE PLAN The Comprehensive Park and Recreation Plan is the primary document guiding long term development and operation of the Renton park and recreation system. The Pian establishes the policies and priorities that help the Park Board and the Parks and Recreation Department make proper decisions that will affect the future of parks, open ' space and recreational opportunities in the City of Renton. The purpose of the Comprehensive Plan is to identify and substantiate the current and ' future recreation and park needs of the City of Renton, and to outline a program for acquisition, development, and maintenance to meet those needs. In addition, the Comprehensive Plan should assist the City of Renton in obtaining funds for its capital improvement program, ensure maximum benefits from the financial resources invested, promote coordination between various recreation agencies, and help preserve the community's natural environmental heritage. The scope of the Comprehensive Plan is broad. It considers public and private ' recreational facilities, present and future demand for recreation, indoor and outdoor recreation, active and passive recreation, and open space resources. The Plan addresses 1 all types of recreational demand: by social groups, such as the elderly and poor; by seasons of the years; by various neighborhoods. Moreover, the planning area goes beyond the existing city limits of Renton to encompass Renton's total service area. ' Contents of the Plan include a description of demographic and development characteristics for the city and for each neighborhood; an inventory of existing recreational areas, facilities and programs; a description of existing administration and finances; an analysis of the demand and need for recreational opportunities; a set of ' recreational goals and objectives; and a detailed action program for meeting recreational needs. ' This Comprehensive Park and Recreation Plan revision was undertaken by the Renton Parks and Recreation Department staff, with the assistance of the City's Policy Development Department. The planning process involved five steps. These are inventory, identification of demand, needs assessment, recommendations, and implementation. i 1 Park Plan (72) GOALS AND OBJECTIVES t[) RENTON PARKS AND RECREATION DEPARTMENT POLICY STATEMENT co CD The basic objectives of the Renton Parks and Recreation Department are: rO To organize and distribute better opportunities for the effective CD consumption of leisure time by the citizens of Renton. To offer a program 00 of recreation meeting the general needs of all people, of varied ages and interests, with a sufficiently wide range of opportunities to satisfy their individual needs. To provide facilities for recreation, such as parks, playgrounds, playfields, community centers, bathing beaches, swimming pools, other water-oriented facilities, camps, athletic fields, recreation buildings, cultural and other recreation facilities. To maintain existing facilities and develop new facilities which are attractive, aesthetically pleasing and satisfying environments. ROLE OF PUBLIC RECREATION Recreation -- in its many forms -- enriches the lives of those individuals who participate in it. Recreation also has a positive influence on the overall mental and physical health, safety, crime prevention, citizenship and general welfare of the Renton community. However, most opportunities for recreation are beyond the organizational and financial means of individual citizens. Therefore, it is the responsibility of the community, -- through