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HomeMy WebLinkAboutORD 6161CITY OF RENTON, WASHINGTON ORDINANCE NO. 6161 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SUBSECTION 4-2-080.A.6, SECTIONS 4-2-120A AND 4-9-065, CHAPTER 4-10, and SECTION 4-11-130 OF THE RENTON MUNICIPAL CODE TO UPDATE ZONING AND DEVELOPMENT REGULATIONS RELATING TO THE CREATION OF ADDITIONAL HOUSING UNITS IN EXISTING BUILDINGS AUTHORIZING CORRECTIONS, PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 2023 the Washington State Legislature passed Engrossed Substitute House Bill 1042 (ESHB 1042) Use of Existing Buildings for Residential Purposes; and WHEREAS, ESHB 1042 requires compliance by local jurisdictions six months after adoption of the jurisdictions Comprehensive Plan Update, which is June 30, 2025; and WHEREAS, the adoption of this ordinance ensures the City of Renton is in compliance with the aforementioned requirement; 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 April 4, 2025, the City notified the State of Washington of its intent to adopt amendments to its development regulations; and WHEREAS, the Planning Commission held a public hearing on April 2, 2025, considered all relevant matters, and heard all parties in support or opposition, and subsequently forwarded a recommendation to the City Council; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: 1 ORDINANCE NO. 6161 SECTION I. All portions of the Renton Municipal Code in this ordinance that are not shown in strikethrough and underline edits or are not explicitly repealed herein remain in effect and unchanged. SECTION II. Subsection 4-2-080.A.6 of the Renton Municipal Code is amended as follows: 6. Specified residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Attached dwellings are not permitted in the CA or CN Zone within the Benson, Cedar River, Talbot, or Valley Community Planning Areas. a. Horizontal Mixed -Use Development — Where Allowed: Standalone residential buildings are permitted in the following locations provided commercial space is included on site pursuant to RMC 4-4-150, Residential Mixed -Use Development Standards. Any standalone residential development shall be subject to RMC 4-2-115, Residential Design and Open Space Standards: i. In the CD Zone outside of the Downtown Business District, provided residential amenity space and/or lobby space is provided on the ground floor alongthe street frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%) of the facade width for facades less than sixty feet (60') wide, or a minimum of thirty feet (30') wide forfacades greaterthan sixty feet (60') wide. (Widths shall be measured along the building facade.) The ground floor shall have a floor -to -ceiling height of twelve feet (12'). Where located on the ground floor 2 ORDINANCE NO. 6161 and within ten feet (10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2') elevated above the grade of the sidewalk; ii. In the CV Zone where not abutting NE Sunset Blvd. east of Harrington Avenue NE; iii. In the CA Zone where abutting a City of Renton residential zone if at least one vertically mixed -use building is constructed along the street frontage(s) with a minimum of two (2) residential stories above commercial, the standalone residential building(s) are sited closest to the abutting residential zone and, if townhouses, limited to three (3) stories; and iv. In the UC Zones where currently existing; v. In the COR Zone as determined through the Master Site Plan process; vi. In the CN Zone, provided commercial or vertically mixed -use buildings are sited closest to a public street and any standalone residential is closest to any adjacent residential zone. Standalone carriage house and garden style apartments shall be prohibited. Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed -use building with ground floor commercial situated closest to a public street. b. Commercial Uses: Commercial uses in residential mixed -use developments are limited to retail sales, on -site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet M ORDINANCE NO. 6161 daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. c. Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed -use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed -use building(s). d. Mixed -Income Housing: Upon any site and its abutting lots in the CV zone: i. There shall be no more than: (a) One hundred (100) dwelling units for rent/lease with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market -rate dwelling units (e.g., if twenty (20) market -rate units are created, ten (10) more income -restricted units may be created); or 4 ORDINANCE NO. 6161 (b) Two hundred (200) dwelling units for sale with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market -rate dwelling units; or (c) Any combination of one hundred fifty (150) or more dwelling units for rent/lease or sale with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market -rate dwelling units. ii. Within a site, market -rate units shall not have substantially less floor area, number of bedrooms or bathrooms as compared to the varying sizes and number of bedrooms and