HomeMy WebLinkAboutORD 6151CITY OF RENTON, WASHINGTON
ORDINANCE NO. 6151
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING THE
RAINIER/GRADY JUNCTION ZONING OVERLAY, ADDING DEFINITIONS,
AUTHORIZING CORRECTIONS, PROVIDING FOR SEVERABILITY, AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, on November 22, 2021, the Rainier/Grady Junction Transit Oriented
Development ("TOD") Subarea Plan was adopted by Resolution 4454; and
WHEREAS, the Rainier/Grady Junction TOD Subarea Plan recommended certain
development standards be amended to facilitate the Plan's TOD vision by allowing development
at greater scales and intensities than other Zoning Districts; and
WHEREAS, the Rainier/Grady Junction TOD Subarea Planned Action EIS was developed to
model development at various scales and intensities within a portion of the Rainier/Grady
Junction TOD Subarea, named the Planned Action Area; and
WHEREAS, the Rainier/Grady Junction TOD Subarea Planned Action EIS identifies impacts
and mitigation measures associated with planned development in the Planned Action Area; and
WHEREAS, the City found that, together with the City's development regulations, the
measures identified in the Planned Action EIS adequately mitigate environmental impacts; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on February 21, 2024, the City notified the State
of Washington of its intent to adopt amendments to its development regulations; and
ORDINANCE NO. 6151
WHEREAS, the Planning Commission held a public hearing on July 17, 2024, considered
all relevant matters, and heard all parties in support or opposition, and subsequently forwarded
a recommendation to the City Council; and
WHEREAS, the Planning Commission recommended establishing the Rainier/Grady
Junction Zoning Overlay to coincide with the boundaries of the Planned Action Area, as shown in
Attachment A, and allow development at greater scales and intensities than other Zoning
Districts, as shown in Attachment B; and
WHEREAS, said zoning overlay conforms with the City's Comprehensive Plan, as
amended; and
WHEREAS, the City Council considered all relevant matters, and heard all parties in
support or opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. All portions of the Zoning Map of the Renton Municipal Code in this ordinance
that are not shown as amended herein remain in effect and unchanged.
SECTION II. The Rainier/Grady Junction Zoning Overlay is hereby established as
indicated in Attachment A. The Planning Division is hereby authorized and directed to change the
City of Renton Zoning Map, as amended, to evidence said zoning overlay according to Attachment
A attached hereto and made a part hereof as if fully set forth herein.
SECTION III. All portions of the Renton Municipal Code in this ordinance not shown in
strikethrough and underline edits remain in effect and unchanged.
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ORDINANCE NO. 6151
SECTION IV. The Chapter Guide for chapter 4-3 of the Renton Municipal Code is
amended as shown below.
Chapter 3
ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS
CHAPTER GUIDE: Regulations restricting or governing development of
environmentally sensitive areas, including shorelines of the state, are contained
in chapter 4-3 RMC. These regulations are applied based on whether an
environmentally sensitive or shoreline of the state are present within or nearby a
property, irrespective of zoning district. Overlay districts unrelated to zoning
boundaries are also included, and may restrict uses or apply special development
standards. This Chapter does not contain procedural information. Related permit
processes (i.e., shoreline permit procedures, aquifer permit procedures) are
located in chapters 4-8 and 4-9 RMC.
4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS
4-3-020 AIRPORT RELATED HEIGHT AND USE RESTRICTIONS
4-3-030 d) RAIN I ER/G RADY JUNCTION OVERLAY
4-3-040 AUTOMALL DISTRICT
4-3-050 CRITICAL AREAS REGULATIONS
4-3-060 (Reserved)
4-3-070 PIPELINE NOTICE
4-3-090 SHORELINE MASTER PROGRAM REGULATIONS
4-3-100 URBAN DESIGN REGULATIONS
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ORDINANCE NO. 6151
4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS
4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES
SECTION V. Section 4-3-030 of the Renton Municipal Code is amended as follows.
4-3-030 d) RAINIER/GRADY JUNCTION OVERLAY:
A.
Purpose
B.
Definitions
C.
Applicability
D.
Administration
E.
Permitted Uses
F.
Development Standards
G.
Bonus Density
H.
Bonus Height
I.
Open Space Requirements
J.
Street Standards
K.
Through -Block Connections
L.
Green Factor Standards
M.
Air and Noise Pollution Mitigation
N.
Modifications
A. PURPOSE:
The purpose of the Rainier/Grady Junction ("RGJ") Overlay ("RGJ Overlay")
is to implement the Rainier/Grady Junction TOD Subarea Plan ("Subarea Plan")
and Planned
Action EIS to reinforce the CitV'S planned concentration of
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ORDINANCE NO. 6151
pedestrian -oriented mixed -use development at intensities that support and are
supported by multi -modal transportation options. The RGJ Overlay is intended to
help revitalize a portion of the City Center Community Planning Area by creating
incentives and opportunities for a mix of jobs and residences, maximizing the use
of public transit, and providing a framework for future infrastructure and service
decisions. The RGJ Overlay aims to leverage public and private investments to
provide public benefits in the form of housing affordable to a wide range of
income earners, the creation of public open spaces, increased pedestrian
connectivity, quality urban design, and a unique sense of place.
The specific objectives of this Section are to:
1. Encourage people to walk, ride a bicycle or use transit by achieving
a compact pattern of development that is more conducive to walking and
bicycling;
2. Encourage the creation of housing affordable to a wide range of
income earners;
3. Encourage the creation of public open spaces;
4. Revitalize a portion of the City Center Community Planning Area;
5. Allow for a mix of uses to create an environment that en
people at the pedestrian scale;
6. Provide a hieh level of amenities. design. and landscaaine that
create a comfortable environment for pedestrians, bicyclists, and other users;
7. Maintain an adeauate level of Darkine and access for automobil
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ORDINANCE NO. 6151
8. Create fine-Erained detail in architectural and urban form that
provides interest and complexity at the level of the pedestrian and bicyclist;
9. Encouraee uses that allow round-the-clock activitv:
10. Provide sufficient density of employees, residents, and recreational
users to support transit;
11. Generate a relatively high percentage of trips serviceable by
transit; and
12. Mitigate air and noise pollution on people living or working in new
development close to 1-405.
B. DEFINITIONS:
1. Planned Action Ordinance: Ordinance 6150, which established the
Rainier Gradv Wav TOD Subarea Planned Action within the Rainier/Gradv Wav
Subarea.
2. Rainier/Gradv Junction TOD Subarea Plan: Adopted by Resolution
4454. Commonly referred to as "Subarea Plan" within this Section.
3. Planned Action EIS: The Rainier/Gradv Junction TOD Subarea
Planned Action Environmental Impact Statement (EIS) (comprised of both the
Draft EIS and the Final EIS, Exhibit A to the Planned Action Ordinance) which
provides mitigation measures found by the Planned Action Ordinance to
adeauatelv mitieate environmental impacts.
C. APPLICABILITY:
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ORDINANCE NO. 6151
This Section shall apply to all use and development activities within the RGJ
Overlay, as shown in the map below. Renton Municipal Code ("RMC") provisions
in Title IV. Development Reeulations. as it exists and may be amended, contain
zoning, regulations, standards, and guidelines governing site development of
property City-wide, such as parking, landscaping, fencing, tree retention, and
others. Such provisions shall apply within RGJ Overlav unless there is a conflict
with the standards set forth by the RGJ Overlay, in which case the Administrator
shall determine which standards a
This Section shall sunset, and as of that date is repealed, when the
development allowed in Subsection III(D)(2)(a) of the Planned Action Ordinance is
achieved, if the trip bank in Subsection III(D)(3) of the Planned Action Ordinance
is achieved, or twentv vears after the adoption of the Planned Action Ordinance
whichever occurs first.
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ORDINANCE NO. 6151
D. ADMINISTRATION:
1. Review Process: Applications subiect to RGJ Overlav regulations shall be
processed as a component of the governing land use process.
2. Environmental Review: Upon determination by the Citv's SEPA
Responsible Official that the proposal meets the criteria to qualify as a planned
action Dursuant to the Rainier/Gradv Junction TOD Subarea Planned Action EIS
the application shall not require a SEPA threshold determination, preparation of
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an EIS, or be subject to further review pursuant to SEPA. Applications that do not
qualify as a planned action shall be subject to RMC 4-9-070, Environmental Review
or��nAi iron
a. A proposed project that would result in a significant change in the
type or degree of impacts to any of the elements of the environment analyzed in
the planned action EIS, would not qualify as a planned action.
b. Should environmental conditions change significantly from those
analyzed in the planned action EIS, the City's SEPA Responsible Official may
determine that the planned action designation is no longer applicable until
supplemental environmental review is conducted.
c. The City may adopt and apply such other fees as may be deemed
necessary and appropriate to mitigate impacts to other capital facilities in the RGJ
Overlay and to accommodate planned growth.
3. Authority: The Administrator shall have the authoritv to administer this
Section and approve with conditions or deny proposals based on the provisions of
this Section when no other permit or approval reauires Hearing Examiner review.
E. PERMITTED USES:
1. Administration: This subsection establishes prohibited. conditional. and
accessory land uses for all properties within the RGJ Overlay as those terms are
defined in RMC 4-2-050. Permitted Land Uses Established. Land uses not identified
in this subsection shall be permitted, conditional, prohibited, or accessory land
uses pursuant to Chaster 4-2 RMC. Conditions aaDlied to land uses in this
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ORDINANCE NO. 6151
subsection shall supersede conditions applied in RMC 4-2-080, Conditions
Associated with Zoning Use Tables.
a. Prohibited Land Uses:
L Car washes;
ii. Vehicle fueling stations unless located on the same site as a
retail sales store selling groceries;
iii. Drive-in/drive-through retail;
iv. Drive-in/drive-through service;
V. Kennels;
vi. Commissary kitchens;
vii. Outdoor retail sales;
viii. Vehicle service and repair. small:
ix. Tow truck operation/auto impoundment yard;
X. Outdoor storage, existing;
xi. Outdoor storage, new;
xii. Convalescent centers, but prohibited along Main Street;
xiii. Surface parking lots, standalone
b. Conditionally Permitted Uses:
i. Standalone eating and drinking establishments if
architecturally and functionally inteerated into the overall shoDDine center or
mixed -use development;
ii. Vehicle rental (small), unless vehicles are located off-si
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c. Accessory Uses Allowed:
i. Outdoor retail sales;
ii. Outdoor storage (new), if sufficiently screened and not
abutting a pedestrian -oriented space; and
iii. Electric vehicle charging stations.
F. DEVELOPMENT STANDARDS:
The following table contain density, dimension standards, and other
limitations for development in the RGJ Overlay. The small numbers (superscri
in a cell indicate additional requirements or detailed information found below the
table.
1. RESIDENTIAL DENSITY (Dwelling Units per Net Acre)
a. Minimum Net Residential
60 dwelling units per net acre.
Density1
b. Maximum Net Residential
150 dwelling units per net acre.
Density1
2. SETBACKS2
a. Minimum Front Yard Setback and Secondary Front Yard Setback
i. Along Main Street3
10 ft.
ii. Along Primary and
Secondary Streets4
15 ft.
b. Maximum Front Yard Setback and Secondary Front Yard Setback
i. Along Main Street3
10 ft.
ii. Along Primary and
Secondary Streets4
20 ft.
e. Minimum Setback Abutting
10 ft.
Public Open Spaces (except
natural open space)
3. MAXIMUM BUILDING HEIGHTs,6
a. 50 ft.; or
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b. 70 ft. for vertically mixed -use buildings (residential with ground floor
commercial2
4. MAXIMUM FACADE WIDTH
The maximum facade width (the facade includes the apparent width of the
structure facing the street and includes required modulation) of multistory
buildings visible from a street, public open space, or pedestrian -oriented space.
a. One -hundred sixty (160) feet.
b. Facades exceeding the maximum width shall be divided by a thirty -foot -wide
modulation of the exterior wall. Such modulation must be at least twenty (20)
feet deep and extend through all floors (the first floor will be exempted if it
includes a pedestrian -oriented facade).
c. Decks and roof overhangs may encroach up to three feet (per side) into the
modulation.
d. The Administrator will consider other design methods that are effective at
reducing the perceived width of the building.