the Parks and Recreation Department and Park Board -- to provide recreation activities and facilities which meet the needs of its people. , GOALS AND OBJECTIVES The following goals and objectives have been formulated to guide the Parks and ' Recreation Department in its basic objectives as stated above. A "goal" may be defined as a general aim or a desired level of achievement which reflects values. An "objective" is a measurable short range step toward achieving a goal. GOAL 1. Provide a system of high quality neighborhood and community parks. Obiectives: t • Maintain compliance with the Comprehensive Park and Recreation Plan and , Capital Improvement Program for acquisition and development of park and recreational facilities to the extent feasible and cost effective. • Develop existing and new park lands to provide a variety of types of recreation serving personal growth and values, as well as offering multi-use opportunities for more than a single activity or user group. • Maintain parks and recreation facilities in such a way as to make them ' attractive and aesthetically pleasing environments. • Obtain park and recreation land area to meet the minimum national standard of 10 acres per 1,000 people. i 1 � ' Park Plan (73) • Acquire and reserve land for parks and recreational use well in advance of development of an area to ensure affordable land prices and a choice of sites -- even though limited financial resources may delay actual park L0 development. 1 CO • Acquire developed properties where appropriate as urban development or G redevelopment occurs in an area. U N • Encourage intensive development of park and recreational facilities in 1 U vacant land in existing urban areas. I'D co GOAL 2. Conserve, enhance and improve recreational and cultural opportunities for the public. Objectives: • Provide a broad, diverse, flexible and challenging program of recreation services to meet the leisure needs of the people of Renton. 1 • Utilize to the maximum extent possible the variety of recreation opportunities presented by existing and new parks and recreation facilities. ' • Conserve areas with critical or unique natural features -- such as stream corridors, wildlife habitats, shorelines and wetlands -- especially if endangered by development. • Support limits to urban development: in locations where critical or unique natural features are threatened to ensure preservation of natural values. • Improve public access to and use of special natural features -- such as shorelines -- where the environments are capable of supporting more intensive use. • Increase public awareness of and appreciation for special natural features through education and interpretive measures. • Protect acquired recreation lands from uses other than those which are park or recreation related so that recreation values will be maintained. • Support a city-wide network of open space and greenbelts to protect sensitive lands (such as stream corridors, wetlands and steep slopes), to serve as urban connectors and dividers, and to provide for passive recreation. ' • Provide facilities and opportunities for cultural recreation in arts, dance, drama, and music (such as theater, historical sites, and museums). • Encourage special private use of public facilities where it is shown that this is appropriate to the enhancement or support of Parks and Recreation Department goals. Charge reasonable fees for special services and special privileges related to the use of public facilities. Park Plan (74) • Make park facilities and recreation programs