HomeMy WebLinkAboutORD 3712 Y
CITY OF RENTON, WASHINGTON
O
ORDINANCE NO . 3712
AN ORDINANCE OF THE CITY OF PENTON, WASHINGTON
AMENDING THE CITY' S COMPREHENSIVE PLAN AND MAPS
N AND DATA IN CONJUNCTION THEREWITH RELATING TO
O CERTAIN PROPERTIES LOCATED WITHIN THE CENTRAL
AREA OF THE CITY OF RENTON
oo WHEREAS the Planning Commission of the City of Renton and
the City Council have heretofore adopted and filed a "Comprehensive
Plan" as evidenced by Resolution No . 1240 , and Ordinance No . 2142 ,
and as same have been implemented and amended from time to time ,
together with the adoption of various codes , reports and records , and
WHEREAS since said adoption the Planning Commission has
heretofore duly recommended to the City Council , from time to time
certain amendments to said City' s "Comprehensive Plan" ; and
WHEREAS the Planning Commission having held public hearings
and the City Council having held a public hearing on January 24 , 1983 ; and
WHEREAS the Planning Commission has made certain findings
and recommendations to the City Council , including implementing policies
for the Central Area Comprehensive Plan, which implementing policies
were approved and are hereby adopted by the City Council of the City of
Renton; and
WHEREAS the City Council has duly determined, after due
consideration of the testimony and evidence before it , that it is
advisable and appropriate to amend and modify the City ' s "Comprehensive
Plan" and such modification being in the best interest and for the
public benefit , NOW THEREFORE,
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS :
SECITON I : The aforestated findings and recitals are
hereby found to be true and correct in all respects .
1
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SECTION II : The Comprehensive Plan and maps , data and
reports in support of that Comprehensive Plan are hereby modified
and amended, and the properties contained within the Central Area
are hereby designated the land use designations as shown on Exhibit
"A" attached hereto and incorporated herein as if fully set forth.
SECTION III : The Buildin and Zoning Director is hereby
authorized and directed to make the necessary changes on said City' s
"Comprehensive Plan" and the maps in conjunction therewith to evidence
the aforedescribed amendment.
SECTION IV: The City Clerk is further authorized and directed
to file this Ordinance as provided by law, and a complete copy of said
r �
n file with the office of the City Clerk o�
document likewise beim; 0 1
the City of Renton.
SECTION V: This Ordinance shall be effective upon its
passage , approval and five days after its publication.
PASSED BY THE CITY COUNCIL this 28th day of February, 1983 .
Maxine E. Motor, City Clerk
APPROVED BY THE MAYOR this 28th day of February, 1983.
f
IM-rbara Y. Sliinpo h, Mayor
Approved as to form:
Lawrence War n, C� torney
Date of Publication: March 4, 1983
OFFICE OF THE My CIMM
RENTON MUNICIPAL BLDG?.
200 MILL AVE.SOUTH
RENTON,WA 98055
CENTRAL RENTON
COMPREHENSIVE PLAN
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WASHINGTON
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city of renton
policy development dept
december 1982
CENTRAL RENTON COMPREHENWE PLAN
The Comprehensive Plan is a long-range framework for decision-making related
to issues of growth and physical development in the City of Renton. The
purpose of the Plan is to promote public safety, welfare and interest through the
careful planning of public services and by guiding future growth.
The Central Planning Area is the last of four areas targeted for review and
update of the original Comprehensive Plan, which was adopted in 1965.
Adoption of the Central Area Plan, together with the previously adopted
Northeast, Southeast and Green River Valley Plans, completes the updating of
the City's Comprehensive Plan, and all aspects of the 1965 adoption will have
been superseded by these recent plan amendments.
The Planning Commission, through the Central Area Committee, has 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. At a
meeting on November 17th, the Planning Commission approved the Central Area
Plan and recommended the Plan to the City Council for adoption. Once
adopted by ordinance, the Plan will guide the Administration, the Hearing
Examiner, the City Council, and other City officials in future decision-making
concerning the Central Planning Area.
The Central Area Plan is composed of four map elements and implementing
policies. The Land Use Element provides land use designations that guide
decision-makers as to the types of land uses appropriate in certain areas. The
Community Facilities Element recognizes existing and proposed public or
quasi-public recreational, public safety, educational and governmental facilities.
The Circulation Element identifies the system of major and minor roadways
necessary to accommodate the level of development and transportation needs
anticipated in the planning area. The Utilities Element consists of the current
plans for sewer, water, gas and other utility services maintained by the City of
Renton and special purpose districts. Implementing policies which support and
clarify the Intent of the map elements are also an integral part of the Central
Area Plan.