S. OFF-STREET PARKING
a. General
See RMC 10-10-13 and 4-4-080
b. Required Location for Parking
Residential Uses: Structured parking shall be
required for all residential uses but prohibited
on any ground floor along streets or active
public realms.
Commercial Uses: Parking shall not be located
between a building and a street, or a public
open space or through -block connection
unless sufficiently screened. A surface parking
lot with more than one hundred (100) stalls
serving commercial development shall
demonstrate through Site Plan Review that
such parking lot is located and designed to
allow its conversion into a structured parking
garage to accommodate infill development.
6. BUILDING STEP -BACKS
a. Applicability: The facades of buildings over five stories tall or over sixty (60)
feet tall, whichever is less, if the ground floor is within thirty (30) horizontal feet
of:
i. Public or privately -owned rights -of -way;
ii. Public open space (excluding natural open space); or
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ORDINANCE NO. 6151
iii. Through -block connections.
b. Guidelines:
i. A rigid stair step or "wedding cake" approach to step -backs is not
appropriate.
ii. Building massing should be placed in context with existing and/or planned
improvements, solar access, important street corners, and orientation with
the public realm.
iii. Limited areas of vertical three, four, or five story walls can be used to create
vertical punctuation at key facades. Most of the facade must meet step -back
requirements.
iv. Step -backs do not need to be continuous along the entire building frontage,
but step -backs apply to the entire height of a floor.
v. Decks and/or balconies should be designed so they do not significantly
increase the apparent mass of the building within the required step-back(s).
vi. Terrace areas created bV step -backs should be accessible from the adjoining
floor or portion of the building.
vii. Incorporation of green roof elements on terraced areas such as trees and
other plantings, is encouraged.
c. Standards:
i. Each applicable building facade shall provide building step -backs bV one of
three options, provided that a facade abutting a through -block connection
shall incorporate step -backs as described in subsection 'B', below:
(a) At least fifteen (15) feet at a height no greater than fifty (50) feet above
grade, and ten (10) feet at a height no greater than eighty (80) feet above
grade; or
(b) At least eight (8) feet at a height no greater than thirty (30) feet above
grade, and twelve (12) feet at a height no greater than eighty (80) feet
above grade; or
(c) A combined total of thirty (30) feet between thirty (30) feet and eighty
(80) feet above grade for facades exceeding seventy (70) feet above
grade; or a combined total of twenty (20) feet for buildings seventy (70)
feet or less above grade. The first step -back at shall occur at a height no
greater than thirty (30) feet above grade and the second step -back shall
occur at height no greater than sixty (60) feet above grade.
ii. The Administrator may require additional step -backs to maintain forty-five
(45) degree daylight plane as measured from the top of the subject building
to the opposite edge of the applicable space (e.g., street, open space, or
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ORDINANCE NO. 6151
through -block connection), along with shade studies to demonstrate
sufficient building step -backs.
iii. Shade studies and additional step -backs may be required by the
Administrator for buildings exceeding one hundred (100) feet in height.
iv. The minimum step -back depth is eight (8) feet.
d. Alternatives: The Administrator may grant deviations from the standards
above as applied to facades abutting a street if:
i. Ground floor window treatments, entry placement, facade relief and other
architectural treatments of the building provide visual interest, pedestrian -
sensitive design, and human scale at street level;
ii. The architectural features described in T, above, are extended to upper
floors through variations in design, detail, and proportion, avoiding a
monolithic facade; and
iii. Building massing and features would not obstruct sunlight reaching the back
of the sidewalk on the opposite side of the applicable space, as identified in
subsection F.6.a, Applicability, for more than four (4) daylight hours between
March 21 and September 21.
1. Applicable provision(s) or standard(s) are note I igible for a variance.
2. Allowed Projections into Setbacks:
a. Steps and decks having no roof and being not over forty-two inches
(42") in height may be built within a front yard setback.
b. Eaves and cornices may project up to twenty-four inches (24") into
any required setback.
c. Accessory buildings when erected so that the entire building is
within thirty (30) horizontal feet from the rear lot line may also occupy the side
yard setback of an inside lot line.
d. Where below -grade structures are permitted to have zero (0) front
yard/street setbacks, structural footings may minimally encroach into the public
right-of-way, subject to approval of the Administrator.
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ORDINANCE NO. 6151
3. The Administrator may grant a reduction of up to five (5) feet. The
first story and upper stories may be allowed different setbacks to allow
cantilevered facade modulation.
4. The Administrator may grant a reduction up to ten (10) feet. The
first story and upper stories may be allowed different setbacks to allow
cantilevered facade modulation.
5. Building height shall not exceed the maximum allowed by the
subiect zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport
Related Height and Use Restrictions, whichever is less.
6. Public facilities are allowed the following height bonus: Publicl
owned structures shall be permitted an additional fifteen feet (15') in height above
that otherwise permitted in the zone if "Ditched roofs." as defined herein, are used
for at least sixty percent (60%) or more of the roof surface of both primary and
accessory structures. In addition, in zones where the maximum oermitted buildin
height is less than seventy-five feet (75'), the maximum height of a publicly owned
structure may be increased as follows, uD to a maximum height of seventv-five
feet (75') to the highest point of the building:
a. When abutting a public street, one additional foot of height for
each additional one and one-half feet (1-1/2') of perimeter building setback
nd the minimum street setback reauired at street level unless such setbacks
are otherwise discouraged; and
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ORDINANCE NO. 6151
b. When abuttine a common Drooertv line. one additional foot of
height for each additional two feet (2') of perimeter building setback beyond the
minimum reauired alone a common DroDerty line: and
c. On lots four (4) acres or greater, five (5) additional feet of height
for every one percent (1%) reduction below a twenty percent (20%) maximum lot
area coverage by buildings for Dublic amenities such as recreational facilities
and/or landscaped open space areas, etc., when these are open and accessible to
the Dublic during the day or week.
G. BONUS DENSITY:
1. Purpose: The Durpose of this subsection is to offer increased residential
density for developments that construct affordable housing units on -site, pay a
fee in -lieu of constructing affordable housing units, or for developments that
dedicate and improve land as public open space in the form of natural open space,
rks. or Dlazas. Densitv bonuses are offered to meet the intent of the
Comprehensive Plan goals and policies, as well as the Subarea Plan and the
Planned Action EIS.
2. Density Bonus Applicability, Eligibility, and Limitations:
a. Applicability: Density bonuses may be requested for the following
types of projects:
i. Residential development that includes construction of on -
site affordable housing, or cash payment to support construction of off -site
affordable housing in lieu of on -site affordable housing.
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ORDINANCE NO. 6151
ii. Residential development that dedicates and improves land
for the purpose of creating publicly- or privately -owned, publicly accessible open
Mace. Land dedication may be Drovided across multiple sites at the discretion of
the Administrator.
iii. Transfer of Development Rights: The Administrator may
allow the transfer of development rights to allow a residential development
project to receive a density bonus for the dedication of land not within the site
boundaries of the Droiect but within the RGJ Overlay. The land nroDosed for
dedication must be approved by the Administrator based on its suitability and
compliance with this Section. Before such rights may be transferred, the Drope
owners involved in the transaction shall execute and record a deed transferring
ownership of the development rights. Such deed shall be reviewed and approved
by the City Attorney prior to recording with the King County Recorder's Office.
b. Affordable Housing Eligibility Criteria: To be eligible for density
bonuses for on -site affordable housing, the dwelling units must be used as either
affordable owner occupancv housing or affordable rental housing in accordance
with RMC 4-9-065, Affordable Housing Eligibility Criteria.
c. Land Dedication Eligibility: The Administrator shall have complete
discretion to determine if land is eligible for dedication as public open space.
3. Review Process:
a. Concurrent Review: Density bonus review shall be requested and
occur concurrently with anv other reauired land use Dermit that establishes the
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ORDINANCE NO. 6151
permitted density and use of a site, including subdivisions, site plan review, and
conditional use permits. When the development proposal does not otherwise
require a subdivision, site plan review, or conditional use permit to establish the
permitted density of a site, but includes a density bonus request, the development
proposal shall be reviewed under administrative site plan review requirements.
b. Authority:
i. The Administrator shall determine compliance with the
density bonus process for affordable housing unless the required land use permit
as described in subsection G.3.a of this Section, Concurrent Review, requires
Hearing Examiner review.
ii. The Administrator shall have the right to accept or reiect
uests for a densitv bonus in exchanee for the dedication and improvement of
land as public open space. The Administrator may decide to reject or accept the
dedication based on various considerations such as. but not limited to. the
arrangement of existing or planned public open spaces, future projects or phases
of development within the area. the Subarea Plan, and the Planned Action EIS.
c. Submittal Requirements and Fees: A request for density bonus
shall be submitted as cart of the orimary development application pursuant to
RMC 4-8-120, Submittal Requirements — Specific to Application Type.
4. Maximum Bonus Densitv: Densitv bonuses shall not allow a Droiect to
exceed a maximum residential density of two -hundred -fifty (250) dwelling units
per net acre.
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ORDINANCE NO. 6151
5. Bonus Reauirements and Standards:
a. Minimum Number of Affordable Housing Units: For every two (2)
dwelline units that exceed the baseline maximum densitv for the aDDlicable
zoning, at least one unit shall be reserved for affordable housing. Bonus dwelling
units may be granted up to the maximum density bonus allowed pursuant to
subsection G.4 of this Section. Maximum Bonus Densi
b. Affordable Housing Income Levels: Dwelling units conditioned as
affordable under this Section shall conform to the definition of "affordable
housing" pursuant to RMC 4-11-010, Definitions A.
c. On -Site Affordable Housing: Proposed density bonuses in
exchange for the construction of on -site affordable housing shall comply with RMC
4-9-065.E.3. On -Site Affordable Housine, and shall be subiect to RMC 4-9-065.H
Violations.
d. Pavment In -Lieu: Proposed densitv bonuses in exchange for a
payment in -lieu of on -site affordable housing shall comply with RMC 4-9-065.E.4,
Cash Pavment in Lieu of On -Site Affordable Housine.
e. Open Space Requirements: Open space dedicated in exchange for
bonus densitv shall:
Section; and
i. Comply with subsection I, Open Space Requirements, of this
ii. Be usable and improved, in accordance with a site plan
approved by the Administrator. Drior to the bonus units being constructed.
ORDINANCE NO. 6151
f. Bonus Rate for Public Open Space: One additional dwelling unit
shall be allowed for:
L Each quarter (0.25) of an acre dedicated for the town
square plaza, as identified in the Subarea Plan;
ii. Each one-half (0.5) acre dedicated for parks or plazas;
iii. Each one -and -a -half (1.5) acres for natural open space;
iv. Land appropriate for public open space, as determined by
the Administrator, with an assessed value, as determine by the City, equal to one -
and -a -half (1.5) times the payment in -lieu option prior to any improvements to
the land as required by the Administrator; and
v. Land appropriate for natural open space, as determined by
the Administrator, with an assessed value, as determine bvthe Citv, eaual to three
(3) times the payment in -lieu option prior to any improvements to the land as
uired by the Administrator.
H. BONUS HEIGHT:
1. Purpose: The purpose of this subsection is to offer increased building
height for developments that construct affordable housing units or make a
ent in -lieu of constructing affordable housing units. or for developments that
dedicate and improve land as public open space in the form of natural open space,
or Dlazas. Heieht bonuses are offered to meet the intent of the
Comprehensive Plan goals and policies, as well as the Subarea Plan and the
Planned Action EIS.
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ORDINANCE NO. 6151
2. Height Bonus Applicability, Eligibility, and Limitations:
a. Applicability: Height bonuses may be requested for the following
types of protects:
L Residential development that includes construction of on -
site affordable housing, or cash payment to support construction of off -site
affordable housing in lieu of on -site affordable housing.
ii. Development that dedicates and improves land for the
purpose of creating publicly- or privately -owned, publicly accessible open space.
iii. Transfer of Development Rights: The Administrator may
allow the transfer of development rights to allow a development project to receive
a height bonus for the dedication of land not within the site boundaries of the
roiect but within the RGJ Overlay. The land proposed for dedication must be
approved by the Administrator based on its suitability and compliance with this
Section. Before such riehts may be transferred. the property owners involved in
the transaction shall execute and record a deed transferring ownership of the
development riehts. Such deed shall be reviewed and approved by the Ci
Attorney prior to recording with the King County Recorder's Office.
b. Affordable Housing Eligibility Criteria: To be eligible for density
bonuses for on -site affordable housing, the dwelling units must be used as either
affordable owner occuoancv housine or affordable rental housine in accordance
with RMC 4-9-065, Affordable Housing Eligibility Criteria.