available to non-residents where this will not restrict or will enhance enjoyment of recreation opportunities by City of Renton residents. QQGOAL 3. Maximize public access to and involvement in recreation opportunities. Objectives: R� • Distribute park facilities throughout City of Renton neighborhoods so that all citizens will have equal opportunity for recreation participation, so far as it is practical. • Provide for park facilities and recreation programs that meet the general needs of people of all ages, incomes, ethnic backgrounds, and physical capabilities, especially the elderly and handicapped. • Strengthen public relations and publicity efforts to better inform citizens of the recreation opportunities available city-wide and in local neighborhoods. • Develop neighborhood recreation facilities within walking distance of all residential areas. • Encourage equitable distribution of recreation resources -- programs, funding, maintenance -- among Renton neighborhoods, as far as it is practical. • Encourage public transportation service to city-wide or community facilities so that equal opportunity for involvement in park programs and facilities will be available. • Provide adequate on-site conditions -- such as off-street parking, handrails, ramps, lighting -- so that all members of the community have equal opportunity for safe and satisfying recreational experiences. ' GOAL 4. Increase opportunities for public involvement in the park and recreation planning process. Objectives: • Obtain citizen responses to specific programs, facilities and policy considerations as an integral part of the decision-making process. • Monitor park and recreation preferences, needs and trends through questionnaires, surveys and public hearings. • Encourage citizen involvement -- questions, comments, reactions -- in Park ' Board matters. • Provide public review stages in planning decisions which affect the public interest. • Utilize Parks and Recreation Department personnel as neighborhood liaisons to encourage decentralized recreation planning. ' Park Plan (75) ' GOAL 5. Promote participation and cooperation of public and private sectors in the provision of recreation services. ' LO Obiectives: C • Work closely with Renton School District to make optimum use of school ' D district recreation facilities, to provide an effective recreation program, N and to coordinate development and maintenance of joint facilities. CD � • Encourage and assist King County. the State of Washington and the U. S. government to acquire and develop major regional parks and open space near the City of Renton and to participate in regional projects within the City. ' • Support the adoption of City guidelines that require the provision of areas for recreation purposes within large scale residential and employment developments or participation in the development of public recreational facilities. • Support the adoption of City regulations that require large residential ' developments to meet a minimum standard for on-site recreational facilities or equivalent in lieu provisions. 