bathrooms for income -restricted units (i.e., inasmuch as the floor area or number of bedrooms and bathrooms varies among income - restricted units, market -rate units shall have a similar mix of unit floor area and number of bedrooms and bathrooms). This provision can only be altered if based on a market study and in conjunction with a modification granted per RMC 4-9- 250. iii. For the purposes of these standards the terms "market -rate" and "income -restricted" dwelling units shall have the following meanings: (a) Market -rate units: dwelling units for which homeowners (and renters, if rented) do not have income eligibility restrictions and the sale price (or rent, if applicable) is not artificially restricted in any manner. (b) Income -restricted units: dwelling units that are only eligible for households or individuals earning no more than a certain income level, or for which the rent or sale price is restricted by any legal instrument. 5 ORDINANCE NO. 6161 e. Commercial to Residential Conversion: Commercial or mixed use buildings may be permitted to convert to a residential use(s) provided their Certificate of Occupancy was issued a minimum of three (3) years prior to building permit application. Additionally, the proposal shall comply with all health and safety standards, including but not limited to building code standards and fire and life safety standards. Ground floor retail or commercial uses must be retained in buildings located on a Maior Pedestrian Corridor as defined in RMC 4-11-130 Definitions M. SECTION III. Section 4-2-120A, Development Standards for Commercial Zoning Designations (CN, CV, CA, and UC), of the Renton Municipal Code is amended as shown in Attachment A. SECTION IV. Section 4-9-065, Density Bonus Review, of the Renton Municipal Code is amended as follows: A. PURPOSE: The purpose of this Section is to offer increased residential density for developments that construct affordable housing units, assisted living facilities, or cottage housing. Density bonuses are offered to meet the intent of the Comprehensive Plan policies, including but not limited to goals and policies of the land use element, and housing and human services element, as well as the purpose and intent of the zoning districts. B. DENSITY BONUS APPLICABILITY, LIMITATIONS, AND ELIGIBILITY CRITERIA: A ORDINANCE NO. 6161 1. Applicability: Density bonuses may be requested for the following types of projects that meet the requirements of this Section: a. 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. b. Assisted living facilities. c. Cottage house developments. d. Commercial to residential conversions, if constructed entirely within the existing building envelope. C. REVIEW PROCESS: 1. Concurrent Review: Density bonus review shall be requested and occur concurrently with any other required land use permit that establishes the 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. 2. Authority: The Community and Economic Development Administrator shall determine compliance with the density bonus process unless the required land use permit as described in subsection C.1 of this Section, Concurrent Review, requires Hearing Examiner review. 7 ORDINANCE NO. 6161 3. Submittal Requirements and Fees: A request for density bonus shall be submitted as part of the primary development application pursuant to RMC 4-8- 120, Submittal Requirements — Specific to Application Type. D. DENSITY BONUS MAXIMUM ALLOWANCES: 1. Maximum Bonus Dwelling Units: The following table provides the maximum density that may be granted in applicable zones for conformance with affordable housing, assisted living facility, or cottage housing density bonus requirements and all other applicable requirements for development are met: SUBJECT ZONES MAXIMUM DENSITY BONUS AFFORDABLE HOUSING R-14 and RMF 30% above the maximum net density permitted by the subject zone pursuant to RMC 4-2-110A. CV and UC 30% above the maximum net residential density permitted by the subject zone pursuant to RMC 4- 2-120A. CD, CO, and COR 30% above the maximum net residential density permitted by the subject zone pursuant to RMC 4- 2-120B. If the applicant is seeking conditional use permit approval to increase density within applicable zones (CD and CO), the applicant may ORDINANCE NO. 6161 SUBJECT ZONES MAXIMUM DENSITY BONUS request a maximum density bonus of up to 30% above the maximum density permitted via conditional use permit approval, pursuant to RMC 4-9-030G. ASSISTED LIVING FACILITIES R-1, R-10, and R-14 Up to 18 dwelling units per net acre. RMF 50% above the maximum net density permitted by the subject zone pursuant to RMC 4-2-110A. CV and UC 50% above the maximum net residential density permitted by the subject zone pursuant to RMC 4- 2-120A. CD, CO, and COR 50% above the maximum net residential density permitted by the subject zone pursuant to RMC 4- 2-120B. COTTAGE HOUSE DEVELOPMENTS R-4, R-6, R-8, R-10, 2.5 times the number of lots identified in the pro and R-14 forma subdivision plan, based on the maximum ORDINANCE NO. 6161 SUBJECT ZONES MAXIMUM DENSITY BONUS net density permitted by the subject zone pursuant to RMC 4-2-110A. COMMERCIAL TO RESIDENTIAL CONVERSION CN, CV, CA, UC-1 and UC-2, CD, CO, COR 50% above the maximum net residential density permitted by the subject zone pursuant to RMC 4- 2-120A and 4-2-120B. E. AFFORDABLE HOUSING DENSITY BONUS STANDARDS: 1. Minimum Number of Affordable Housing Units: For every two (2) dwelling units that exceed the baseline maximum density for the applicable 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 D.1 of this Section, Maximum Bonus Dwelling Units. 