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ORDINANCE NO. 6151
c. Land Dedication Eligibility: The Administrator shall have complete
discretion to determine if land is eligible for dedication as public open space.
3. Review Process:
a. Concurrent Review: Height bonus review shall be requested and
occur concurrently with site plan review requirements.
b. Authority:
i.The Administrator shall determine compliance with the height bonus process for
affordable housing unless the reauired land use permit as described in subsection
HC.1 of this Section, Concurrent Review, requires Hearing Examiner review.
ii.The Administrator shall have the right to accept or reiect reauests for a height
bonus in exchange for the dedication and improvement of land as public open
Mace. The Administrator may decide to reiect or accept the dedication based on
various considerations such as, but not limited to, the arrangement of existing or
lanned Dublic open spaces. future Droiects or phases of development within the
area, the Subarea Plan, and the Planned Action EIS.
c. Submittal Requirements and Fees: A request for a height bonus
shall be submitted as part of the primary development application pursuant to
RMC 4-8-120, Submittal Reauirements — SDecific to Application Tvpe.
4. Maximum Height Bonus:
a. Bonus Height Maximum: Height bonuses shall not allow a buildin
to exceed the maximum height allowed pursuant to RMC 4-3-020, Airport Related
Height and Use Restrictions.
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ORDINANCE NO. 6151
b. Bonus for Affordable Housine: An additional ten (10) feet of heieht
or a full story, whichever is less, shall be allowed for residential development
roiects if at least half (0.5) of the floor area from the bonus height/story is
dedicated as affordable housing units anywhere on -site or a payment in -lieu is
made for half of the dwelling units within the bonus height/story.
i. On -Site Affordable Housing: Proposed height bonuses in
exchange for the construction of on -site affordable housing shall comply with RMC
4-9-065.E.3.a — e., and shall be subiect to RMC 4-9-065.H, Violations.
H. Payment In -Lieu: Proposed height bonuses in exchange for
a Davment in -lieu of on -site affordable housing shall comply with RMC 4-9-
065.E.4, Cash Payment in Lieu of On -Site Affordable Housing.
c. Bonus for Public Open Space: An additional ten (10) feet of height
or a full story, whichever is less, shall be allowed for developments if:
i. Land equal to one -and -a -half (1.5) times the floor area
Rained by the height increase is dedicated as publicly- or privately -owned, publicly
accessible oxen space in the form of Darks. Dlazas, or the town sauare Dlaza: or
ii. Land equal to two -and -a -half (2.5) times the floor area
ained by the height increase is dedicated as publicly- or Drivately-owned natural
open space. At a minimum, natural open space shall be cleared of non-native
invasive ground cover and weeds listed by King Countv Noxious Weed Board or
other government agency or dangerous trees, as defined in chapter 4-11 RMC,
which have been approved by the Citv and certified dangerous by a licensed
23
ORDINANCE NO. 6151
landscape architect. or certified arborist. selection of whom to be approved by the
City based on the type of information required. Additionally, the natural open
Mace shall be landscaped with non-irrieated drought -tolerant Dlants and trees.
pursuant to a Detailed Landscape Plan (See RMC 4-8-120, Submittal Requirements
— Specific to Application Type) approved by the Administrator.
iii. Land dedication may be provided across multiple sites at
the discretion of the Administrator.
5. Open Space Requirements: Open space dedicated in exchange for
bonus height shall:
a. Comply with subsection I, Open Space Requirements, of this
Section; and
b. Be usable and improved in accordance with a site Dlan aDDroved by
the Administrator.
I. OPEN SPACE REQUIREMENTS:
1. Purpose: Open space is an integral part of a livable urban environment
because it provides DeoDle a Dlace for recreation, aatherinR, and reflection in a
built environment. A vibrant urban area includes open spaces that encourage
active and Dassive recreation, spontaneous and planned events, and the
preservation of the natural environment.
The purpose of this subsection is to:
a. Provide a variety of pedestrian areas to accommodate shoppers,
residents. emolovees. and visitors:
24
ORDINANCE NO. 6151
b. Provide safe. attractive. and usable oxen saaces that oromote
pedestrian activity and connections to natural areas and parks; and
c. Further the vision and goals of the Subarea Plan related to public
open space, as conceptually depicted below.
S7th St
�a'1 ...............
•
5�
�
O
00
0
i10
D
.....f.............................N
V1 ................I
•
1-405
W5
Main street with pedestrian -oriented commercial
Pedestrian street improvements
Public park space below utility corridor
Town square plaza (approximate location)
• Open space included with new development
Enhanced stream buffer/natural area
2. Authority: The Administrator shall have discretion to stipulate the
location, design, and improvements to qualify public park space for the purposes
of administering bonus density or bonus height provisions of this Section, or to
satisfy the open space requirements of this subsection.
25
ORDINANCE NO. 6151
3. Guidelines: Public open space shall be consistent with the following
principles:
a. Public open space should be open to the sky except where
overhead weather protection is provided (e.g., awnings, canopies, limited areas
with cantilevered upper stories).
b. The space should appear and function as public space rather than
private space.
c. A combination of lighting, paving, landscaping, and seating should
be utilized to enhance the pedestrian experience within the public open space.
d. The space should provide direct visual and physical connections to
the surrounding public streets, pathways, parks, and open spaces.
e. Spaces should provide vear-round public use and access.
f. Spaces should maximize safety, comfort, and amenities for
pedestrians.
possible.
g_ Open space should connect with through -block connections, where
h. Space should be oriented to receive sunlight, facing east, west or
(preferably) south, when possible; and
i. When a public space is privately owned, it should be properly
siened to welcome the Dublic where aaarooriate.
4. Standards for Plazas: Plazas shall be pedestrian -oriented spaces.
a. A pedestrian -oriented space shall have:
26
ORDINANCE NO. 6151
L Visual and pedestrian access (including access compliant
with the Americans with Disabilities Act) into the site from a street, private access
road, or nonvehicular courtyard;
paving;
ii. Paved walking surfaces of either concrete or approved unit
iii. An overlapping pattern of light and lighting levels designed
to allow pedestrians to identify a face thirty (30) feet away, generally at least three
(3) footcandles. Lighting shall be pedestrian -scaled, compatible with the landscape
design, and improve safety;
iv. A location in areas with significant pedestrian traffic to
provide interest and security, such as adjoining to a building entry;
V. Weather protection for pedestrians at key intersections
building entrances, and points of interest;
vi. No less than twentv (20) feet in anv dimension provided
that, to allow for variation, open space(s) of less than the minimum dimension are
allowed if the averaged dimensions eaual the minimum:
vii. Landscaping components that add visual interest and do
not act as a visual barrier. This could include Dlantina beds. potted plants, or both:
and
viii. At least two feet of seatine area (a bench or ledee at least
sixteen (16) inches deep and appropriate seating height) or one individual seat per
sixty (60) square feet of plaza area or open space.
27
ORDINANCE NO. 6151
b. A Dedestrian-oriented space is encouraeed to have:
i. Pedestrian amenities, such as a water feature, site
furniture. artwork. drinkine fountains. kiosks. bicvcle oarkine. etc.:
ii. Adjoining buildings with transparent windows and doors
covering seventy-five (75) percent of the facade between two feet and eight feet
above the Rround level:
iii. Features and programming opportunities to encourage
ar-round use:
iv. Design for events where feasible by providing electrical
hookups and areas for staging;
V. Consideration of the sun angle at noon and the wind
pattern in the design of the space; and
vi. Transitional zones along building edges to allow for outdoor
seating areas and a Dlanted buffer.
c. A pedestrian -oriented space shall not have:
i. Asphalt or gravel pavement;
ii. Adjoining nonbuffered parking lots or service areas;
iii. Adiacent chain -link fences:
iv. Adjoining blank walls; and
V. Outdoor storage or retail sales that do not contribute to the
pedestrian -oriented environment.
5. Requirements:
U:3
ORDINANCE NO. 6151
a. Each site shall dedicate a minimum often percent (10%) of the site
area or ten thousand (10,000) square feet, whichever is less, as one or more public
open spaces, which may be in the form public plazas or public parks. Open space
required by other Sections of Title IV RMC may be counted to satisfy this
requirement, but the minimum site area dedication required by this Section shall
not supersede open space requirements of other Sections (i.e., if the amount of
required open space required by other Sections equals more than ten percent
(10%) or ten thousand (10,000) square feet, whichever is less, of a site, the
requirements of other Sections shall supersede this Section's minimum open
space requirement). This requirement shall not qualify as a land dedication to
grant bonus density or bonus height pursuant to subsections G or H of this Section,
rovided land dedication for such purposes may be added to the public open
space required by this subsection for said purposes.
b. The Administrator may allow the land dedication to be offsite if
such dedication contributes to the creation of the Town Square Plaza or other
large open space areas.
c. The area(s) necessary to meet minimum required through -block
connections do not aualifv as pedestrian -oriented space. However. if Dathwav and
sidewalk widths are widened beyond the required width and the applicable area
meets the definition of
pedestrian -oriented space.
estrian-oriented saa
29
then that area shall aualifv as
ORDINANCE NO. 6151
d. Buildines shall be setback at least ten (10) feet from the edge of
pedestrian -oriented space. If a transitional zone with features such as seating
areas or a landscaped buffer is Drovided within the setback then that area shall
contribute to the required pedestrian -oriented space.
e. Pedestrian -oriented space shall provide access that complies with
the Americans with Disabilities Act, additional access may be provided throui=_h
the building if necessary to meet this requirement.
Active retail uses
and Mndow
displays at edges
Transitional zones
along building edge
to allow for nrRrtnnr
slatted areas and a a
planted buffer
Plaza opens to
street
J. STREET STANDARDS:
Pedestrian
Lighting--\
Public ad
Landscaping
Connection
to adjacent uses
Water feature
Stage with ledges
that can be used
for seating
` Open Area for flexible use
1. Purpose: The purpose of this subsection is to ensure the development
of a street network to support a multimodal neighborhood with a vibrant mix of
residential and commercial uses. Safe multimodal access is essential to the vision
and the success of the Subarea Plan. The improvements and recommendations
ORDINANCE NO. 6151
identified in the Subarea Plan are conceotual. indicatine the locations and the
types of multimodal improvements needed to support the vision.
Final street designs shall be aDDroved by the Administrator and shall be
consistent with the conceptual locations and designs of the Subarea Plan's street
grid and cross -sections, provide strong multimodal connectivity, human -scale
block sizes, mid -block crossings, movable bollards, street furniture, liRhtin
standards, opportunities for on -street parking, and loading and unloading areas.
Intersection desi.Qns shall be approved by the Administrator, and roundabouts
shall be the preferred design, followed by raised intersections. The potential to
rovide curb -less transitions from sidewalk to street shall be considered alon
Main Steet to encourage and facilitate use as a festival street.
2. AoDlicability: The conceptual street standards and network in the
Subarea Plan will be used for all public and private street improvements within
the RGJ Overlay. Whenever a building Dermit is aDDlied for or application made
for a short plat or a full subdivision, the applicant for such permit and/or
application shall build and install certain street improvements, including, but not
limited to: lighting, curb, sidewalk, and landscaping on all abutting rights -of -way,
and all Drivate street improvements on access easements.
K. THROUGH -BLOCK CONNECTIONS:
31
ORDINANCE NO. 6151
S 7th St L��
*� .........�.........t.................. •�� �C�
= t ...........
s bray �� d
............• ............:...... o /:
IS
A)
1. Purpose: The purpose of this subsection is to ensure the creation of
through -block pedestrian connections, where appropriate, to break up larger
street blocks or lareer development parcels and to increase and enhance the
overall multimodal accessibility and walkability of the area. The image above
illustrates the conceptual confieuration of several through -block connections
(dotted lines) intended to primarily enhance pedestrian circulation in the area,
while also Drovidine an nation for vehicular access to on -site Darkine. functioni
as a design amenity to new development, and breaking up the massing of
buildings on long blocks.
