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HomeMy WebLinkAboutORD 6160CITY OF RENTON, WASHINGTON ORDINANCE NO. 6160 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING 4-1-190; CHAPTER 4-2 SECTIONS -020, -060, -080, -100, -110, -115, AND -116; 4-3-110; CHAPTER 4-4 SECTIONS -015, -070, -080, -085, -090, -105, AND -155; CHAPTER 4- 7 SECTIONS -090, -140, AND -150; 4-9-030; CHAPTER 4-10 SECTIONS -020 AND - 050; AND, CHAPTER 4-11 SECTIONS —020, -030, -040, -180 AND -200 OF THE RENTON MUNICIPAL CODE, AUTHORIZING CORRECTIONS, PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Washington State legislature found that in order to meet the goal of 1,000,000 new homes statewide by 2044, innovative housing policies will need to be adopted and that increasing housing options that are more affordable to various income levels is critical to achieving the state's housing goals; and WHEREAS, in 2023 the Washington State legislature passed a series of housing and land use bills aimed at expanding housing options, increasing housing inventory, and incentivizing affordable housing, including House Bill (HB) 1110 and HB 1337, related to middle housing and accessory dwelling units; and WHEREAS, the associated state legislative mandates make it necessary to amend Renton Municipal Code to ensure local development regulations comply with state requirements and implement policy directives; 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 March 17, 2025, the City notified the State of Washington of its intent to adopt amendments to its development regulations; and 1 ORDINANCE NO. 6160 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 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Renton Municipal Code in this ordinance that are not shown in strikethrough and underline edits or are not explicitly repealed herein remain in effect and unchanged.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 4-1-190.G.2.d of the Renton Municipal Code is amended as follows: 2. School Impact Fees: d. Classification by Dwelling Type: Separate fees shall be calculated for single family and multi -family dwellings, and separate student generation rates must be determined by each school district for each type of dwelling. For purposes of this Section, mobile homes shall be treated as single family dwellings; duplexes aR SECTION III. Subsections 4-2-020.A through 4-2-020.1 of the Renton Municipal Code are amended as follows: A. GENERAL: Approval of projects i.^ the Z^"^sis contingent upon the determination that the proposed developments are consistent with the purpose of the zone and the ORDINANCE NO. 6160 purpose and intent of the land use designations and guiding policies of the Comprehensive Plan. The Comprehensive Plan Land Use Element policies for each corresponding zone classification and all the Elements of the Comprehensive Plan shall be used together with the purpose statements for each zone and land use map designation set forth in the following sections to guide interpretation and application of land use regulations within the zones and designations and any changes to the range of permitted uses within each zone through amendments to the code. B. RESOURCE CONSERVATION ZONE (RC): The Resource Conservation RC Zone (RG) ;s established to ^ ide ^ YeFy IeW applies to lands with significant environmental constraints which are not appropriate for urban development, lands suitable for environmental conservation or restorations, and allows for continued production of food and agricultural products, and natural resource extraction for resource conservation. RC zoning implements the Residential Low Densitv and EmDlovment Area land use designations. No minimum density is required. B-3 ORDINANCE NO. 6160 The ReSe Ee rA-Aser atieR RC Zone is also intended to provide separation between areas of more intense urban uses and critical lands or agricultural uses; encourage or preserve very low -density residential uses; reduce the intensity of uses in accordance with the extent of environmentally sensitive areas such as floodplains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and other geologically hazardous areas; allow for small-scale farming to commence or continue; and provide viable uses within urban separators. The RC Zone implements the Residential Low Density land use designation. C. RESIDENTIAL-1 (R-1): The Residential-1 R-1 Zone O --1 applies to lands with significant environmental constraints, which may have the potential for development at a level of intensity that esta ,io,-h ed t Ia ide and Ia teet Suitable „ R+1; .gher„ Ihm. ed- residential d,,,,elepm efA will not compromise critical areas. 4-FS desigRati ,R. The zone provides for suburban estate single family and clustered single family residential dwellings, at a maximum density of ones dwelling unit per net acre, and allows for small scale farming associated with residential use. Density bonus provisions, of up to eighteen (18) dwelling units per acre, are intended to allow assisted living to develop with higher densities within the zone. It is further intended to protect critical areas, provide separation between neighboring jurisdictions through designation of urban separators as adopted by B-4 ORDINANCE NO. 6160 the Countywide Policies, and prohibit the development of incompatible uses that may be detrimental to the residential or natural environment. The R-1 Zone imDlements the Residential Low Densitv land use designation. D. RESIDENTIAL-4 (R-4): The Residential-4 R-4 Zone O�-4 applies to lands suitable for low -density residential uses and Drovides transition between rural designation zones and higher intensity residential zones. To expand the variety of housing options, the R-4 Zone allows for both single-family development and middle housing. The R-4 Zone implements the Residential Low Density land use designation. ;s P-Stabi;she4 E. RESIDENTIAL-6 (R-6): The Residential-6 R-6 Zone{R-E4 is established for single family dwellingsand allows middle housing where there is land suitable for infill and larger lot development at a moderate density. The R-6 Zone ;5; ;nte—n -„,- t ;,.,.,ni,,,, epv implements the Residential Medium Density CampFeheR-;;re—P'A-.P land use designation. The ° ra ;zApp .hews a f theee (9) to six (6) d,. elliRg ,nits peF ORDINANCE NO. 6160 F. RESIDENTIAL-8 (R-8): The Residential-8 R-8 Zone �} ;s established feF single family r sideRtial applies to lands suitable for moderate -density residential uses, includiniz sinile- family and middle housing, where there is opportunity to reinvest in existing single-family residential neighborhoods through infill development or the development of new residential plats. It ;r ; t-p—n - ,- + ;,,.,pler eRt implements the Residential Medium Density CempFeheRSOVP WAR land use designation. G. RESIDENTIAL MANUFACTURED HOME PARK (RMH): The Residential Manufactured Home Park RMH Zone (RMlW) is established to promote development that i-s maintains a single family i4 character, expands the variety of housing options, and protects established manufactured home parks. a R d d evened tee; fey -A C--herEeaA la.nd-teRenGY. StaedaFdaefAsa ORDINANCE NO. 6160 YaFiet housing typesavailable withiR t#e-6+t The RMH Zone implements the Residential Low Density, Residential Medium Density, and the Residential High Density land use designations. H. RESIDENTIAL-10 (R-10): The Residential-10 R-10 Zone (R-10) is established for high -density residential development that will provide a mix of residential styles including small lot detached dwellings or attached dwellings such as townhouses and small-scale flats. Development promoted in the zone is intended to increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small- scale attached housing choices and to create high -quality infill development that increases density while maintaining the single --family character of the existing neighborhood. [-,_„ ,_„R,-a+*,,,- Fange f.-„m fiYe (5) to ten (19) d..,el"A bmits peF Ret a6Fe. The zone serves as a transition to higher density multi -family zones. The R-10 Zone implements the Residential High Density land use designation. I. RESIDENTIAL-14 (R-14): The purpose of the Residential-14 R-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi -family B-7 ORDINANCE NO. 6160 Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. The R-14 Zone implements the Residential High Density land use designation. SECTION IV. Section 4-2-060 of the Renton Municipal Code is amended as shown in Exhibit A. SECTION V. Subsection 4-2-080.A.7 of the Renton Municipal Code is amended as follows: 7. Accessory dwelling units (ADUs) ewe are allowed as an accessory use to a detached single family dwelliRg permitted residential uses or a principal building actively operated with a non-residential use by a religious institution or social service organization. ADWs shall be consisteRt with the architectural character of am ORDINANCE NO. 6160 pFepeky title that the —e er viill QEewpy the site, and beaFiAg—the RAt;1� *;ZPd When ADUs are proposed as accessory uses to nonresidential uses, the following shall apply: a. All proposals shall require a Conditional Use Permit (see RMC 4-9-030J) prior to building permit issuance. b. The maximum number of ADUs accessory to an allowed nonresidential use shall not exceed a maximum of three (3) units. Aggregate ADU size is limited to three thousand (3,000) square feet and one thousand (1,000) square feet per unit. c. Except for when an ADU location is proposed in the rear yard of the principal building, the setback requirement adopted for single-family residential development shall apply. d. If a primary residential structure is present or proposed, ADU development shall adhere to RMC 4-2-110C. SECTION VI. Subsection 4-2-080.A.32 of the Renton Municipal Code is amended as follows: 32. mod- Cottage house development shall be subiect to the standards of RMC 4-2-110G. Develoament Standards for Cottaize House Develoament. ORDINANCE NO. 6160 SECTION VII. Subsection 4-2-080.A.50 of the Renton Municipal Code is amended as follows: 50. Manufactured homes shall be allowed at a maximum of one (1) Der lot and only if in compliance with the Residential Design and Open Space Standards in RMC 4-2-115, as it exists or may be amended. SECTION VIII. Section 4-2-100 of the Renton Municipal Code is amended as follows: 4-2-100 ZONING DEVELOPMENT STANDARDS TABLES: A. STANDARDS ESTABLISHED: The following tables contain density, dimension standards, and other Iim s standards for the various ZeRes zonin.R designations. Additional development requirements found in these tables not related to zoning will also apply. B. TABLES: There are six fe* (64) separate tables dealiRg with addressing the following general land use categories and zeees zoning designations: 1. RESIDENTIAL LOW DENSITY AND MEDIUM DENSITY ZONING DESIGNATIONS (RC, R-1, R-4, R-6, & R-8, R 10 R 14RMP) 2. RESIDENTIAL HIGH DENSITY ZONING DESIGNATIONS (R-10. R-14. RMF & RMF-2 3. RESIDENTIAL MANUFACTURED HOME PARK&ZONING DESIGNATION 4. COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, CD CC), GO Q UC-1 & UC-2)_ ME ORDINANCE NO. 6160 5. COMMERCIAL ZONING DESIGNATIONS (CD. CO. & COR 6. INDUSTRIAL ZONING DESIGNATIONS (IL, IM, & IH) C. INTERPRETATION OF TABLES: Development standards are listed under each applicable hea, iRg and *"^ Ze,R.��-^.= 'i-qed—a t-he '^4* ^{ ^^e"--aArda.rr' zone. The table cells contain the minimum and, in some cases, maximum requirements of the zone. The small numbers (superscript) in a cell indicate additional onditions or detailed information which is not able to fit in the table format. A blank cell indicates there are no specific requirements. SECTION IX. Sections 4-2-110 and 4-2-110A of the Renton Municipal Code are amended as shown in Exhibit B-1. SECTION X. Sections 4-2-110B and 4-2-110C of the Renton Municipal Code are repealed in their entirety and replaced to read as shown in Exhibit B-2. SECTION XI. Section 4-2-110D of the Renton Municipal Code is amended as shown in Exhibit B-3. SECTION XII. Sections 4-2-110E and 4-2-11OF of the Renton Municipal Code are repealed in their entirety and replaced to read as shown in Exhibit B-4. SECTION XIII. Section 4-2-11OG of the Renton Municipal Code is amended as shown in Exhibit B-5. SECTION XIV. Chapter 4-2 of the Renton Municipal Code is amended to add new Sections 4-2-110H and 4-2-1101 as shown in Exhibit B-6. B-11 ORDINANCE NO. 6160 SECTION XV. Section 4-2-115 of the Renton Municipal Code is amended as shown in Exhibit C incorporated herein by reference. SECTION XVI. Section 4-2-116 of the Renton Municipal Code is amended as shown in Exhibit D incorporated herein by reference. SECTION XVII. Subsection 4-3-110.E.5.a.i of the Renton Municipal Code is amended as follows: i. The percentage of forest/vegetation coverage may be increased to qualify for the density bonus allowed in RMC 4-'�E4-2-1101. SECTION XVIII. Subsection 4-4-015.E.5 of the Renton Municipal Code is amended as follows: 5. No structures other than allowed in RMC ^-'�0 4-2-110.E, Aeeesse Fy Structures Develoament Standards for Detached Accessory Buildings, are permitted. SECTION XIX. Subsection 4-4-070.C.2 of the Renton Municipal Code is amended as follows: 2. The following uses are exempt from all but the maintenance and street tree requirements of this Section: a. Single Family Building PeFn;mts: Single family residential building perm#�, ba. Residential Subdivisions: Those yards not abutting a public street, or private street, or shared driveway aFe exempt frAem i ,n��, ,n„ r „lati RS; B-12 ORDINANCE NO. 6160 eb. VahWo Sales Parking: Non -perimeter portions of vehicle sales display areas are exempt; and QIc. StWage Lots: Non -perimeter portions of storage lots, see RMC 4-4-120; ed. Those alterations or small additions determined by the Community and Economic Development Administrator not to warrant improvements to the entire site. SECTION XX. Subsection 4-4-080.B.3 of the Renton Municipal Code is amended as follows: 3. Plans Required: Where off-street parking is required, except for single family dwellings and middle housing, a plan shall be submitted for approval by the Building DepaFtmeRt Development Services Division. The plan must be accompanied by sufficient proof of ownership that indicates the spaces contemplated will be permanent. SECTION XXI. Subsection 4-4-080.E.2.a.i of the Renton Municipal Code is amended as follows: a. When Permitted: i. If sufficient parking is not available on the premises of the use, a private parking area may be provided off _site, except for single-family and twe (" f"'^" y dwellings in the RC, R-1, R-4, R-6, and R-8 zones. Accessory dwelling units (ADUs may utilize off -site private parking area if parking cannot be accommodated on site. B-13 ORDINANCE NO. 6160 SECTION XXII. Subsection 4-4-080.F.1 of the Renton Municipal Code is amended as follows: 1. Maneuvering Space/Use of Public Right -of -Way: Maneuvering space shall be completely off the right-of-way of any public street except for parking spaces provided for single family dwellings and duplexesmiddle housing. Alleys shall not be used for off-street parking and loading purposes, but may be used for maneuvering space. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right-of-way. SECTION XXIII. Subsection 4-4-080.F.7 of the Renton Municipal Code is amended as follows: 7. Residential Parking Location Requirements: a. °RG, R-1, and R-4-Zones RC, R-1, R-4, R-6, R-8, R-10, and R-14 Zones: For lots abutting an alley, all parking areas and garages (detached or attached) must occur at the rear or side of the building, and all vehicular access shall be taken from the alley; no parking areas, driveways, or garages are permitted in the area between the front lot line and the front building line. For apartments, when alley access is not available, parking must be located in the rear vard. side vard. or underground. unless it is determined throuizh the modification process for site development plan exempt proposals or the site development plan review process for non-exempt proposals, that parking may be B-14 ORDINANCE NO. 6160 allowed in the front vard or that underbuildinR DarkinR (ground level of a residential structure) should be permitted. See additional requirements under RMC 4-2-115, Residential Design and Open Space Standards, and RMC 4-4-085, Parking of Vehicles on Residential Property. a.rea-"etynreeA. the fre..t Iet-I the -Bent buildi^g IiRej PaFl(iRgTeas-Aa .,r.,,,ided it the r.,a.-. and area fer P.,., unit when alley access available Per flats, when alley access is not available, parl(iRg should be located iR the reaF frSl�T rc�icw �pr�vees� ,r exempt proposals, -,long may be alle .,ed On the ��% A �- �- d-.-RMF Zones: i. For Lots Abutting an Alley: All parking shall be provided in the rear yard area for any unit, and access shall be taken from the alley. B-15 ORDINANCE NO. 6160 ii. For Lots Not Abutting an Alley: No portion of covered or uncovered parking shall be located between the primary structure and the front property line. Parking structures shall be recessed from the front facade of the primary structure a minimum of two feet (2'). SECTION XXIV. Subsection 4-4-080.F.8.c through d. of the Renton Municipal Code is amended as follows: c. Compact Parking Stall Size and Maximum Number of Compact Spaces: i. Stall Size — Surface/Private Garage/Carport: Each stall shall be eight and one-half feet in width and sixteen feet in length (8-1/2' x 16'). ii. Stall Size — Structured Parking: A parking stall shall be a minimum of seven feet, six inches (7'6") in width. A parking stall shall be a minimum of twelve feet (12') in length, measured along both sides for stalls designed at less than forty five degrees (45o). A stall shall be a minimum of thirteen feet (13') in length, for stalls designed at forty five degrees (45') or greater. iii. Maximum Number of Compact Spaces Outside of the UC Zones: Compact parking spaces shall not account for more than: (a) Designated employee parking — not to exceed forty percent (40%). (b) Structured parking — not to exceed fifty percent (50%). c) All other uses — not to exceed thirty percent (30%). ME ORDINANCE NO. 6160 iv. Maximum Number of Compact Spaces in the UC Zones: The maximum number of compact spaces shall not exceed fifty percent (50%). d. Tandem Parking: Tandem parking is allowed for parking spaces reserved exclusively for a specific dwelling unit. detached single family residential and townhouse developments. If tandem parking is provided the following standards shall apply: i. Stall length shall conform to the standards of this subsection F8; and ii. A restrictive covenant or other device acceptable to the City will be required to assign tandem parking spaces to the exclusive use of specific dwelling units, unless the parking spaces are used exclusively for a detached, single-family home. Enforcement of tandem parking spaces shall be provided by the property owner, property manager, or homeowners' association as appropriate. SECTION XXV. Subsection 4-4-080.F.10.e of the Renton Municipal Code is amended as shown in Exhibit E incorporated herein by reference. SECTION XXVI. Subsection 4-4-080.G.3 of the Renton Municipal Code is amended as follows: 3. Marking Requirements: All parking areas other than those for single family residential and '"duplex d.., middle housing shall have stalls marked and access lanes clearly defined, including directional arrows to guide internal circulation. B-17 ORDINANCE NO. 6160 a. All entrances and exits shall be designated as such by markings on the parking lot pavement in addition to any signs which may be used as entrance and exit guides. b. All markings are to be of commercial traffic paint or equal material and are to be maintained in a legible condition. c. All accessible (Americans with Disabilities Act, ADA), compact and guest parking spaces shall be marked. SECTION XXVII. Subsection 4-4-080.1.2.b of the Renton Municipal Code is amended as follows: b. All Other Uses: i. The location of ingress and egress driveways shall be subject to approval of the Department under curb cut permit procedures. ii. ii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under subsection 19 of this Section, Joint Use Driveways). iii. There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more than one driveway on property under single ownership or control and used as one premises. SECTION XXVIII. is amended as follows: Subsection 4-4-080.1.3.b through c of the Renton Municipal Code 111 ORDINANCE NO. 6160 b. Single Family and Duplex Middle Housing Uses: Along the street frontage, T#e the maximum width of single -loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double -loaded garage driveways shall not exceed sixteen feet (16'). Within the property boundary, the driveway may expand beyond the maximum allowed width, provided that the minimum drivewav angle is met in conformance with subsection 15 of this Section, and the driveway width does not exceed forty percent (40%) of the street frontage. 4—a c. All Other Uses: i. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent (40%) of the street frontage. ii. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. SECTION XXIX. Subsection 4-4-080.1.6.a of the Renton Municipal Code is amended as follows: 6. Driveway Grades — Maximum Based Upon Land Use: a. Single Family and Two (2) F"Middle Housing Uses: Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence Am ORDINANCE NO. 6160 entering public or private streets, alleys, sidewalks, and/or pedestrian pathways. To exceed fifteen percent (15%), a variance from the Administrator is required. SECTION XXX. Subsection 4-4-080.1.8 of the Renton Municipal Code is amended as follows: 8. Two (2) Track Driveway Design: For single-family and middle housing lots, driveways may provide a pervious strip in the center in order to reduce the impervious surface of driveways. A two (2) track driveway does not allow for an increase in allowed driveway width. SECTION XXXI. Subsection 4-4-085.D of the Renton Municipal Code is amended as follows: D. GENERAL: 1.Obstruction of Right -of -Way: It shall be a violation of this Section for a vehicle to be parked in such a manner that it intrudes into the public right-of-way. 2. Disabled or Unlicensed Vehicles and Boats: It is unlawful for any person to keep, store or park, or to permit any other person to keep, store or park, any disabled vehicle or boat, or unlicensed vehicle or boat, on any residentially zoned property within the City unless that vehicle or boat is stored and parked outside public view within a fully enclosed building at all times. Vehicles and boats which are kept on site and outside of an enclosed building shall be operational and currently registered. 3. Impermissible Parking Locations: Except for recreational vehicles and commercial vehicles being used for development activity pursuant to a valid City- B-20 ORDINANCE NO. 6160 issued permit, all motor vehicles shall be parked on a lawfully established driveway or an approved impervious surface. All new driveways shall conform to the Darkina location reauirements saecified in RMC 4-4-080F.7. Residential Parking Location Requirements. A separate violation of this Section shall be deemed to have occurred when, after issuance of a citation, twenty four (24) or more consecutive hours passes and the offending vehicle remains in an impermissible location, regardless of whether or not the vehicle has been relocated from the original location. For the purpose of this Section, driveways consisting of compacted dirt and/or gravel established prior to the effective date of this Section shall be considered a permissible parking location. 4. Maximum Number of Vehicles per Lot: A maximum of four (4) vehicles, not including motorcycles or mopeds, may be parked on a lot unless vehicles in excess of the allowed number are kept within an enclosed building. Additional vehicles may be allowed if: a. More than four (4) licensed drivers reside at the same address, an additional motor vehicle for each licensed driver over four (4) may be parked at that particular address, provided that each licensed driver and said vehicle are registered to that same address; or b. An additional vehicles permit is obtained (see RMC 4-9-105). eSta-blfshed stFuetuFes aPA ^&,The lot contains more than one (1) leizal B-21 ORDINANCE NO. 6160 established dwelling unit. In such cases. the maximum number of vehicles allowed is calculated based on the number and type of dwelling units, as provided in RMC ►WAMI NG11 SECTION XXXII: Section 4-4-090 of the Renton Municipal Code is amended as follows: 4-4-090 REFUSE AND RECYCLABLES STANDARDS: A. APPLICABILITY: �rrersrre��r_. --rwes�r.�r:�i� . . �rr:�!ri „clabl s ; plia G- vVifth this S cti.en. The provisions of this Section shall apply to all new and infill residential, commercial, and industrial development, as well as other nonresidential uses, reauirinR the establishment of on -site refuse a-R4 recyclables, and compostables deposit areas, as well as designated collection points for collection and dispesal of refuse, recyclablesiffg, and compostables. Q—GENERAL REQUIREMENTS APPLICABLE TO ALL USES: (EXC€PTSIAIQI=€ B-22 ORDINANCE NO. 6160 1. Dimensions: Dimensions of the refuse, andrecyclables, and compostables deposit areas shall be of sufficient width and depth to enclose containers f^.r ref -Se -^d Feeyelabl and to allow easy access. 2.6eeatie;Tin Sethack OF Landscape —Areas RrehibTtedlmpact on Surrounding Areas: Containers for refuse, recyclables, and compostables shall be located so that thev have minimal impact on residents and their neiAbors and se 3. Special Setbacks from Residential Properties: f-seRefuse, ap4-recyclables, and compostables deposit areas and collection points associated with non-residential uses shall not be located within fifty feet (50') of a lot zoned residential, except by approval through the site development plan review process, or through the modification process if exempt from site development plan review. 