2. 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. 3. On -Site Affordable Housing: Developments qualifying for density bonus due to on -site affordable housing shall conform to the following standards: a. Minimum Number: All projects must construct at least two (2) affordable housing units. 10 ORDINANCE NO. 6161 b. Affordability Duration and Recalculation: Affordable housing units provided under this Section shall remain affordable housing for a term of fifty (50) years from the date the affordable housing agreement is recorded. For the full term a dedicated affordable housing unit is required to remain affordable, the most recent affordability rates on file with the City Clerk's Office shall be applied at any point a new owner or renter is allowed to purchase or rent the unit, and at the time of each rental rate adjustment. For owner -occupied units, compliance with the most recent affordability rates on file with the City Clerk's office shall be verified at the time of purchase. Affordability shall not be recalculated for owner - occupied units so long as the unit remains occupied by the same owner who qualified at time of their purchase. c. Affordable Housing Agreement: Prior to issuing any building permit or final plat approval, an agreement in a form approved by the Administrator that secures appropriate use of affordable housing units by addressing such terms as price restrictions, home buyer or tenant qualifications, phasing of construction, monitoring of affordability, record keeping, duration of affordability, and enforcement, shall be recorded with the King County Recorder's Office. This agreement shall be a covenant running with the land and shall be binding on the assigns, heirs and successors of the applicant. After issuance of the building permit or final plat approval (whichever is the basis for the Affordable Housing Agreement recorded), the Administrator may authorize, at their sole discretion, to subordinate the agreement or modify its terms to advance the purpose of 11 ORDINANCE NO. 6161 making the housing available, such as enabling a qualified purchaser to obtain financing for purchase of the dwelling unit or redevelopment of the property. d. Affordable Housing Unit Conditions: Affordable housing units shall be provided in a range of sizes and with features comparable to market -rate units. To the extent practicable, the number of bedrooms in affordable housing units shall be in the same proportion as the number of bedrooms in units within the entire development. The affordable housing units shall be distributed throughout the development and have substantially the same functionality as the other units in the development. e. Compliance Monitoring: All on -site affordable housing shall be monitored to ensure compliance with the affordable housing requirements of this Section, in conformance with the following standards: i. Monitoring Experience and Qualification: Any applicant or owner with on -site affordable housing shall either demonstrate to the Administrator's satisfaction that they possess the experience and ability to monitor and prepare reports for on -site affordable housing, or the applicant/owner shall provide monitoring and reporting by a qualified, independent third -party professional, selection of whom to be approved by the Administrator. Unless otherwise approved by the Administrator, the applicant shall demonstrate that a third -party professional has been contracted for the purposes of monitoring and report preparation for the on -site affordable housing, prior to issuance of building permit for the project. The property owner shall remain ultimately responsible for 12 ORDINANCE NO. 6161 overseeing an approved third -party professional and accurate monitoring and reporting. If at any point after approval an approved professional discontinues its services, the owner shall either request written approval from the Administrator fora replacement professional or request written approval for self -monitoring and reporting. ii. Monitoring Frequency and Reporting: Monitoring and reporting for the affordable housing shall be provided as follows: (a) Owner Occupancy Affordable Housing: The applicant/owner, or authorized third -party professional on behalf of the owner, shall file an affordability compliance report with the Administrator prior to completion of any sale to a new eligible household. (b) Rental Affordable Housing: The applicant/owner, or authorized third -party professional on behalf of the owner, shall file an annual affordability compliance report with the Administrator within thirty (30) days after the first anniversary of issuance of