Public through -block connections are most important within long blocks to
provide an efficient pedestrian network to connect to adjacent streets and
destinations such as open spaces and transit stops/stations. These connections
should be high -quality, open to the sky and wide enough to allow pedestrians and
cyclists to pass through comfortably, and others to pause and sit or access building
32
ORDINANCE NO. 6151
entrances. They should be highlighted through retail the wraps the corner, public
art, signage, or other design elements that draw people into the connection from
the sidewalk or other public realm. Landscaping creates visual interest, and
elements such as paving, lighting, seating, planters, and trees should make the
connection more inviting. Small-scale, urban recreational uses could also be
considered in these spaces.
2. Guidelines: A through -block pedestrian connection shall:
a. Form logical routes from its origin to its destination;
b. Offer diversity in terms of activities and pedestrian amenities;
c. Incorporate design elements of the adjacent right-of-way, such as
paving, lighting, landscaping, and signage to identify the through -
block connection as a public space:
d. Accentuate and enhance access to the through -block pedestrian
connection from the right-of-way by use of multiple points of entry that identify it
as a public space;
signage;
e. Identify the connection as a public space through clear and visible
f. Provide an overlapping pattern of light and lighting levels designed
to allow pedestrians to identify a face thirty (30) feet away, generally at least three
3) footcandles. Liehtine shall be Dedestrian-scaled. comaatible with the
landscape design, and improve safety;
g_ Provide high -quality design and durable materials;
33
ORDINANCE NO. 6151
possible;
h. Provide landscaping to define and animate the space wherever
i. Incorporate trees and landscaping to provide enclosure and soften
the experience of the built environment;
L The use of artistic elements and water features is encouraged to
provide moments of interest for the user;
k. Provide access that complies with the Americans with Disabilities
Act. Additional access may be provided through the building, if necessary to meet
this requirement;
I. Provide weather protection for pedestrians at key
intersections, building entrances, or points of interest;
m. Upon the approval of Administrator, be developed as a walkway or
a combination raised walkway and vehicular lane, each with distinct materials and
separated by a buffer;
n. Incorporate decorative lighting and seating areas; and
o. Be visible from surrounding spaces and uses. Provide windows
doorways, and other devices on the through -block connection to ensure that the
connection is used, feels safe, and is not isolated from view.
3. Standards
a. Locations: Throuiah-block Dedestrian connections are reauired as
shown in the map above or at the approximate mid -points of blocks. In areas not
identified on the maD. one Dedestrian walkwav shall be Drovided. on averaize
34
ORDINANCE NO. 6151
every three hundred (300) feet. but not so freauently that street walls are
unnecessarily interrupted, or the urban form disjointed, which can adversely
affect pedestrian activity and safety. Exact locations of pedestrian walkways shall
be determined at the time of development to accommodate linkages between
adjacent developments. A through -block pedestrian connection shall be
outdoors, except where it can only be accommodated indoors, in which case it
shall be open to the public for the same hours during which the building is open
to the public.
b. Minimum/Average Width: Pedestrian walkways shall be a
minimum of eight (8) feet wide with a minimum average width of twelve (12) feet.
The minimum/average walkway width does not include additional areas that may
be required for landscaping or furnishings.
c. Signage: Directional signage shall identify circulation routes for all
users and state the hours that the space is accessible to the Dublic. The signage
shall be visible from all points of access.
d. Lines of Sight: Locate walkways with clear sight lines for safe
Landscaping and site furnishings in the walkway shall not obstruct visibility of the
walkwav or sight lines to building entrances.
e. Clearly Defined Walkways: Define all pedestrian walkways using a
combination of one or more of the following techniaues: Scored concrete
stained/colored concrete, concrete pavers, paving inlays, mosaics, or other special
ving material. Not all portions of the Dedestrian walkwav are reauired to be
047
ORDINANCE NO. 6151
paved; however, a minimum of sixty (60) percent of the pedestrian walkway shall
provide an all-weather walking surface.
f. Architectural Features: Trellises, railing, low seat walls, weather
protection, bollards, or other architectural features. Chain link fences are not
allowed.
li Landscaped Edges: A continuous, landscaped area a minimum of
three feet wide flanking at least one side of the pedestrian walkway.
h. Lighting: Pedestrian walkways shall include lighting such as
pedestrian lights, bollards, and accent lighting to assist pedestrian navigation and
promote a safe and comfortable walking space. An overlapping pattern of light
and lighting levels designed to allow pedestrians to identify a face thirty (30) feet
away, generally at least three (3) footcandles. Lighting shall be pedestrian -scaled,
compatible with the landscape design, and improve safety.
L Proportionate Share: If a new development is built adjacent to a
required through -block pedestrian connection as provided in the map, the
applicant shall construct a proportionate share of the throueh-block Dedestrian
connection necessary to support its function.
L Hours: A through -block pedestrian connection shall be open to the
public twenty-four (24) hours a day. Provided, if the through -block pedestrian
connection is within a building. its hours shall coincide with the hours durin
which the building is open to the public.
36
ORDINANCE NO. 6151
k. Prohibited Activities: Loading, refuse handling, parking, and other
building and site service uses shall not occur in through -block connections unless
reasonable alternatives are not feasible. When the above -referenced activities
must be incorporated into a through -block connection, operational procedures
shall require the above -referenced activities to occur after normal business hours.
I. Legal Agreement: Owners of property that are required to provide
a through -block connection shall execute a legal agreement providing that such
property is subject to a nonexclusive right of pedestrian use and access by the
public during hours of operation.
L. GREEN FACTOR STANDARDS:
1. Purpose: The purpose of this subsection is to ensure that new
development provides high auality landscaping and other sustainabilitv elements
that contribute to an attractive outdoor environment, provide stormwater
management, create habitats for birds, insects, and other wildlife, and hel
mitigate the effects of extreme heat.
2. Applicability: The provisions of RMC 4-4-070, Landscaping, shall apply
to all new development in the RGJ Overlay, and all resulting required landscaping
the Section shall contribute to the Green Factor Score. The reauirements of this
subsection shall apply to the entire site, all parking areas, and street frontages in
anv of the following cases:
a. All new buildings and new storm drainage facilities;
37
ORDINANCE NO. 6151
b. Additions to existing buildings that increase the gross square
footage of the building by greater than one-third (1/3);
c. Conversion of vacant land;
d. Conversion of a residential use to a non-residential use; and
e. Other changes in the use of a property or remodel of a structure
that requires improvements equal to or greater than fifty percent (50%) of the
assessed property valuation.
3. Requirements: Applicable projects within the RGJ Overlay shall provide
landscaping and other elements that meet a Green Factor Score of 0.4 or greater.
All landscaping and other elements shall meet the standards promulgated by the
Administrator or designee for the long-term health, viability, and coverage of
lantin2s. The Green Score shall be calculated as follows:
a. Identify all proposed elements, sorted into categories presented in
the Green Factor Values Table.
b. Multiply the square feet, or equivalent unit of measurement where
applicable. of each landscape element by the multiplier provided for that element
in the Green Factor Values Table according to the following provisions:
L If multiple elements listed in the Green Factor Values Table
occupy the same physical area, they may all be counted. For example,
groundcover and trees occupying the same physical space may be counted under
the groundcover element and the tree element.
U-1
ORDINANCE NO. 6151
ii. Landscaping elements in the right-of-way between the lot
line and the roadway may be counted, provided that they are approved by the
Administrator or designee.
iii. Elements in the Green Factor Values Table that are
provided to satisfy any other requirements of this Section count toward the Green
Factor score.
iv. For trees, large shrubs, and large perennials, use the
equivalent square footage of each according to the Green Factor Values Table.
V. For vegetated walls, use the square footage portion of the
wall that will be covered by vegetation. All vegetated wall structures, including
fences counted as vegetated walls, shall be constructed of durable materials,
rovide adeauate Dlantina area for plant health. and provide appropriate surfaces
or structures that enable plant coverage. Vegetated walls shall include year-round
irriization and a submitted maintenance plan shall be included as an element in
the calculation for a project's Green Factor Score.
vi. For all elements other than trees, large shrubs, perennials
vegetated walls, structural soil systems and soil cell system volume, square
footage is determined by the area the portion of the horizontal plane that lies over
or under the element.
vii. All aermeable aavine and structural soil credits combined
may not count for more than one-third of the project's Green Factor Score.
viii. Unless otherwise noted. elements shall be counted in feet.
39
ORDINANCE NO. 6151
ix. An Innovation credit may be awarded at the discretion of
the Administrator or designee. This credit can be awarded if a development seeks
innovative ways to suaaort the vision and coals of the Subarea Plan. The multiplier
may range from 0.2-0.5 depending on the proposal.
c. Add together all the products calculated under Table A to
determine the Green Factor numerator.
d. Divide the Green Factor numerator by the lot area to determine the
e. The Administrator or designee has the final authority determining
the accuracv of the calculation of the Green Factor Score.
Green Factor Values Table
Landscape Elements
Multiplier
Bioretention Facilities and
Bioretention facilities shall comply
1.2
Soil Cells
with the City's Surface Water
Design Manual and RMC 4-6-040,
Drainage and Water Quality
Standards. Bioretention facilities
shall be calculated in horizontal
square feet.
The volume of the facility shall be
calculated using three feet of depth
or the depth of the facility,
whichever is less.
Soil Cell Pavement Support
Soil cell systems shall provide a
1.2
Systems
minimum of twenty (20) feet by five
(5) tree pits to provide trees with
healthy root growth and better
growing conditions without
compromising surfaces and
underground utilities.
Structural Soil Systems
The volume of structural soil
0.2
systems can be calculated up to
three feet in depth. The volume of
1e
ORDINANCE NO. 6151
structural soil systems shall be
calculated in cubic feet. The volume
of the facility shall be calculated
using three feet of depth or the
depth of the facility, whichever is
less.
Landscaped Areas with Soil
0.1
Depth Less than 24 Inches
Landscaped Areas with Soil
0.6
Depth of 24 Inches or More
Trees, Shrubs and Perennials
Multiplier
Ground Cover
Ground covers or other low plants
0.1
less than or equal to 2 ft. tall at
maturity
Tree Preservation
Existing trees — proposed for
1.0
preservation shall be calculated at
20 per inch of trunk diameter at 4.5
ft. above grade.
Preservation of Existing
Existing evergreen trees proposed
0.1
Evergreen Trees Bonus
for this bonus shall be calculated at
20 per inch of trunk diameter and
shall have a minimum diameter of
six inches at 4.5 ft. above grade.
Shrubs and Perennials —
Shrubs or medium perennials that
0.3
Medium
are between 2-4ft. tall at maturity
shall be calculated at 9 square feet
per plant.
Shrubs and Perennials —
Shrubs or large perennials that are
0.4
Large
greater than 4 ft. tall at maturity
shall be calculated at 36 sq. ft. per
Ip ant.
Small Trees
Small trees shall be calculated at 90
0.3
sq. ft. per tree with a canopy spread
of 10 — 15 ft. at maturity. Consult
the Green and Sustainability Factor
Tree List for size classification of
trees.
Medium Trees
Medium trees shall be calculated at
0.5
230 sq. ft. per tree. Consult the
41
ORDINANCE NO. 6151
Green Tree List for size classification
of trees.
Large Trees
Large trees shall be calculated at
0.7
360 sq. ft. per tree. Consult with the
Green Factor Tree List for size
classification of trees.
Green Roofs
Multiplier
Two to Four Inches of
Roof area planted with at least two
0.4
Growth Medium
inches of growth medium, but less
than four inches of growth
medium.
Greater than Four Inches
Roof area planted with at least four
0.7
inches of growth medium.
Green Walls
Multiplier
Vegetated Wall
Facade or structural surface
0.2
obscured bV vines. Vine coverage
shall be calculated with an estimate
of three years' growth. A year-
round irrigation and maintenance
plan shall be provided.
Green Wall System
Facade or structural surface
0.7
planted with a green wall system. A
year-round irrigation and
maintenance plan shall be
provided.