1 • Involve existing special interest groups in acquisition and development of special use facilities. • Cooperate with neighboring jurisdictions in order to promote understanding ' of the goals, objectives and proposed actions set forth in the Renton Comprehensive Park and Recreation Plan. ' EVALUATION, NEEDS AND RECOMMENDATIONS For a complete and detailed analysis of recreation and park needs and recommended planning strategies for each of the fifteen neighborhoods identifed in the City of Renton, iplease refer to the Comprehensive Park and Recreation Plan, pages VIII-1 through VIII-16. Community-wide parks and recreation needs and recommendations are addressed on pages VIII-17 through VIII-26. II Park Plan (76) ACTION PROGRAM - SUMMARY OF RECOMMENDATIONS The Action Program consists of a prioritized roster of specific acquisition and development projects for park and recreation needs in the City of Renton. The Action 1 Program and capital improvement program recommended to the City Council was the result of considerable deliberation by city staff members from the Parks & Recreation , and Policy Development Departments in conjunction with the Renton Park Board. These recommendations followed an in-depth public input process. Random surveys, public meetings, newspaper articles, and mailouts were used to solicit formal and informal input from individuals and organizations in the community. Utilizing the products of this process and an updated data base, neighborhood and community needs were analyzed. As a result, the following recommendations for acquisition and development of neighborhood and community facilities were adopted by the City Council. Because of the changing recreation needs of the City and because a number of projects are accomplished each year, the Action Program must remain flexible. The Parks and Recreation Six Year Capital Improvement Program is updated each year to reflect current priorities in implementing the Action Program. SUMMARY OF RECOMMENDED NEIGHBORHOOD PARK ACQUISITION PRIORITIES PRIORITY RANK NEIGHBORHOOD PARK , I Acquire Heather Downs Neighborhood Park 2 Acquire Glencoe/Sierra Heights Neighborhood Park ' 3 Acquire Kenn dale Lions Neighborhood Park Addition q Y 9 4 Acquire Talbot Hill/Springbrook Neighborhood Park 5 Acquire East Kennydale Neighborhood Park 6 Acquire Rolling Hills/Benson Hill Neighborhood Park 7 Acquire buffer zone adjacent to Philip Arnold Park SUMMARY OF RECOMMENDED COMMUNITY PARK ACQUISITION PRIORITIES PRIORITY RANK COMMUNITY PARK 1 Acquire city golf course 2 Acquire city-wide wetlands ' 3 Acquire 20-acre site for sports complex 4 Acquire land for trail links, greenbelts, urban , connectors/dividers city-wide 5 Work with the Department of Transportation to acquire , the Burlington Northern Railroad right-of-way from F AI-405 to Landsburg Park Plan (77) ' SUMMARY OF RECOMMENDED NEIGHBORHOOD PARK DEVELOPMENT PRIORITIES ' PRIORITY RANK NEIGHBORHOOD PARK PROJECT LC) 1 Complete development of Earlington Neighborhood Park ' G 2 Renovate the Highlands Administration Building and U grounds into a neighborhood recreation center (v CVO 3 Develop Heather Downs Neighborhood Park 00 00 4 Develop Glencoe/Sierra Heights Neighborhood Park ' 5 Construct picnic shelter, covered playcourt, and fitness trail at Philip Arnold Park SUMMARY OF RECOMMENDED COMMUNITY PARK DEVELOPMENT PRIORITIES PRIORITY RANK COMMUNITY PARK PROJECT 1 Develop the Senior Park, Pedestrian Corridor, Community Garden Site, and Senior Center Parking ' 2 Construct the Cedar River Park Community Recreation Center r3 Develop the Cedar River Trail Natural Zone ' 4 Develop a lighted sports park complex 5 Develop recreational facilities at additional school sites in conjunction with the Renton School District. 