the project's certificate of occupancy, and each year thereafter for as long as the dwelling unit is required to remain affordable housing. iii. Affordability Compliance Report Standards: The report shall contain such information and records as the Administrator may require to confirm compliance. Such information shall include, but is not limited to, the following information: (a) A certification that the project has been in compliance with the affordable housing requirements of this Section since the date the City issued the 13 ORDINANCE NO. 6161 project's certificate of occupancy and that the project continues to be in compliance with the requirements of this Section; (b) A breakdown of the number and specific affordable housing units sold or rented during the twelve (12) months, ending with the anniversary date, to meet the affordable housing requirements of this Section; (c) The total sale or rental amount of each affordable housing unit for households sold or rented during the twelve (12) months ending with the anniversary date, as applicable; (d) Documentation that demonstrates to the Administrator's satisfaction that the purchaser or renter (at the time of purchase or rental lease/renewal) of an affordable housing unit, qualifies as an eligible household, as defined in RMC 4-11-010, Definitions A. iv. Fees: The City reserves the right to establish, within the City's fee schedule, monitoring fees for the affordable housing unit, which may be adjusted over time to account for the City's cost to monitor and enforce compliance with income and affordability restrictions required by this Section and/or the affordability agreement. 4. Cash Payment in lieu of On -Site Affordable Housing: As an alternative to providing on -site affordable housing pursuant to subsection E3 of this Section, the applicant may substitute the provision of one or more required affordable housing units by making a cash payment to the City. Cash payments in lieu of on -site affordable housing shall be authorized only under the following conditions: 14 ORDINANCE NO. 6161 a. Eligibility: The cash payment in lieu option is available only for projects that propose eight (8) bonus market -rate units or less. b. Payment Calculation: The cash payment in lieu shall be paid in an amount specified within the City of Renton fee schedule. c. Payment Timeline: The payment obligation shall be established and paid prior to issuance of any building permits for the project. d. City Use of Affordable Housing Funds: To approve payments in lieu, the City must have a budgeted program, fund, or other dedicated means of depositing and preserving all payments received so that the payments will be used for the development of affordable housing. F. ASSISTED LIVING DENSITY BONUS STANDARDS: 1. Maximum Density Bonus: Bonus dwelling units may be granted up to the maximum density bonus allowed pursuant to subsection D1 of this Section, Maximum Bonus Dwelling Units. 2. Assisted Living Facilities: The development shall satisfy the definition of "assisted living facility" pursuant to RMC 4-11-010, Definitions A. G. COTTAGE HOUSE DEVELOPMENT DENSITY BONUS STANDARDS: 1. Maximum Density Bonus: Bonus dwelling units may be granted up to the maximum density bonus allowed pursuant to subsection D1 of this Section, Maximum Bonus Dwelling Units. 2. Pro Forma Subdivision Plan and Density Bonus Calculation: The applicant shall submit a pro forma subdivision plan for the proposed property showing the 15 ORDINANCE NO. 6161 number of conventional lots that would be allowed based on the maximum net density permitted by the subject zone pursuant to RMC 4-2-110A. This pro forma subdivision plan will be used to determine the maximum number of unit lots allowed, by multiplying the number of lots in the pro forma subdivision plan by two and one-half (2.5). H. COMMERCIAL TO RESIDENTIAL CONVERSION DENSITY BONUS STANDARDS: 1. Maximum Density Bonus: Bonus dwelling units may be granted up to the maximum density bonus allowed pursuant to subsection D1 of this Section, Maximum Bonus Dwelling units. 2. Eligibility: The building's Certificate of Occupancy must have been issued a minimum three (3) years prior to building permit application to be eligible for bonus density. #I. VIOLATIONS: 1. Correction: Any violations of the provisions of this Section or terms of the covenant(s) recorded pursuant to this Section, including failure to submit an affordability compliance report, shall be promptly corrected within thirty (30) days of receiving a warning of violation from the City, unless an alternative time frame is equitable and just based upon the circumstances of the violation, as determined by the Administrator. 