Landscape Bonuses
Multiplier
Food Cultivation
Planting for food cultivation.
0.2
Native or Drought -Tolerant
Planting of native or drought-
0.1
Landscaping
tolerant plants.
Landscape Areas
Includes but not limited to the
0.1
general streetscape (e.g.,
landscape strips, planter islands at
sidewalk grade, and other onsite
planter islands).
Rainwater Harvesting
Rainwater harvesting for landscape
0.2
irrigation shall be calculated as a
percentage of total water budget
times total landscape area.
Permeable Paving
Multiplier
Six to 24 inches of Soil or
Permeable paving greater than six
0.2
Gravel
inches and less than 24 inches of
soil or gravel.
42
ORDINANCE NO. 6151
Greater than 24 inches of
Permeable paving greater than 24
0.5
Soil or Gravel
inches of soil or gravel.
Innovation
Multiplier
Innovation credit awarded at
Applies to items not included in this
0.2
_
0.5
discretion of Administrator
list, but which support the vision
or designee.
and goals of the Subarea Plan.
Property line — Green
Factor calculations
include frontage
improvements.
Green wall
system.
Landscaped
open space.
M. AIR AND NOISE POLLUTION MITIGATION:
43
Green roofs that may
include landscaped
areas, trees,
groundcover, shrubs,
and native or drought -
tolerant plants.
Trees
Streetscape
improvements that may
include trees, native or
drought -tolerant plants,
shrubs, and bioretention
facilities.
Native and drought -
tolerant plantings
Groundcover
ORDINANCE NO. 6151
1. All new buildings constructed partially or wholly within five
hundred (500) feet of 1-405, as depicted in the map below, shall:
s sy tem;
a. Provide double -glazed windows that do not open;
b. Not provide balconies on any side of a building facing 1-405;
c. Provide a centralized air filtration system;
d. Use MERV 13 filters (or above) for air handling units for the HVAC
e. Locate outdoor air intakes for the HVAC system as far as possible
from 1-405 (e.g., on rooftops, facades not facing 1-405, or located in areas shielded
from DrevailinR winds from hijQhwa
f. Design buildings with varying shapes and heights to help break up
air Dollution emission Dlumes, increase air flow, and help reduce Dollutants such
as particulates and noise; and
g_ Where possible, building design, landscaping, and greenspaces
should be designed to block prevailing winds from building entries and outdoor
areas.
W,
ORDINANCE NO. 6151
U-shaped building layout
P—
Ventilation air intakes in
protected area
Natural barriers
Protected public park and greenspace
Multi -story parking garage as barrier toward highway
(with exterior green wall)
2. The Administrator shall have discretion to approve alternative
methods to mitigate air and noise pollution provided the alternatives are
comparable or superior to the standards above.
ml
ORDINANCE NO. 6151
,� �� ` - -. - -- •'1 .fir
I I Rainier/Grady Junction Zoning +S
_ a� Overlay
t -� _ 500 Feet from 1-405 FreejMain
M ~ "W Travel Lanes
1
` I i Parcels
,� t .-.Opp,-��IZf.�1rA
-� *, ,,. • • •: r ■I[� �/�C' 11.9Y 41'�I #'rW-.`�
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Iowa" igai&AA �
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-,.-ram-A I ��- • s- je'�i• ,�
Of
N. MODIFICATIONS:
The Administrator shall have the authority to modify the standards of this
Section, subject to the provisions of RMC 4-9-250.D, Modification Procedures.
SECTION VI. Section 4-11-020 of the Renton Municipal Code is amended as follows.
Hei
ORDINANCE NO. 6151
4-11-020 DEFINITIONS B:
A. BACKFLOW: See RMC 4-6-100.
B. BACKFLOW PREVENTER: See RMC 4-6-100.
C. BACKGROUND AREA: The entire face of a sign upon which text and/or
graphics could be placed.
D. BACKSIPHONAGE: See RMC 4-6-100.
E. BASE FLOOD: A flood having a one percent (1%) chance of being equaled
or exceeded in any given year. Also referred to as the "one hundred (100) year
flood." Designation on flood maps always includes the letters A or V.
F. BASE FLOOD ELEVATION (BFE): The elevation to which floodwater is
anticipated to rise during the base flood.
G. BASEMENT: Any floor level below the first story in a building, except that
a floor level in a building having only one floor level shall be classified as a
basement unless such floor level qualifies as a first story as defined herein.
H. BASEMENT: (This definition for RMC 4-3-050, flood hazard regulations, use
only.) Any area of the building having its floor subgrade (below ground level) on
all sides
I. BATTERY ENERGY STORAGE SYSTEM FACILITY: One or more utility -scale
energy storage systems designed to receive, store, and discharge energy to and
from the electrical grid or energy generation facility for later use. Battery energy
storage systems generally consist of batteries assembled together and may
include on -site switchyard, inverters, associated interconnection transmission
47
ORDINANCE NO. 6151
line, and supervisory control and data acquisition system. This definition excludes
individual residential and commercial use systems for on -site energy use,
standalone twelve (12) volt car battery or electric motor vehicles, and other
consumer products.
J. BED AND BREAKFAST HOUSE, ACCESSORY: Overnight accommodations
and a morning meal in a dwelling unit with less than four (4) guest rooms provided
to transients for compensation. Accessory bed and breakfast houses are
proprietor -occupied, or the proprietor lives on a contiguous property, and
morning meals are provided to the house residents and the overnight guests only.
This definition does not include congregate residences, professional bed and
breakfast houses, hotels, or motels.
K. BED AND BREAKFAST HOUSE, PROFESSIONAL: Overnight
accommodations and a morning meal in a dwelling unit with four (4) to ten (10)
guest rooms provided to transients for compensation. Professional bed and
breakfast houses are proprietor -occupied, or the proprietor lives on a contiguous
property, and morning meals are provided to the house residents and the
overnight guests only. This definition does not include congregate residences,
accessory bed and breakfast houses, hotels, or motels.
L. BEDROCK: In -place subsurface material consisting of solid rock.
M. BEEKEEPING: The management and maintenance of colonies of
honeybees.
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ORDINANCE NO. 6151
N. BEST MANAGEMENT PRACTICES, WETLANDS: Conservation practices or
systems of practices and management measures that:
1. Control soil loss and reduce water quality degradation caused by
nutrients, animal waste, toxins and sediment;
2. Minimize adverse impacts to surface water and groundwater flow,
circulation patterns, and to the chemical, physical and biological characteristics of
wetlands; and
3. Includes allowing proper use and storage of fertilizers/pesticides.
O. BINDING SITE PLAN: A drawing as authorized by chapter 58.17 RCW and
provided for in RMC 4-7-230 which:
1. Identifies and shows the areas and locations of all streets, roads,
improvements, utilities, open spaces, and any other matters specified by RMC 4-
8-120C, Submittal Requirements; and
2. 2. Contains inscriptions or attachments setting forth such
appropriate limitations and conditions for the use of the land as are established
by the City; and
3. Contains provisions requiring site development to be in conformity
with the approved binding site plan.
P. BLOCK: A block consists of two (2) facing block fronts bounded on two (2)
sides by alleys or rear property lines and on two (2) sides by the centerline of
platted streets, with no other intersecting streets intervening.
We]
ORDINANCE NO. 6151
u w�ae 'a
lollu — IN
I�7:Ell
Vley.Rear
Block Equals Two 1
a
-r,r-m. I in: Opposing Block Fruvi
Q. BLOCK FRONT: A block front is the frontage of property along one side of
a street bound on three (3) sides by the centerline of platted streets and on the
fourth side by an alley or rear property lines.
R. BMPs: Best management practices, see supra, and RMC 4-6-100.
S. BOARDING HOUSE: See CONGREGATE RESIDENCE.
T. BOAT LAUNCHING RAMP: A facility with an inclined surface extending into
the water which allows launching of boats directly into the water from trailers.
U. BODY SHOP: An establishment which conducts any of the following
operations:
1. Collision repair services, including body, frame or fender
straightening, repair, or replacement; and/or
2. Overall painting of vehicles or painting of vehicles in a paint shop,
but excluding minor painting with an airbrush or roller brush utilized in
customizing or detailing operations; and/or
3. Welding, molding, and similar operations conducted on vehicles
0111
ORDINANCE NO. 6151
V. BREAKWATER: A protective structure, usually built off -shore for the
purpose of protecting the shoreline or harbor area from wave action.
W. BUFFER, CRITICAL AREA: A naturally vegetated and undisturbed,
enhanced, or revegetated area that surrounds and protects a critical area from
adverse impacts to its functions and values, and/or which protects developed
areas from potentially hazardous conditions.
X. BUFFER, LANDSCAPE: Landscaped area used to physically separate or
screen one use or property from another so as to visually shield or block views,
noise, lights, or other potential nuisances.
Y. BUFFER, SHORELINES: A strip of land that is designated to permanently
remain vegetated in an undisturbed and natural condition to protect an adjacent
aquatic, riparian, or wetland site from upland impacts, to provide habitat for
wildlife and to afford limited public access. Uses and activities within the buffer
are extremely limited. The buffer is measured horizontally upland from and
perpendicular to the OHWM.
Z. BUILDABLE AREA: The portion of a lot or site, exclusive of required yard
areas, setbacks, landscaping or open space within which a structure may be built.
AA. BUILDING: As defined by the International Building Code.
BB. BUILDING: (This definition for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) Any structure having a roof intended to be used for the
shelter or enclosure of persons, plants, animals or property.
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ORDINANCE NO. 6151
CC. BUILDING CODE: The International Building Code, promulgated by the
International Conference of Building Officials, as adopted by this jurisdiction.
DD. BUILDING COMPLEX, MULTIPLE: A group of structures housing
more than one type of retail business, office or commercial venture and generally
under one ownership and control.
EE. BUILDING DRAIN: See RMC 4-6-100.
FF. BUILDING FACADE: That portion of any exterior elevation of a building
extending from the grade to the top of the parapet wall or eaves, and the entire
width of the building elevation.
GG. BUILDING FOOTPRINT: The area of a lot or site included within the
surrounding exterior walls of a building or portion of a building, exclusive of
courtyards. In the absence of surrounding exterior walls, the building footprint
shall be the area under the horizontal projection of the roof.
HH. BUILDING HEIGHT: The measurement of building height depends
on the applicable zone, as follows:
1. Within the RC, R-1, R-4, R-6, R-8, R-10, R-14, and RMF
Zones: Primary structures and accessory dwelling units shall be measured by the
vertical distance from grade plane to the highest wall plate combined with the
height of any portion of the structure that extends above the wall plate (e.g., roof,
deck, etc.), excluding chimneys, ventilation stacks, and similar elements as
determined by the Administrator. Detached accessory structures shall be
52
ORDINANCE NO. 6151
measured by the vertical distance from grade plane to the average height of the
highest roof surface.
2. All Other Zones: The vertical distance from grade plane to the
average height of the highest roof surface.
II. BUILDING, MULTI -OCCUPANCY: A single structure housing more than one
type of retail business, office or commercial venture and generally under one
ownership and control.
JJ. BUILDING OFFICIAL: The officer or other person charged with the
administration and enforcement of the IBC and the building -related provisions of
this Title, or his duly authorized deputy.
KK. BUILDING, SINGLE OCCUPANCY: A building occupied by a single tenant. A
building is considered to be "single occupancy" if:
1. It has only one occupant; and
2. It has no wall in common with another building; and
3. It has no part of its roof in common with another building.
ILL. BUILDING STEP -BACK: A building step -back applies to stories above the
ground floor and is the horizontal distance between one or more stories of a
buildiniz facade relative to the building facade of the floor directly below.
MM. BULK STORAGE: See STORAGE, BULK.
NN. BULKHEAD: A vertical wall constructed of rock, concrete, timber,
sheet steel, gabions, or patent system materials. Rock bulkheads are often termed
53
ORDINANCE NO. 6151
"vertical rock walls." Seawalls are similar to bulkheads, but more robustly
constructed.
00. BUOY: A floating object anchored in a lake, river, etc., to warn of
rocks, shoals, etc., or used for boat moorage.
PP. BUSINESS FACADE: That portion of an exterior building wall owned or
leased by a business.