4. Obstruction Prohibited: Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on -site, or project into any public right-of-way. 5. Collocation Encouraged: When possible, the recyclables and compostables deposit areas -nd- G^"eGtieR pei tS shall be located near gaFbage refuse ^^"l^r*'o^n deposit areas to encourage their use. 6. Signage Required: Refuse, recyclables, and compostables deposit areas shall be identified by signs not exceeding two (2) square feet. B-23 ORDINANCE NO. 6160 7. Containment in Zone 1 Wellhead Protection Areas: Containment shall be provided if the site infiltrates to a Zone 1 Wellhead Protection Area. 8. Architectural Design Consistent with Primary Structure: Architectural design of any structure enclosing an outdoor refuse, or recyclables, or compostables deposit area or any building primarily used to contain a refuse, recyclables, or compostables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. vA;here ZeAiRg Cede feRns eeiRfliet with the six feet (6') wall Ar fcnc^c MVEREMAM Minimum Gate Opening and Minimum Vertical Clearance: Enclosures for outdoor refuse, recyclables, or compostables deposit areas/collection points and separate buildings used primarily to contain a refuse, recyclables, or compostables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse, recyclables, or B-24 ORDINANCE NO. 6160 compostables deposit area/collection point shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). 4410. Weather Protection: Weather protection of refuse, -a -Rd recyclables, and compostables shall be ensured by using weather -proofed containers or by providing a roof over the storage area. 1211. Approval of Screening Detail Plan Required: A screening detail plan must be approved by the Development Services Division prior to the issuance of building or construction permits. C. SINGLE-FAMILY, MIDDLE HOUSING, AND COTTAGE HOUSE DEVELOPMENT — ADDITIONAL REQUIREMENTS FOR DEPOSIT AREAS AND COLLECTION AR€ASPOINTS: 1. The refuse.—and recvclables, and compostables deposit areas and collection points for single-family dwellings, middle housing, and cottage house developments shall be aaaortioned, located, and designed as follows: a. Storage Sspace: Storage space for refuse, recyclables, and compostables carts must be Drovided either within a garage, accessory structure or outside. i. Storage within a garage must be appropriately sized to accommodate both vehicles and carts for refuse,—,-H-,d recyclables, and compostablesig -eaft-s. Storage space for carts must measure at least two feet by six feet (2' x 6') floor area and sixty inches (60") high. Indoor storage must be identified on floor Dlans. B-25 ORDINANCE NO. 6160 ii. Storage located outside must measure at least two feet by six feet (2' x 6') in size and be located on the same lot as the dwelling. If the dwelling is part of a unit lot subdivision, storage may be located elsewhere on the parent site. b. Screening: Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. c. Collection Point: Space for carts to be placed on pick-up day must be sufficient to accommodate the number of carts expected to be serviced on pick- up day. There shall be a direct connection constructed of a smooth surface that allows carts to be smoothly rolled to the street or other specified hK4t m4collection point. d. Parking Space Obstruction Prohibited: Refuse, recyclables, and compostables ,I< carts may not obstruct a required parking space at any time. e. Storage in Required Parking Space Prohibited: Refuse,—a4+d recycleable, and compostables carts may not be stored in the minimum required parking spaces. f. Maximum Number of Deposit Areas and Collection AreaPoints: Lots with multiple dwelling units shall have a maximum of one (1) refuse, recyclables, and compostables deaosit areas aer building with no more than two (2) refuse af�d- recyclables, and compostables collection points. ORDINANCE NO. 6160 D. MULTI -FAMILY DEVELOPMENTS - ADDITIONAL REQUIREMENTS FOR DEPOSIT AREAS AND COLLECTION AR€ASPOINTS: 1. The refuse,-4p,4 recyclables, and compostables deposit areas and collection points for multi -family residences shall be apportioned, located, and designed as follows: a. Minimum Size: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi -family residences shall be provided for recyclables deposit areas, except where the development is participating in a City -sponsored program in which individual recycling carts are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. b. Minimum Number of Deposit Areas: There shall be a minimum of one refuse, recyclables, and compostables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. c. Dispersal of Deposit Areas: The required refuse, -a -Rd recyclables, and compostables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. d. Location within Structures Possible: Refuse -ate recyclables, and compostables deposit areas and collection points may be located in separate buildings/structures or outdoors. Refuse-aa4 recyclables, and compostables B-27 ORDINANCE NO. 6160 deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. Refuse, recyclables, and compostables deposit areas and collection points shall not be located in any required setback or landscape areas. e. Screening of Deposit Areas: Garbage, refuse compactor areas, and recyclables e^'�ndeposit areas must be fenced or screened so that they are not visible to the general public. A six-foot (6') wall or fence shall enclose any outdoor deposit area for re . In cases where Zoning Code fencing provisions conflict with the six-foot (6') wall or fence requirement, the Zoning Code provisions shall rule. Refuse,-a+4recvclables, and compostables deposit areas located in industrial developments that are greater than one hundred feet (100') from residentially zoned property are exempted from this wall or fence requirement. ef. Maximum Distance from Building Entrance: Refuse,and recyclables, and compostables deposit areas and collection points shall be located no more than two hundred feet (200') from a common entrance of a residential building, allowing for easy access by residents and hauling trucks. fg. Site Plan Location: If refuse, recyclables, or compostables containers are located within a building, then the space which these facilities utilize as well as parking space for refuse/recyclable/compostable container - towing vehicles must be clearly shown on plans submitted to the City. .,] ORDINANCE NO. 6160 Additionally, an exterior space must be provided to accommodate the container(s) on refusejrecyclables, and compostables pick-up days. gh. Parking Space Obstruction Prohibited: Refuse, aPA—recyclables and compostables containers; and associated refuse/recyclables/compostables container -towing vehicles may not obstruct a required parking space at any time. hi. Storage in Required Parking Space Prohibited: Refuse—apd recyclables, and compostables containers; and associated refuse/recyclable/compostables container -towing vehicles may not be stored in the minimum required parking spaces for a development. 2. Multi -family residences using thirty-five (3532) gallon garbage carts or smaller, when allowed, must meet all of the following requirements: a. Storage Space: Storage space for carts must be provided either within th-e-a garage or outside. i. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse -ate recyclables, and compostablesig carts. Storage space for carts must measure at least two feet by six feet (2' x 6') floor area and sixty inches (60") high. This space must be identified on floor plans. ii. Storage located outside must measure at least two feet by six feet (2' x 6') in size and be located on the same lot as the dwelling in a side or rear yard. b. Screening: Outdoor storage must be adequately screened from public view and; made of wood, masonry, or ornamental metal. A six-foot (6') wall or fence shall enclose any outdoor refuse, recyclables, or compostables deposit B-29 ORDINANCE NO. 6160 area. In cases where Zoning Code fencing Drovisions conflict with the six-foot (6' wall or fence requirement, the Zoning Code provisions shall rule. c. Pick Up ' ecatua^Collection Point: Space for carts to be placed for collection on garbage pick-up day must be sufficient to accommodate the number of carts expected to be serviced on pick-up day. There shall be a direct connection constructed of a smooth surface that allows carts to be smoothly rolled to the street or other specified pick up Ieea+ ^^collection point. d. Parking Space Obstruction Prohibited: Refuse, recyclables, and compostablese carts may not obstruct a required parking space at any time. e. Storage in Required Parking Space Prohibited: Refuse —aid recyclables, and compostablese carts may not be stored in the minimum required parking spaces. E. COMMERCIAL, INDUSTRIAL, AND OTHER NONRESIDENTIAL DEVELOPMENTS — ADDITIONAL REQUIREMENTS FOR DEPOSIT AREAS AND COLLECTION AR€A�SPOINTS: The refuse, recyclables, and compostables deposit areas and collection points for commercial, industrial, and other nonresidential developments shall be apportioned, located, and designed as follows: 1. Location: Refuse, recyclables, and compostables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. Refuse, ORDINANCE NO. 6160 recyclables, and compostables deposit areas and collection points shall not be located in any required setback or landscape areas. 2. Screening of Deposit Areas: Garbage, refuse compactor areas, and recyclables collection areas must be fenced or screened so that they are not visible to the general public. A six foot (6') wall or fence shall enclose any outdoor deposit areas for refuIn cases where Zoning Code fencing provisions conflict with the six foot (6') wall or fence requirement, the Zoning Code provisions shall rule. Refuse, a 4-recyclables, and compostables deposit areas located in industrial developments that are greater than one hundred feet (100') from residentially zoned property are exempted from this wall or fence requirement. 2-3. Accessibility May Be Limited: Access to refuse, recyclables, and compostables deposit areas and collection points may be limited, except during regular business hours and/or specific collection hours. 34.Office, Educational, and Institutional Developments — Minimum Size: In office, educational, and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recyclablesi+g and refuse deposit areas. B-31 ORDINANCE NO. 6160 45. Manufacturing and Other Nonresidential Developments — Minimum Size: In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recyclablesiRg and refuse deposit areas. -56. Retail Developments — Minimum Size: In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recyclablesisg and refuse deposit areas. F. MODIFICATIONS: Whenever there are practical difficulties involved in carrying out the provisions of this Section, modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4-9-250D. G. APPEALS: Any decisions made in the administrative process described in this Section may be appealed to the Community and Economic Development Administrator within fifteen (15) days and filed, in writing, with the Department of Community and B-32 ORDINANCE NO. 6160 Economic Development. The Administrator shall give substantial weight to any discretionary decision of the City rendered pursuant to this Section. Section XXXIII: follows: Subsection 4-4-105.D of the Renton Municipal Code is amended as D. SOLAR ENERGY SYSTEM, GROUND MOUNTED EQUIPMENT, SMALL-SCALE: 1. Height: No portion of the structure shall exceed the maximum allowed wall - plate height for detached accessory buildings in the subject zone as established in RMC 4-2-1109E, Development Standards for Resi. ential n,,yelen,v,,,n+ Detached Accessory Buildings}. 2. Setbacks: The structure shall be subject to setback requirements for detached accessory buildings in the subject zone as established in RMC 4-2-110-RE, Development Standards for Reside Tt+a; Dever ^^+ Detached Accessory Buildings}. 3. Location: The structure shall not be sited closer than six feet (6') from a residential structure and shall not be located between the primary structure and a street. 4. Impervious Surface/Building Coverage: Structures with grass or an alternative pervious surface under the associated panels are excluded from maximum building coverage or maximum impervious surface area requirements established in RMC 4-2-110A, Development Standards for Residential ZeRiRg e.s+gRat+ens y StF6lGt zs}Low Density and Medium Density Zones — Primary Structures. or RMC 4-2-110B. Development Standards for Residential High B-33 ORDINANCE NO. 6160 Density Zones - Primary Structures. If pavement or other impervious surfaces are utilized around the base of the structure or under the solar panels, the structure would be not be eligible for the exemption. SECTION XXXIV. Subsection 4-4-155.13 of the Renton Municipal Code is amended as follows: B. APPLICABILITY: The standards of this Section shall apply to all attached dwelling units, excluding Middle Housing. SECTION XXXV. Section 4-7-090 of the Renton Municipal Code is amended according to Exhibit F incorporated herein by reference. SECTION XXXVI. Section 4-7-140 of the Renton Municipal Code is amended as follows: 4-7-140 PARKS AND OPEN SPACE: Approval of all subdivisions located in eitheF siRgle farmly ,.;-,P-R+*-' er . ult;_family smdentmal z s defined- OR the Zenin . C,, within residential zoning designations shall be contingent upon the applicant's dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be as set forth in RMC 4-1-190. SECTION XXXVII. Subsection 4-7-150.E.5 of the Renton Municipal Code is amended as follows: B-34 ORDINANCE NO. 6160 5. Alley Access: Alley access is the preferred street pattern for all new residential development except t+aTLsw Density land use desTg�aat-ieT,-(,-«R 1, and R ^ zeRes) and the R 6 zene. All new residential development in an area that has existing alleyisl shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleytsl may not be required. The City will consider the following factors in determining whether the use of alleyisl is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. SECTION XXXVIII. Subsection 4-9-030.1-1 of the Renton Municipal Code is amended as follows: H. Reserved.-EGISIGNI GRITFRIA — Arrrccnov n\Airl I INc I INIT (ADLJ) 0 A/NCD B-35 ORDINANCE NO. 6160 - - - r0.al A Aff.,..Jabili+... Cif+., p .,+ /50041 of the +.,+-.I shall he desirr.,ate -, • ORDINANCE NO. 6160 subsection; ,T the date Ar hhelAw sixty peFeea+ (cn�f the area„gPdm;;A;TTeeY,, SAiGI d„r;")R th., +,.,,,P,,, d;;,Tgthetwelve (12) ea with the 'ate, as e a b l e;e; a -Rd compliance with the non owner eeculpaRey exemption, including buit net limited r% C:nRtr;;rt- If thp conditional use peFFnit is approved, the applicant/ow B-37 ORDINANCE NO. 6160 SECTION XXXIX. Subsection 4-10-020.13 of the Renton Municipal Code is amended as follows: B. Upon the restoration of a structure, commenced by a complete building permit application within one year of damage caused by fire, explosion or other unforeseen circumstances, valued to be greater than fifty percent (50%) of its assessed or appraised value, the site shall be brought into conformance with existing development standards; provided, however, that there shall be no limit on the restoration value of a single-family dwelh*g accessory dwelling units, and/or middle housing dwellings if a complete building permit application is applied for within one year of damage. SECTION XL. Subsection 4-10-050.A.2 through 3 of the Renton Municipal Code is amended as follows: 2. Unsafe Structures Secure Building Condition: The nonconforming structure is kept in a safe and secure condition. 3. Limits on Alterations: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single-family, accessory dwelling units, and/or middle housing dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as .11 ORDINANCE NO. 6160 well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by subsection A4 of this Section, Limits on Enlargement. Nonconforming single—family, accessory dwelling units, and/or middle housing dwellings may be replaced, enlarged, altered, remodeled, or renovated, without limitation of cost, pursuant to current code requirements (e.g., height limits, lot coverage, density limits, setbacks, etc.), unless such actions would increase one or more nonconformity. SECTION XLI. Subsection 4-10-050.A.4.b.iii of the Renton Municipal Code is amended as follows: iii. The enlargement is confined to the projected footprint of a single-family, accessory dwelling unit, and/or middle housing dwelling. If the proposed enlargement is nonconforming with respect to zoning setbacks, and the enlargement will comply with this Section and all other development regulations, the enlargement may be allowed if it is located within the projected footprint of the building. The projected footprint is determined with the criteria below by extending a line from and parallel to the furthest encroaching portion(s) of the building. The enlargement is limited to the height of the qualifying encroachment, and any other applicable height limitation. For the purpose of determining the projected footprint, a qualifying encroachment shall: (a) Represent at least fifty percent (50%) of the building's facade; and (b) Be set back at least three feet (3') from any property line; and B-39 ORDINANCE NO. 6160 (c) Not include any allowed setback projections, steps and/or decks, and encroachments permitted by a land use decision. Projected Footprint Line Alloaved Enlargement [.1ore than SO% total side fac(- Disqualified Encroachment Side Setbz Rear Setback Disqualified Encroachment Front Setback SECTION XLII. Subsection 4-10-050.A.5.a of the Renton Municipal Code is amended as follows: a. Single Family Dwellings: Any legally established single-family, accessory dwelling unit, and/or middle housing dwelling deemed unsafe by the Building Official, damaged by fire, explosion or an act of God, may be rebuilt to its same size, location, and height on the same site, subject to all relevant fire and life safety MC ORDINANCE NO. 6160 codes without limitation on value. Restoration or reconstruction shall be initiated by a building permit application within one year of a fire, explosion, or an act of God. If a building permit application has not been submitted within one year from the date of the fire or other casualty, the structure shall be deemed abandoned and not allowed to be restored or reconstructed. SECTION XLIII. Subsection 4-11-020.HH of the Renton Municipal Code is amended as follows: 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 ,eeeSS9FY d wel!*RR „R;+- 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 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. SECTION XLIV. Subsection 4-11-030.V of the Renton Municipal Code is amended as follows: B-41 ORDINANCE NO. 6160 V. COLLECTION POINT: in Y. biltipl f-,...,ily ..ideRee eemFigeFEial, Rdwstrial ;;Rd PnRresideRtial The exterior location designation for garbage and recyclables collection by the City's contractor or other authorized haulers. SECTION XLV. Section 4-11-040 of the Renton Municipal Code is amended according to Exhibit G incorporated herein by reference. SECTION XLVI. Section 4-11-180 of the Renton Municipal Code is amended according to Exhibit H incorporated herein by reference. SECTION XLVII. Section 4-11-200 of the Renton Municipal Code is amended according to Exhibit I incorporated herein by reference. SECTION XLVIII. 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 XLIX. 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. B-42 ORDINANCE NO. 6160 SECTION L. This ordinance shall be in full force and effect five (5) days after publication of a summary of this ordinance in the City's official newspaper. The summary shall consist of this ordinance's title. PASSED BY THE CITY COUNCIL the 16`' day of June , 2025 R I Jason eth, City Clerk APPROVED BY THE MAYOR this 161h day of June, 2025. Approved as to form: Shane Moloney, City Attorney Date of Publication: 6/19/2025 (Summary) CED:250RD005:05.12.2025 Armondo Pavone, Mayor B-43 A EXHIBIT A RMC 4-2-060 Zoning Use Table 4-2-060 Zoning Use Table – Uses Allowed in Zoning Designations ZONING USE TABLE – USES ALLOWED IN ZONING DESIGNATIONS: USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 A. AGRICULTURE AND NATURAL RESOURCES Agriculture P35 P35 Home agriculture AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 Natural resource extraction/recovery H H H H H H H H H H H H H H H H H H H Research – Scientific (small scale) P P P P P P P P P P P P P P P P P P P P P B. ANIMALS AND RELATED USES Beekeeping AC AC AC AC AC AC AC AC AC AC Kennels AD P37 P37 P37 AD AD AD AD AD Stables, commercial AD AD Pet day care P37 P37 P37 AD AD AD AD AD AD AD82 AD82 Veterinary offices/clinics P AD42 P P P P112 P P P29 P P82 P82 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 C. RESIDENTIAL Detached dwellingSingle- family P P P P P P P Cottage P32 P32 P32 P32 P32 P32 P32 Attached dwellings – FlatsApartments P P P P P6 P6 P6 P6 P16 P6 P6 P6 Middle housing P P P P P Attached dwellings – Garden style apartments P P P6 Attached dwellings – Townhouses P P P13 P13 P6 P6 P6 Attached dwellings – Carriage houses P P P13 P6 P6 Accessory dwelling unit AC7 AC7 AC7 AC7 AC7 AC7 AC7 Manufactured homes P50 P50 P50 P50 P50 P P50 P50 D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Accessory dwelling unit AC7 AC7 AC7 AC7 AC7 AC7 AC7 Adult family home P P P P P P P P P P P P3 Assisted living AD AD P P P P P3 P40 P P96 P96 Caretaker’s residence AC AC AC AC AC AC AC AC Congregate residence AD P P3 Group homes I AD H3 Group homes II for 6 or less AD P P P P P P P P P P P3 P Group homes II for 7 or more H H H H H H H H H P H H3 AD Home occupations (RMC 4-9- 090) AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC Live-work unit AD AD AD Permanent supportive housing88 H H H H H H H H H H H H H H6 H6 H6 H6 H16 H6 H6 H6 Transitional housing88 H H H H H H H H H H H H H H6 H6 H6 H6 H16 H6 H6 H6 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 E. SCHOOLS K-12 educational institution (public or private) H9 H9 H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H87 H87 Other higher education institution P29 P29 P29 P P P P21 AD87 AD87 Schools/studios, arts and crafts P P29 P29 P P P P Trade or vocational school P P H H H77 H77 F. PARKS Parks, neighborhood P P P P P P P P P P P P P P P P P P P P P Parks, regional/community, existing P P P P P P P P P P P P P P P P P P P P P Parks, regional/community, new AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P G. OTHER COMMUNITY AND PUBLIC FACILITIES Cemetery H H H H H H H H H H H H H H H H H Religious institutions H H H H H H H H H H H H H H H H H H H H H USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Social service organizations H H H H H H H H H H H12 H21 H82 H82 Private club, fraternal organizations H H H H H H H H H H H H H H H H H12 H21 H82 H82 City government offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD City government facilities H H H H H H H H H H H H H H H H H H H H H Community health engagement location (CHEL) Jails, existing municipal P Diversion facility H71 H71 Secure community transition facilities H71 H71 Other government facilities H H H H H H H H H H H H H H H Other government maintenance facilities H H Other government offices AD42 P P P AD P112 P P P P P92 P92 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Homeless services use H H H H H H H H H H H COVID-19 deintensification shelter P101 P101 P101 P101 P101 P101 H. OFFICE AND CONFERENCE Conference centers P P P H P P P P21 P18 P18 Medical and dental offices AD42 P P P AD P112 P P P P P92 P92 Offices, general AD42 P P P AD P112 P P P P P92 P92 I. RETAIL Adult retail use (RMC 4-3- 010) P P P P P P P12 Coffee stand80, 81 AD AD AD AD AD AD AD82 AD82 Commissary kitchen31 P P P AC AC P26 AC P27 AC AC AC Drive-in/drive-through, retail19, 80 AC AC AC AC AC61 AC AC61 AC82 AC82 Eating and drinking establishments80, 81 P1 P1 P1 P1 P1 P1 P1 AD33 AD34 AD34 P29 P P P22 P61 P P61 P12 P82 P82 P82 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Horticultural nurseries, existing AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Horticultural nurseries, new AD AD29 Marijuana retail (RMC 4-1- 250) AD P AD P21 P82 P82 Mobile food vending P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P23 P23 P23 P10 P23 P23 P23 P23 P10 P10 P10 Retail sales AD33 AD AD AC AC AC P22 P P P P54 P21 P82 P82 Retail sales, outdoor P15 P15 P30 P30 P30 P15 P15 P15 P15 P15 Taverns AD P20 AD P21 P82 P82 Vehicle sales, large P29 P29 P29 P29 Vehicle sales, small P P P P68 Walk-up window81 AD1 AD1 AD1 AD1 AD1 AD1 AD1 AD33 AD33 AD33 AD AD AD AD AD AD AD AD AD AD AD Wholesale retail P P P P29 P79 P79 J. ENTERTAINMENT AND RECREATION USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Adult entertainment business (RMC 4-3-010) P P P P P P12 Card room P52 P52 P52 P52 Cultural facilities H H H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD Dance clubs P29 P29 P29 AD P20 AD P29 AD Dance halls P29 P29 P29 AD P20 AD P29 AD Gaming/gambling facilities, not-for-profit H29 H29 H29 H20 H29 Movie theaters P29 P29 P29 AD P20 P P12 P82 P82 Smoking lounge Sports arenas, auditoriums, exhibition halls, indoor AD29 AD29 AD29 P20 P AD29 H18 H18 Sports arenas, auditoriums, exhibition halls, outdoor AD29 AD29 AD29 AD20 AD29 H18 H18 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Golf courses (existing) P P P P P P P Golf courses, new H P H H H H H Marinas P P21 H H Recreational facilities, indoor, existing H P33 P29 P29 P29 P P P P54 P21 P82 P82 Recreational facilities, indoor, new H P29 P4 P P P91 P12 P21 P82 P82 Recreational facilities, outdoor P29 P29 P29 H20 H29 H83 H83 K. SERVICES Bed and breakfast house, accessory AD AD AD AD AD AD AD AD AD P Bed and breakfast house, professional AD AD AD5 AD5 AD P USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Hotel P29 P29 P29 P P20 P P P P18 P18 Hotel, extended stay P29 P29 P29 P29 P Motel P29 P29 P29 P P20 Off-site services P29 P29 P29 P29 On-site services AD33 P29 P29 P29 P22 P P P P54 P21 P82 P82 Drive-in/drive-through service AC61 AC61 AC61 AC80 AC61 AC80 AC61 AC61 AC61 AC82 AC82 Vehicle rental, small P P P P20 Vehicle and equipment rental, large P29 P29 P29 Adult day care I AC AC AC AC AC AC AC AC AC AC P P P P P P P P P P100 P100 Adult day care II H H H H H H H H P P P P P P P P12 P21 P100 P100 Day care centers H25 H25 H25 H25 H25 H25 H25 H25 P P P P P P P P P21 P100 P100 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Family day care AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC Convalescent centers H H H H H P AD P3 P40 AD AD96 AD96 Medical institutions H H H H H H H H H H29 H29 H H H H P H H H L. VEHICLE RELATED ACTIVITIES Car washes P P P AD2 P2 Fuel dealers H59 P Industrial engine or transmission rebuild P28 P28 P28 Parking garage, structured, commercial or public P P P P P20 P3 P P P92 P92 Parking, surface, commercial or public, existing P29 P29 P29 P20 P3 AD Parking, surface, commercial or public, new P29 P29 P29 P20 AD Park and ride, dedicated P107 P107 P107 P107 P107 P107 P107 P107 P107 