2. Remedies: The remedies for violations may, at the discretion of the Administrator, be enforced as contractual remedies through the affordable housing agreement or deemed to be violations of this Section and enforced 16 ORDINANCE NO. 6161 pursuant to chapters 1-3 and 1-10 RMC. Civil fines and contractual remedies should be established in amounts that are designed to correct the violation which, depending upon the circumstances, may be up to amounts that are necessary for the City to provide dedicated replacement affordable housing, plus the City's cost of enforcement. SECTION V. Chapter 4-10 of the Renton Municipal Code is amended to add a new section 4-10-030 to read as follows: 4-10-030 NONCONFORMING MULTIFAMILY (COMMERCIAL CONVERSIONS) A. Applicability: Commercial or mixed -use building conversions to multifamily that are constructed entirely within the existing building envelope are allowed nonconformities as specified in this Section, provided health and safety standards, including but not limited to building code standards and fire and life safety standards, can be met within the building. B. Parking: The parking provided for the commercial use must be retained, however additional parking for the residential use is not required. C. Development Standards: Compliance with 4-2-120A and 4-2-120B may be required, however existing nonconformities of the commercial building, such as parking, height, and setbacks shall not be required to be brought into conformity. D. Design: The existing commercial exterior structure is not required to be modified to meet design reauirements that aaDly to new buildings in the zone. However, exterior modifications, such as facade changes, windows, awnings, signage, etc. shall comply with the design requirements, pursuant to 4-3-100, 17 ORDINANCE NO. 6161 Urban Desien Regulations. Additionally. anv chanizes necessary to the exterior in order to meet health and safety requirements of the use of the interior of the building as residential are reauired. E. Energy Code: Unchanged commercial portions of the building are not required to meet current energy code. However, new residential units must comply with current enerRv code. SECTION VIII. 4-11-130 Definitions M is amended with new text of the Renton Municipal Code is amended as follows: 4-11-130 DEFINITIONS M: A. MAIN STREET: A style of urban commercial development featuring concentrated retail and service uses along a street designed for use by both pedestrians and vehicles. B. MAJOR PEDESTRIAN CORRIDOR: (This definition applies to conversion of commercial buildings to residential uses, pursuant to RCW 35A.21.440.) Public Streets that are Principal Arterials, Minor Arterials, and Commercial Mixed Use, Industrial, and Neighborhood Collector Arterials as identified in 4-6-060 Street Standards. C. MAJOR SERVICE UTILITY: Public or private utilities which provide services beyond the City's boundaries, i.e., pipelines, natural gas, water, sewer, petroleum; electrical transmission lines fifty five (55) kv or greater; and regional sewer or water treatment plants, etc. m ORDINANCE NO. 6161 D. MANUFACTURED HOME: A residential structure, transportable in one or more sections, that is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. This definition also includes mobile homes constructed prior to the enactment of the National Manufactured Home Construction and Safety Standards Act of 1974. If located within a manufactured or mobile home park, recreational vehicles shall be included in this definition if either (i) the vehicle contains at least one internal toilet and at least one internal shower, or (ii) the manufactured or mobile home park provides community showers and toilets. E. MANUFACTURED HOME PARK OR SUBDIVISION: A parcel (or contiguous parcels) of land "divided" into two (2) or more manufactured home lots for rent or sale. F. MANUFACTURED HOME PARK OR SUBDIVISION, EXISTING: A manufactured home park subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of adopted floodplain management regulations. G. MANUFACTURED HOME PARK OR SUBDIVISION, NEW: A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading 19 ORDINANCE NO. 6161 or the pouring of concrete pads) is completed on or after the effective date of adopted floodplain management regulations. H. MANUFACTURING, AIRPLANE: Limited to manufacture of airplanes; sale of airplanes manufactured and/or assembled on -site; and research, development and testing of airplanes and related components. I. MANUFACTURING, AIRPLANE ACCESSORY FUNCTIONS: Includes, as secondary functions when dependent upon the primary activity of airplane production and sales: office; storage; warehouse and distribution; aircraft painting and other associated aircraft painting/sealing activities; trucking terminal, including loading and unloading; auto repair and fuel dispensing; hazardous materials storage and distribution; aircraft engine testing; metal processing; food service; retail sales of products related to airplane production; on -site medical and emergency services, such as clinic, fire suppression, and security; barging; reclamation; and parking, when designated for employees and visitors. J. MANUFACTURING AND FABRICATION, HEAVY: The transformation of materials or substances into new products including construction and assembling of component parts, and the blending of materials such as lubricating oils, plastics, resins or liquors. Heavy manufacturing and fabrication are often characterized by the need for large outdoor areas in which to conduct operations, and typically results in environmental