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HomeMy WebLinkAboutORD 3516 Amends Ordinance No. 3051, 3091 Amended by Ordinance .No. 4039 CITY OF RENTON , WASHINGTON ORDINANCE NO . 3516 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,. AMENDING PORTIONS OF CHAPTER 27 OF TITLE IV (BUILDING REGULATIONS) OF ORDINANCE 110. 1628 ENTITLED "CODE OF GE14ERAL ORDINANCES OF THE CITY OF RENTON" RELATING TO PLANNED UNIT DEVELOPMENT THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON , DO ORDAIN AS FOLLOWS : SECTION I : Existing subsections 1 , 2 , 3 and 4 of Section 4-2709 of Title IV (Building Regulations) of Ordinance No . 1628 entitled "Code of General Ordinances of the City of Renton" are hereby amended as follows : Section 4-2709 . STANDARDS AND CRITERIA: 1 , Design Standards and Procedures . A. Subdivision Requirements . If land or structures within a proposed Planned Unit Development are to be sold to more than one person, partnership , firm or corporation or are to include the dedication of land , then the proposed Planned Unit Development shall be subject to the short or major subdivision proceedings in addition to the requirements of this Ord=nance . B. Zoning Requirements . A Planned Unit Development shall be exempt from the minimum lot size and setbacks of the Zoning Ordinance . The minimum lot s%":ze require- ments of the residential zones shall serve as the criteria to determine Planned Unit Development densities when the Planned Unit Development is developed in a residential zone . C. Design Requirements . A Planned Unit Development shall be subject to the general design requirements. of the Subdivision Ordinance. Specific development standards shall be determined by appropriate city staff in view of the inherent purposes of the Planned . Unit Development Ordinance as defined in Section 4-2702 , 2 . Open Space Required. A. Open Space . Each Residential Planned Unit Development shall provide not less than thirty five percent (35%) of the net developable area for open space . Each Commercial or Industrial Planned Unit Development shall provide not less than 10% of the net developable area for the open space . For the purpose of this Ordinance "net" developable area shall mean the gross area of the Planned Unit Development less right of �uay for streets or widening of abutting City streets and -1- S thoroughfares , less twenty percent (20%) of the gross area for additional streets and internal circulation in a development , plus one hundred fifty percent (150%) of substandard floor area to be demolished or removed as part of the proposed project . Open space may be designed to provide either active ` or passive recreation or to provide a wildlife habitat. B. Residential Open Space . Usable open space, in addition to parking and storage space, shall be provided for each dwelling unit in a Planned Unit Development whose primary purposes are residential as follows : (1) For dwelling units at ground level , detached or attached, private open space contiguous to the ` dwelling unit shall be at ground level and shall be equal to a minimum of twenty percent (20%) of the site covered by the dwelling unit . Such open space shall not be less than five hundred (500) square feet per unit . (2) All other dwelling units shall be provided open space of not less than five percent (5%) of the gross square footage of the dwelling unit . Such open space shall not be less than one hundred (100) square feet . C. Setback from R-1 Zones . Whenever a Planned Unit shall abut a developed R-1 zoned parcel , then any building or structure in the Planned Unit Development shall be set back at least twenty five feet (25 ' ') from the developed parcel . Such twenty five foot (25 '' ) setback shall be open space , and shall not be utilized for parking , streets , playgrounds or other intensive uses , but such twenty five foot (25' ) setback shall be landscaped as hereinbelow described and maintained as a common area and open space . D. Setback and Height Limitations . Adjacent to Single Family Residential Zones . Any structure within one hundred feet (100 ' ) of a developed single family zone shall be a structure containing not more than four thousand (4000) square feet of gross floor area and no more than twenty five feet (25 ' ) in height . 3 . Residential Dwelling Unit Density . Dwelling unit density shall be no greater than allowed by the underlying zone requirement as established for the total Planned Unit Development site area except as modified for developed land as defined herein by Section 4-2708 2. In deter- mining the dwelling unit density , the gross area of the Planned Unit Development shall be considered , less right of way for streets or widening of abutting, City streets and thoroughfares , less twenty percent (20%) of the gross area when the underlying zoning classi- fication is single family for additional streets and internal circulation in a development , plus one hundred -2- fifty percent (150%) of substandard floor area to be demolished or removed as part of the proposed project . (As defined in Section 4-2708 , 2. hereinabove) 4. Special Areas . A. Water. Planned Unit Developments which include any shore line of natural lakes , rivers and other- waterways shall be governed by the requirements of Section 9-1107 of the City Code entitled "Residential Subdivision of First Class Shorelands" and "Shore Line Master Program" B. Steep Slope . Planned Unit Developments in areas exceeding ten percent (10%) slope shall be subject to special review by the Hearing Examiner and the Public Works Department to assure stable building conditions , safe and convenient access , and minimum disruption of the natural physical features of the land. The Public Works Department may require the applicant to furnish a report by a licensed engineer to evaluate the site . (1) For each one percent (1%) of natural land slope in excess of fifteen percent (15',.) , the allow- able dwelling unit density or allowable building floor area shall be reduced by two percent (2%) . (2) Natural land slope shall be defined as the average slope of the lot in percent , determined by observation on simple slopes , or more precisely i by the formula : S = 100 I L A Where I is the contour interval in feet ; L is the combined length of the contour lines in scale feet ; and A is the net area of the lot in square feet C. Geologic hazard or Flooding. Development of areas on or near sites where landslides or flooding have been known to occur or may reasonably be expected to occur shall be subject to Section 9-1108 . 