1 6 Develop trail links, greenbelts, urban connectors/dividers ' 7 Construct Liberty Park grandstand wing/storage facility 8 Develop Lake Washington Boulevard bicycle trail ' 9 Develop recreation easement north of Royal Hills for soccer ' 10 Develop city entry point enhancement areas 11 Monitor use of Coulon Beach Park for desirable capital ' improvements and implement as needed ! Park Plan (78) SUMMARY OF RECOMMENDED PLANNING AND ADMINISTRATIVE PRIORITIES �() PRIORITY RANK COMMUNITY PARK PROJECT CO C) I Develop a comprehensive Trails Master Plan CDV N O 1.0CO 1 1 1 1 1 1 1 1 1 ! 1 1 ' I COMMUNITY FACILITIES 't' City of Renton ELEMENT II L00■ p COMPREHENSIVE co Parks Schools ; PLAN U • EXISTING ■ EXISTING O RJ i O PROPOSED ❑ UNDEVELOPED Scale 1" 5000' a:) Fire PRIVATE Fire Stations f Library F EXISTING f ■ o f PROPOSED • O ■ �. �� ' * Other Facilities 1i �+ ■• 1 --Linear Facilities ■ * f ■P �' ■ F • o ■ • F ■■ a • • ♦ P m ■ NE 4th �1� ■ � SEE p 'l1 • INSET MAP • O ■ ■ * �� Valley • O 00 Pti \, %-4p5 • 10 f p � � — ■ ■ • F • P ❑ F O O F O! ISW 43rd O m O N 4th ■ DOWNTOWN N 3rd III co 0■ • INSET MAP * ■ * O • so 0 ■ S 2nd +♦ • ■ O 3rd F * • MAP 1 City of Renton CIRCULATION ELEMENT COMPREHENSIVE 1 Freeway PLAN Major Arterial in Scale 1" 5000' ?O Secondary Arterial N CDOki CD Collector Arterial ' 00 Proposed Roadway a \ Sunget iCc NE 4th 2n •■ -405 ■ W muse... ■ • N • o ■ ■ SW 43rd a s♦••. ky ' ■ monsoon ■ns■ N h ■ m : q : ■ SE 208th MAP 2 ' MAP 3 LAND USE ELEMENT !0 The Land Use Element of the Comprehensive Plan is not a final blueprint, but C:) rather a general design for future growth. In most cases, the Land Use zv Element Map identifies generalized areas for future land use rather than precise boundaries between uses. Implementation of these designations in CDspecificlocations is based on a number of factors, including adjacent zoning, CO1140 surrounding uses, the public need for the proposed use and consistency with adopted City policies. A copy of the Land Use Map is enclosed in the map folder at the back of this document. � SE 68" ST T City of Renton LAND USE ELEMENT°°°°°° Single Family Commercial i .... � >::5, 76' ST Low Density Office /Office Park ii ®•" �����... Multi -Family Medium Density 0000 Public/ Quasi -Public i .. i -Family Mult High Density ••••••Light� •'`' 9 •••••• Industrial Multi -Family ® • ;1.. Recreation Heavy Industrial ., > i Greenbelt El Manufacturing Park • F / Multiple Option Revised April 1985 J ,t COMPREHENSIVE PLAN pn NOTE: THE COMPREHENSIVE PLAN IS NOT A -- — FINAL BLUEPRINT, BUT RATHER A GENERAL DESIGN FOR FUTURE GROWTH. IN MOST CAS -1 THE LAND USE ELEMENT MAP IDENTIFIES GENERALIZED AREAS FOR FUTURE LAND USE RATHER THAN PRECISE BOUNDARIES BETWEEN USES, � r C h14 V E`r": d . . �° :4 c�� °,,,` reU'W.• o ,. � . o 'fry r ']�'�; LAKE WASHINGTON Y. �W I • • s' �•l • • • • • e • • c 1 0p ' 00 O • • • • e • • • • •E • • rO�� O°O° +n 0°06° ° • • • • • • • • • • ` e • - • - - - °°°°° °0°0 ° s • • e • • • • • • s • • • 0 0 0 a 0 0 0 0 0 0 0 0 • •• 00°0 °000000° • • • • • • • • • • 0 O° O° 000000 °O • • • • • • e • • • • • _ ° a°°°a°°°° • e • • • • • • • • e • • 00000,;;. q °000°d°°° 'e��• • • • • • • • • . r - o000 oOgopo© • • -• • • • • • • • • • -• '� Jam:: 0 0 0 0 • • • • • • • - a 00000 MON C e • • • • • • • • • • • • • ❑� ,... 00000000' • • i • e • • • • • • • • �;�., ° .N•j - �� °000 000° e • • • • • • • • • • • 'r 00000 Oo .• e•••••• •s••• • • •' • cj o i 0 000 0000 • e • •rrr• • •eee•e�eee ; 0 0 00 0 0 • • • • ••••• °°000 00 000 f '.::•: Do�oO 00 • • • • • • • ♦ • 0 0 0 0 0 0 0 — 0 0 ••• • 00 00 00 '+ 0000oj . r .. ^>. te) o - 0°0000 oDo .. ; • • i ( • • • More 0 0000 oo00 .:.. e • • • • • • o .–•– ° 00 000000 • • ��f. f,� '.