impacts beyond their own sites. This definition includes, but is not limited to: manufacture and fabrication of automotive vehicles and their parts, cement, brick, lime, gypsum, asphalt, and other manufacturing and all ORDINANCE NO. 6161 fabrication uses as determined by the Community and Economic Development Administrator. This definition excludes slaughterhouses, manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing of petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons. K. MANUFACTURING AND FABRICATION, LIGHT: The transformation of materials or substances into new products including construction and assembling of component parts, and the blending of materials such as lubricating oils, plastics, resins or liquors. Light manufacturing and fabrication is characterized by the use being contained within buildings, and materials or equipment used in production not being stored outside. Light manufacturing and fabrication activities do not generate external emissions such as smoke, odor, noise, vibrations or other nuisances outside the building. This definition includes but is not limited to manufacture and fabrication of electronic components, office products, furniture, glass products, and other manufacturing and fabrication uses as determined by the Community and Economic Development Administrator. This definition excludes slaughterhouses, manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing of petroleum by- products except as an accessory use of less than fifty thousand (50,000) gallons. L. MANUFACTURING AND FABRICATION, MEDIUM: The transformation of materials or substances into new products including construction and assembling of component parts, and the blending of materials such as lubricating oils, plastics, 21 ORDINANCE NO. 6161 resins or liquors. Medium manufacturing and fabrication is characterized by need for only very limited areas of outdoor storage and may create minor external environmental impacts during the conduct of operations but most impacts are contained on -site. This definition includes but is not limited to manufacture and fabrication of alcoholic products, paints, printing ink, leather goods, and other manufacturing and fabrication uses as determined by the Community and Economic Development Administrator. This definition excludes slaughterhouses, manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing of petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons. M. MARIJUANA COOPERATIVE: Persons that as qualified patients or designated providers, as defined by chapter 69.51A RCW, share responsibility for acquiring and supplying the resources needed to produce and process marijuana in the residence of one of the members. N. MARIJUANA PROCESSOR: A person or business entity that is licensed by the Washington State Liquor and Cannabis Board, under RCW 69.50.325 (Marijuana producer's license) and/or RCW 69.50.328 (Marijuana producers, processors — No direct or indirect financial interest in licensed marijuana retailers), and related sections of the RCW, as they exist or may be amended, to process, package, and label useable marijuana and marijuana - infused products for sale at wholesale to marijuana retailers. 22 ORDINANCE NO. 6161 O. MARIJUANA PRODUCER: A person or business entity that is licensed by the Washington State Liquor and Cannabis Board, under RCW 69.50.325 (Marijuana producer's license), and related sections of the RCW, as they exist or may be amended, to produce and sell marijuana at wholesale to marijuana processors and other marijuana producers. P. MARIJUANA RETAIL: A person or business entity that is licensed by the Washington State Liquor and Cannabis Board, under RCW 69.50.354 (Retail outlets licenses), RCW 69.50.357 (Retail outlets — Rules), and related sections of the RCW, as they exist or may be amended, to sell useable marijuana and/or marijuana infused products and restrict entry to the premises to persons twenty one (21) years of age and older. Q. MARIJUANA TRANSPORTER: A person or business entity that is licensed by the Washington State Liquor and Cannabis Board, under RCW 69.50.385 (Common carriers — Licensing — State liquor and cannabis board to adopt rules), and related sections of the RCW, as they exist or may be amended, to transport marijuana plants, useable marijuana, and/or marijuana infused products to other marijuana licensees. R. MARINA: A facility for storing, servicing, fueling, berthing, and securing and launching of private pleasure craft that may include the sale of fuel and incidental supplies for the boat owners, crews, and guests. This definition includes tie-up for float planes as well as pleasure boats, and other private pleasure craft. 