SECTION VII. Section 4-11-190 of the Renton Municipal Code is amended as follows.
4-11-190 DEFINITIONS S:
A. SALES/MARKETING TRAILERS, ON -SITE: Trailers used for temporary on -
site sales and marketing of developments and/or construction sites.
B. SALMONID MIGRATION BARRIER: An in -stream blockage that consists of
a natural drop (no human influence) with an uninterrupted slope greater than one
hundred percent (100%) (forty five (45) degree angle) and a height in excess of
eleven (11) vertical feet within anadromous salmon -bearing waters or a height in
excess of three (3) vertical feet within resident trout -only bearing waters. Human -
made barriers to salmonid migration (e.g., culverts, weirs, etc.) shall be considered
barriers to salmonid migration by this definition, only if they were lawfully
installed; permanent; present a complete barrier to salmonid passage based on
hydraulic drop, water velocity, water depth, or any other feature which would
prevent all salmonids from passing upstream; and in the opinion of the
Community and Economic Development Administrator cannot be modified to
provide salmonid passage without resulting in significant impacts to other
*11
ORDINANCE NO. 6151
environmental resources, major transportation and utility systems, or to the
public, and would have significant expense. For the purposes of this definition,
"significant expense" means a cost equal to or greater than fifty percent (50%) of
the combined value of the proposed site buildings, structures, and/or site
improvements, and existing buildings, structures, and/or site improvements to be
retained.
C. SCHOOLS/STUDIOS, ARTS AND CRAFTS: Schools and studios for education
in various arts and crafts including but not limited to photography, dance, music,
and language skills.
D. SCOUR: The erosive action of running water in streams, which excavates
and carries away material from the bed and banks. Scour may occur in both earth
and solid rock material.
E. SECONDARY CONTAINMENT: See RMC 4-5-120G.
F. SECURE COMMUNITY TRANSITION FACILITY (SCTF): A residential facility
for persons civilly committed and conditionally released to a less restrictive
alternative under chapter 71.09 RCW. A secure community transition facility has
supervision and security, and either provides or ensures the provision of sex
offender treatment services. Secure community transition facilities include but
are not limited to the facilities established pursuant to RCW 71.09.250 and any
community -based facilities established under chapter 71.09 RCW and operated by
or under contract with the Washington State Department of Social and Health
Services. (Ord. 4982, 9-23-2002)
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ORDINANCE NO. 6151
G. SEGREGATION: Division of land into lots or tracts each of which is one -one
hundred twenty eighth (1/128) of a section of land or larger, or five (5) acres or
larger if the land is not capable of description as a fraction of a section of land.
H. SENSITIVE AREAS: See CRITICAL AREAS.
I. SEPA: The State Environmental Policy Act of 1971 (chapter 43.21C RCW).
J. SERVICEABLE: Presently usable.
K. SERVICES, OFF -SITE: Establishments primarily engaged in providing
individual or professional services at the customer's home or place of business.
Examples of off -site services include, but are not limited to, temporary
employment services, janitorial services, and professional house cleaner services.
This definition excludes social service organizations and on -site services.
L. SERVICES, ON -SITE: Establishments primarily engaged in providing
individual or professional services within the place of business, such as beauty and
barber shops, retail laundry and dry-cleaning including coin -operated, garment
alterations and repair, photo studios, shoe repair, pet grooming, real estate
offices, personal accountants, indoor rental services, and repair of personal or
household items, except for vehicle repair. This definition excludes adult retail
uses, social service organizations, and off -site services.
M. SETBACK: The minimum required distance between the building footprint
and the property line and any private access easement or tract. For lots containing
private access easements, setbacks are the minimum required distance between
the building footprint and the easement. A setback is measured perpendicularly
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ORDINANCE NO. 6151
from a lot line or private easement access to the outer wall of the structure. In the
case where a structure does not have an outer wall, such as a carport, the
measurement shall be to the posts of such structure, unless otherwise determined
by the Department of Community and Economic Development.
N. SETBACK: (This definition for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) A required land area specified in the Shoreline Master
Program, measured horizontally upland from and perpendicular to the vegetation
conservation buffer, within which no buildings or other permanent structures may
be constructed and that serves to protect the vegetation conservation buffer
during development activities, use, and routine maintenance of structures and
improvements landward of the building setback.
O. SETBACK LINE, LEGAL: The line established by ordinance beyond which no
building may be built.
P. SEWAGE: See RMC 4-6-100.
Q. SEWAGE DISPOSAL AND TREATMENT PLANTS: A facility designed for the
collection, removal, treatment, and disposal of waterborne sewage. This
definition excludes disposal facilities.
R. SEWAGE TREATMENT PLANT: See RMC 4-6-100.
S. SEWAGE WORKS: See RMC 4-6-100.
T. SEWER: See RMC 4-6-100.
U. SEWER, BUILDING: See RMC 4-6-100.
V. SEWER, PUBLIC: See RMC 4-6-100.
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ORDINANCE NO. 6151
W. SEWER, SANITARY: See RMC 4-6-100.
X. SHARED PARKING: Use of a parking area for more than one use.
Y. SHOPPING CENTER: A group of buildings, structures and/or uncovered
commercial areas, or a single building containing four (4) or more individual
commercial establishments, planned, developed and managed as a unit related in
location and type of shops to the trade areas that the unit serves.
Z. SHORELAND or SHORELAND AREAS: Those lands extending landward for
two hundred feet (200') in all directions, as measured on a horizontal plane from
ordinary high water mark; floodways and contiguous floodplain areas landward
two hundred feet (200') from such floodways; and all marshes, bogs, swamps, and
river deltas, associated with streams, lakes and tidal waters which are subject to
the provisions of the State Shorelines Management Act. For purposes of
determining jurisdictional area, the boundary will be either two hundred feet
(200') from the ordinary high water mark, or two hundred feet (200') from the
floodway, whichever is greater.
AA.SHORELINE STABILIZATION: Structural and nonstructural methods to
address erosion impacts to property and dwellings, businesses, or structures
caused by natural processes, such as currents, floods, tides, wind, or wave action.
BB. SHORELINES: All of the water areas of the State regulated by the City of
Renton, including reservoirs, and their associated shorelands, together with the
lands underlying them, except:
1. Shorelines of statewide significance.
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ORDINANCE NO. 6151
2. Shorelines on segments of streams upstream of a point where the
mean annual flow is twenty (20) cubic feet per second or less and the wetlands
associated with such upstream segments.
3. Shorelines on lakes less than twenty (20) acres in size and wetlands
associated with such small lakes.
CC. SHORELINES OF STATEWIDE SIGNIFICANCE: Those shorelines described in
RCW 90.58.030(2)(e).
DD. SHORELINES OF THE STATE: The total of all "shorelines" and
"shorelines of statewide significance" regulated by the City of Renton.
EE. SHORT PLAT: The map or representation of a short subdivision. See PLAT,
FF. SHORT SUBDIVISION: See PLAT, SHORT.
GG. SIDE SEWER: See RMC 4-6-100.
HH. SIDE SEWER STUB: See RMC 4-6-100.
II. SIDE YARD: See YARD REQUIREMENT.
JJ. SIDEWALK: A concrete walkway separated from the roadway by a curb,
planting strip or roadway shoulder.
KK. SIGHT TRIANGLE: See CLEAR VISION AREA.
ILL. SIGN: Any medium, including merchandise, its structure and component
parts, that is used or intended to be used to attract attention to the subject matter
for advertising purposes. Signs do not include sculptures, wall paintings, murals,
collages, and other design features determined to be public art by the City.
ORDINANCE NO. 6151
Mti41110U1EE SIGN
BULDING FACADE
FREESTAND W, NIORNAENT
ORGROl1NOSIGN This f.gure illustrates the different sign types and is not ndioative
of permissible type or number of signs.
MM. SIGN, A -FRAME: See SIGN, PORTABLE.
NN. SIGN, ANIMATED: A sign with action or motion, flashing or color
changes requiring electrical energy, electronic or manufactured source of supply,
but not including revolving signs or wind actuated elements such as flags or
banners.
00. SIGN AREA: A measurement of the total area of a sign visible from
any one viewpoint or direction, excluding the sign support structure, architectural
embellishments, or, framework that contains no written copy, or does not form
part of the sign proper or of the display. Freestanding letters or characters, where
no background is specially provided, shall be measured by determining the
smallest rectangle or polygon that encloses the extreme limits of the shapes to be
used.
PP. SIGN, COMBINATION: Any sign incorporating any combination of the
features of pole, projecting and roof signs.
ORDINANCE NO. 6151
QQ- SIGN, ELECTRIC: Any sign containing or utilizing electrical wiring,
but not including signs illuminated by an exterior light source.
RR.SIGN, ELECTRONIC MESSAGE BOARD: Signs whose alphabetic,
pictographic, or symbolic informational content can be changed or altered on a
fixed display screen composed of electrically illuminated segments.
SS. SIGN, FREESTANDING: A sign wholly supported by a sign structure in the
ground.
TT. SIGN, GROUND: A type of freestanding sign, other than a freestanding
pole sign, in which the sign is in contact with or close to the ground, has a solid
base anchor, and is independent of any other structure.
UU. SIGN HEIGHT: Measured as the distance from grade, unless
otherwise designated, to the top of the sign or sign structure.
WSIGN, ON -PREMISES: A sign which displays only advertising copy strictly
incidental to the lawful use of the premises on which it is located, including signs
or sign devices indicating the business transacted at, services rendered, goods sold
or produced on the immediate premises, name of the business, person, firm or
corporation occupying the premises
WW. SIGN, POLITICAL: Signs advertising a candidate or candidates for
public, elective office or a political party, or signs urging a particular vote or action
on a public issue decided by ballot whether partisan or nonpartisan.
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ORDINANCE NO. 6151
XX. SIGN, PORTABLE: A sign not permanently affixed which is designed for or
capable of movement, except for those signs explicitly designed for people to
carry on their persons or which are permanently affixed to motor vehicles.
1. A. Sign, A -Frame: A nonilluminated type of portable sign
comprised of hinged panels configured in the shape of the alphabetic letter "A."
These signs contact the ground but are not anchored to the ground and are
independent of any other structure.
YY. SIGN, PRIMARY ENTRY: A type of freestanding sign, other than a pole sign,
of ten feet (10') or less in height, in which the sign is in contact with the ground,
has a solid base anchor, and is independent of any other structure and serves the
function of directing customers to the main entrance of a multi -tenant building or
multi -building complex.
ZZ. SIGN, PROJECTING: A sign other than a wall sign which projects from and
is supported by a wall or a building or structure, and does not extend above any
adjacent parapet or roof of the supporting building.
AAA. SIGN, REAL ESTATE: A sign advertising and/or directing individuals
to the sale, rent or lease of property.
1. A: Commercial Real Estate Banner Sign: A sign of any shape made
of lightweight fabric or similar material that is mounted to a building by any
means, and indicating that the property is for sale, rent, or lease. National flags,
state or municipal flags, holiday flags, or the official flag of any institution or
business shall not be considered banners.
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ORDINANCE NO. 6151
2. & Decorative Real Estate Flag: A portion of lightweight fabric or
similar material, supported by a vertical or horizontal staff, intended to flutter in
the wind, and is used to attract attention to any type of residential development
for sale, rent, or lease. National flags, state or municipal flags, holiday flags, or the
official flag of any institution or business shall not be considered banners.
3. Q Freestanding Real Estate Signs: Any type of nonilluminated
freestanding sign, indicating that the property on which it is located, is for sale,
rent, or lease. This sign type includes yardarm or ground signs.
4. � Open House Sign: A nonilluminated type of portable sign
comprised of hinged panels configured in the shape of the alphabetic letter "A,"
no larger than thirty two inches wide by thirty six inches high (32" by 36") per each
sign face. The sign text for an open house sign contains the phrase: "open" or "for
sale" or "for rent" or "for lease."
S. E, Real Estate Directional Sign: Any nonilluminated type of
freestanding sign that provides direction to property(ies) for sale, rent, or lease.
Within the City Center Sign Regulation Boundaries (as shown in RMC 4-4-1001-13),
real estate directional signs may also include portable signs comprised of hinged
panels configured in the shape of the alphabetic letter "A."