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Park and ride, shared-use P P P P P P P P P P P P107 P109 P107 P P107 P107 Railroad yards P Taxi stand P AD AD Tow truck operation/auto impoundment yard P36 H59 P AD36 Transit centers H29 H29 H29 P H20 P H29 P P Truck terminals P Vehicle fueling stations P P P P P P29 Vehicle fueling stations, existing legal P P P AD P P P29 Vehicle rental, small P P P P20 Vehicle and equipment rental, large P29 P29 P29 Vehicle service and repair, large AD2 P P USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Vehicle service and repair, small P2 P2 P2 AD2 AD2 AD2 Wrecking yard, auto H59 H Airplane manufacturing H59 P78 P78 Airplane manufacturing, accessory functions AC P78 P78 Airplane sales and repair P Airport, municipal P Airport-related or aviation- related uses AC Helipads P111 H29 H29 H29 H H H78 H78 Helipads, commercial H H78 H78 M. STORAGE Bulk storage P29 P29 P29 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Hazardous material storage, on site or off site, including treatment H24 H24 H24 Fulfillment center AD11 AD11 Outdoor storage, existing P29 P29 P29 P64 Outdoor storage, new P29 P29 P29 P64 Self-service storage AD29 P59 P H17 Vehicle storage AD29 AD29 AD29 Warehousing AD11 AD11 AD11 Warehousing and distribution AD11 AD11 N. INDUSTRIAL Assembly and/or packaging operations P P P P86 P86 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Commercial laundries, existing P29 P29 P29 P4 Commercial laundries, new P29 P29 P29 Construction/contractor’s office P P P Craft distilleries with tasting rooms, small wineries, and micro-breweries P P P P P P P P Industrial, heavy P14 Laboratories: light manufacturing P29 P29 P29 AD P20 P3 AD54 P86 P86 Laboratories: research, development and testing P28 P P H P20 AD3 AD H P86 P86 Manufacturing and fabrication, heavy H59 P67 Manufacturing and fabrication, medium P67 P67 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Manufacturing and fabrication, light P P P AD29 P P Recycling collection and processing center P28 P28 P28 P29 Recycling collection station P P P P P P P P P Sewage disposal and treatment plants H59 H Waste recycling and transfer facilities H59 P O. UTILITIES Battery energy storage system facility Communication broadcast and relay towers H H H H H H H H H H H29 H29 H29 H H H H H H Electrical power generation and cogeneration H H H66 H66 H66 H66 H66 H66 H66 H66 H66 Utilities, small P5 P5 P5 P5 P5 P5 P5 P5 P5 P5 P P P P P P P P P P P USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Utilities, medium AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD AD AD AD AD AD AD AD AD AD AD Utilities, large H5 H5 H5 H5 H5 H5 H5 H5 H5 H5 H H H H H H H H H H H Solar energy system, ground- mounted, small-scale AC AC AC AC AC AC AC AC AC AC P. WIRELESS COMMUNICATION FACILITIES Amateur radio antenna AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 Camouflaged WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Concealed WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Major alterations to existing WCF structures AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Minor alterations to existing WCF structures P P P P P P P P P P P P P P P P P P P P P Monopole I support structures H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 Monopole II support structures H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 USES: RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2 Small cells complying with a preferred concealment technique P P P P P P P P P P P P P P P P P P P P P Small cells submitting a concealment element plan AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Stealth tower AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Q. GENERAL ACCESSORY USES Accessory uses per RMC 4-2- 050 and as defined in chapter 4-11 RMC, where not otherwise listed in Use Table AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC Blank=Not Allowed P#=Permitted AC=Accessory Use P=Permitted Use provided condition can be met #=Condition(s) 1 EXHIBIT B-1 RMC 4-2-110 and RMC 4-2-110A 4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS 4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES) RESIDENTIAL LOW DENSITY AND MEDIUM DENSITY ZONES – PRIMARY STRUCTURES 4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (DETACHED ACCESSORY BUILDINGS)HIGH DENSITY ZONES – PRIMARY STRUCTURES 4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (ACCESSORY DWELLING UNITS) ACCESSORY DWELLING UNITS 4-2-110D DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION 4-2-110E CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR RESIDENTIAL ZONING DESIGNATIONS DEVELOPMENT STANDARDS FOR DETACHED ACCESSORY BUILDINGS 4-2-110F ILLUSTRATIONS DEVELOPMENT STANDARDS FOR MIDDLE HOUSING 4-2-110G DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (COTTAGE HOUSE DEVELOPMENT) 4-2-110H ILLUSTRATIONS 4-2-110I CONDITIONS ASSOCIATED WITH RESIDENTIAL DEVELOPMENT STANDARDS TABLES 4-2-110A1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES)1 DEVELOPMENT STANDARDS FOR RESIDENTIAL LOW DENSITY AND MEDIUM DENSITY ZONES – PRIMARY STRUCTURES RC R-1 R-4 R-6 R-8 R-10 R-14 RMF RMF-2 Minimum Net Density (per Net Acre)1, 2, 15 None 3 dwelling units 4 dwelling units 5 dwelli ng units30 7 dwelli ng units30 10 dwelli ng units30 20 dwelling units30 Maximum Net Density (per Net Acre, Except per Net 10 Acres in RC)2, 14, 15 1 dwelli ng unit 1 dwelli ng unit7, 36 4 dwelling units 6 dwelling units 8 dwelling units38 10 dwelli ng units29 14 dwelli ng units29 20 dwelli ng units29 40 dwelling units20 Maximum Number of Dwellings (per Legal Lot)2 Single-family dwellings and cottage house dwelling units: 1 per legal lot or unit lot. Accessory dwelling units (attached or detached): 2 per legal lot. Middle housing: See RMC 4-2-110F, Development Standards for Middle Housing Developments. Maximum Number of Dwellings (per Legal Lot)2 1 dwelli ng with 1 access ory dwelli ng unit 1 dwelli ng with 1 access ory dwelli ng unit7 1 dwelling with 1 accessory dwelling unit 1 dwelling with 1 accessory dwelling unit Detached dwellings: 1 dwelling with 1 accessory dwelling unit Attached dwellings: n/a Townhouses: 1 dwelling Other Attached Dwellings: n/a Minimum Lot Size2, 28, 31 10 acres 1 acre3, 32 9,000 sq. ft.32, 34 7,000 sq. ft.32, 34 5,000 sq. ft.34 Detach ed dwelli ngs: 4,000 sq. ft. Attach ed dwelli ngs: n/a Detac hed dwelli ngs: 3,000 sq. ft. Attach ed dwelli ngs: n/a n/a Minimum Lot Width31 150 ft. 100 ft.32 70 ft.32 60 ft.32 50 ft. 40 ft. 30 ft. Townhouses: 25 ft. Other Attached Dwellings: 50 ft. Minimum Lot Width31 (Corner Lots) 175 ft. 110 ft. 80 ft. 70 ft. 60 ft. 50 ft. 40 ft. Townhouses: 30 ft. Other Attached Dwellings: 60 ft. Minimum Lot Depth31 300 ft. 200 ft.3, 32 100 ft.32 90 ft.32 80 ft. 70 ft. 60 ft. Townhouses: 50 ft. Other Attached Dwellings: 65 ft. Minimum Front Yard4, 5, 31 30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 20 ft. except when all vehicle access is taken from an alley, then 15 ft.39 15 ft.11, except when all vehicl e access is taken from an alley, then 10 ft.39 Townhouses: 15 ft.11, except when all vehicle access is taken from an alley, then 10 ft.39 Other Attached Dwellings: 20 ft. Minimum Rear Yard4, 22, 31 35 ft. 30 ft. 25 ft.33 25 ft. 25 ft.39 15 ft.21, 39 10 ft.21, 39 Townhouses: 10 ft.13, 39 Other Attached Dwellings: 15 ft.39 Minimum Side Yard4, 31 25 ft. 15 ft. Combine d 20 ft. with not less than 7.5 ft. on Combine d 15 ft. with not less than 5 ft. on 5 ft. Detach ed Units: 4 ft. Attach ed Detac hed Units: 4 ft. Attach ed 5 ft. for unattached side(s), 0 ft. for the attached side(s).13 either side. either side. Units: 4 ft. for unatta ched side(s), 0 ft. for the attach ed side(s). 23 Units: 4 ft. for unatta ched side(s) , 0 ft. for the attach ed side(s) .23 Minimum Secondary Front Yard4, 5, 31 (applies to Corner Lots) 30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 15 ft.11 15 ft.11 15 ft.11 Townhouses: 15 ft.11 Other Attached Dwellings: 20 ft. Maximum Building Coverage (including Primary and Accessory) 10% 20% 35% 40% 50% 55% 65% Townhouses: 70% Other Attached Dwellings: 35% A maximum coverage of 45% may be allowed through the Hearing Examiner site development plan review process. Maximum Impervious Surface Area 15% 25% 50% 55% 65% 70% 80% 75% Maximum Number of Stories 3 2 3 Maximum Wall Plate Height8, 9, 10, 12, 18, 19 32 ft. 24 ft. 24 ft., increa se up to 32 Townhouses: 32 ft. Other Attached Dwellings: 32 ft., ft. possib le subjec t to admin istrati ve condit ional use permi t appro val. increase up to 42 ft. possible subject to administrative conditional use permit approval. Maximum Number of Units per Building2 n/a 4 dwelling units No more than 4 units per buildin g. No more than 6 units per buildi ng. n/a Minimum Freeway Frontage Setback 10 ft. landscaped setback from the street property line. Maximum Wireless Communication Facilities Height (including Amateur Radio Antennas) See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of 6 feet without a Conditional Use Permit. Larger structures will have a maximum height determined by the Conditional Use Permit process, RMC 4-9-030, Conditional Use Permits. Design Standards See RMC 4-2-115, Residential Design and Open Space Standards. Landscaping See RMC 4-4-070, Landscaping. Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site. Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations. Exception for Pre-Existing Legal Lots See RMC 4-10-010, Nonconforming Lots. 1 Please see Section 4-2-110E 4-2-110I, Conditions Associated With Development Standards Table For Residential Zoning Designations Conditions Associated with Residential Development Standards Tables, for explanation of table footnotes. ORDINANCE NO. ________ B-2 EXHIBIT B-2 RMC 4-2-110B and RMC 4-2-110C 4-2-110B1 DEVELOPMENT STANDARDS FOR RESIDENTIAL HIGH DENSITY ZONES – PRIMARY STRUCTURES R-10 R-14 RMF RMF-2 Minimum Net Density (per Net Acre)1, 2, 15 5 dwelling units30 7 dwelling units30 10 dwelling units30 20 dwelling units30 Maximum Net Density (per Net Acre)2, 14, 15 10 dwelling units29 14 dwelling units29 20 dwelling units29 40 dwelling units20 Maximum Number of Dwellings (per Legal Lot)2 Detached dwellings: 1 dwelling unit and up to 2 accessory dwelling units Attached dwellings: n/a Townhouses: 1 dwelling unit Other Attached Dwellings: n/a Minimum Lot Size2, 28, 31 Detached dwellings: 4,000 sq. ft. Attached dwellings: n/a Detached dwellings: 3,000 sq. ft. Attached dwellings: n/a n/a Minimum Lot Width31 40 ft. 30 ft. Townhouses: 25 ft. Other Attached Dwellings: 50 ft. Minimum Lot Width31 (Corner Lots) 50 ft. 40 ft. Townhouses: 30 ft. Other Attached Dwellings: 60 ft. Minimum Lot Depth31 70 ft. 60 ft. Townhouses: 50 ft. Other Attached Dwellings: 65 ft. Minimum Front Yard4, 5, 31 20 ft. except when all vehicle access is taken from an alley, then 15 ft.39 15 ft.11, except when all vehicle access is taken from an alley, then 10 ft.39 Townhouses: 15 ft.11, except when all vehicle access is taken from an alley, then 10 ft.39 Other Attached Dwellings: 20 ft. Minimum Rear Yard4, 22, 31 15 ft.21, 39 10 ft.21, 39 Townhouses: 10 ft.13, 39 Other Attached Dwellings: 15 ft.39 Minimum Side Yard4, 31 Detached Units: 4 ft. Attached Units: 4 ft. for unattached side(s), 0 ft. for the attached side(s).23 5 ft. for unattached side(s), 0 ft. for the attached side(s).13 Minimum Secondary Front Yard4, 5, 31 (applies to Corner Lots) 15 ft.11 Townhouses: 15 ft.11 Other Attached Dwellings: 20 ft. Maximum Building Coverage (including Primary and Accessory) 55% 65% Townhouses: 70% Other Attached Dwellings: 35% A maximum coverage of 45% may be allowed through the Hearing Examiner site development plan review process. Maximum Impervious Surface Area 70% 80% 75% Maximum Number of Stories 2 3 Maximum Wall Plate Height8, 9, 10, 12, 18, 19 24 ft. 24 ft., increase up to 32 ft. possible subject to administrative conditional use permit approval. Townhouses: 32 ft. Other Attached Dwellings: 32 ft., increase up to 42 ft. possible subject to administrative conditional use permit approval. Maximum Number of Units per Building2 4 units 6 units n/a Minimum Freeway Frontage Setback 10 ft. landscaped setback from the street property line. Maximum Wireless Communication Facilities Height (including Amateur Radio Antennas) See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of 6 feet without a Conditional Use Permit. Larger structures will have a maximum height determined by the Conditional Use Permit process, RMC 4-9-030, Conditional Use Permits. Design Standards See RMC 4-2-115, Residential Design and Open Space Standards. Landscaping See RMC 4-4-070, Landscaping. Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site. Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations. Exception for Pre-Existing Legal Lots See RMC 4-10-010, Nonconforming Lots. 1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for explanation of table footnotes. 4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (ACCESSORY DWELLING UNITS) 4-2-110C1 DEVELOPMENT STANDARDS FOR ACCESSORY DWELLING UNITS 1. PURPOSE AND INTENT: The provisions of this subsection are available as an opportunity to augment local housing inventory, diversify housing type and size, and create opportunities for homeownership. Accessory Dwelling Units (ADUs) are well-suited for smaller households, older adults aging in place, people with disabilities, individuals on fixed incomes, and others seeking affordable living arrangements. 2. APPLICABILITY: The provisions of this subsection shall apply to the development of ADUs when located on the same lot as a principal dwelling within the following residential zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10), and Residential-14 (R-14). ADUs proposed as an accessory use to a religious institution or social service organization shall follow the provisions of RMC 4-2-080A.7, Conditions Associated with Zoning Use Tables and RMC 4-9-030D and 4-9-030I, Conditional Use Permits. 3. ADDITIONAL REQUIREMENTS: All applicable health and safety standards shall apply. Nothing in this subsection requires the issuance of a building permit for ADUs if other federal, state, and local requirements for a building permit are not met, including but not limited to building, fire, and energy code requirements, adequate access to utility services, emergency services, etc. 4. DEVELOPMENT STANDARDS: The following development standards are established for ADUs: GENERAL REQUIREMENTS4, 10 Maximum Number of Units24 Two (2) ADUs are allowed per legal lot as an accessory use to a principal dwelling. Configuration Either one (1) attached ADU and one (1) detached ADU, two (2) attached ADUs, or two (2) detached ADUs. ADUs may be established within or as an addition to the principal dwelling. In RC, R-1, R-4, R-6, and R-8 zones, when two (2) ADUs are proposed, the second ADU shall comply with the location and setback requirements applicable to the principal dwelling. Maximum Gross Floor Area40 1,000 sq. ft. Maximum Building Area26, 41 1,000 sq. ft. Conversions25 If a conversion unit occupies an entire single floor of the primary dwelling, it may be allowed to increase the maximum unit size to efficiently use all the floor area. Conversion units greater than 1,250 sq. ft. shall be classified as an attached dwelling rather than ADU. Parking20 A minimum of 1.0 parking space per dwelling unit. No off-street parking required for ADUs located on lots within a ½ mile walking distance from a Major Transit Stop. Design Standards See RMC 4-2-115, Residential Design Standards. ATTACHED AND INTERNAL ADUs Setbacks and Building Height ADUs shall comply with the standards applicable to primary structures, pursuant to RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures, and RMC 4-2-110B, Development Standards for Residential High Density Zones. DETACHED ADUs Front Yard and Secondary Front Yard Setbacks ADUs shall comply with the location and front yard setback requirements of the underlying zone, pursuant to RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones and RMC 4-2-110B, Development Standards for Residential High Density Zones. Detached ADUs shall be located at least 4 ft. from any residential structure otherwise the structure shall be considered an attached ADU. Side Yard Setbacks RC and R-1 zones: 25 ft. R-4, R-6, and R-8 zones: 5 ft. R-10 and R-14 zones: 4 ft. Rear Yard Setbacks 5 ft. When located within 10 ft. of the rear property line, at least 25% of the lineal length of the rear yard shall remain unoccupied from accessory dwellings. ADUs may be sited at the rear lot line where an alley is present. Building Height23, 42 24 ft. measured to the highest point of a flat roof or the highest ridge of a pitched roof. MAXIMUM NUMBER AND SIZE General17 RC, R-1, R-4, R-6, R- 8, R-10, and R-14 1 ADU is permitted per legal lot. Unit size shall be determined by lot size and the size of the primary structure; the total gross floor area of the ADU shall not exceed the size stated in the Maximum Unit Size section of this table or 75% of the total gross floor area of the primary structure, whichever is smaller.41 MAXIMUM UNIT SIZE Lot Area: Maximum ADU Size40, 41 3,000 sq. ft. or less 600 sq. ft. 3,001 – 4,999 sq. ft. or less 700 sq. ft. 5,000 – 6,999 sq. ft. or less 800 sq. ft. 7,000 – 8,999 sq. ft. or less 900 sq. ft. Greater than 9,000 sq. ft. 1,000 sq. ft. MAXIMUM WALL PLATE HEIGHT10, 18, 19, 41 RC, R-1, R-4, R-6, R- 8, R-10 and R-14 ADUs are subject to the maximum wall plate height of RMC 4-2-110A, and associated conditions and shall not be taller than the primary structure. Additional ADU height allowances may be permitted upon application and approval of a modification pursuant to RMC 4-9-250.42 LOCATION General RC, R-1, R-4, R-6, R- 8, R-10 and R-14 ADUs shall be located at least 4 ft. from any residential structure. MINIMUM SETBACKS4, 41 Front Yard and Secondary Front Yard RC, R-1, R-4, R-6, R- 8, R-10 and R-14 The ADU shall be set back an additional 5 ft. parallel to and measured from the front facade of the primary structure and shall comply with the setbacks applied to the primary structure, as identified in RMC 4-2-110A, Development Standards for Residential Zoning Designations. ADUs shall not be permitted between the primary structure and the street unless approved in the Conditional Use Permit process. Side Yard RC and R-1 25 ft. R4, R-6 and R-8 5 ft. R-10 and R-14 4 ft. Rear Yard RC, R-1, R-4, R-6, R- 8, R-10 and R-14 5 ft. When located within 10 ft. of the rear property line, at least 25% of the lineal length of the rear yard shall remain unoccupied from accessory dwellings, except when the rear property line abuts an alley. Clear Vision Area RC, R-1, R-4, R-6, R- 8, R-10 and R-14 In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. CRITICAL AREAS General RC, R-1, R-4, R-6, R- 8, R-10 and R-14 See RMC 4-3-050, Critical Areas Regulations, and 4-3- 090, Shoreline Master Program Regulations. 1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for explanation of table footnotes. ORDINANCE NO. ________ B-3 EXHIBIT B-3 RMC 4-2-110D 4-2-110D1 DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION NEW PARK Development or Redevelopment INDIVIDUAL MANUFACTURED HOME SPACES Primary and Attached Accessory Structures DETACHED ACCESSORY STRUCTURES5 PARK AREA AND DENSITY1 (Net Density in Dwelling Units Per Net Acre) Minimum Park Site Area 2 net acres.2 NA NA Minimum Housing Density 5 units per net acre.2 NA NA Maximum Housing Density 10 units per net acre.2 NA NA NUMBER OF RESIDENTIAL STRUCTURES Maximum Number The only permanent dwelling allowed on the mobile home park shall be the single family dwelling of the owner or manager. No more than 1 primary residential dwelling is allowed on each approved manufactured home space. On parcels at least 3,000 sq. ft. in size, only 1 detached building or structure is allowed; provided, the lot coverage requirement is not exceeded. LOT DIMENSIONS Minimum “Lot” Size for lots created after July 11, 1993 3,000 sq. ft. 3,000 sq. ft. 3,000 sq. ft. Minimum “Lot” Width for lots created after July 11, 1993 40 ft. for interior lots. 50 ft. for corner lots. NA NA Minimum “Lot” Depth for lots created after July 11, 1993 75 ft. NA NA General Design Each lot shall be laid out so as to optimize view, It shall be illegal to allow or permit any mobile home to NA privacy and other amenities. Each lot shall be clearly defined. remain in the mobile home park unless a proper space is available for it. SETBACKS4 Minimum Front Yard NA 10 ft. 10 ft. Minimum Secondary Front Yard NA 10 ft. 10 ft. Minimum Side Yard NA 5 ft. for interior lots. 5 ft. for interior lots provided, that garages and carports shall be set back from the property “line” a sufficient distance to provide a minimum of 24 ft. of backout room either on-site or counting the accessway. Minimum Rear Yard NA 5 ft. 5 ft. provided, that garages and carports shall be set back from the property line a sufficient distance to provide a minimum of 24 ft. of backout room either on-site or counting the accessway. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the street property line. 10 ft. landscaped setback from the street property line. 10 ft. landscaped setback from the street property line. Setbacks for Mobile Home Parks Constructed Before 8-1-2010 NA Yard abutting a public street: 20 ft. Any yard abutting an exterior property boundary of the mobile home park: 5 ft. Yard abutting a public street: 20 ft. Any yard abutting an exterior property boundary of the mobile home park: 5 ft. Minimum distance between mobile homes: 15 ft. Minimum distance between canopy and mobile home on an abutting lot: 5 ft. Setbacks from all other “lot lines”: 0 ft. (see RMC 4-2- 110FH) Minimum distance between structure and mobile home on an abutting lot: 5 ft. Setbacks from all other “lot lines”: 0 ft. Setbacks for Other Uses To be determined through the land use review process. NA NA Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11- 030. In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11- 030. In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11- 030. PRIVATE STREET IMPROVEMENTS On-Site Private Streets, Curbs and Sidewalks Asphaltic or concrete streets and concrete curbings shall be provided to each lot. The minimum width of streets shall be 30 ft. Concrete sidewalks of at least 5 ft. in width shall be placed along at least 1 side of each street or located in the back or side of each lot so that there is sidewalk access to all lots. Sidewalks shall be made of permeable material to the extent required by the Surface Water Design Manual. NA NA Illumination: A street lighting plan shall be approved if it provides sufficient illumination NA NA between sunset and sunrise to illuminate adequately the roadways and walkways within a mobile home park. BUILDING STANDARDS Maximum Building Height and Maximum Number of Stories 30 ft. 30 ft. 15 ft. Maximum Height for Wireless Communication Facilities See RMC 4-4-140. See RMC 4-4-140. See RMC 4-4-140. Maximum Building Coverage (Including the primary manufactured home and all enclosed accessory structures and required deck or patio) NA 60%. The building coverage of the primary residential structure along with all accessory buildings shall not exceed the maximum building coverage of this Zoning District. LANDSCAPING General See RMC 4-4-070. See RMC 4-4-070. NA RECREATION AREA General A minimum of 10% of the total area of the park shall be reserved and shall be used solely and exclusively for a playground-recreation area. NA NA PARKING Minimum Requirements See RMC 4-4-080. Each mobile home lot shall have a minimum of 2 off- street automobile parking spaces. Each mobile home lot shall have a minimum of 2 off-street Attached and detached garages and carports shall be set back from the property “line” a sufficient distance to provide a minimum of 24 ft. of backout room either on- site or counting the accessway. automobile parking spaces. Attached and detached garages and carports shall be set back from the property “line” a sufficient distance to provide a minimum of 24 ft. of backout room either on-site or counting the accessway. PATIO OR DECK General NA A concrete patio or deck of not less than 125 sq. ft. with a minimum width of 8 ft. shall be provided for each mobile home park lot created after the effective date of this Section (9-19- 1983). These structures will be counted toward the maximum lot coverage. A concrete patio or deck of not less than 125 sq. ft. with a minimum width of 8 ft. shall be provided for each mobile home park lot created after the effective date of this Section (9-19-1983). These structures will be counted toward the maximum lot coverage. SIGNS General See RMC 4-4-100. NA NA EXCEPTIONS Pre-Existing “Lots” NA Nothing herein shall be determined to prohibit the construction of single family dwelling or manufactured home and its accessory building on a previously approved manufactured home “lot” provided that all setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied and provisions of RMC 4-3- Nothing herein shall be determined to prohibit the construction of single family dwelling or manufactured home and its accessory building on a previously approved manufactured home “lot” provided that all setback, lot coverage, height limits, infrastructure, and 050, Critical Areas, can be met. parking requirements for this zone can be satisfied and provisions of RMC 4-3-050, Critical Areas Regulations, can be met. CRITICAL AREAS General See RMC 4-3-050 and 4- 3-090. See RMC 4-3-050 and 4-3- 090. See RMC 4-3-050 and 4-3-090. 1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for explanation of table footnotes. ORDINANCE NO. ________ B-4 EXHIBIT B-4 RMC 4-2-110E and RMC 4-2-110F 4-2-110E1 DEVELOPMENT STANDARDS FOR DETACHED ACCESSORY BUILDINGS MAXIMUM NUMBER AND SIZE RC, R-1, R-4, R-6, R-8, R-10, R- 14, RMF, and RMF-2 Accessory structures shall only be allowed on lots in conjunction with a primary use. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. The lot coverage of the primary residential structure combined with all accessory buildings shall not exceed the maximum lot coverage of the Zoning District.17 RC and R-1 2 structures – max. 720 sq. ft. per structure, or 1 structure – max. 1,000 sq. ft. In addition, 1 barn or stable – max. 2,000 sq. ft., provided the lot is 5 acres or more. R-4, R-6, and R-8 2 structures – max. 720 sq. ft. per structure, or 1 structure – max. 1,000 sq. ft. R-10 and R-14 1 structure per residential unit – max. 400 sq. ft.; provided, that they are architecturally consistent with the principal structure. Except greenhouses, sheds, or other similar accessory structures – max. 150 sq. ft. MAXIMUM HEIGHT18, 19 General RC 12 ft. R-1, R-4, R-6, and R-8 12 ft. Animal husbandry or agricultural related structures are subject to the maximum wall plate height of subsection A of this Section, and associated conditions. Additionally, the structure shall not be taller than the primary dwelling. R-10 and R-14 12 ft. Agricultural related structures are subject to the maximum wall plate height of subsection A of this Section, and associated conditions, except that the structure shall not be taller than the primary dwelling. RMF and RMF-2 25 ft.20, except that the structure shall not be taller than the primary building(s). Public Facilities RC, R-1, R-4, R-6, R-8, R-10, R- 14, RMF, and RMF-2 Maximum height for public facilities shall be determined through site plan review. Wireless Communication Facilities (Including Amateur Radio Antennas) RC, R-1, R-4, R-6, R-8, R-10, R- 14, RMF, and RMF-2 See RMC 4-4-140, Wireless Communication Facilities, for maximum height requirements. Freestanding vertical monopole amateur radio antennas are allowed a maximum height of 45 ft. without a Conditional Use Permit. Taller structures will have maximum height determined pursuant to RMC 4-9-030, Conditional Use Permits. Clear Vision Area RC, R-1, R-4, R-6, R-8, R-10, R- 14, RMF, and RMF-2 In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. LOCATION RC, R-1, R-4, R-6, R-8, R-10, R- 14, RMF, and RMF-2 4 ft. from any residential structure. If sited closer than 4 ft., the structure shall be considered to be attached. RC, R-1, R-4, R-6, R-8, R-10, and R-14 For any lot that abuts an alley, vehicular access to garages or carports shall be through the alley. R-14 When lots do not abut an alley, all garages and carports shall be located in the rear yard or side yard. MINIMUM SETBACKS Front Yard and Secondary Front Yard RC, R-1, R-4, R-6, R-8, R-10, R- 14, RMF, and RMF-2 Setbacks applied to the primary structure also apply to accessory structures. Accessory structures shall not be located between the primary structure and a street.4 Side Yards for Accessory Buildings RC and R-1 5 ft., unless located between the rear of the house and the rear property line, then 0 ft. side yard is allowed. R-4, R-6, R-8, R-10, R-14, RMF, and RMF-2 3 ft., unless located between the rear of the house and the rear property line, then 0 ft. side yard is allowed. Rear Yards for Accessory Buildings RC 5 ft. R-1, R-4, R-6, R-8, R-10, R-14, RMF, and RMF-2 3 ft., unless located between the rear of the house and the rear property line, then 0 ft. rear yard is allowed. When located within 10 ft. of the rear property line, at least 25% of the lineal length of the rear yard shall remain unoccupied from accessory structures, except when the rear property line abuts an alley. Except for garages/carports accessed through alleys: to ensure adequate vehicular maneuvering area, garages and carports that are accessed through alleys shall be set back as follows: 1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley, or 2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the alley. Special Setbacks for Animal Husbandry or Agricultural Related Structures RC, R-1, R-4, R-6, R-8, R-10, and R-14 Agricultural related structures – 50 ft. from any property line. Stables and other animal husbandry related structures, see RMC 4-4-010, Animal Keeping and Beekeeping Standards. RMF and RMF-2 n/a CRITICAL AREAS RC, R-1, R-4, R-6, R-8, R-10, R- 14, RMF, and RMF-2 See RMC 4-3-050, Critical Areas Regulations, and 4-3-090, Shoreline Master Program Regulations. 1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for explanation of table footnotes. 4-2-110F1 DEVELOPMENT STANDARDS FOR MIDDLE HOUSING 1. Purpose: The provisions of this subsection are available as an alternative to the development of typical detached single-family dwelling units with the intention of generating diversified housing types in conformance with RCW 36.70A, by providing land use, development, design, and other standards for middle housing developments. 2. Applicability: The provisions of this subsection shall apply to all middle housing development within the following zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), and Residential-8 (R-8) zones. 3. Exemptions: The provisions of this subsection do not apply to: a. Portions of a lot with critical areas designated under RCW 36.70A.170, or their buffers as required by RCW 36.70A.170, except for critical aquifer recharge areas where a single-family dwelling unit is an allowed use provided that any requirements to maintain aquifer recharge are met. b. A watershed serving a reservoir for potable water if that watershed is or was listed, as of July 23, 2023, as impaired or threatened under section 303(d) of the federal clean water act (33 U.S.C. Sec. 1313(d)). c. Lots within designated urban separators by countywide planning policies as of July 23, 2023. d. Lots less than 1,000 square feet in size. e. Lots created through the splitting of a single residential lot. 4. Authority and Responsibility: a. Nothing in this subsection requires the issuance of a building permit for middle housing if other federal, state, and local requirements for a building permit are not met. b. Nothing in this subsection affects or modifies the responsibilities of the city to plan for or provide “urban governmental services” as defined in RCW 36.70A.030. c. The city shall not approve a building permit for middle housing without compliance with the adequate water supply requirements of RCW 19.27.097. d. The same development permit and environmental review processes shall apply to middle housing that apply to single-family dwelling units, unless otherwise required by state law including, but not limited to, shoreline regulations under chapter 90.58 RCW, building codes under chapter 19.27 RCW, energy codes under chapter 19.27A RCW, or electrical codes under chapter 19.28 RCW. 5. Additional Requirements: When determining a lot’s development potential for middle housing, additional factors for consideration include: a. Infrastructure and Services: Any lot proposed for middle housing development must ensure adequate access to utility services, emergency services, and all other required improvements, sufficient to serve the development. b. Lot Access: Access requirements and street design and development standards shall be provided in accordance with RMC 4-6-060. Lots that are accessed via a shared driveway are limited to the maximum number of dwelling units that may take access from a shared driveway, pursuant to RMC 4-6-060J, Shared Driveway Standards. 6. Maximum Dwelling Units per legal Lot: A maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table. For the purposes of this subsection, accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. For middle housing unit lot subdivisions, the maximum dwelling units per legal lot shall apply to the parent site as a whole, rather than to individual unit lots. Lots in all Applicable Zones Lots located within ¼ mile walking distance20 of a Major Transit Stop Lots with Affordable Housing 4 dwelling units per lot. 6 dwelling units per lot. 6 dwelling units per lot, provided at least 2 units are reserved for affordable housing pursuant to subsection 9, Affordable Middle Housing Units. 7. Middle Housing Typologies: The following middle housing typologies are allowed within applicable zones under this subsection: a. Duplexes b. Triplexes c. Fourplexes d. Stacked Flats e. Townhouses f. Courtyard apartments 8. Maximum Dwelling Units Per Building: A maximum of four (4) attached dwelling units is allowed per building. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building. 9. Affordable Middle Housing Dwelling Units: To qualify for additional units under the affordable housing provisions of subsection 6, an applicant shall rent or sell the required number of units as affordable housing, in compliance with the following standards: a. Affordable Housing Eligibility Criteria: Dwelling units that qualify as affordable housing shall have costs, including utilities other than telephone, that do not exceed 30 percent of the monthly income of a household whose income does not exceed the following percentages of median household income adjusted for household size, for King County, as reported by the United States Department of Housing and Urban Development: i. Rental housing: 60 percent. ii. Owner-occupied housing: 80 percent. b. Affordability Duration and Recalculation: Affordable housing units provided under this subsection 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, the applicant shall record a covenant or deed restriction that ensures the continuing rental or ownership of units subject to these affordability requirements, consistent with the conditions in chapter 84.14 RCW, for a period of no less than 50 years. The covenant or deed restriction shall address criteria and policies to maintain public benefit if the property is converted to a use other than that which continues to provide for permanently affordable housing. d. Affordable Housing Unit Conditions: The units dedicated as affordable housing shall comply with the following conditions: i. Affordable units shall be provided in a range of sizes comparable to other units in the development. ii. The number of bedrooms in affordable units shall be in the same proportion as the number of bedrooms in units within the entire development. iii. Affordable units shall be distributed throughout the development and have substantially the same functionality as the other units in the development. 10. Development Standards: Middle housing developments shall comply with the standards applicable to single family development, pursuant to RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures. 11. Design Standards: Middle housing developments shall comply with the design standards applicable to single family development, pursuant to RMC 4-2-115, Residential Design and Open Space Standards. In addition, Middle housing developments shall comply with the following standards, where applicable: a. Entries: All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). b. Pedestrian access: A paved pedestrian connection at least three feet wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. c. Courtyard Apartments – Open Space: Courtyard Apartments shall provide open space in conformance with the following: i. At least one outdoor common open space is required. ii. Common open space shall be bordered by dwelling units on two (2) or three (3) sides. iii. Common open space shall be a minimum dimension of 15 feet on any side. Iv. Parking areas and vehicular areas do not qualify as a common open space. 12. Parking and Driveway Standards: Middle housing developments shall comply with all driveway and parking design standards applicable to single family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations, except for the number of required parking spaces, which shall be subject to the following: a. Off-Street Parking Spaces Required for Middle Housing: Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within ½ mile walking distance20 of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off- street parking spaces, when not required by this subsection, are eligible for parking incentives pursuant to subsection 12.b of this section. b. Parking Incentives for Middle Housing Development Located within ½ Mile Walking Distance20 of a Major Transit Stop: Middle housing developments that provide off-street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2-110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. 13. Conflicts: In the event of a conflict between this subsection and other development regulations applicable to middle housing, the standards of this subsection prevail. 1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for explanation of table footnotes. ORDINANCE NO. ________ B-5 EXHIBIT B-5 RMC 4-2-110G 4-2-110G DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (COTTAGE HOUSE DEVELOPMENT): 1. Purpose: The provisions of this subsection are available as alternatives to the development of typical detached single-family homes with the intention of generating housing types that are responsive to changing household demographics and homeownership opportunities in single-family neighborhoods. 2. Applicability: This subsection applies to proposed cottage house developments in residential zones R- 4, R-6, R-8, R-10, and R-14. An existing single-family home incorporated into a cottage house development that does not meet the requirements of this subsection is allowed to remain onsite. Proposed modifications or additions to the structure not consistent with the provisions of this subsection shall not be permitted. 3. Limitations: No more than one hundred (100) cottage houses shall be permitted Citywide in a calendar year. 4. Development Regulations: Maximum Unit Size 1,500 sq. ft. At least 50% of all cottages in a development shall be less than 1,000 sq. ft. Minimum Number of Cottages per Cluster 3 Maximum Number of Cottages per Cluster 12 Minimum Distance Between Structures All units must be detached, with a minimum separation of 8 ft. Maximum Wall Plate Height 18 ft. Roofs with a pitch equal to or greater than 4:12 may project an additional 6' vertically from the maximum wall plate height. Maximum Number of Stories 2 Separation Between Clusters Individual clusters shall be separated by landscaping, common open space, critical areas, or a community building. ORDINANCE NO. ________ B-6 EXHIBIT B-6 RMC 4-2-110H and RMC 4-2-110I 4-2-110H ILLUSTRATIONS 4-2-110I CONDITIONS ASSOCIATED WITH RESIDENTIAL DEVELOPMENT STANDARDS TABLES 1. a. Phasing, shadow platting, or land reserves may be used to satisfy the minimum density requirements if the applicant can demonstrate that the current development would not preclude the provision of adequate access and infrastructure to future development and would allow for the eventual satisfaction of minimum density requirements through future development. Within the Urban Center, surface parking may be considered a land reserve. b. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived. 2. Applicable provision(s) or standard(s) are not eligible for a variance. 3. Within designated urban separators, clustering is required; individual lots shall not be less than ten thousand (10,000) square feet and development shall be consistent with RMC 4-3-110, Urban Separator Overlay Regulations. Outside of designated urban separators, clustering may be allowed in order to meet objectives such as preserving significant natural features, providing neighborhood open space, or facilitating the provision of sewer service. The maximum net density shall not be exceeded; except within urban separators a density bonus may be granted allowing the total density to achieve one dwelling unit per gross contiguous acre. In order for the bonus to be allowed, projects must provide native vegetation cover (either existing or new) on sixty five percent (65%) of the gross area of all parcels in the land use action, including both the area within and outside the open space corridor. In addition, projects shall provide at least one of the following: a. Enhancement of wetlands at a ratio of one-half (1/2) acre enhanced for one acre delineated within the urban separator pursuant to RMC 4-3-050M12b, Evaluation Criteria, and RMC 4-3- 050M12c, Wetlands Chosen for Enhancement. Enhancement proposed for a density bonus may not also be used for a mitigation for other wetland alterations; or b. The removal of and/or bringing into conformance with Renton standards of legal nonconforming uses from the site; or c. Natural surface pedestrian trails with public access. The trails can be part of an adopted trail system or, where there is no planned trail system, of a configuration approved by the Community and Economic Development Administrator. In the absence of either wetlands or legal nonconforming uses on the site, public access and trails shall be provided and approved by the Community and Economic Development Administrator. 4. Allowed Projections into Setbacks: a. Fireplace Structures, Windows: Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as determined by the Community and Economic Development Administrator may project twenty-four inches (24") into any setback; provided, such projections are: i. Limited to two (2) per facade. ii. Not wider than ten feet (10'). b. Fences, Rockeries, and Retaining Walls: See RMC 4-4-040, Fences, Hedges, and Retaining Walls. c. Steps and Decks: Uncovered steps and decks not exceeding eighteen inches (18") above the finished grade may project to any property line. Uncovered steps and decks having no roof covering and not exceeding forty-two inches (42") high may be built within the front yard setback. d. Eaves: Eaves and cornices may project up to twenty-four inches (24") into any required setback. e. Porches and Stoops: May project into front setbacks up to eight feet (8') and into side setbacks along a street up to five feet (5'). f. Overhead Weather Protection: i. Roofs and awnings situated above pedestrian entryways may extend up to five feet (5') into a required setback and may extend no wider than three feet (3') on either side of the entryway. ii. Roofs or other structures providing relief from rain or sun (e.g., pergola) attached to the rear facade of the primary structure may intrude into rear yard setbacks provided such roofs shall be set back a minimum of five feet (5') from rear lot lines and shall meet the side yard setback requirement for primary structures. The height and area of such roofs shall be regulated in the same manner as detached accessory structures. g. Accessibility Ramps: Ramps required for barrier-free access, and meeting all Building Code requirements including slope and handrails, may intrude into required setbacks. This exemption will be limited to the extent necessary to meet the Building Code requirements. h. Cisterns and Rain Barrels: Rain barrels, cisterns, and other rainwater catchment systems may intrude into a required setback as follows: i. Elements are not permitted in the front setback. ii. Elements which are less than fifty-four inches (54") above finished grade and contain up to six hundred (600) gallons may intrude into a side or rear setback a distance no greater than twenty percent (20%) of that setback, but must maintain at least three feet (3') of undisturbed setback. iii. Elements which are greater than fifty-four inches (54") above finished grade or contain over six hundred (600) gallons shall not intrude upon side and rear setback requirements. i. Arbor, Pergola or Trellis: Allowed in required yard setbacks if they meet the following provisions: i. The length of any side shall not exceed twelve feet (12') and the footprint shall not exceed eighty (80) square feet, inclusive of eaves; ii. A maximum height from finished grade to the top of the structure of ten feet (10'); iii. Both sides and roof shall be at least fifty percent (50%) open, or, if latticework is used, there shall be a minimum opening of two inches (2") between crosspieces. iv. Limited to two (2) such structures per lot. j. Heating, Ventilation, and Air Conditioning (HVAC) Systems: HVAC Systems may extend into any side or rear yard setback. k. Rooftop photovoltaic (PV) systems may project to any setback if the following provisions are met: i. The proposed system does not require a building permit pursuant to RMC 4-5-060E2c; and ii. The system is located on a legally established nonconforming single-family dwelling, accessory dwelling unit, or unit-lot townhome. 5. The minimum front yard and secondary front yard setback for lots that abut required turnarounds (cul-de-sacs and hammerheads) may be reduced, excluding garage setbacks, to no less than five feet (5'), subject to the following: a. The maximum building coverage cannot be attained without a reduction of the front yard and/or secondary front yard setback; and b. The setback reduction is the minimum necessary to attain the allowed building coverage; and c. If a setback reduction is approved under this provision the exceptions to setbacks pursuant to subsection D4 of this Section (Allowed Projections into Setbacks) shall apply unless the proposed projection is closer than five feet (5') to the property line/easement, except for eaves, which may encroach the minimum five feet (5') setback as specified in subsection D4 of this Section. d. The setback reduction may commence at a right angle to the point at which the right-of-way, tract or easement begins to expand to form the turnaround. 6. Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. 7. In the R-1 zone, assisted living facilities are eligible for bonus density pursuant to RMC 4-9-065, Density Bonus Review. The maximum number of assisted living dwelling units per lot is equal to maximum net density of the zone coupled with any approved density bonus pursuant to RMC 4-9-065, Density Bonus Review. 8. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. 9. The allowed height of public facilities shall be determined through site plan review. 10. Rooftop Photovoltaic (PV) Systems: Proposed rooftop solar systems that do not require a building permit pursuant to RMC 4-5-060E2c shall not be subject to the maximum height standards applied to a single-family dwelling, accessory dwelling unit, or unit-lot townhome. 11. Except for alley-accessed garages conforming to subsection D39 of this Section, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback. 12. Roofs of Modulated Facades: Wall plates of a modulated portion of a building may exceed the maximum wall plate height if the roof surface does not exceed the ridgeline of the primary roof surface. Such facade modulations shall be no wider than ten feet (10') or twenty five percent (25%) of the building elevation, whichever is greater. 13. If the lot abuts a single-family residential zone (RC through R-14) a fifteen-foot (15') setback shall be required along the abutting side(s) of the property. 14. For plats that create lots of a size large enough to allow future division under current lot size minimums and allow the potential to exceed current density maximums, covenants shall be filed as part of the final plat requiring that future division of those lots in question must be consistent with the maximum density requirements as measured within the plat as a whole as of the time of future division, as well as the general lot size and dimension minimums then in effect. 15. Accessory dwelling units (ADUs) shall be excluded from density calculations; however, ADUs shall be included in the total unit count when serving as an accessory use to middle housing. 16. The square foot calculation shall not include porches, exterior stairs, or garages. 17. Coverage attributed to detached accessory structures, and roofs attached to the facade of the primary structure may exceed the maximum building/lot coverage allowed by five percent (5%). 18. Vertical Projections from Wall Plates: a. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums (e.g., if the maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a structure are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from a roof surface. b. The topmost surface of roofs pitched less than 4:12 and rooftop decks shall be below the maximum wall plate height unless such surfaces are stepped back one and one-half (1.5) horizontal feet from each minimum building setback line for each one vertical foot above the maximum wall plate height, in which case they may extend up to six (6) vertical feet above the maximum wall plate height. Deck enclosures (i.e., railings) located above the maximum wall plate height and not stepped back shall be constructed of transparent tempered glass or its equivalent, as determined by the Administrator. 19. Shed Roofs: Wall plates supporting a primary roof surface that has only one sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal to or less than the maximum wall plate height allowed. 20. The lot's proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g. one quarter (¼) mile or one half (½) mile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within. 21. The Community and Economic Development Administrator or designee may modify this provision through the site development plan review process where it is determined that specific portions of the required on-site perimeter landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. 22. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. 23. Shed Roofs: Dwelling units with a primary roof surface that has only one sloping plane (e.g., shed roof) may exceed the stated maximum if the average roof height is equal to or less than the maximum height allowed. 24. Lots that are accessed via a shared driveway are limited to the maximum number of dwelling units that may take access from a shared driveway, pursuant to RMC 4-6-060J, Shared Driveway Standards. 25. Conversion of accessory buildings and existing dwellings constructed before June 30, 2025, are exempt from applicable development regulations, including but not limited to lot coverage, setbacks, and size. However, any modifications made after June 30, 2025, that increase the structure’s nonconformance will not qualify for these exemptions. 26. ADUs constructed using the city’s PRADU Program base plans shall be exempt from the maximum building area limitation, provided the structure’s building area is in conformance with that shown on the approved base plan. 27. Reserved. 28. For lots created after November 10, 2004. 29. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4- 9-065, Density Bonus Review. 30. Minimum density requirements shall not apply to the renovation or conversion of an existing structure. Additionally, in the R-l zone only, minimum density requirements shall not apply to the subdivision or development of a legal lot one-half (1/2) gross acre or less in size as of March 1, 1995. 31. In order to meet the variation requirements of RMC 4-2-115, lot dimensions and setbacks are allowed to be decreased and/or increased; provided, that when averaged the applicable lot standards of the zone are met. The minimum front and rear yard setback reduction shall be limited to two and one- half feet (2.5') or ten percent (10%), whichever is greater. The minimum lot width and lot area reduction shall be limited to ten percent (10%) of the lot width and lot area of the zone. The variation requirements of RMC 4-2-115 do not require variations to the lot depth requirements; therefore the averaging provision is not applicable to the minimum lot depth requirements. 