�• . .. o I 00000000 • • • • e�• • - o' 000 0 0°00 &a ^'°• o�_�–_i __-J1�)i 00o0000o000° �°000$000°0000°0 000 000 °0000°°°0 0 00 00O000° °000 000 00000°0°o0°o,,00 ° O °0 0 o 0 CY1li • •• •• o > °°° 0 00 oo000 0 0° 0000 00 0 000 O— 0000 o00 a 00 '00,0000000 � 0 0 o0°0000°°<e00 00Oo000oo00 ci — , — — .. • • • • • .. .. .. ... rr url . pyp jp��' Ir■Irr Irr lrrrl ' new■rrrrr.- .,'� r`' ,■r■ rrrrrrrr •� 7rrl rrrrrr�� ��/ rrrr■►7rr1?Oi /Irirrrrrrrri■i■rarr ,� r'Irrrrrrrl'rrrr I■rr■rrrrr\Irrrrr 111111 MEMO -ogty t■■Irrrrrrr■►krrrrr Arlsrrrrrrrr►rrrr■ moon"rrrrvOrrrr■, Irirrrrrvororrri■ oemrmr r .....NMON/. g glg (rrrrr■r.\rllrrrr0 rt - ,• {° 2 i "V��++�.. lf�rrrrrr.'rrrrrrri■I I .rrrrr\rnOrr■r 7rrOrprrrr l �• , � �� 1 .rrrrr\\rrr�'g --lI . ■rr■rrrl-■rr.i..1 '- a Z room rI/uu + ' I ■rrOrrl IArrrl 9 ■rrrrrrl•/rrrrr!• ■rrrrrrlirrrrrl+ k rrrrr rlrrrrrrl, ■ errrrrrlrE.OoiOEM nurrul loom.! (.rrrrrrl Ir .rrrrr■ , \rrrrr■ 'vurl no■ ■ 0 .■■■rr,..lA i ont +-■I�■-■'r j '■rrrrrROM rrll■ L7 '■■ ■ IIi-��►�rrllrr ,� iSl 1L/rrrr\\r■Irr ,' � 1 11■rr � ■■ ■'Irr rr■ l 1 ■ ilr Y i rr G ■Or rr ■Ilr/ l IN Igloo ■ i rrrrtl■ ( III I yy num• Ill. Il■rr uuur iI1lrllrrrrrrrYr■'rrrri rrrrr) Ilirll■rrrrrrrr■.rrrr! I �� Nrrrl Ilsill Ir rrrrrrrr■rrrr■ curl uolurrrr■rnr■oru t it II■rrrrr ■rr■ rrrrr■, Irrrrrr =■r•r- Illlrllrrrrrrr Yr■rrrrr ' Irrrrrr lrrrri Illloll rrrrrrrtion r llrr�rrrilrrrrl 1_-ltrtaliuruuoG■liuorri■lli, mnIrr-rIr'll■■Iulllrrlurnr■rl■rrururor■■r, Sunnr11rNAMrrn r■r■er.ri rl1hanor. Ir Y_i' Illrrrr■ /r■llrON r■ rrrr . rr„rR 711rrrrrrrrrW irrl'rrl l lllrrrrrrrrrrrr.rrr /rr 160 IllrrrrOrrrOrrO■ r °i rrrrl'Ir■i 1r7�_-!�-����!rrr' Vit• I r, arrrre■■.! Irr■rrrrGrrrrrrrr ■ rur^u; uuuurouurr ' s .•fir■:erl! IrrrrrOrrrrrrr■ \rll\■1 arrrrprrrrrrrrrF „',■, lrrrrrrrrrrrrrra 's� Irr./rrrra/r/or. :Irr.■rrrr■rrrrr!' w !now r�u' a ri� Irr rltrr■ rrl Irr rrrrrlYr/r • tlrrrrrrrrrrl y 1WIrrrrrrrrrrllr.` a � - ,y•C luuuurrvrll • lr■rrrrrrrl0l- Currrrrrrrr�rrl uurrovur. Ir�rrM11-'A6 1W I, I� nra c �C s irrr 22I HE rri!/rl V. a' > � �. ti. • ; t' ls.�.t' 434 s �`?.r �� .�'cE.r� ��r,�. ?�r3��' �2J c,�' a °r??r,°`S�.`r :,�+?[-,:: r I��:LV."�•.•,t '�,-''i �'ry���,:n �.'. l^; r�7'.�`5':�'' ``'F'� O °�t3 `3 S�- o: �;. 't��' <[3>• c ['��. c>'t1 t�C 'E�.t -C-�y .��' '�•5r L ° n t- ' 00C ,,��•• 00 ?.i't�7 Vii; it � �r3�c> >. m. Li >E �3 •' L; Ut 0'. 3 3 t c� e J 00000 ,4 E 00 ') ttyy �f7 " ryaX.: r 7 .ri ': 000 E t3• 0 • ae� 0 0 •43 r..03`;. �„4s, �; 000 nE� o ob •.3:� c� Ez 11Xof a[7 (' 0000 •°�' e 00� �•• 0°0°0 0° o 0 0 0 ' `<<<0 <.4:, :'� °O 000 •. . 0 2J 1 { 0000 F 000 O 00 • o • n 0000 � 00000 i T 00 00000 00 J t '. 00000 000 •• :;..�•Y. � 00000 1 00 � 00000 c: }` • l ' 6 . 0 I Scale 1"=2000' •ns T] vy 9 0000000000-' 0000000000"".. JV 0000000000 - f Y R 4 r COMPILED FROM OFFICIAL CITY OF REN'TON DOCUMENTS C S BY THE POLICY DEVELOPMENT DEPARTMENT JANUARY 1985 � SE 68" ST T City of Renton LAND USE ELEMENT°°°°°° Single Family Commercial i .... � >::5, 76' ST Low Density Office /Office Park ii ®•" �����... Multi -Family Medium Density 0000 Public/ Quasi -Public i .. i -Family Mult High Density ••••••Light� •'`' 9 •••••• Industrial Multi -Family ® • ;1.. Recreation Heavy Industrial ., > i Greenbelt El Manufacturing Park • F / Multiple Option Revised April 1985 J ,t COMPREHENSIVE PLAN pn NOTE: THE COMPREHENSIVE PLAN IS NOT A -- — FINAL BLUEPRINT, BUT RATHER A GENERAL DESIGN FOR FUTURE GROWTH. IN MOST CAS -1 THE LAND USE ELEMENT MAP IDENTIFIES GENERALIZED AREAS FOR FUTURE LAND USE RATHER THAN PRECISE BOUNDARIES BETWEEN USES, � r C h14 V E`r": d . . �° :4 c�� °,,,` reU'W.