6. & Real Estate Sign Kiosk: A City -approved monument style sign in
the public right-of-way or on private property consolidating numerous real estate
directional signs and designed to reduce sign clutter.
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ORDINANCE NO. 6151
7. G-, Real Estate Sign Kiosk Directional Panel: A sign affixed within an
approved real estate sign kiosk indicating direction to various real estate
developments.
BBB. SIGN, ROOF: A sign erected upon or above a roof or parapet of a
building or structure.
CCC. SIGN STRUCTURE: Any structure which supports or is capable of
supporting any sign as defined in this Title. A sign structure may be a single pole
and may not be an integral part of the building.
DDD. SIGN, TEMPORARY: Any sign, banner, or advertising display
constructed of cloth, canvas, light fabric, cardboard, wallboard or other light
materials, with or without frames, or advertising device intended to be displayed
only for a limited period of time including the following types of signs:
1. A., Advertising Device: Balloons, flags, inflatable statuary and
figures, light strings, pennants/streamers, portable readerboards, searchlights,
wind -animated devices, and similar devices of a carnival nature.
2. 8-. Balloon: A spherical, flexible, nonporous bag inflated with air or
gas lighter than air, such as helium, and intended to float in the air.
3. Q Banner: Any sign of lightweight fabric or similar material that is
mounted to a pole and/or building by any means. National flags, state or municipal
flags, holiday flags, or the official flag of any institution or business shall not be
considered banners. A banner is not defined by shape and may be square,
rectangular, round, triangular/pennant shaped, etc.
:il
ORDINANCE NO. 6151
a. 41� Banner, Pole Hung: A banner attached at its top and bottom to
a pole or light standard by extensions from the pole.
b. X Banner, Pole/Wall Strung: A banner attached at its top and
bottom corners strung between buildings, poles, and/or light standards.
c. -3-. Banner, Wall Hung: A banner attached to a building and where
the banner lies flat against the building surface at all times.
4. 0-. Devices of a Carnival Nature: All temporary signs, advertising
devices, lights, and other means of attracting attention, which are commonly
associated with carnival settings, and which are not otherwise specifically
identified in the Renton Municipal Code. Fabric or plastic bunting shall be
considered one type of carnival device.
5. Flag: A piece of cloth or plastic, supported by a vertical or
horizontal staff, which is intended to flutter in the wind.
6. F-. Inflatable Statuary: An advertising device that is inflated and the
likeness of an animate or inanimate object or cartoon figure is used to attract
attention, advertise, promote, market, or display goods and/or services.
7. Fr. Manual Message Board: Any sign that is designed so that
characters, letters, or illustrations can be changed or rearranged by hand without
altering the face or the surface of the sign.
8. #-. Pennant/Streamer: An individual object and/or series of small
objects made of lightweight plastic, fabric, or other material, which may or may
1
ORDINANCE NO. 6151
not contain text, which is suspended from and/or twined around a rope, wire, or
string.
9. 4-. Readerboards, Portable: A sign which is self-supporting but not
permanently attached to the ground or building and can be moved from one
location to another and is typically internally illuminated. Portable readerboards
are also known as "trailer signs."
10. � Sign, Rigid Portable: A sign which is not permanently affixed and
designed for or capable of movement. Those signs explicitly designed for people
to carry on their persons or which are permanently affixed to motor vehicles are
considered to be rigid portable signs. A rigid portable sign is not considered to be
a portable readerboard or "trailer sign."
11. K. Sign, Window: Any sign, temporary or permanent, designed to
communicate information about an activity, business, commodity, event, sale, or
service, that is placed inside a window. Interior display of merchandise for sale,
including accessory mannequins and other props, shall not be considered window
signs.
12. L-. Wind -Animated Object: Any device, e.g., windsocks, pinwheels,
whirligigs, etc., whose primary movements are caused by the wind or atmospheric
conditions, attached by a tether. A balloon or inflatable statuary, with or without
moveable parts, is not considered a wind -animated object.
EEE. SIGN, TRADITIONAL MARQUEE: A sign typically associated with
movie theaters, performing arts theaters, and theatrical playhouses. The sign is
791
ORDINANCE NO. 6151
attached flat against and parallel to the surface of a marquee structure. In
addition, a changeable copy area is included where characters, letters, or
illustrations can be changed or rearranged without altering the face or the surface
of the sign.
FFF. SIGN, UNDER MARQUEE: A lighted or unlighted display attached to
the underside of a marquee protruding over public or private sidewalks. Under
marquee signs may also be called "under awning" or "under canopy" signs.
GGG. SIGN, WALL: Any sign painted, attached or erected against the wall
of a building or structure, with the exposed face of the sign in a plane parallel to
the plane of said wall. In order to be considered a wall sign, a sign may not extend
above any adjacent parapet or the roof of the supporting building.
HHH. SIGNIFICANT #2 RATING: A rating assigned to wetlands in King
County that are greater than one acre in size; equal to or less than one acre in size
and having a forested vegetation class; or the presence of heron rookeries or
raptor nesting trees
III. SINGLE -WALLED: See RMC 4-5-120.G.
JJJ. SITE: A single lot, or two (2) or more contiguous lots that, under common
ownership or documented legal control, were developed or are part of a
development proposal.
KKK. SITE PLAN: A detailed plan drawing, prepared to scale, showing
accurate boundaries of a site and the location of all buildings, structures, uses, and
67
ORDINANCE NO. 6151
principal site development features proposed for a specific parcel or parcels of
land.
LLL. SLOPE: An inclined ground surface the inclination of which is
expressed as a ratio of horizontal distance to vertical distance, which may be
regulated or unregulated.
MMM. SLOPE, STEEP: A hillside, or portion thereof, which falls into one of
two (2) classes of slope, sensitive or protected.
1. � Slope, Protected: A hillside, or portion thereof, with an average
slope, as identified in the City of Renton Steep Slope Atlas or in a method approved
by the City, of forty percent (40%) or greater grade and having a minimum vertical
rise of fifteen feet (15').
2. & Slope, Sensitive: A hillside, or portion thereof, characterized by:
(1) an average slope, as identified in the City of Renton Steep Slope Atlas or in a
method approved by the City, of twenty five percent (25%) to less than forty
percent (40%); or (2) an average slope, as identified in the City of Renton Steep
Slope Atlas or in a method approved by the City, of forty percent (40%) or greater
with a vertical rise of less than fifteen feet (15'), abutting an average slope, as
identified in the City of Renton Steep Slope Atlas or in a method approved by the
City, of twenty five percent (25%) to forty percent (40%). This definition excludes
engineered retaining walls.
.:
ORDINANCE NO. 6151
NNN. SMOKING LOUNGE: A club or facility where smoking occurs,
including but not limited to the smoking of any kind of lighted pipe, cigar,
cigarette, or any other lighted smoking equipment.
000. SMP: City of Renton's Shoreline Master Program.
PPP. SOCIAL SERVICE ORGANIZATIONS: Public or nonprofit agencies
that provide counseling, therapy, job training, educational classes, food banks,
clothing banks, or other social or human services to persons needing such services,
but do not provide crisis intervention, day or night shelter, or case management.
This does not include religious institutions, offices, government facilities, schools,
hospitals, clinics, day care, homeless services uses, medical institutions, diversion
facilities, lodging in any form, or residential uses
QQQ. SOIL ENGINEER: A licensed civil engineer experienced and
knowledgeable in the practice of soil engineering.
RRR. SOIL ENGINEERING: The application of the principles of soil
mechanics in the investigation, evaluation and design of civil works involving the
use of earth or other materials and the inspection and testing of the construction
thereof.
SSS. SOIL ENGINEERING REPORT: A report including data regarding the
nature, distribution, and strength of existing soils, conclusions and
recommendations for grading procedures and design criteria for corrective
measures when necessary, and options and recommendations covering adequacy
of sites to be developed by the proposed grading.
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ORDINANCE NO. 6151
TTT. SOLAR ACCESS: Sunlight exposure on land without impairment by
other development.
UUU. SOLAR ENERGY SYSTEM: A device or structural design feature, a
substantial purpose of which is to provide for interior lighting or provide for the
collection, storage, and distribution of solar energy for space heating or cooling,
electricity generation, or water heating.
VVV. SOLAR ENERGY SYSTEM, GROUND MOUNTED, SMALL-SCALE: A
solar energy system that is structurally mounted to the ground and typically a size
that would service a house, small business, or small municipal building.
WWW. SOLID WASTE: Shall be defined pursuant to WAC 173-350-100.
XXX. SPECIFIED ANATOMICAL AREAS:
1. Less than completely and opaquely covered human genitals, anus, pubic
region, buttock, or female breast below a point immediately above the top of the
areola; or
2. Human male genitals in a discernibly turgid state, even if completely and
opaquely covered.
YYY. SPECIFIED SEXUAL ACTIVITIES:
1. Human genitals in a state of sexual stimulation or arousal;
2. Acts of human masturbation, sexual intercourse, sodomy, oral
copulation, or bestiality;
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ORDINANCE NO. 6151
3. Fondling or other erotic touching of human genitals, pubic region,
buttocks, or female breasts, whether clothed or unclothed, of oneself or of one
person by another; or
4. Excretory functions as part of or in connection with any of the activities
set forth in this definition.
ZZZ. SPORTS ARENAS, AUDITORIUMS, AND EXHIBITION HALLS,
INDOOR: A large enclosed facility used for professional, semi-professional
spectator sports, arena concerts, expositions, and other large-scale public
gatherings. This definition includes stadiums, concert halls, auditoriums,
exhibition halls, and accessory eating and drinking establishments. This definition
excludes sports arenas or stadiums associated with schools, cultural facilities,
movie theaters, and entertainment clubs.
AAAA. SPORTS ARENAS, OUTDOOR: A large outdoor facility used for
professional, semi-professional spectator sports, arena concerts, and other large-
scale public gatherings. This definition includes but is not limited to stadiums,
concert arenas, and accessory eating and drinking establishments. This definition
excludes sports arenas or stadiums associated with schools, cultural facilities,
movie theaters, and entertainment clubs.
BBBB. STABLES, COMMERCIAL: A land use on which large lot domestic
animals are kept for sale or hire to the public. Breeding, boarding, or training of
large lot domestic animals may also be conducted.
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ORDINANCE NO. 6151
CCCC. STACKING SPACE: The space specifically designated as a waiting
area for vehicles whose occupants will be patronizing a drive -through business.
Such space is considered to be located directly alongside a drive-in window, facility
or entrance used by patrons and in lanes leading up to the business establishment.
DDDD. START OF CONSTRUCTION: Includes substantial improvement and
means the date the building permit was issued; provided, the actual start of
construction, repair, reconstruction, placement or other improvement was within
one hundred eighty (180) days of the permit date. The "actual start" means either
the first placement of permanent construction of a structure on a site, such as the
pouring of slab or footings, the installation of piles, the construction of columns,
or any work beyond the stage of excavation; or the placement of a manufactured
home on a foundation. Permanent construction does not include land
preparation, such as clearing, grading and filling; nor does it include the
installation of streets and/or walkways; nor does it include excavation for a
basement, footings, piers, or foundation or the erection of temporary forms; nor
does it include the installation on the property of accessory buildings, such as
garages or sheds not occupied as dwelling units or not part of the main structure.
For a substantial improvement, the "actual start of construction" means the first
alteration of any wall, ceiling, floor, or other structural part of a building, whether
or not that alteration affects the external dimensions of the building.
EEEE. STORAGE, BULK:
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ORDINANCE NO. 6151
1. The holding or stockpiling on land of material and/or products where
such storage constitutes forty percent (40%) of the developed site area and the
storage area is at least one acre, and where at least three (3) of the following
criteria are met by the storage activity:
a. In a bulk form or in bulk containers;
b. Under protective cover to the essential exclusion of other uses of
the same space due to special fixtures or exposed to the elements;
c. In sufficient numbers, quantities or spatial allocation of the site to
determine and rank such uses as the principal use of the site;
d. The major function is the collection and/or distribution of the
material and/or products rather than processing; and
e. The presence of fixed bulk containers or visible stockpiles for a
substantial period of a year.