18 of the City Code entitled "Plat Improvements and Development Standards" . SECTION II : Existing Section 4-2710 2. E.of Title IV (Building Regulations) of Ordinance No. 1628 entitled "Code of General Ordinances of, the City of Renton" is hereby amended by adding an additional subsection as follows : Section 4-2710 2. E. (7) A detailed narrative , illustrative perspective drawings , or appropriate cross-sections describing the - relationship of the major elements and uses within the planned unit development to each other, and the relationship of the major planned unit development elements and structures to the surrounding properties and uses . i -3- ' I SECTION III : Existing subsections 3 , 4, 5 , 6 , 7 , 8 and 9' of Section 4-2710 of Title IV (Building Regulations) of Ordinance No. 1628 entitled Code of General Ordinances of the City of Renton are hereby amended as follows : Section 4-2710 3 . Filing of Application . The application for preliminary approval of the Planned Unit Development shall be filed with the Planning Department accompanied by a filing fee as established by the Filing Fee Ordinance . Any fees required by the Subdivision Ordinance shall be paid at the time of the application. In all other respects the processing of the application and the submission of information for Preliminary Planned Unit Development shall be the same as that required by a Conditional Use Permit pursuant to Section 4-722(F) . Section 4-2710 4. Informational Meetings . Prior to making application for preliminary approval , the developer shall meet with the reviewing departments to study and review the proposed Planned Unit i Development . The developer shall prepare and submit to the Planning Department six (6) copies of a tentative application with vicinity and site maps containing the information required in Section 4-2710 2 above , together with other pertinent information required by the reviewing department . The maps may be reasonably accurate sketches . A fee as established by the Filing Fee Ordinance shall be paid by the petitioner applicant at the time the application is made. Section 4-2710 5 . Preliminary Plan. A preliminary development plan in the form of a Conditional Use Permit (Section 4-722 (F) ) shall be submitted to the Planning Department and shall include the general intent of the development , apportionment of land for buildings and land use and such other information or documentation which the Planning Department shall require . The Planning Department shall determine that the Plans comply with the development policies of the Renton Comprehensive Plan and this Ordinance. The Renton City Council , upon recommendation I -4- i t I of the Hearing Examiner , shall approve , modify , or deny the Planned Unit Development Preliminary Plan. Upon application by the developer, I the Hearing Examiner may grant an extension of the approved Preliminary Plan for a maximum of twelve (12) months . i Section 4-2710 6 . Final Plan j I A. The developer shall , within two years of approval by — the City Council of the Preliminary Plan, submit to the Planning Department , a final development plan showing the ultimate design and I specific details of the proposed Planned Unit Development or the appropriate phase or phases thereof. If the final development plan is not filed within such two year or within the extended time period, I if any, the Planned Unit Development Preliminary Plan shall be deemed to have been abandoned and shall be subject to the provisions of Section 4-2710 (a) . Said application shall be in the form of a i Conditional Use Permit (Section 4-722(F) ) . The final Plan shall be in substantial conformance with the approved Preliminary Plan. A filing fee in the amount established by the Filing Fee Ordinance shall accomp- the application. The City Council upon recommendation by the Hearing i Examiner shall approve, modify or deny the proposed Final Plan. At the time of approval of a final plan for a portion of a preliminary plan, the Hearing Examiner may recommend an extension of the approved pre- liminary plan for a time period exceeding the time limits prescribed I herein. r B. Approval of a Final Plan for any phase of the approved Preliminary Plan shall constitute an extension for twelve (12) months of the remainder of the Preliminary Plan. For large PUD' s containing a site area of more than 25 acres , and including more than 400 dwelling units or 400,000 square feet of gross floor area at the time of ultimate development, approval of a final plan covering at least 100 of either the site area or floor area of the total project shall constitute a two (2) year extension of the approved preliminary plan . The Examiner -5- i may grant an extension beyond the two years specified herein, after conducting a public hearing and determining that : (1) The reasons for delay in approval of additional final plan applications are circumstances beyond the control of the applicant , and (2) The preliminary plan is consistent with the overall ` plans and policies of the City as they exist at the time � - of the public hearing . Section 4-2710 7 . Expiration of Unapproved Preliminary Plans . The preliminary