32. In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of ten percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum Tree Retention Requirements. 33. In the R-4 zone, the following exceptions apply: a. When parking is provided in the rear yard of the lot with access from a public right-of-way or alley the minimum front yard shall be twenty feet (20'). b. The Administrator may reduce the setback by a maximum of fifty percent (50%) of the required setback when all of the following conditions apply: i. The setback that was required at the time of initial construction was less than the current requirement; ii. A reduced setback is appropriate given the character of the immediate neighborhood; and iii. There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. 34. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size indicated in subsection A of this Section, Residential Development Standards. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to meet the following reduced minimum lot size (not applicable for cluster development): a. R-4: Eight thousand (8,000) square feet. b. R-6: Six thousand two hundred fifty (6,250) square feet. c. R-8: Four thousand five hundred (4,500) square feet. 35. Reserved. 36. For parcels that are in designated urban separators in the R-1 zone, up to one unit per gross acre may be permitted subject to conditions in RMC 4-3-110, Urban Separator Overlay Regulations. 37. Reserved. 38. For parcels in the R-8 zone, the maximum density shall be six (6) dwelling units per net acre when alleys are not part of the proposed or existing street configuration, and alleys are considered practical, as specified in RMC 4-7-150E5, Alley Access. 39. Reserved. 40. Gross floor area refers to the maximum interior habitable area of a dwelling unit, measured from the exterior face of each wall, including basements and attics, but not including attached garages, accessory structures, porches, or exterior stairs. For the purposes of this code section, habitable area refers to space in a building for living, sleeping, eating, or cooking, and includes areas such as bathrooms, toilets, hallways, storage areas, closets, utility rooms, and similar areas. 41. For the purposes of this code section, maximum building floor area is the sum of the gross horizontal areas of all floors of a building measured from the exterior face of each wall, and includes areas such as attached garages, accessory structures, utility rooms, and similar areas. 42. ADUs constructed using the city’s PRADU Program base plans shall be exempt from the maximum building height limitation, provided the structure’s height is in conformance with that shown in the approved base plan. C EXHIBIT C RMC 4-2-115 4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS: A. PURPOSE: 1. These Residential Design and Open Space Standards are conceived to implement policies established in the Land Use Element of the Comprehensive Plan, in order to enhance quality of life by encouraging new residential development to produce beautiful neighborhoods of well-designed homes, and to mitigate adverse impacts of density for the neighborhood and the surrounding community. These standards are divided into three (3) areasthe following categories: a. Site DesignBuilding Design: Key characteristics of attractive neighborhoods include a variety of architectural styles, enhanced by a diverse selection of exterior materials, colors, and architectural detailing. Quality neighborhoods are characterized by well landscaped, safe, pedestrian oriented streets fronted by a variety of housing types. These qualities are enhanced by lots in a variety of sizes and widths and by homes which vary in scale and massing, each with a prominent entry and generous fenestration facing the street. Garages, while a necessity to today’s lifestyles, should not visually dominate the streetscape. b. Lot Configuration: Quality neighborhoods are characterized by well landscaped, safe, and pedestrian-oriented streets fronted by a variety of housing styles. These qualities are enhanced by lots in a variety of sizes and widths, which contributes to the construction of homes that vary in scale and massing. Furthermore, variety in lot configuration also contributes to the overall image of diverse housing stock and helps minimize the perception of monotony. bc. Open Space: In order to provide residents with a livable community, private and public open space shall be provided. Public open spaces shall be located so that a hierarchy and/or variety of open spaces throughout the neighborhood is created. cd. Site Amenities, Equipment, and UtilitiesResidential Design: Site amenities, equipment, and utilities shall be located in a manner that is easily accessible to residents and mitigates adverse impacts to neighbors. Furthermore, they shall be designed in a manner that is architecturally compatible with the homes, or screened from visibility where appropriate.Key characteristics of attractive neighborhoods include variety of housing architectural styles, enhanced by attention to selection of exterior materials, colors, and architectural detailing. e. Shared Parking: In order to contribute to the creation of communities that are oriented to people and pedestrians as opposed to automobiles, shared parking areas, such as surface parking and parking structures, shall be visually minimized through site placement or screening, or architecturally enhanced to complement the community. 2. This Section lists elements that are required to be included in all residential development in the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards are provided for predictability. These standards specify a prescriptive manner in which the requirement can be met. Guidelines for each element are provided for flexibility. These guidelines provide direction for those who seek to meet the required element in a manner that is different from the standards. a. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the Community and Economic Development Administrator when no other permit or approval requires Hearing Examiner review. b. When it has been determined that the proposed manner of meeting the design requirement through guidelines is sufficient, the applicant shall have satisfied that design requirement. B. APPLICABILITY: 1. General Applicability: This Section shall apply to all new primary and attached dwelling units in the following zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10), and Residential-14 (R-14), and unit lot subdivisions within the RMF, RFM-2, and CV zones. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. The standards of the Residential Design subsection are required to be addressed at the time of application for building permits. The standards of Residential Design are required to be addressed for the building for which the building permit is being issued. Applications subject to the Residential Design and Open Space Standards shall demonstrate compliance with the applicable standards at the time of subdivision application, site plan review, or building permit application if no subdivision or site plan review is proposed. 2. Additions and Expansions: Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Design subsection E1 of this Section. 3. Existing Structures: When new dwelling units are created in the Residential Ten Dwelling Units per Acre (R-10) and Residential Fourteen Dwelling Units per Acre (R-14) zones, any retained dwelling units included in the development shall comply with the standards of this Section. For all cottage house developments, when an existing dwelling on the parent site is proposed to be retained, it shall be brought into conformance with the standards of this Section. 4. For cottage house developments in the R-4, R-6, R-8, R-10, and R-14 zones, the project is required to demonstrate compliance with the applicable Residential Design and Open Space Standards at the time of subdivision application. When there is an existing dwelling on the parent site that is proposed to remain in the cottage development, it shall be required to comply with the standards of this Section. C. EXEMPTIONS: 1. Interior Remodels: The design regulations shall not apply to interior remodels of existing buildings or structures provided the alterations do not modify the building facadeexterior. 2. Permit Ready ADU (PRADU): ADUs built using the city-produced PRADU base plans are exempt from subsection E1 of this Section. Cottage house developments that utilize the city-produced PRADU base plans for cottages are exempt from all but the garage standards of subsection E1 of this Section. D. ADMINISTRATION: 1. Review Process: Applications subject to these design regulations shall be processed as a component of the governing land use process. 2. Authority: The Administrator shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of these design regulations when no other permit or approval requires Hearing Examiner review. Proposals will be considered on the basis of individual merit, the overall intent of the standards and guidelines, and creative design alternatives will be encouraged in order to achieve the purposes of the design regulations. E. REQUIREMENTS: 1. Site Building Design: SCALE, BULK, AND CHARACTER: Well-designed homes with appropriate scale, bulk, and character influence how people perceive and interact with their environment, impacting the overall sense of community and privacy, as well as the livability of the neighborhood. Variety in the home design also helps to minimize visual monotony and helps foster a uniqueness of place. Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Standards: All zones All design features, including porches, principal dormers, or other significant features, shall be proportional to the primary building form and shall not dominate in a manner inconsistent in the building’s architectural character. Additionally, all of the following are required for detached dwellings: 1. A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used; 2. Abutting, adjacent, and diagonal dwellings shall have differing architectural elevations; and 3. No more than two (2) of the same model and elevation shall be built on the same block frontage, or within the same cluster (when applicable). COLOR PALETTES: The use of a variety in color palettes contributes to a sense of diversity of housing stock in the community. Guidelines: A diverse palette of colors shall be used on homes throughout the community to reduce monotony of color or tone. Standards: All zones All of the following are required: 1. Color palettes for all new buildings, coded to the building elevations, shall be submitted for approval; 2. For detached dwellings (excluding ADUs), abutting, adjacent, and diagonal homes shall be of differing color; 3. To differentiate same models and elevations within a development, different colors shall be used; 4. Multiple colors on buildings shall be provided; and 5. Gutters and downspouts shall be integrated into the color scheme of the building and be painted to match the trim color, or an integral color of the home. BUILDING MATERIALS: The use of a variety of building materials contributes to the visual appeal of a home and the community. Guidelines: A diversity of building materials, appropriate to the architectural character of the home, shall be used to add visual interest and reduce monotony of facade texture. Standards: All zones All of the following are required: 1. Buildings shall incorporate a minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) on street-facing facades. One alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing façade; 2. Material transitions or changes shall not occur at an exterior corner, but shall wrap the corner no less than twenty-four inches (24"). The material change shall occur at an internal corner or a logical transition, such as aligning with a window edge or chimney; 3. Acceptable exterior wall materials include: wood, cement fiberboard, stucco, stone, and standard sized brick ((3 1/2" x 7 1/2") or (3 5/8" x 7 5/8")); and 4. Simulated stone, wood, or brick may be used only for detailing and not for the primary form of the building. PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented to pedestrians. Prominent porches at the front entry provide opportunities for social interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the appearance of bulk by breaking up the facade. Guidelines: Entrances to homes shall be a prominent focal point and allow space for social interaction. Front doors shall face a street or common open area. Homes located on corner lots shall engage the street on both sides using design features such as wraparound porches or other similar design elements. Standards: All zones All of the following are required: 1. All ground-related dwelling units shall provide a covered porch entry with a minimum depth of five feet (5'), unless the dwelling units are accessed entirely from an internal common corridor, in which case the shared entry shall feature a covered porch with a minimum depth of five feet (5'); 2. Entries shall be a minimum height of twelve inches (12") above grade; 3. Entries shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space; and 4. Ground-related units that front two (2) streets shall engage both streets utilizing design features that wrap the corner of the building, such as a wraparound porch or pergola. FACADE MODULATION: Building facades shall be modulated to break up long blank walls, add visual interest, and enhance the character of the home. Facade modulation or articulation should contribute to a sense of scale that is compatible with the neighborhood. Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages. The articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Standards: All Zzones One of the following are required: 1. Building facades that front a shared driveway, public street, park, common green, pocket park, pedestrian easement, or open space shall provide at least one articulation or change in plane of at least two feet (2') in depth, with a width no less than ten feet (10’); or 2. Detached ADUs with a total building area of 800 sq. ft. or less may substitute a more prominent primary entry in lieu of façade modulation, provided that the entry features a covered porch with a square footage no less than ten percent (10%) of the total building area. WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the building facade, they amplify the sense that the community is oriented to people. Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Garage doors shall not contribute towards the minimum twenty five percent (25%) window and door coverage on facades facing the street frontage or public spaces; however, windows within the garage doors may be included. Standards: All zones All of the following are required: 1. Windows and doors shall constitute a minimum of twenty-five percent (25%) of the primary front façade; 2. Windows and doors shall constitute a minimum of twenty percent (20%) of the secondary front façade when the home is located on a corner lot; and 3. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. ROOFS: Roof forms and profiles are an important component in the architectural character of homes and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety, especially for homes of the same model. Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. Standards: All Zzones Both of the following are required: 1. A variety of roofing colors shall be used within a development and all roof material shall be fire retardant; and 2. Single-family residential subdivisions and cottage house developments shall use a variety of roof forms, appropriate to the style of the home. EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes. Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Standards: All zones Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves; and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps foster the perception of quality design and helps reduce the apparent scale of the home as seen from the street. Guidelines: Architectural detailing shall be provided in a manner appropriate to the architectural character of the home. Detailing, such as trim, columns, and/or corner boards, shall reflect the architectural character of the home. Standards: All zones All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounding all windows and detailing all doors; 2. If only one siding material is used on any building facade that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story; 3. At least one of the following architectural details shall be provided on each home: dormers, shutters, knee braces, flower boxes, or columns; 4. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted; and 5. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Posts (6" x 6") may be allowed if chamfered and/or banded. Exposed posts (6" x 6" or smaller) are prohibited. GARAGES: The minimization of the visual impact of garages contributes to communities that are oriented to people and pedestrians, as opposed to automobiles. Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alley access is preferred, where feasible. Standards: All zones All of the following are required: 1. If an attached garage is wider than twenty-six feet (26'), at least one garage door shall be recessed a minimum of four feet (4') from the other garage door; 2. For corner lots, attached garages shall not be located on the building corner that fronts two streets (public street, private street, or shared driveway); 3. Garage doors shall contain a minimum of thirty percent (30%) glazing and/or architectural detailing (e.g., trim and hardware); and 4. For cottage house developments, private garages are prohibited on individual unit lots. All zones One of the following is required for all dwelling units, except ADUs: 1. The front porch projects in front of the garage a minimum of five feet (5'), and is a minimum of twelve feet (12') wide; 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area; 3. The garage door does not face a public and/or private street or an access easement; 4. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level; or 5. The garage is detached. LOT CONFIGURATION: Variety in the configuration of lots enhances the image of variety of housing stock and helps minimize perceptions of monotony. Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship between housing units, roads, open space, and pedestrian amenities, while also protecting the privacy of individuals. Lots shall be configured to encourage variety within the development. To the maximum extent practicable as defined by the Surface Water Design Manual, retain soils with potential for infiltration. Standards: RC, R-1, and R-4 n/a R-6 and R- 8 One of the following is required of preliminary plat applications: 1. Lot width variation of ten feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. All zones Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltrating LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. R-10 and R-14 Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. GARAGES: The minimization of the visual impact of garages contributes to creating communities that are oriented to people and pedestrians, as opposed to automobiles. Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alley access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Standards: RC and R-1 n/a R-4, R-6, and R-8 If an attached garage is wider than twenty six feet (26'), at least one garage door shall be recessed a minimum of four feet (4') from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5'), and is a minimum of twelve feet (12') wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g., trim and hardware), and are recessed from the front facade a minimum of five feet (5'), and from the front porch a minimum of seven feet (7'). R-10 and R-14 Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5'), and is a minimum of twelve feet (12') wide, or 2. The garage is detached and set back from the front of the house and/or porch at least six feet (6'). Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. If shared garages are allowed, they may share the structure with other homes and all of the following is required: 1. Each unit has garage space assigned to it, and 2. The garage is not to be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned, and 3. The garage shall not exceed forty four feet (44') in width, and shall maintain an eight foot (8') separation from any dwellings. 2. Open SpaceLot Configuration: LOT CONFIGURATION: Variety in the configuration of lots enhances the perception of variety of housing stock and helps minimize perceptions of monotony. Guidelines: Developments shall create pedestrian-oriented environments and amplify the mutual relationship between housing units, roads, open space, and pedestrian amenities, while also protecting the privacy of residents. Lots shall be configured to encourage variety within the development. To the maximum extent practicable, as defined by the Surface Water Design Manual, soils with good infiltration potential shall be preserved. Standards: All zones New lots shall be configured to achieve both of the following: 1. The location of stormwater infiltrating LID facilities shall be optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities; and 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable, as defined by the Surface Water Design Manual. R-6 and R-8 One of the following is required of preliminary plat applications: 1. One out of every four (4) abutting lots on a street frontage shall provide a lot width variation of at least ten feet (10') minimum; 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots; or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. R-10 and All of the following are required: R-14 1. Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. 2. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way), and do not abut front or back yards. 3. Lots accessed by easements or pipestems shall be prohibited. LOT CONFIGURATION (COTTAGE HOUSE DEVELOPMENT): The parent site and unit lot configuration should be designed to encourage neighbor-to-neighbor interaction, community building, and balance the need for privacy. Guidelines: Developments shall create pedestrian-oriented environments and amplify the mutual relationship between housing units, open space, and pedestrian amenities, while also protecting the privacy of individuals. Standards: All zones Unit lots should be oriented toward common open space area or community building; when not achievable, unit lots should be oriented toward a street. OPEN SPACE: Open space is a significant element in the development of livable communities and creates opportunities for good health. Guidelines: All open space shall be designed to preserve existing trees particularly native conifers, native deciduous trees, and other native vegetation consistent with RMC 4-4-070, Landscaping. Except for Native Growth Protection Areas, all common open space areas shall be designed to accommodate both active and passive recreational opportunities and be visible and open to the street. Pocket parks shall be designed to serve four (4) to ten (10) homes. Private yards are located at the rear or side of homes and can include trees, planting beds, and privacy fences. Reciprocal use easements can provide greater usability of private yards. Landscaping: R-10 and R-14 See RMC 4-4-070, Landscaping. Standards for Parks: R-10 and R-14 For developments that are less than ten (10) net acres: No park is required, but is allowed. For developments that are greater than ten (10) net acres: A minimum of one one-half (.5) acre park, in addition to the common open space requirement, is required. Standards for Common Open Space: R-10 and R-14 Developments of three (3) or fewer dwelling units: No requirement to provide common open space. Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 1 . For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2 . Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3 . Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4 . Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one acre in size, open space(s) shall be no less than forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all of a site’s open spaces are averaged, the applicable dimension requirement is met. 5 . A pedestrian entry easement can be counted as open space if it has a minimum width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is provided. 6 . Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7 . Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8 . Common open space areas shall have a maximum slope of five percent (5%). 9 . Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. Standards for Private Yards: R-10 and R-14 Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that is at minimum six hundred (600) square feet in size. Backyard patios and reciprocal use easements may be included in the calculation of private yard. Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. Common Open Space or Park Substitutions: R-10 and R-14 See RMC 4-1-240. Sidewalks, Pathways, and Pedestrian Easements: R-10 and R-14 All of the following are required: 1 . Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual. 2 . Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3 . Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4 . Pedestrian Easement Plantings: shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty six inches (36") on center. 5 . For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. 3. Residential DesignOpen Space: OPEN SPACE: Open space is a significant element in the development of livable communities and creates opportunities for good health. Guidelines: All open space shall be designed in conformance with RMC 4-4-070, Landscaping, and 4-4- 130, Tree Retention and Land Clearing Regulations. Where possible, existing native trees and shrubs, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the open space landscaping. Except for Native Growth Protection Areas, all common open space areas shall be designed to accommodate both active and passive recreational opportunities and be visible and open to the street. Pocket parks shall be designed to serve four (4) to ten (10) homes. Private yards are located at the rear or side of homes and can include trees, planting beds, and privacy fences. Reciprocal use easements can provide greater usability of private yards. See RMC 4-1-240, Common Open Space Substitutions, for common open space or park substitutions. Standards for Parks: R-10 and R-14 Developments less than ten (10) net acres: Parks are allowed, but not required. Developments greater than ten (10) net acres: A park comprising a minimum of one- half (.5) acre is required, in addition to the common open space requirement. Standards for Private Yards: R-10 and R-14 Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that is at minimum six hundred (600) square feet in size. Backyard patios and reciprocal use easements may be included in the calculation of private yard. Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. Standards for Common Open Space: R-10 and R-14 Developments of three (3) or fewer dwelling units: Not required to provide common open space. Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one acre in size, open space(s) shall be no less than forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all of a site’s open spaces are averaged, the applicable dimension requirement is met. 5. A pedestrian entry easement can be counted as open space if it has a minimum width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is provided. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Common open space areas shall have a maximum slope of five percent (5%). 9. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. Sidewalks, Pathways, and Pedestrian Easements: R-10 and R-14 All of the following are required: 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty- six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. OPEN SPACE (COTTAGE HOUSE DEVELOPMENT): Open space is a significant element in the design and livability of a cottage house development and should create opportunities for social interaction, community building, good physical health, and personal reflection. Common open areas and semi- private space are favored and prioritized over purely private space. All open space shall be designed in conformance with RMC 4-4-070, Landscaping, and 4-4-130, Tree Retention and Land Clearing Regulations. Community Buildings: All zones Developments with twenty-four (24) or more cottages are required to provide at least one community building for indoor gatherings. Design elements, such as roof pitch, architecture, materials, and colors, shall be similar to that of the cottages within the development. Standards for Private Yards: All zones Each individual cottage shall have a private yard that is at minimum two hundred and fifty (250) square feet in size with no dimension less than eight feet (8') in width. Front yard porches and backyard patios and reciprocal use easements may be included in the calculation of private yard. Standards for Common Open Space: All zones Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. Developments shall provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a common green located within the development and shall include picnic areas, and spaces for passive recreational activities such as outdoor cooking, picnicking, walking, biking, observing nature, and/or active recreational activities, such as playgrounds, bocce ball, and pickleball. 3. Open space(s) shall be accessible to all cottages. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one acre in size, open space(s) shall be no less than forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that no dimension is less than eight feet (8') in width and when all open spaces are averaged, the applicable dimension requirement is met. 4. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 5. Common open space areas shall have a maximum slope of five percent (5%). 6. Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space. Sidewalks and Pedestrian Easements: All zones All of the following are required: 1. Sidewalks shall be provided throughout the cottage house development. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. 2. Front yards shall have entry walks that are a minimum width of four feet (4'). 3. Sidewalks shall be used to connect common open space, common buildings, and to provide access to cottages. They shall be a minimum of four feet (4') in width and made of concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. When possible, sidewalks connecting to parks and green spaces shall be located at the edge of the common open space to allow a larger usable green and easy access to cottages. 4. Site Amenities, Equipment, and Utilities: MAILBOXES Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. All zones All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; 2. Mailboxes shall be lockable consistent with USPS standard; and 3. Mailboxes shall be architecturally enhanced with materials and details that reflect the home's architecture and character. HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. All zones Both of the following are required: 1. Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining properties. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing; and 2. Mechanical equipment shall only be located in the rear and side yards. UTILITIES All zones Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. DUMPSTER/TRASH/RECYCLING COLLECTION AREA All zones Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. 5. Shared Parking: SHARED PARKING: Minimizing the visual impact of shared surface parking and parking structures contributes to a more cohesive and aesthetically pleasing residential streetscape by softening the visibility of parking areas and integrating them more seamlessly into the surrounding environment. Furthermore, buffering the visual impact of parking on adjacent properties improves a sense of privacy in residential neighborhoods, and promotes a more pedestrian-friendly environment by making parking areas less prominent. Guidelines: The visual impact of parking areas and parking structures shall be minimized. All forms of parking shall be located in a manner that minimizes the presence of the parking area, and associated structures, and shall not be located at the end of view corridors unless appropriately screened. Alley access is preferred, where feasible. Shared parking structures shall be within an acceptable walking distance to the housing unit it is intended to serve. Shared surface parking and parking structures shall comply with the regulations of RMC 4-4-080, Parking, Loading and Driveway Regulations. General Standards: All zones Both of the following are required: 1. Each unit shall have a parking space assigned to it; and 2. For cottage house developments, parking shall be provided in designated areas within the parent site, but not on individual unit lots. Shared Parking Location Standards: All zones All of the following are required: 1. Shared parking shall be located no further than one hundred and sixty feet (160') from any of the housing units to which it is assigned; 2. Shared parking structures and surface parking shall not be located between any common open space and dwelling units; and 3. Shared parking structures and surface parking shall maintain a six-foot (6') separation from any private yard space, and an eight-foot (8') separation from any dwellings. Shared Surface Parking Standards: All zones Surface parking of five (5) or more spaces that are visible from a public right-of-way (not including alleys) or adjacent to single-family uses, shall be screened. Shared Parking Structure Design Standards: All zones All of the following are required for shared parking structures: 1. Shared parking structures shall not exceed forty-eight feet (48') in width; 2. Shared parking structures shall include architectural details that are consistent with the architectural character of the community, including but not limited to trim, columns, and/or corner boards; and 3. If sides of the shared parking structure (enclosed) are visible from streets, sidewalks, pathways, or trails, or other homes, architectural details shall be incorporated in the design. PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity for social interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the appearance of bulk by breaking up the facade. Guidelines: Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Standards: RC and R-1 n/a R-4, R-6, and R-8 The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. R-10 and R- 14 Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual interest. Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Standards: RC and R-1 n/a R-4, R-6, and R-8 One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street-facing facade. R-10 and R- 14 Both of the following are required: 1. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum of one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and when they incorporate architectural elements of the home, they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facade of a home, they amplify the sense that the community is oriented to people. Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Standards: RC and R-1 n/a R-4, R-6, and R-8 Windows and doors shall constitute twenty five percent (25%) of all facades facing street frontage or public spaces. R-10 and R- 14 All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally, and 2. Vertical windows may be combined together to create a larger window area, and 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door, and 4. Screen doors are permitted, and 5. Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and 6. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the character of homes helps to minimize visual monotony while helping to foster a perception of uniqueness of place. Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Standards: RC and R-1 n/a R-4, R-6, and R-8 A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. R-10 and R- 14 All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and 2. Primary porch plate heights shall be one story. Stacked porches are allowed, and 3. To differentiate the same models and elevations, different colors shall be used, and 4. For single family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting, adjacent, or diagonal. ROOFS: Roof forms and profiles are an important component in the architectural character of homes and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety, especially for homes of the same model. Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. Standards: RC and R-1 n/a R-4, R-6, and R-8 A variety of roof forms appropriate to the style of the home shall be used. R-10 and R- 14 Both of the following are required: 1. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and 2. Single family residential subdivisions shall use a variety of roof forms appropriate to the style of the home. EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes. Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Standards: RC and R-1 n/a R-4, R-6, and R-8 Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. R-10 and R- 14 The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps to create a desirable human scale and a perception of a quality, well-designed home. Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Standards: RC and R-1 n/a R-4, R-6, and R-8 If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one-half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one-half inches (3 1/2") minimum trim details all windows, and three and one-half inches (3 1/2") minimum trim details all doors. R-10 and R- 14 All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors, and 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and 4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the community. Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Standards: RC and R-1 n/a R-4, R-6, and R-8 For subdivisions and short plats, abutting, adjacent, and diagonal homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Where masonry siding is proposed at the edge of a facade, it shall also extend along the adjoining facade no less than twenty four inches (24"), measured horizontally from the corner of the structure. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing facade. R-10 and R- 14 All of the following are required: 1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and 2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty four inches (24"). The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner, and 3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval, and 4. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. MAIL AND NEWSPAPERS Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. R-10 and R- 14 All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; 2. Mailboxes shall be lockable consistent with USPS standard; 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and 4. Newspaper boxes shall be of a design that reflects the character of the home. HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. R-10 and R- 14 Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing. UTILITIES R-10 and R- 14 Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. DUMPSTER/TRASH/RECYCLING COLLECTION AREA R-10 and R- 14 Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. F. COTTAGE HOUSE REQUIREMENTS: 1. Site Design: UNIT LOT CONFIGURATION: The parent site and unit lot configuration should be designed to encourage neighbor-to-neighbor interaction, community building, and balance the need for privacy. Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship between housing units, open space, and pedestrian amenities, while also protecting the privacy of individuals. Standards: All zones Unit lots should be oriented toward common open space area or community building; when not achievable, unit lots should be oriented toward a right-of- way. PARKING AND GARAGES: The minimization of the visual impact of parking and garages contributes to creating communities that are oriented to people and pedestrians, as opposed to automobiles. Guidelines: The visual impact of parking areas and garages shall be minimized. All forms of parking shall be located in a manner that minimizes the presence of the parking area and associated structures and shall not be located at the end of view corridors unless appropriately screened. When possible, alley access is encouraged. All zones All of the following apply: 1. Parking shall be provided in designated areas within the parent site but not at individual unit lots; 2. Shared garages on the parent site are allowed, provided the regulations of RMC 4-4-080 are met; 3. Parking structures, i.e., garages and carports, shall be detached and set back from the private yard space by at least six feet (6'); 4. Shared garages and carports shall not exceed forty four feet (44') in width, and shall maintain an eight-foot (8') separation from any cottages; 5. Parking design shall be of similar design and character to the cottages. Carports are permitted when a solar panel is incorporated into the design; 6. Architectural detail that is consistent with the architectural character of the cottage house development shall be incorporated in the garage design, including but not limited to trim, columns, and/or corner boards; 7. Shared garages shall not be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned; 8. When shared garages are proposed, each unit must have garage space assigned to it; 9. Surface parking of more than two (2) spaces, visible from a public right-of-way (not including alleys) or adjacent to single-family uses or zones, shall be screened; and 10. Parking structures and surface parking shall not be located between the common open space and the cottage units. 2. Open Space: OPEN SPACE: Open space is a significant element in the design and livability of a cottage house development and should create opportunities for social interaction, community building, good physical health, and personal reflection. Common open areas and semi-private space are favored and prioritized over purely private space. Landscaping: All zones See RMC 4-4-070, Landscaping. Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Standards for Common Open Space: All zones Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. Required to provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a common green located within the development and shall include picnic areas, and spaces for passive recreational activities such as outdoor cooking, picnicking, walking, biking, observing nature, and/or active recreational activities, such as playgrounds, bocce ball, and pickleball; 3. Open space(s) shall be accessible to all cottages. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one acre in size, open space(s) shall be no less than forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that no dimension is less than eight feet (8') in width and when all open spaces are averaged, the applicable dimension requirement is met; 4. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements; and 5. Common open space areas shall have a maximum slope of five percent (5%); and 6. Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space. Standards for Private Yards: All zones Each individual cottage shall have a private yard that is at minimum two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. Front yard porches and backyard patios and reciprocal use easements may be included in the calculation of private yard. Community Buildings: All zones Developments with twenty four (24) or more cottages are required to provide at least one community building for indoor gatherings. Design elements, such as roof pitch, architecture, materials, and colors, shall be similar to that of the cottages within the development. Sidewalks and Pedestrian Easements: All zones All of the following are required: 1. Sidewalks shall be provided throughout the cottage house development. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development; 2. Front yards shall have entry walks that are a minimum width of four feet (4'); and 3. Sidewalks shall be used to connect common open space, common buildings, and to provide access to cottages. They shall be a minimum of four feet (4') in width and made of concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. When possible, sidewalks connecting to parks and green spaces shall be located at the edge of the common open space to allow a larger usable green and easy access to cottages. 3. Residential Design: PRIMARY ENTRY: Cottages with a visually prominent front entry, including architectural character and landscape design, foster the sense that the community is oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity for social interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the appearance of bulk by breaking up the facade. Guidelines: Entrances to cottages shall be a focal point and allow space for social interaction. Front doors shall face the common open area or a street and be on the facade closest to the street. Standards: All zones All of the following are required: 1. The primary front entry should be abutting and oriented toward a common open space; when not achievable, the cottage shall have a primary entry and covered porch oriented toward a right-of-way; 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade; and 3. Unit lots should be oriented toward common open space area; when not achievable, unit lots should be oriented toward a right-of-way. FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual interest. Guidelines: Buildings shall not have monotonous facades along public areas. Cottages shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. All zones Both of the following are required: 1. The primary building elevation oriented toward common open space or right-of-way shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum of one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or common open spaces. WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a cottage and when they incorporate architectural elements of the cottage and they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facade of a cottage, they amplify the sense that the community is oriented to people. Guidelines: Windows and front doors shall serve as an integral part of cottage character. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined to create a larger window area. Front doors shall be a focal point of the cottage and be in scale with the home. All doors shall be of the same character as the home. Standards: All zones All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally; 2. Vertical windows may be combined to create a larger window area; 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door; 4. Screen doors shall be allowed in combination with any door type listed above are above; 5. Primary entry doors shall face a common open area or street, and shall be paneled or have inset windows; and 6. Sliding glass doors shall not be permitted along a frontage elevation or an elevation facing a pedestrian easement. SCALE, BULK, AND CHARACTER: Residential communities are intended for people and cottages that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the character of cottages helps to minimize visual monotony while helping to foster a perception of uniqueness of place. Guidelines: A diverse yet complementary streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. All zones All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate; 2. Primary porch plate heights shall be one story. Stacked porches are allowed; and 3. To differentiate the same models and elevations, different colors shall be used; and 4. No more than two (2) of the same model and elevation shall be built within the same cluster and the same model and elevation shall not be abutting, adjacent, or diagonal. ROOFS: Roof forms and profiles are an important component in the architectural character of cottages and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety, especially for cottages of the same model. Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. Standards: All zones Both of the following are required: 1. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and 2. Cottage developments shall use a variety of roof forms appropriate to the style of the home. EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes. Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Standards: All zones Both of the following are required: 1. Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a cottage and the community. It helps to create a desirable human scale and a perception of a quality, well-designed home. Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the house, including but not limited to detailing like trim, columns, and/or corner boards. Standards: All zones All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors; 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns; 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them; 4. If columns are used, they shall be round, fluted, or strongly related to the home’s architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited; and 5. If one siding material is used on any side of the cottage that is at least two (2) stories, a horizontal band that measures at least eight inches (8") is required between the first and second story. MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the cottage community. Guidelines: A diversity of materials and color shall be used throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. All zones All of the following are required: 1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail cottages; 2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty four inches (24"). The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner; 3. Multiple colors on buildings shall be provided. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval; 4. Abutting, adjacent, and diagonal cottages shall be of differing color. Color palettes for all new cottages, coded to the home elevations, shall be submitted for approval; and 5. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. MAIL AND NEWSPAPERS: Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the cottages. All zones All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; 2. Mailboxes shall be lockable consistent with USPS standards; and 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home’s architecture. MECHANICAL EQUIPMENT: Guidelines: Mechanical equipment shall be placed so as to not negatively impact neighbors. All zones Mechanical equipment shall only be located in the rear and side yards. UTILITIES: All zones All surface and roof-top equipment shall be screened or enclosed from public view. DUMPSTER/TRASH/RECYCLING COLLECTION AREA: All zones Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. In addition, see RMC 4-4-090, Refuse and Recyclables Standards, for additional requirements. D EXHIBIT D RMC 4-2-116 4-2-116 (Reserved)ACCESSORY DWELLING UNIT RESIDENTIAL DESIGN STANDARDS: A. PURPOSE: Accessory dwelling units (ADUs) are intended to create affordable, flexible housing opportunities that take advantage of the City’s existing infrastructure while addressing the need for increased housing choices that reflect changing lifestyles and environmental concerns. The purpose of this Section is to encourage development that enhances quality of life by encouraging new residential development to produce neighborhoods of well-designed homes and promote and facilitate ADU construction in new and existing developed areas, while preserving neighborhood character and ensuring minimal disruption to surrounding property owners. This Section lists elements that are required to be included in all ADU development in the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards are provided for predictability. These standards specify a prescriptive manner in which the requirement can be met. Guidelines for each element are provided for flexibility. These guidelines provide direction for those who seek to meet the required element in a manner that is different from the standards. 1. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the Community and Economic Development Administrator when no other permit or approval requires Hearing Examiner review. 2. When it has been determined that the proposed manner of meeting the design requirement through guidelines is sufficient, that design requirement shall be considered satisfied. B. APPLICABILITY: 1. This Section shall apply to ADUs in the following zones: Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10), and Residential-14 (R-14). 