2. Bulk storage facilities include, but are not limited to:
a. Automobile holding and transfer depots;
b. Brick or tile storage and manufacturing;
c. Concrete block and products storage and manufacturing;
d. Contractor equipment yards;
e. Equipment or machinery of the stationary type not in use, not
mounted on necessary foundations or connected as required when during use,
not designated and used as portable, and not stored in a warehouse. This includes
operable motor vehicles or wheeled equipment used only periodically where
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ORDINANCE NO. 6151
storage durations exceed those provided for parking lots as defined in RMC 4-4-
080, Parking, Loading and Driveway Regulations;
f. Foundries;
g. Fuel yards, wholesale;
h. Grain or feed sites, elevators, or the open storage of grain and feed;
i. Log, random cut and chipped wood by-products storage;
j. Lumber mills and wholesalers;
k. Sand and gravel yards including sizing, transfer and loading
equipment when present;
I. Scrap or junk yards and wrecking yards;
m. Solid waste holding and disposal areas;
n. Tank farms including distribution and loading systems.
3. Bulk storage facilities exclude:
a. Land banks, greenbelts, watersheds or public water reservoirs;
b. Parking lots or structures for private licensed automobiles;
c. Ship yards;
d. Warehouses alone or in conjunction with manufacturing on the site
and when not including any of the uses listed above in subsection (2)(a) through
(2)(n) of this definition;
e. Facilities for storage of petroleum or any of its by-products, for use
incidental to the primary use of the property (e.g., heating, boiler or vehicular fuel
or lubricants);
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ORDINANCE NO. 6151
f. Retail service stations;
g. Retail sales lots for new or used automobiles.
FFFF. STORAGE, HAZARDOUS MATERIAL, ON -SITE OR OFF -SITE,
INCLUDING TREATMENT: A facility engaged in storage of materials, produced on -
site or brought from another site, that are inflammable, explosive, or that present
hazards to the public health, safety, and welfare including all substances and
materials as defined under hazardous materials, hazardous substances, and
hazardous waste.
GGGG. STORAGE, OUTDOOR: The outdoor accumulation of material or
equipment for the purpose of sale, rental, use on site, or shipping to other
locations. This definition excludes bulk storage, hazardous material storage,
warehousing and distribution, vehicle storage, and outdoor retail sales.
HHHH. STORAGE, SELF-SERVICE: A building or group of buildings
consisting of individual, self-contained units leased to individuals, organizations,
or businesses for self-service storage of personal property. This definition excludes
indoor storage, warehousing, outdoor storage, bulk storage, and hazardous
material storage.
IIII. STORAGE, VEHICLE: An indoor or outdoor area for parking or holding of
motor vehicles and boats or wheeled equipment for more than seventy-two (72)
hours. This definition excludes bulk storage, vehicle sales, vehicle rental, tow truck
operation/auto impoundment yard, auto wrecking yard, outdoor storage, and
indoor storage.
ORDINANCE NO. 6151
JJJJ. STORM SEWER and STORM DRAIN: A sewer which carries storm
surface water, subsurface water and drainage. See RMC 4-6-100.
KKKK. STORMWATER FACILITY: A constructed component of a
stormwater drainage system, designed or constructed to perform a particular
function, or multiple functions. Stormwater facilities include, but are not limited
to, pipes, swales, ditches, culverts, street gutters, detention ponds, retention
ponds, constructed wetlands, infiltration devices, catch basins, oil/water
separators, and biofiltration swales. They may also include low impact
development BMPs/facilities. Also referred to as "Drainage Facility."
LLLL. STORY: That portion of a building included between the upper
surface of any floor and the upper surface of the floor above, except that the
topmost story shall be that portion of a building included between the upper
surface of the topmost floor and the ceiling or roof above, unless such area meets
the definition of an attic. If the finished floor level directly above a usable or
unused under -floor space is more than six feet (6') above grade for more than fifty
percent (50%) of the total perimeter or is more than twelve feet (12') above grade
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ORDINANCE NO. 6151
at any point, such usable or unused under -floor space shall be considered as a
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MMMM. STORY, FIRST: The lowest story in a building that qualifies as a
story, as defined herein, except that a floor level in a building having only one floor
level shall be classified as a first story, provided such floor level is not more than
four feet (4') below grade for more than fifty percent (50%) of the total perimeter,
or not more than eight feet (8') below grade at any point.
NNNN. STREAM ALTERATION: The relocation or change in the flow of
surface water runoff flowing in a natural or modified channel.
0000. STREAM/LAKE CLASS: The stream and lake waters in the City are
defined by class as indicated in RMC 4-3-050.
PPPP. STREET AMENITIES: See STREET FURNITURE.
QQQQ. STREET, ARTERIAL: Street intended for higher traffic volume and
speed and classified as a principal or minor arterial on the City of Renton Arterial
Street Plan.
RRRR. STREET, COLLECTOR:
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ORDINANCE NO. 6151
1. A street providing access with higher traffic volumes than a typical
residential, commercial, or industrial access street. Collector streets are
designated by the Public Works Department.
2. A street classified as a collector street on the City of Renton Arterial
Street Plan.
SSSS. STREET, COMMERCIAL ACCESS: A non -arterial street providing
access to commercial land uses.
TTTT. STREET FRONTAGE: The portion of a lot or structure abutting a
public or private right-of-way. Structures adjacent yet not adjoining a right-of-way
shall be considered abutting if located within twenty feet (20').
UUUU. STREET FURNITURE: Objects, such as outdoor seating, kiosks, bus
shelters, tree grates, trash receptacles, and fountains that have the potential for
enlivening and giving variety to streets, sidewalks, plazas, and other outdoor
spaces open to, and used by, the public.
VVVV. STREET GRID PATTERN, MODIFIED: A street system based upon a
traditional grid pattern; however, offset intersections, loop roads, as well as
angled or curved road segments may also be utilized on a limited basis. The block
pattern is characterized by regular (i.e., rectangular or trapezoidal) blocks.
WWWW. STREET GRID PATTERN, TRADITIONAL: A system of platting, or of
street design, that features parallel and perpendicular streets and intersections of
streets at right angles that form short blocks.
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ORDINANCE NO. 6151
XXXX. STREET, INDUSTRIAL ACCESS: A non -arterial street providing
access to industrial land uses.
YYYY. STREET, PEDESTRIAN -ORIENTED: An area with streets and
sidewalks specifically designated as such and intended for use by people walking;
with special design and spatial treatment of building frontages; built at human
scale; with uses of interest to and functional for people on foot; and designed to
hold interest for pedestrians by encouraging walking, browsing, and taking in the
scene, as designated via Master Plans or similar documents approved by the City.
zzzz. STREET, RESIDENTIAL ACCESS: A non -arterial street providing
access to residential land uses, and not designated as a collector street by the
Public Works Department.
AAAAA. STREET WALL: A street wall is a building wall that izenerally abuts
the sidewalk although there may be occasional setbacks and recesses for the
urpose of plazas and open space. The street wall helps define and enclose the
street corridor, creating a sense of activity, intensity, and spatial containment.
Street walls can incorporate arcades at the sidewalk level with habitable space
a bove.
BBBBB. STRUCTURE: That which is built or constructed, an edifice or
building of any kind, or any piece of work artificially built up or composed of parts
joined together in some definite manner.
ORDINANCE NO. 6151
CCCCC. STRUCTURE: (This definition is for flood hazard regulations in
RMC 4-3-050 use only.) A walled and roofed building, including a gas or liquid
storage tank, that is principally above ground, as well as a manufactured home.
DDDDD. STRUCTURE: (This definition for RMC 4-3-090, Shoreline Master
Program Regulations, use only.) A permanent or temporary edifice or building, or
any piece of work artificially built or composed of parts joined together in some
definite manner, whether installed on, above, or below the surface of the ground
or water, except for vessels.
EEEEE. SUBDIVISION: The division or redivision of land into lots, tracts,
parcels, sites or divisions for the purpose of sale, lease, or transfer of ownership.
See also PLAT and PLAT, SHORT.
FFFFF. SUBDIVISION: (This definition for RMC 4-3-090, Shoreline Master
Program Regulations, use only.) A parcel of land divided into two (2) or more
parcels.
GGGGG. SUBDIVISION, PHASED: A subdivision which is, or is intended to be,
recorded in increments over a period of time.
HHHHH. SUBDIVISION, UNIT LOT: A division of land (parent site), for the
purpose of sale, lease, or transfer of ownership, underlying existing or proposed
attached townhouse dwelling units that creates a unit lot for each dwelling, for
which one or more boundaries of the individual unit lots coincide with the walls
of the townhouse structure which separate individual attached townhouse
dwelling units.
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ORDINANCE NO. 6151
IIIII. SUBJECT PROPERTY: The tract of land which is the subject of the
permit and/or approval action.
JJJJJ. SUBSTANTIAL DAMAGE: Damage of any origin sustained by a
structure whereby the cost of restoring the structure to its before damaged
condition would equal or exceed fifty percent (50%) of the market value of the
structure before the damage occurred.
KKKKK. SUBSTANTIAL DEVELOPMENT: Any development of which the
total cost or fair market value exceeds five thousand dollars ($5,000.00) or any
development which materially interferes with the normal public use of the water
or shoreline of the State. Exemptions in RCW 90.58.030(3)(e) and in RMC 4-9-
190.0 are not considered substantial developments.
LLLLL. SUBSTANTIAL DEVELOPMENT PERMIT: The shoreline
management substantial development permit provided for in Section 14 of the
Shoreline Management Act of 1971 (RCW 90.58.140).
MMMMM. SUBSTANTIAL EXISTING IMPROVEMENTS: Physical
improvements, such as residential and/or commercial structures and their
accessory structures, that have a reasonable remaining economic life as indicated
by their assessed valuation.
NNNNN. SUBSTANTIAL IMPROVEMENT: Any reconstruction, rehabilitation,
addition or other improvement of a structure, the cost of which equals or exceeds
fifty percent (50%) of the market value of the structure before the "start of
construction" of the improvement. This term includes structures which have
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ORDINANCE NO. 6151
incurred "substantial damage," regardless of the actual repair work performed.
The term does not, however, include either:
1. Any project for improvement of a structure to correct previously
identified existing violations of state or local health, sanitary, or safety code
specifications that have been identified by the local code enforcement official and
that are the minimum necessary to assure safe living conditions; or
2. Any alteration of a "historic structure"; provided, that the alteration will
not preclude the structure's continued designation as a "historic structure."
00000. SUBTENANT: A person in possession of rental unit through the
tenant with the knowledge and consent, express or implied, of the owner.
PPPPP. SURFACE WATER DESIGN MANUAL: A manual, as it exists or may
be amended, adopted by reference by the City of Renton, which provides
stormwater permit implementation and management guidance consistent with
the current version of the King County Surface Water Design Manual.
QQQQQ. SURVEY STANDARDS: City of Renton Survey Standards as adopted
by the Planning/Building/ Public Works Department.
SECTION VIII. Upon approval of the City Attorney, the City Clerk is authorized to direct
the codifier to make necessary corrections to this ordinance, including the corrections of
scriveners or clerical errors; references to other local, state, or federal laws, codes, rules, or
regulations; or ordinance numbering and section/subsection numbering and references. The City
Clerk is further authorized to direct the codifier to update any chapter, section, or subsection
titles in the Renton Municipal Code affected by this ordinance.
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ORDINANCE NO. 6151
SECTION IX. If any section, subsection, sentence, clause, phrase, or word of this ordinance
should be held to be invalid or unconstitutional by a court of competent jurisdiction, such
invalidity or unconstitutionality thereof shall not affect the constitutionality of any other section,
subsection, sentence, clause, phrase, or word of this ordinance.
SECTION X. The City Clerk shall publish a summary of this ordinance in the City's official
newspaper. The summary shall consist of this ordinances title.
SECTION XI . This ordinance shall be in full force and effect on January 1, 2025.
PASSED BY THE CITY COUNCIL the 25th day of November 2024
?A. i y ClerkAPPROVED BY THE MAYOR this 25th day of Nov 2024.
Armondo Pavone, Mayor
Approved as to form:
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�`y„„N pF RE jO.,
Shane Moloney, City Attorney
Date of Publication: t 1/28/2024 (Summary)
ORD-CED24ORD010:11/08/2024
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ATTACHMENT A