plans shall be approved or denied within twelve (12) months of the date of filing of the application, or within eighteen (18) months of the date of filing of the application when an environmental impact statement or other permit or approval required by another public agency is required in order to approve the Preliminary Plan. Section 4-2710 b. Expiration of Approved Final Plans . The developer shall complete the approved Planned Unit Development or any phase thereof as designated in the approved Final Plan within two (2) years from the date of approval of the Final Plans unless the City Council designates a shorter time. Upon proper application by the developer including the payment of a filing fee as established by the Filing Fee Ordinance , and for good reason, the Hearing Examiner may grant one extension of not more than one year . The request for an extension of time shall include the reasons why the extension is needed, a revised timetable for completion, and any other pertinent information the Planning Department or the Hearing Examiner deems necessary . Section 4-2710-9 . Abandonment of Incompleted Project . Upon the abandonment of a particular project authorized under this Ordinance or upon the expiration of the final approval of a Planned Unit ' Development which has not been completed, the authorization shall expire and the land and the structures may be used only for a lawful purpose permissible within the zone in which the Planned Unit Development is ; located. A. Abandonment Defined. Abandonment for the purpose of this Section shall mean the failure and neglect of the developer to deligiently pursue the project and the improvements incidental thereto , after final approval by the City Council for a period of six (6) months from the date of such approval unless the City Council designates a different time period. -6- . i B. Open Space and Underlying Zone Requirements . In the event any structures , improvements or facilities have been constructed, or constructor therefor has commenced, and completion therefor has been abandoned as hereinabove defined, and the full plan is not being implemented, then in any such case , the open space requirements as set forth in Section 4-2709 . 2 , and as set forth in any approved preliminary plan , shall be adhered to in connection 1 with any further approved development ; furthermore , if Jall of such improvements and facilities are completely removed, then the requirements of the applicable zone shall be controlling. C. Occupation of Structure . Any finished structures , short of full implementation of the approved plan , may be occupied upon the issuance of a Conditional Use permit by the Hearing Examiner , together with such conditions ; covenants or other terms in order to assure compliance with the requirements of Section 4-2709 and/or any other applicable provision of this Ordinance and the City ' s Zoning Code. SECTION III : Existing Section 4-2711 of Title IV (Building Regulations) of Ordinance No. 162£3 entitled "Code of General Ordinances of the City of Renton" is hereby amended to read as follows : Section 4-2711 BUILDING PERMITS : Building permits shall be issued for construction in Planned Unit Development areas only in accordance with the Final Plan and program elements of the Final plan as approved by the City Council . SECTION IV: Existing subsection 2 of Section 4-2712 of Title IV (Building Regulations) of Ordinance No . 1628 entitled "Code of General Ordinances of the City of Renton" is hereby amended to read as follows : Section 4-2712 2. Major Adjustments . Major adjustments are those which substantially change the basic design , density, or open space requirements of the Planned Unit Development . When such change constitutes a major adjustment , no building permit shall be issued without a review and approval of such adjustments by the City Council upon recommendation of the Hearing Examiner . SECTION V: Existing Section 4-2713 of Title IV (Building Regulations) of Ordinance No . 1628 entitled "Code of General Ordinances I i of the City of Renton" is hereby amended as follows : I Section 4-2713 RELATIONSHIP OF THIS ORDINANCE TO OTHER ORDINA14CES : Where provisions of this Ordinance are in conflict with -7- I I provisions of the Zoning Ordinance or the Subdivision Ordinance the requirements of this Ordinance shall prevail except that the procedural requirements to be followed shall be those of a Conditional Use Permit (Section 4-722(F)) . SECTION VI - Existing Section 4-2714 of Title IV (Building Regulations) of Ordinance No . 1628 entitled "Code of General Ordinances of the City of Renton" is hereby amended to read as follows : Section 4-2714 PUBLIC NOTICE . In addition to any public notice and posting requirements otherwise specified by this Title, the Planning Department shall determine which neighborhoods or areas of the City may be effected by the approval and implementation of the proposed Planned Unit Development . The Planning Department shall make a reasonable effort to notify all known homeowners associations , community clubs or similar organizations for such effected neighborhoods . The notice shall be made by regular mail to the last known addres.s of the organization . Failure of such notification shall have no effect upon the proposed action or application. SECTION VII : Existing Section 4-2718 of Title IV (Building Regulations) of Ordinance No . 1628 entitled "Code of General Ordinances of the City of Renton" is hereby amended to read as follows : Section 4-2718 EFFECTIVE DATE : This Ordinance shall be effective upon its passage, approval and thirty (30) days after its publication. PASSED BY THE CITY COUNCIL this 2nd day of March, 1981. Delores ead, City Clerk APPROVED BY THE MAYOR this 2nd day of March 1981 ti i Bar ara Y: S inpoch, Mayor Approved as tq., form: Date of Publication : - March 6, 1981