• o ,. � . o 'fry r ']�'�; LAKE WASHINGTON Y. �W I • • s' �•l • • • • • e • • c 1 0p ' 00 O • • • • e • • • • •E • • rO�� O°O° +n 0°06° ° • • • • • • • • • • ` e • - • - - - °°°°° °0°0 ° s • • e • • • • • • s • • • 0 0 0 a 0 0 0 0 0 0 0 0 • •• 00°0 °000000° • • • • • • • • • • 0 O° O° 000000 °O • • • • • • e • • • • • _ ° a°°°a°°°° • e • • • • • • • • e • • 00000,;;. q °000°d°°° 'e��• • • • • • • • • . r - o000 oOgopo© • • -• • • • • • • • • • -• '� Jam:: 0 0 0 0 • • • • • • • - a 00000 MON C e • • • • • • • • • • • • • ❑� ,... 00000000' • • i • e • • • • • • • • �;�., ° .N•j - �� °000 000° e • • • • • • • • • • • 'r 00000 Oo .• e•••••• •s••• • • •' • cj o i 0 000 0000 • e • •rrr• • •eee•e�eee ; 0 0 00 0 0 • • • • ••••• °°000 00 000 f '.::•: Do�oO 00 • • • • • • • ♦ • 0 0 0 0 0 0 0 — 0 0 ••• • 00 00 00 '+ 0000oj . r .. ^>. te) o - 0°0000 oDo .. ; • • i ( • • • More 0 0000 oo00 .:.. e • • • • • • o .–•– ° 00 000000 • • ��f. f,� '.�• . .. o I 00000000 • • • • e�• • - o' 000 0 0°00 &a ^"• o�_�–_i __-J1�)i 00o0000o000° �°000$000°0000°0 000 000 °0000°°°0 0 00 00O000° °000 000 00000°0°o0°o,,00 ° O °0 0 o 0 CY1li • •• •• o > °°° 0 00 oo000 0 0° 0000 00 0 000 O— 0000 o00 a 00 '00,0000000 � 0 0 o0°0000°°<e00 00Oo000oo00 ci — , — — .. • • • • • .. .. .. ... rr url . pyp jp��' Ir■Irr Irr lrrrl ' new■rrrrr.- .,'� r`' ,■r■ rrrrrrrr •� 7rrl rrrrrr�� ��/ rrrr■►7rr1?Oi /Irirrrrrrrri■i■rarr ,� r'Irrrrrrrl'rrrr I■rr■rrrrr\Irrrrr 111111 MEMO -ogty t■■Irrrrrrr■►krrrrr Arlsrrrrrrrr►rrrr■ moon"rrrrvOrrrr■, Irirrrrrvororrri■ oemrmr r .....NMON/. g glg (rrrrr■r.\rllrrrr0 rt - ,• {° 2 i "V��++�.. lf�rrrrrr.'rrrrrrri■I I .rrrrr\rnOrr■r 7rrOrprrrr l �• , � �� 1 .rrrrr\\rrr�'g --lI . ■rr■rrrl-■rr.i..1 '- a Z room rI/uu + ' I ■rrOrrl IArrrl 9 ■rrrrrrl•/rrrrr!• ■rrrrrrlirrrrrl+ k rrrrr rlrrrrrrl, ■ errrrrrlrE.OoiOEM nurrul loom.! (.rrrrrrl Ir .rrrrr■ , \rrrrr■ 'vurl no■ ■ 0 .■■■rr,..lA i ont +-■I�■-■'r j '■rrrrrROM rrll■ L7 '■■ ■ IIi-��►�rrllrr ,� iSl 1L/rrrr\\r■Irr ,' � 1 11■rr � ■■ ■'Irr rr■ l 1 ■ ilr Y i rr G ■Or rr ■Ilr/ l IN Igloo ■ i rrrrtl■ ( III I yy num• Ill. Il■rr uuur iI1lrllrrrrrrrYr■'rrrri rrrrr) Ilirll■rrrrrrrr■.rrrr! I �� Nrrrl Ilsill Ir rrrrrrrr■rrrr■ curl uolurrrr■rnr■oru t it II■rrrrr ■rr■ rrrrr■, Irrrrrr =■r•r- Illlrllrrrrrrr Yr■rrrrr ' Irrrrrr lrrrri Illloll rrrrrrrtion r llrr�rrrilrrrrl 1_-ltrtaliuruuoG■liuorri■lli, mnIrr-rIr'll■■Iulllrrlurnr■rl■rrururor■■r, Sunnr11rNAMrrn r■r■er.ri rl1hanor. Ir Y_i' Illrrrr■ /r■llrON r■ rrrr . rr„rR 711rrrrrrrrrW irrl'rrl l lllrrrrrrrrrrrr.rrr /rr 160 IllrrrrOrrrOrrO■ r °i rrrrl'Ir■i 1r7�_-!�-����!rrr' Vit• I r, arrrre■■.! Irr■rrrrGrrrrrrrr ■ rur^u; uuuurouurr ' s .•fir■:erl! IrrrrrOrrrrrrr■ \rll\■1 arrrrprrrrrrrrrF „',■, lrrrrrrrrrrrrrra 's� Irr./rrrra/r/or. :Irr.■rrrr■rrrrr!' w !now r�u' a ri� Irr rltrr■ rrl Irr rrrrrlYr/r • tlrrrrrrrrrrl y 1WIrrrrrrrrrrllr.` a � - ,y•C luuuurrvrll • lr■rrrrrrrl0l- Currrrrrrrr�rrl uurrovur. Ir�rrM11-'A6 1W I, I� nra c �C s irrr 22I HE rri!/rl V. a' > � �. ti. • ; t' ls.�.t' 434 s �`?.r �� .�'cE.r� ��r,�. ?�r3��' �2J c,�' a °r??r,°`S�.`r :,�+?[-,:: r I��:LV."�•.•,t '�,-''i �'ry���,:n �.'. l^; r�7'.�`5':�'' ``'F'� O °�t3 `3 S�- o: �;. 't��' <[3>• c ['��. c>'t1 t�C 'E�.t -C-�y .��' '�•5r L ° n t- ' 00C ,,��•• 00 ?.i't�7 Vii; it � �r3�c> >. m. Li >E �3 •' L; Ut 0'. 3 3 t c� e J 00000 ,4 E 00 ') ttyy �f7 " ryaX.: r 7 .ri ': 000 E t3• 0 • ae� 0 0 •43 r..03`;. �„4s, �; 000 nE� o ob •.3:� c� Ez 11Xof a[7 (' 0000 •°�' e 00� �•• 0°0°0 0° o 0 0 0 ' `<<<0 <.4:, :'� °O 000 •. . 0 2J 1 { 0000 F 000 O 00 • o • n 0000 � 00000 i T 00 00000 00 J t '. 00000 000 •• :;..�•Y. � 00000 1 00 � 00000 c: }` • l ' 6 . 0 I Scale 1"=2000' •ns T] vy 9 0000000000-' 0000000000"".. JV 0000000000 -