23 ORDINANCE NO. 6161 S. MARINA: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A use providing moorage for pleasure craft, which also may include boat launching facilities, storage, sales, and other related services. T. MARQUEE: A permanent roof structure, usually incorporating a sign, attached to and supported by the building and projecting over public property. U. MASTER PLAN: A master plan is intended to show how proposed development will comply with the development standards in the applicable zoning. It also is intended to show compatibility of development within the master plan area, and compatibility of anticipated uses in areas adjacent to and abutting the master plan area. It provides long-term guidance for a smaller area than a conceptual redevelopment plan, but a larger area than a detailed site plan. V. MASTER PROGRAM: The comprehensive shoreline use plan for the City of Renton and the use regulations, together with maps, diagrams, charts or other descriptive material and text, and a statement of desired goals and standards developed in accordance with the policies enunciated in Section 2 of the Act. W. MATERIAL SAFETY DATA SHEET: Written or printed information concerning a hazardous material which is prepared in accordance with the provisions of 29 CFR 1910.1200. X. MEAN SEA LEVEL: For purposes of the National Flood Insurance Program, the vertical datum to which Base Flood Elevations shown on a community's Flood Insurance Rate Map are referenced. 24 ORDINANCE NO. 6161 Y. MECHANICAL EQUIPMENT: Includes all motorized equipment used for earth moving, trenching, excavation, gardening, landscaping, and general property maintenance exceeding twenty seven (27) horsepower in size. Z. MEDICAL INSTITUTIONS: Facilities providing physical or mental health services, in -patient accommodations, and medical or surgical care of the sick or injured. Medical institutions are allowed one helipad as an accessory use, if functionally and architecturally integrated into the primary use, regardless of the treatment of helipads in the underlying zoning. This definition includes hospitals, clinics, hospices, and holistic health centers. This definition excludes medical and dental offices, convalescent centers, assisted living, and group homes I and II. AA. MEMBRANE LINER: See RMC 4-5-120G. BB. MINI -MART: A small retail establishment, usually located within or associated with another use, that offers for sale convenience goods such as food items, tobacco, periodicals and household goods. CC. MITIGATION BANK: Sites that, when approved by the City, may be used for restoration, creation and/or mitigation of wetlands altered on a different piece of property, but located within the same drainage basin. DD. MIXED USE: A building or site with two (2) or more different uses such as residential, office, manufacturing, retail, public or entertainment that are physically and functionally integrated and mutually supporting. EE. MIXED USE, HORIZONTAL: A mixed use development consisting of one or more single -use buildings within a parcel or site. 25 ORDINANCE NO. 6161 FF. MIXED USE, VERTICAL: A single building that accommodates multiple uses, generally layered on a floor by floor basis, with active commercial uses (e.g., retail, restaurants, or on -site services) established at ground level with residential, visitor, office or other uses above. GG. MOBILE FOOD VENDING: A temporary use involving sale of retail food or beverages to the public from any vehicle, cart or wagon that is designed to be readily movable. Mobile food vending includes pushcarts, mobile kitchens, hot dog carts, pretzel wagons, or similar uses. A "mobile food vendor" includes the owners and operators of a mobile food vending use. This definition excludes drive- in/drive-through retail or service. HH. MOBILE HOME: See MANUFACTURED HOME. II. MOBILE VENDOR: Retail sale of goods from a vehicle or mobile cart. JJ. MODULATION: A measured and proportioned inflection or setback in a building's face that breaks up an otherwise larger flat vertical plane into multiple offset sub -elements so as to reduce the apparent bulk. KK. MOORAGE: Any device or structure used to secure a vessel for temporary anchorage, but which is not attached to the vessels. Examples of moorage are docks or buoys. LL. MOTEL: A building or group of detached or connected buildings designed or used primarily for providing sleeping accommodations for automobile travelers and typically having a parking space adjacent to a sleeping accommodation. This definition excludes multi -family dwellings, bed and breakfasts, and hotels. 3. ORDINANCE NO. 6161 MM. MOVIE THEATER: An indoor facility for showing movies, including accessory retail sales of food and beverages. This definition excludes adult entertainment businesses; entertainment clubs; and cultural facilities. NN. MS4: See RMC 4-6-100. 00. MULTIPLE -USE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The combining of compatible uses within one development, in which water -oriented and non -water -oriented uses are included. PP. MUNICIPAL SEPARATE STORM SEWER SYSTEM: See RMC 4-6-100. SECTION IX. 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. SECTION X. 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 XI. This ordinance shall be in full force and effect five (S) days after publication of a summary of this ordinance in the City's official newspaper. The summary shall consist of this ordinance's title. 27 ORDINANCE NO. 6161 PASSED BY THE CITY COUNCIL the 16th day of June, 2025. 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