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CENTRAL RENTON
COMPREHENSIVE PLAN
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IMPLEMENTING POLICIES
I. City-Wide Policies
A. Policies Element
The Policies Element of the Comprehensive Plan was adopted by the City
Council in February 1981. The goals, objectives and policies contained in
this document
apply to the Cit as a w
pp y y hole, but are incorporated by
reference into the Central Area Plan. The Land Use Element and other
elements of the Central Area Plan should n b
•t C V1CWCd without
recognition of the policy guidelines provided by this document.
B. 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 types may be appropriate.
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.
Office/Office Park
An area intended for a broad range of commercial, professional or administrative
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 with their sites, major setbacks from public streets and adjacent
uses, a minimum of 20% of the sites in landscaped open space, and integration
of significant natural elements Into the site designs. Accessory retail and service
activities consistent with an office setting are also appropriate.
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
environmental standards. Manufacturing park developments should be charac-
terized 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.
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, safety considerations or size, are not compatible with
residential, commercial or light industrial uses. All permissible heavy industrial
uses must meet minimum community standards for environmental compatibility,
however.
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 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.
C. Development Policies for Designated Greenbelts
The following policies, together with other applicable City policies and
regulations, should guide land use decisions within areas designated as
greenbelts in the Central Area Plan. These greenbelt policies are also
intended for city-wide application.
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 -- although clustering should be
encouraged. In some cases higher residential densities may be allowed --
if utilities and access are available -- provided that at least 75% of the
site remains in open space, that slopes are undisturbed and that
development is clustered.
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 develop-
ment can be safely accommodated, additional areas may be utilized for
intensive development consistent with other greenbelt criteria (eg., 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 desig-
nation. Implementing policies to evaluate wetlands and stream corridors
for greenbelt status and for appropriate development limitations should
be developed
II. Planning Policies for the Central Area Plan
A. 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-sized land parcels are available, office uses should be an
alternative to multiple family development.
B. 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.
Policies
1. New single family housing growth should be directed toward the
Earlington/West Hill and unincorporated portions of the planning
area.
2 Multiple family growth should be concentrated in transitional areas
near the slopes west of Rainier Avenue, 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.
C. 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 by Main and Mill
Avenue South on the east, South 4th on the south, Logan Avenue
South 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.
S. 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.
7. Commercial development should be designed to limit the number of
access points to arterial streets.
8. Office and compatible commercial development should be
encouraged south of the Cedar River between Logan Avenue and
Bronson Way.
9. Development and redevelopment adjacent to the Cedar River
should be architecturally and spacially oriented toward the river
and enhance the Cedar River Trail.
10. In order to maintain a "recreational flavor" for uses along 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.
It. 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.
D. 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 maintain-
ing a lower priority.
E. Transportation Objective
The Central Area Comprehensive Plan proposes an integrated transporta-
tion system including private vehicles and pedestrian/bicycle facilities.
Policies
1. The Central Area Comprehensive Plan strongly endorses the need
for a city-wide traffic study to thoroughly evaluate all of the
transportation requirements to accommodate the proposed level of
development in the Central Area.
2. Alternatives to the South 2nd/South 3rd Street one-way system
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 neighbor-
hoods.
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 mass 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
r out es.
10. Logan Avenue South from South 3rd to South 7th should be
deem hasized as a future through-arterial route due to the
P g
residential character of this area.
11. South 7th Street west of Burnett Avenue South 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.
F. Utilities Objective
To accommodate the proposed level of growth safe and healthful public
utilities should be provided.
Policies
1. Zoning recommendations should be consistent with available
utilities or their extension.
2. Areas of inadequate or antiquated utilities should be identified.
3. Utility up-grading should be consistent with the intended use.
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./Empire 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.
10. Those geographical areas within the Eastside Watershed Drainage
Basin should be considered critical areas for storm drainage
purposes.
III. Sub-Area Policies
A. Earlington Hill/The West Hill/Unincorporated Area
Policies
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.
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 individual land use proposals.
B. North Renton Residential Area
North Renton is, and should remain, a quality residential neighborhood
that 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 In ividual 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.
C. 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.
3. Land uses along Shattuck Avenue South should be consistent with
the removal of this street from the arterial street network.
4. New development in South Renton should be served by adequate
utilities.
5. 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.
6. Efforts should be made to reduce the impacts of through traffic on
residential areas.
7. Non-residential uses should not "skip-over" surrounding residential
in established residential areas during the transition to more
intensive use.