2. If the primary structure where the ADU is proposed does not comply with the adopted architectural detailing standards adopted in the residential design standards (RMC 4-2-115E3), the primary structure shall be brought to proportional compliance prior to the issuance of ADU building permits. a. The amount invested in physical improvements to reduce or eliminate the nonconformity related to the architectural detailing shall be determined by multiplying the valuation of the ADU, as determined by the City, by ten percent (10%). b. The Department shall evaluate and approve the allocation of the required investment in bringing the primary structure into compliance based on the above formula and RMC 4-2-115E3. (Ord. 6002, 12-14- 2020) C. REQUIREMENTS: WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and, when they incorporate architectural elements of the home, they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facade of a home, they amplify the sense that the community is oriented to people. Guidelines: Windows and doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home and architecturally consistent with the doors on the primary structure. Standards: R-10 and R-14 All of the following are required for new ADU construction: 1. Primary windows shall be proportioned vertically, rather than horizontally; 2. Vertical windows may be combined together to create a larger window area; 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door; 4. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate scale and bulk to contribute to the sense of orientation to people. Guidelines: The ADU shall visually demonstrate that it is accessory, or subordinate, to the primary structure by its reduced scale and bulk. Standards: R-4, R-6, R-8, R- 10, and R-14 The ADU shall be architecturally compatible with significant architectural details of the primary structure, dominating forms, and design elements, such as eaves, roof pitch, roof form, porches, principal dormers, materials, and other significant architectural features. EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes. Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Standards: R-4, R-6, and R-8 Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. R-10 and R-14 The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps create a desirable human scale and a perception of a quality, well-designed home. Guidelines: The ADU shall visually demonstrate a clear relationship with the primary structure so that the two (2) structures are architecturally compatible. Architectural detail shall be provided that is consistent with the architectural character of the primary structure; detailing like materials and color, fenestration, trim, columns, eaves, and/or corner boards shall reflect the architectural character of the primary structure. Standards: R-4, R-6, and R-8 If one siding material is used on any side of the dwelling that is two (2) stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors; or 2. A combination of shutters and three and one-half inches (3 1/2") minimum trim details all windows, and three and one- half inches (3 1/2") minimum trim details on all doors. R-10 and R-14 All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors; 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns; 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them; and 4. If columns are used, they shall be round, fluted, or strongly related to the home’s architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the community. Guidelines: The ADU shall have a consistent design with the primary structure, including but not limited to the use of the same building materials and color. R-4, R-6, and R-8 The ADU shall be of the same building material and color as the primary structure. Where masonry siding is proposed at the edge of a facade, it shall also extend along the adjoining facade no less than twenty four inches (24"), measured horizontally from the corner of the structure. Additionally, one of the following is required: 1. A minimum of two (2) colors (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.). One alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing facade. GARAGES: The minimization of the visual impact of garages contributes to creating communities that are oriented to people and pedestrians, as opposed to automobiles. Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alley access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Standards: R-4, R-6, R-8, R- 10, and R-14 To ensure adequate vehicular maneuvering area, ADUs that incorporate a garage/carport shall have an obstruction-free area (inclusive of an alley) for a length based on the width of the garage doors: 1. Nine-foot (9') garage doors shall be at least twenty-six feet (26') from the adjacent property line; or 2. Sixteen-foot (16') garage doors shall be at least twenty-four feet (24') from the adjacent property line. R-4, R-6, and R-8 If an attached garage is wider than twenty six feet (26'), at least one garage door shall be recessed a minimum of four feet (4') from the other garage door. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g., trim and hardware), and are recessed from the front facade a minimum of five feet (5'), and from the front porch a minimum of seven feet (7'). E EXHIBIT E RMC 4-4-080.F.10.e e. Parking Spaces Required Based on Land Use: USE NUMBER OF REQUIRED SPACES GENERAL: Uses not specifically identified in this Section: Department staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. Bicycle parking: See minimum requirements in subsection F11 of this Section. Parking in Excess of Maximum Standards: Maximum ratios for off-street parking facilities may be exceeded by up to 10% if the applicant implements low impact development techniques that reduce stormwater runoff and manages stormwater on site in a way that exceeds the requirements of surface water management in RMC 4-6-030. COMMERCIAL MIXED USES OUTSIDE OF CENTER DOWNTOWN ZONE: Commercial mixed use with 2 or 3 individual establishments (except vertical mixed use developments): The total requirement for off-street parking facilities shall be the sum of the requirements for each use computed separately. Shopping centers (4 or more individual commercial establishments): A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per 1,000 square feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted. Drive-through retail or drive-through service uses must comply with the stacking space provisions listed below. Commercial within vertical mixed-use developments: A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per 1,000 square feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted. RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE: Detached dwellings and townhouses: A minimum of 2.0 per dwelling unit, however, 1.0 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. In addition, if the primary structure on a site where an accessory dwelling unit (ADU) is proposed does not meet the City’s minimum parking standards, 1.0 additional off-street parking space is required to obtain approval. Attached dwellings in R-10, R- 14, and RMF Zones: Attached dwellings in R-10, R-14, and RMF Zones1: , A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. Attached dwellings in Commercial Zones: 1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Affordable housing dwelling units: A minimum of 1.0 for each 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Middle housing dwelling units: See RMC 4-2-110F, Development Standards for Middle Housing, for number of required parking spaces. Accessory dwelling units: See RMC 4-2-110C, Development Standards for Accessory Dwelling Units, for number of required parking spaces. Cottage house developments: A minimum and maximum of 1.6 per cottage house of 3 bedrooms or greater; 1.4 per 2-bedroom cottage house; 1.0 per 1-bedroom cottage house or studio. In addition to the minimum parking stalls required, a minimum 20% of the total number of required parking spaces in the cottage house development shall be provided for guest parking and located in a common area accessible by guests. Manufactured homes within a manufactured home park: A minimum of 2.0 per manufactured home site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1.0 screened space per 10 units. Congregate residences: A minimum and maximum of 1.0 per sleeping room and 1.0 for the proprietor, plus 1.0 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1.0 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Attached dwellings in RMF, R- 14 and R-10 Zones: A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. Attached dwellings within all other zones: 1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Attached dwelling, income restricted: A minimum of 1.0 for each 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Live-work unit, residential unit: A minimum and maximum of 1.0 per unit. Accessory dwelling unit: When accessory to a single-family residence, 1.0 per unit is required. A maximum of 2.0 per unit is allowed. ADUs accessory to nonresidential uses are exempt from additional parking when current parking capacity exceeds the minimum parking requirement for the primary use, otherwise 1.0 per unit is required. ADUs located within 1/4 mile of a mass transit facility, as defined in RMC 4-2-080, shall be exempt from off-street parking requirements. RESIDENTIAL USES IN CENTER DOWNTOWN ZONE: Attached dwellings: A minimum and maximum of 1.0 per unit. Attached dwellings, income restrictedAffordable housing dwelling units: 1.0 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Congregate residences: A minimum and maximum of 1.0 per 4 sleeping rooms and 1.0 for the proprietor, plus 1.0 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1.0 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Detached dwellings (existing legal): A minimum of 2.0 per unit. COMMERCIAL ACTIVITIES OUTSIDE OF THE CENTER DOWNTOWN ZONE: Drive-through retail or drive- through service: Stacking spaces: The drive-through facility shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5.0 stacking spaces per window are required unless otherwise determined by the Administrator. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. Banks: A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. Convalescent centers: A minimum and maximum of 1.0 for every 2 employees plus 1.0 for every 3 beds. Day care centers, adult day care (I and II): A minimum and maximum of 1.0 for each employee and 2.0 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program. Hotels and motels: A minimum and maximum of 1.0 per guest room plus 1.0 for every 3 employees. Bed and breakfast houses: A minimum and maximum of 1.0 per guest room. Mortuaries or funeral homes: A minimum and maximum of 10 per 1,000 square feet of floor area of assembly rooms. Vehicle sales (large and small vehicles) with outdoor retail sales areas: A minimum and maximum of 1.0 per 5,000 square feet. The sales area is not a parking lot and does not have to comply with dimensional requirements, landscaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as: • A minimum 5-foot perimeter landscaping area is provided; • They are not displayed in required landscape areas; and • Adequate fire access is provided per Fire Department approval. Vehicle service and repair (large and small vehicles): A minimum and maximum of 2.5 per 1,000 square feet of net floor area. Offices, medical and dental: A minimum and maximum of 5.0 per 1,000 square feet of net floor area. Offices, general: A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Eating and drinking establishments and taverns: A minimum and maximum of 10 per 1,000 square feet of dining area. Eating and drinking establishment combination sit- down/drive-through restaurant: A minimum and maximum of 1.0 per 75 square feet of dining area. Retail sales and wholesale retail sales: A minimum and maximum of 2.5 per 1,000 square feet of net floor area, except wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured parking is provided. Retail marijuana: A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of net floor area. Services, on-site (except as specified below): A minimum and maximum of 3.0 per 1,000 square feet of net floor area. Clothing or shoe repair shops, furniture, appliance, hardware stores, household equipment: A minimum and maximum of 2.0 per 1,000 square feet of net floor area. Uncovered commercial area, outdoor nurseries: A minimum and maximum of 0.5 per 1,000 square feet of retail sales area in addition to any parking requirements for buildings. Recreational and entertainment uses: Outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs: A minimum and maximum of 1.0 for every 4 fixed seats or 10 per 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater. Bowling alleys: A minimum and maximum of 2.0 per alley. Dance halls, dance clubs, and skating rinks: A minimum and maximum of 1.0 per 40 square feet of net floor area. Golf driving ranges: A minimum and maximum of 1.0 per driving station. Marinas: A minimum and maximum of 2.0 per 3 slips. For private marina associated with a residential complex, then 1.0 per 3 slips. Also 1 loading area per 25 slips. Miniature golf courses: A minimum and maximum of 1.0 per hole. Other recreational: A minimum and maximum of 1.0 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. Travel trailers: A minimum and maximum of 1.0 per trailer site. COMMERCIAL ACTIVITIES WITHIN THE CENTER DOWNTOWN ZONE: Convalescent center, drive- through retail, drive-through service, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters, These uses follow the standards applied outside the Center Downtown Zone. entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses: Retail marijuana: A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of net floor area. All commercial uses allowed in the CD Zone except for the uses listed above: A maximum of 1.0 space per 1,000 square feet of net floor area, with no minimum requirement. INDUSTRIAL/STORAGE ACTIVITIES: Airplane hangars, tie-down areas: Parking is not required. Hangar space or tie-down areas are to be utilized for necessary parking. Minimum and maximum parking for offices associated with hangars is 5.0 per 1,000 square feet. Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: A minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). Self service storage: A minimum and maximum of 1.0 per 3,500 square feet of net floor area. Maximum of 3.0 moving van/truck spaces is permitted. Outdoor storage area: A minimum and maximum of 0.5 per 1,000 square feet of area. Warehouses and indoor storage buildings: A minimum and maximum of 1.0 per 1,500 square feet of net floor area. PUBLIC/QUASI-PUBLIC ACTIVITIES: Religious institutions: A minimum and maximum of 1.0 for every 5 seats in the main auditorium; however, in no case shall there be less than 10.0 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1.0 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions making structural alterations or additions that do not increase the seating capacity of the auditorium, see “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs.” Medical institutions: A minimum and maximum of 1.0 for every 3 beds, plus 1.0 per staff doctor, plus 1.0 for every 3 employees. Cultural facilities: A minimum and maximum of 40 per 1,000 square feet. Public post office: A minimum and maximum of 3.0 for every 1,000 square feet. Secure community transition facilities: A minimum and maximum of 1.0 per 3 beds, plus 1.0 per staff member. Schools: Elementary and junior high: A minimum and maximum of 1.0 per employee. In addition, if buses for the transportation of students are kept at the school, 1.0 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Senior high schools: public, parochial and private: A minimum and maximum of 1.0 per employee plus 1.0 space for every 10 students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1.0 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universities, arts and crafts schools/studios, and trade or vocational schools: A minimum and maximum of 1.0 per employee plus 1.0 for every 3 student rooming units, plus 0.5 space for every full-time student not residing on campus. In addition, if buses for transportation of students are kept at the school, 1.0 off-street parking space shall be provided for each bus of a size sufficient to park each bus. F EXHIBIT F RMC 4-7-090 4-7-090 UNIT LOT SUBDIVISIONS: A. PURPOSE: This Section is intended to allow the creation of unit lots for townhouse, middle housing, and cottage house development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit lots, as discussed in subsection E of this Section, Exceptions. B. APPLICABILITY: The provisions of this Section shall only apply to subdivisions in the following cases: 1. New Townhouse Development: Subdivisions in the R-10, R-14, RMF, and CV zones intended for the purpose of new townhouse development. 2. Existing Townhouse Development: Subdivisions in the R-10, R-14, RMF, and CV zones when the existing townhouse developments have has received a Certificate of Occupancy before October 17, 2016. 3. New and Existing Middle Housing Development: Subdivisions in the RC, R-1, R-4, R-6, and R-8 zones intended for the purpose of new or existing middle housing development. 34. Cottage House Developments: Subdivisions in the R-4, R-6, R-8, R-10, and R-14 zones intended for the purpose of new single-family development, including existing single-family dwellings when integrated into proposed cottage house developments. C. PRINCIPLES OF ACCEPTABILITY: 1. Parent Site: The whole parent site shall comply with all development standards as though it were a standalone lot. 2. Access: The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public street or a unit lot drive, in conformance with or private roadway (see RMC 4-6-060K, Unit Lot Drives). 3. Physical Characteristics: A proposed subdivision may be denied because of the presence of flood, inundation, wetland conditions, steep slopes, unstable soils, mineshafts, or other unsuitable site characteristics. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. D. SCOPE AND PROCESS: 1. Short Subdivision: Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Subdivisions, unless otherwise specified by this Section. 2. Subdivision: Unit lot subdivisions of ten (10) or more unit lots shall be processed as subdivisions, and subject to all provisions of RMC 4-7-080, Detailed Procedures for Subdivision, unless otherwise specified by this Section. 3. Site Plan Review: Unit lot subdivisions shall be subject to RMC 4-9-200, Master Plan and Site Plan Review; however, RMC 4-9-200C2b, SEPA Exempt Development, shall not apply. E. EXCEPTIONS FOR INDIVIDUAL UNIT LOTS: 1. Residential Development Standards: Individual unit lots created for townhouses, middle housing, andor cottage house developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Individual unit lots created for cottage house development are subject to the provisions of RMC 4-2- 110G, Development Standards for Residential Development (Cottage House Development). 2. Landscaping: a. Townhouse Development: Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping: i. RMC 4-4-070F1, Street Frontage Landscaping Required; ii. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and iii. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. b. Middle Housing Development: Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. bc. Cottage House Development: Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. 3. Parking: a. Townhouse Development: The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. b. Middle Housing Development: The number of parking spaces required for middle housing pursuant to RMC 4-2-110F.12, Parking and Driveway Standards, may be averaged and dispersed among unit lots or within the parent site. bc. Cottage House Development: The number of parking spaces required for cottage house development pursuant to RMC 4-4-080.F.10.d, Parking Spaces Required Based on Land Use, may be averaged and dispersed within the parent site; provided, that at least one (1) parking space is provided for each unit lot. 4. Access: a. Townhouse Development: Primary access for individual unit lots may be from a public alley. b. Middle Housing Development: Vehicle access is only required for the parent site and not individual unit lots. Primary access for individual unit lots may be from a public alley. bc. Cottage House Development: Vehicle access is only required for the parent site and not individual unit lots. 5. Existing Nonconforming Developments: Legally established existing townhouses, middle housing, and single-family housing intended for cottage house developments that are nonconforming with respect to development standards (e.g., maximum net density) shall be considered conforming for the purpose of this Section and may be subdivided pursuant to this Section; provided, that as conditions of a unit lot subdivision approval the City may require that any nonconforming development standard be brought into compliance to the extent feasible, as determined by the Administrator. F. UNIT LOT SUBDIVISION REQUIREMENTS: 1. Unit Lots: Parent sites developed or proposed to be developed with attached townhouse dwellings, middle housing, or cottage houses development may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. The whole parent site shall meet applicable development standards. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. 2. Siting of Unit Lots: Unit lot subdivisions that propose to incorporate one or more unit lot drives, (refer pursuant to RMC 4-6-060K, Unit Lot Drives) , shall site unit lots as follows: a. For unit lot drives serving six (6) unit lots or less: At least one (1) unit lot shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lot. b. For unit lot drives serving seven (7) unit lots or more: At least two (2) unit lots shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lots. 3. Parent Site: Prior to a unit lot subdivision or any subsequent platting actions, additions or modifications to the structure(s), the applicant shall demonstrate that the whole parent site will comply with applicable standards and requirements of this Title (i.e., the parent site shall be reviewed as though it is a single lot without any unit lots or tracts within). For example, building coverage of the parent site shall include all qualifying structures within the development, including those located or proposed to be located upon individual unit lots. Portions of the parent site not subdivided for individual unit lots shall be platted as a tract and owned in common by the owners of the individual unit lots, or by a homeowners’ association comprised of the owners of the individual unit lots. 4. Density: The density of the parent site shall not exceed the maximum net density of the zone, except for middle housing, which shall conform to the maximum number of dwelling units allowed pursuant to RMC 4-2-110F.6, Maximum Dwelling Units per Legal Lot. Only one (1) dwelling unit shall be located on a unit lot. 5. Design and Open Space Standards: a. Townhouse Development: RMC 4-2-115, Residential Design and Open Space Standards, as applied to the R-10 and R-14 zones shall apply to unit lot subdivisions within the RMF and CV zones. Unit lot subdivisions within the RMF and CV zones shall be exempt from RMC 4-3-100, Urban Design Regulations. b. Middle Housing and Cottage House Development: See RMC 4-2-115, Residential Design and Open Space Standards. 6. Homeowners’ Association and Covenants: a. Covenants and Homeowners’ Association: Prior to the recording of the plat, the applicant shall provide final covenants, declarations and restrictions in a form satisfactory to the City Attorney, and shall record the document with the King County Recorder. b. Maintenance of Common Facilities: All common open space and facilities, private utility infrastructure, exterior building facades and roofs, and other physical improvements to the land, as determined by the Administrator, shall be maintained in perpetuity by the homeowners’ association, unless otherwise agreed to by the City. The covenants, declarations and restrictions shall provide authority for the City, after providing reasonable written notice to the homeowners’ association and opportunity to perform required maintenance, to recover any costs incurred by the City to maintain private infrastructure or common areas due to a failure of the homeowners’ association to adequately maintain privately owned improvements. In order to ensure that the City can recover its costs for performing required maintenance, the City may file a lien against the property or accept other appropriate security approved by the City. 7. Timing: Site development and building construction may commence upon approval of a site plan and issuance of a building permit(s) for such construction and prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. 8. Recorded Plat: Notes shall be placed on the plat recorded with the King County Recorder to acknowledge the following: a. The title of the plat shall include the phrase “Unit Lot Subdivision”; b. Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent site as a whole; and c. The individual unit lots are not separate building sites and additional development of the individual unit lots may be limited as a result of the application of development standards to the parent site. G EXHIBIT G RMC 4-11-040 4-11-040 DEFINITIONS D: A. DANCE CLUB: Any facility, restricted to adults over twenty one (21) years of age, at which dancing occurs, as a primary form of entertainment. This definition excludes adult entertainment businesses, entertainment clubs, and gaming/gambling facilities, dance halls and other establishments conducting public dances as defined in RMC 5-13-1. B. DANCE HALL: Any place where a public dance, as defined in RMC 5-13-1, is conducted without restriction on age, or restricted to minors only. Dance halls are further regulated under RMC Title 5 and require a license to operate. This definition excludes adult entertainment businesses, dance clubs, entertainment clubs, and gaming/gambling facilities. C. DANGEROUS BUILDING: As defined by the “Uniform Code for the Abatement of Dangerous Buildings.” D. DATA CENTER: A facility used primarily for off-site storage of computer systems and associated components including applications and secure data. Some data centers may include maintenance areas and a small office. Data centers may be occupied by single or multiple tenants, but typically have a small number of employees and visitors. See RMC 4-11-230, WAREHOUSING. E. DAY CARE CENTER: A day care operation licensed by the State of Washington (WAC 388-73-014), for thirteen (13) or more children in any twenty four (24) hour period, or any number of children in a nonresidential structure. This definition does not include adult day care/health. F. DAY CARE, FAMILY, HOME: A day care operation licensed by the State of Washington (WAC 388-73- 014), caring for twelve (12) or fewer children in any twenty four (24) hour period within the caregiver’s place of residence. G. DAYLIGHTING: Restoration of a culverted or buried watercourse to a surface watercourse. H. DEDICATION: A deliberate appropriation of land by its owner for any general and public uses, reserving to himself/herself no other rights than such as are compatible with the full exercises and enjoyment of the public uses to which the property has been devoted. I. DEED OF DEDICATION: A formal dedication of right-of-way or easement to the City, to be approved by City Council, the Hearing Examiner, the Public Works Administrator or designee, or the Community and Economic Development Administrator or designee. J. DEMOLITION WASTE: Solid waste resulting from the demolition or razing of buildings, roads and other human-made structures. Demolition waste includes, but is not limited to, concrete, brick, bituminous concrete, wood and masonry, composition roofing and roofing paper, steel, and minor amounts of other metals like copper. K. DENSITY, GROSS: A measure of population, housing dwelling units, number of lots, or building area related to land area, and expressed as a ratio, i.e., one thousand (1,000) people per square mile, one dwelling unit per acre, or one thousand (1,000) people lot per square mileacre. L. DENSITY, NET: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, i.e., very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development), wetlands, Class 1 to 4 streams and lakes, or floodways, and public rights-of-way and legally recorded private access easements, are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Developments meeting the definition of a shopping center are not required to deduct areas within access easements from the gross site area for the purpose of calculating net density. Required critical area buffers, streams that have been daylighted including restored riparian and aquatic areas, public and private alleys, unit lot drives, drives, joint use driveways (and the access easements upon them), and trails shall not be subtracted from gross acres for the purpose of net density calculations. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. M. DEPARTMENT: The Department of Community and Economic Development of the City of Renton, unless otherwise specified. N. DEPARTMENT ADMINISTRATOR: See ADMINISTRATOR. O. DEPOSIT AREA: The designated area(s) where refuse, recyclables, and compostables will be stored. OP. DESIGNATED ZONE FACILITY: Any hazardous waste treatment and storage facility that requires an interim or final status permit under rules adopted under chapter 70.105 RCW and that is not a “preempted facility” as defined in RCW 70.105.010. PQ. DETENTION/RETENTION FACILITIES: Facilities designed either to hold runoff for a short period of time and then release it to the point of discharge at a controlled rate or to hold water for a considerable length of time during which the volume is reduced through evaporation, evapotranspiration by plants, or infiltration into the ground. QR. DETERMINATION OF NONSIGNIFICANCE (DNS): The written decision by the responsible official of the lead agency that a proposal is not likely to have a significant adverse environmental impact, and therefore an EIS is not required (WAC 197-11-310 and 197-11-340). The DNS form is in WAC 197-11-970. RS. DETERMINATION OF NONSIGNIFICANCE, MITIGATED (MDNS): A DNS that includes mitigation measures and is issued as a result of the process specified in WAC 197-11-350. ST. DETERMINATION OF SIGNIFICANCE (DS): The written decision by the responsible official of the lead agency that a proposal is likely to have a significant adverse environmental impact, and therefore an EIS is required (WAC 197-11-310 and 197-11-360). The DS form is in WAC 197-11-980 and must be used substantially in that form. TU. DEVELOPABLE AREA: Land area outside of critical areas, critical area and shoreline buffers, and public rights-of-way that is otherwise developable. UV. DEVELOPMENT: The division of a parcel of land into two (2) or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure; any mining, excavation, landfill or land disturbance and any use or extension of the use of land. VW. DEVELOPMENT: (This definition for RMC 4-3-050, Critical Areas Regulations, use only.) Any manmade change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials located within the area of special flood hazard. WX. DEVELOPMENT: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A use consisting of the construction or exterior alteration of structures; dredging; drilling; dumping; filling; removal of any sand, gravel or minerals; bulkheading; driving of piling; placing of obstructions; or any other projects of a permanent or temporary nature which interferes with the normal public use of the surface of the waters overlying lands subject to the Act at any state of water level. This does not include dismantling or removing structures if there is no other associated development or redevelopment. XY. DEVELOPMENT AGREEMENT: A recorded contract entered into by the city and an applicant setting forth development standards and other provisions governing and vesting a development or use for a duration of time specified in the contract. May be used to obligate an applicant to fund or provide services, infrastructure, or other facilities. YZ. DEVELOPMENT PERMIT: Written permission after appropriate review for type of application from the appropriate decision-maker authorizing the division of a parcel of land, the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure, utility, or any use or extension of the use of the land. ZAA. DEVELOPMENT REGULATIONS (for vesting purposes): The following controls placed on development or land use activities by the City, including but not limited to: Comprehensive Plan Policies, zoning regulations, subdivision regulations, shoreline management regulations, road design standards, site development regulations, sign regulations, critical areas regulations, and all regulations and land use controls that must be satisfied as a prerequisite to obtaining approval of an application for development. For the purposes of this definition, construction and utility regulations such as stormwater standards and erosion/sediment control requirements contained in RMC Title IV, Development Regulations, building standards, fire standards, sewer utility standards, and Health Department standards are not considered development regulations or land use controls. RMC Title IV processes and procedures are not considered development regulations or land use controls. AABB. DEVELOPMENT SERVICES DIRECTOR: The Director of the Development Services Division of the Department of Community and Economic Development or designee. BBCC. DISPLAY SURFACE: The area made available by the sign structure for the purpose of displaying the advertising message. CCDD. DISPLAY WINDOW: A window in a building facade intended for nonpermanent display of goods and merchandise. DDEE. DIVERSION FACILITY: A facility that provides inpatient healthcare for individuals that are self- admitted or ordered, diverted, or referred from jails, hospitals, doctors or similar treatment facilities or professionals, or by first responders, including law enforcement, hospital emergency department social workers, and similar professionals. Services may include an array of inpatient healthcare treatment and support services including but not limited to screening and assessment, psychological counseling, case management, crisis management, detox services, substance use and trauma-related treatment services, behavioral/mental health care, medical isolation, care, or treatment, counseling, respite services, and various levels of accommodations for sleeping purposes. Some outpatient healthcare services may be provided. Not included in this definition are congregate residences, assisted living facilities, adult family homes, group homes, convalescent centers, social service organizations, or homeless services uses. EEFF. DOCK: A fixed or floating platform extending from the shore over the water. FFGG. DOUBLE CHECK VALVE ASSEMBLY: See RMC 4-6-100. GGHH. DOUBLE-WALLED: See RMC 4-5-120G. HHII. DOWNTOWN BUSINESS DISTRICT: Those uses, buildings, and walkways within the area mapped in RMC 4-2-080D. In general, the area is bounded at the north by parcel lines near South Second Street, at the east by the Cedar River and I-405, at the south by parcel lines near South Fourth Street and parcel lines along South Third Street, and at the west by parcels along Burnett Avenue South and Shattuck Avenue South. IIJJ. DRAINAGE AREA: The total area whose drainage water flows to and across the subject property. JJKK. DREDGING: The removal of earth from the bottom or banks of a body of water. KKLL. DRIP LINE: A tree’s drip line shall be described by a line projected to the ground from the outer edge of the tree canopy delineating the outermost extent of foliage in all directions. LLMM. DRIP LINE, PROTECTED: A tree drip line identified to be retained and preserved as an undisturbed, vegetated area that fully encompasses the drip line of a protected tree removed in violation of a land development permit. MMNN. DRIVE-IN/DRIVE-THROUGH RETAIL OR SERVICE: A business or a portion of a business where a customer is permitted or encouraged, either by the design of physical facilities or by service and/or packaging procedures, to carry on business in the off-street parking or paved area accessory to the business, while seated in a motor vehicle. In some instances, customers may need to get out of the vehicle to obtain the product or service. This definition shall include but not be limited to drive-in/drive- through services at eating and drinking establishments, fast-food restaurants, coffee stands, and banks and pharmacies. This definition excludes vehicle service and repair, vehicle fueling stations, and car washes. OO. DRIVEWAY, SHARED: A single driveway serving two (2) or more adjoining lots, parcels, or tracts for the purposes of vehicular access. New shared driveways shall conform to the provisions of RMC 4-6- 060J, Shared Driveway Standards. NNPP. DROP-OFF ZONE: A sidewalk area abutting a street intended for passengers to enter or exit vehicles that are temporarily parked for that purpose. OOQQ. DWELLING, ATTACHED: A dwelling unit connected to one or more dwellings by common roofs, walls, or floors or a dwelling unit or units attached to garages or other nonresidential uses. This definition includes all buildings structures or portions of buildings structures meeting this definition, but excludes boarding and lodging houses, accessory dwelling units, adult family homes, and group home I or group home II, as defined herein. Attached dwellings include the following types: 1. Flat: A dwelling unit attached to one or multiple dwelling units by one or more common roof(s), wall(s), or floor(s) within a building. Typically, the unit’s habitable area is provided on a single level. Unit entrances are provided from a common internal corridor. 2. Townhouse: A dwelling unit attached to one or more such units by one or more common vertical walls in which each unit occupies the building from the bottom of the foundation to the roof, has at least two (2) exterior faces, front and rear ground-level access to the outside, and no unit is located over another unit. Townhouse units may be multistory. 3. Carriage House: One or more dwelling units built above one or more private garage(s). The attached garage(s) typically contains vehicles and/or storage for people living in another building as well as occupants of the carriage house. This definition does not include accessory dwelling units. 4. Garden Style Apartment(s): A dwelling unit that is one of several stacked vertically, with exterior stairways and/or exterior corridors and surface parking. Parking is not structured and may include detached carports or garages. Buildings and building entries are oriented toward internal drive aisles and/or parking lots and not street frontage. There is typically no formal building entry area connected to a public sidewalk and a public street. Site planning may incorporate structures developed at low landscaped setbacks. PPQQRR. DWELLING, DETACHED: A building containing one dwelling unit which is not attached to any other dwelling by any means except fences, has a permanent foundation, and is surrounded by open space or yards. Also called aThis definition includes single single-family dwellings and cottages. This definition does not include accessory dwelling units. QQSS. DWELLING UNIT: A structure or portion of a structure designed, occupied, or intended for occupancy as a single residential unit providing complete, independent living facilities with separated living quarters, a kitchen, sleeping, and sanitary facilities provided for the exclusive use of a single household. For the purposes of this definition, “sanitary facilities” shall include a sink, a toilet, and a shower or bathtub. Dwelling units (attached or detached) include the following types: 1. Apartment(s): Multiple attached dwelling units in a residential building in which units may be separately rented or owned. Unit entrances are provided from a common internal corridor and individual units’ habitable area is provided on a single level. 2. Accessory dwelling unit(s): An independent subordinate dwelling unit that is located on the same lot as a single-family dwelling, courtyard apartment, stacked flat, duplex, triplex, fourplex, and/or townhouse, or on the same lot as a principal building actively operated with a nonresidential use by a religious institution or social service organization. This may include units over detached garages. 3. Cottage(s): A detached, single-family dwelling unit that is oriented around a shared common open space within a unit lot subdivision. 4. Courtyard Apartment(s): Attached dwelling units arranged on two or three sides of a yard or court. 5. Garden Style Apartment(s): A dwelling unit that is one of several stacked vertically, with exterior stairways and/or exterior corridors and surface parking. Parking is not structured and may include detached carports or garages. Buildings and building entries are oriented toward internal drive aisles and/or parking lots and not street frontage. There is typically no formal building entry area connected to a public sidewalk and a public street. 7. Middle Housing: Attached dwelling units that are compatible in scale, form, and character with single- family dwellings, having a permanent foundation, and containing two or more attached or stacked homes, including duplexes, triplexes, fourplexes, townhouses, stacked flats, and courtyard apartments. 8. Single-Family: A detached dwelling unit which is not attached to any other dwelling unit(s) by any means except fences, has a permanent foundation, and is surrounded by open space or yards. This definition does not include accessory dwelling units or manufactured homes. 9. Townhouse(s): A dwelling unit attached to one (1) or more such units by one or more common vertical walls in which each unit occupies the building from the bottom of the foundation to the roof, has at least two (2) exterior faces, front and rear ground-level access to the outside, and no unit is located over another unit. Townhouse units may be multistory. RR. DWELLING UNIT, ACCESSORY: An independent subordinate dwelling unit that is located on the same lot as, but not within, either a single-family dwelling or a principal building actively operated with a nonresidential use by a religious institution or social service organization. This may include units over detached garages. H EXHIBIT H RMC 4-11-180 4-11-180 DEFINITIONS R: A. RAILROAD YARDS: An area for the switching, storing, assembling, distributing, consolidating, moving, repairing, weighing or transferring of cars, trains, engines, locomotives, and rolling stock. B. REAR YARD: See YARD REQUIREMENT. C. REASONABLE USE: A legal concept that has been articulated by Federal and State courts in regulatory takings issues. D. RECEIVING BODIES OF WATER: Creeks, streams, rivers, lakes, storm sewers, wetlands and other bodies of water into which surface waters are directed, either naturally or in manmade ditches or open and closed systems. E. RECOGNIZED HIGHER RISK: The handling, processing or storage of flammable, explosive, blasting or toxic agents and their related processes and/or activities which are generally considered as high hazard occupancy by agencies and/or publications, which include but are not limited to the Washington Surveying and Rating Bureau, the American Insurance Association as per its Fire Prevention Code and National Building Code, as the same may be amended from time to time as posing a higher risk on its neighbors and/or adjacent or nearby properties natural or manmade waterways, or which may tend to endanger environmental qualities before special actions are taken to mitigate adverse characteristics. F. RECREATION: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The refreshment of body and mind through forms of play, amusement or relaxation. The recreational experience may be active, such as boating, fishing, and swimming, or may be passive such as enjoying the natural beauty of the shoreline or its wildlife. This definition includes both public and private facilities. G. RECREATION, ACTIVE: Leisure-time activities sometimes requiring equipment and taking place at prescribed places, sites, or fields. Active recreation includes such activities as swimming, boating, tennis, fishing, soccer, etc. H. RECREATION, PASSIVE: Activities that involve relatively inactive or less energetic activities, such as walking, sitting, reading, picnicking, and card, board, or table games. I. RECREATIONAL FACILITIES, INDOOR: A place designed and equipped for the conduct of sports and leisure-time activities within an enclosed space. Examples include gymnasiums, amusement arcades, health and fitness clubs, indoor tennis and racquetball courts, bowling alleys, and indoor swimming pools. This definition excludes indoor sports arenas, auditoriums, and exhibition halls. J. RECREATIONAL FACILITIES, OUTDOOR: A place designed and equipped for the conduct of sports and leisure-time activities with little or no enclosed space. Examples include: private (commercial or private club) outdoor tennis courts, private outdoor swimming pools, batting cages, amusement parks, miniature golf courses, golf driving ranges, and playgrounds. This definition excludes marinas, parks, golf courses and outdoor sports arenas. K. RECREATIONAL VEHICLE: A vehicle that is: 1. Built on a single chassis; and 2. Four hundred (400) square feet or less when measured at the largest horizontal projection; and 3. Designed to be self-propelled or permanently towable by a light duty truck; and 4. Designed primarily not for use as a permanent dwelling but as temporary quarters for recreational, camping, travel, or seasonal use. This definition includes, but is not limited to, motor homes and travel trailers. L. RECREATIONAL VEHICLE: (This definition is for flood hazard regulations in RMC 4-3-050 use only.) A vehicle that is: 1. Built on a single chassis; 2. Four hundred (400) square feet or less when measured at the largest horizontal projection; 3. Designed to be self-propelled or permanently towable by a light duty truck; and 4. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use. M. RECYCLABLES: Newspaper, uncoated mixed paper, aluminum, glass and metal food and beverage containers, polyethylene terepthalate (PET #1) plastic bottles, high density polyethylene (HDPE #2) plastic bottles, and such other materials that the City and contractor determine to be recyclable. RECYCLABLES DEPOSIT AREA: In multi-family residences, commercial, industrial and other nonresidential development, the area(s) where recyclables will be stored. N. RECYCLING COLLECTION AND PROCESSING CENTER: A facility where collected recyclable items are brought for sorting, compaction, transfer, and/or processing including changing the form of materials. O. RECYCLING COLLECTION STATION: A container or containers for the collection of secondhand goods and recyclable materials. P. REFUSE: A term synonymous with municipal solid waste (MSW) including all accumulations of waste matters discarded as of no further value to the owner, such as kitchen and table waste, wrappings and small discarded containers, and small dead animals weighing not over fifteen (15) pounds, but shall exclude all manure, sewage, large dead animals, petroleum products, cleanings from public and private catch basins, washracks or sumps, bulk waste, recyclables, yard waste and special or hazardous wastes. Q. REGULATED ACTIVITY: (For chapter 4-3 RMC, critical area regulation use only.) All existing and proposed activities located within a regulated critical area or critical area buffer. R. REGULATED SUBSTANCES: See RMC 4-5-120G. S. RELIGIOUS INSTITUTIONS: Churches, synagogues, temples and other places where gathering for worship is the principal purpose of the use. Typical accessory uses associated with this use include licensed day care facilities, playground, community meeting facilities, and private schools, rectory or convent, and offices for administration of the institution. T. REMOVAL OF VEGETATION: The actual removal or causing the effective removal through damaging, poisoning, root destruction or other direct or indirect actions resulting in the death of a tree or other vegetation. U. RENTAL UNIT: Any dwelling unit which is occupied pursuant to a lawful rental agreement, oral or written, express or implied, which was not owned as a condominium unit or cooperative unit on the effective date of RMC 4-9-040, Condominium Conversions. A dwelling unit in a converted building for which there has been no acceptance of an offer of sale as of October 15, 1979, shall be considered a rental unit. V. REPAIR or MAINTENANCE: An activity that restores the character, scope, size, or design of a serviceable area, structure, or land use to its previously existing, authorized and undamaged condition. Activities that change the character, size, or scope of a project beyond the original design are not included in this definition. W. RESEARCH – SCIENTIFIC (SMALL SCALE): The gathering of data, information, and facts for the advancement of knowledge. Small scale research is generally sponsored by an organization or government agency. Facilities may consist of temporary offices, sheds, or structures that have a small footprint. The uses have only limited impact on the underlying use of the site or environment as determined by the Community and Economic Development Administrator. Such scientific research may be conducted in a building or in the field, may include investigation, testing or experimentation for study, research education, mitigation, and demonstration of scientific principles and may be temporary in nature. X. RESTRICTIVE COVENANT: A restriction on the use of land set forth in a formal binding agreement running with the land and binding upon subsequent owners of the property. Y. RETAIL SALES: Establishments within a permanent structure engaged in selling goods or merchandise available for immediate purchase and removal from the premises by the general public for personal or household consumption and rendering services incidental to the sale of such goods. This definition includes department stores, retail shops, grocery stores and large format retailers developing using a multi-story format. This definition excludes adult retail uses, vehicle sales, wholesale retail, outdoor retail sales, eating and drinking establishments, and taverns. Z. RETAIL SALES, OUTDOOR: The display and sale of products and services primarily outside of a building or structure, including but not limited to garden supplies, tires and motor oil, farmers markets, manufactured homes, burial monuments, building and landscape materials, lumber yards, vending machines, and retail product lockers. This definition excludes adult retail uses, or vehicle sales. AA. RETAIL, WHOLESALE: A retail establishment accessible by the public engaged in selling goods or merchandise to the general public as well as other retailers, contractors, or businesses, and rendering services incidental to the sale of such goods, involving a high volume of sales of products in a warehouse setting, and may include, but is not limited to, membership warehouse clubs that emphasize bulk sales, “big-box retail,” discount stores, and outlet stores. This definition excludes warehousing, warehousing and distribution, vehicle sales, outdoor retail sales, and adult retail uses. Wholesale retail is differentiated from general retail by any of the following characteristics: 1. Items for sale include large, categorized products, e.g., lumber, appliances, household furnishings, electrical and heating fixtures and supplies, wholesale and retail nursery stock, etc.; and may also include a variety of carry-out goods (e.g., groceries, household, and personal care products); 2. A large inventory of goods and merchandise is stored on the subject site in high-ceiling warehouse areas, high-rack displays, and/or outdoor storage areas; and 3. High-volume truck traffic, regular pick-up and delivery of large items, and a designated contractor pick- up area. BB. RETAINING WALL: A wall designed to resist lateral earth and/or fluid pressures, including any surcharge, in accordance with accepted engineering practice. For the purposes of this Title, a “rockery” or “rock wall” is a type of retaining wall. Structural components of stormwater facilities shall not be interpreted to be a retaining wall. CC. RETAINING WALL HEIGHT: The vertical distance measured from the bottom of the footing to the finish grade at the top of the wall (i.e., upper soil grade). DD. RETAINING WALL HEIGHT, EXPOSED: The vertical distance measured from the finish grade at the bottom of the wall (i.e., lower soil grade) to the finish grade at the top of the wall (i.e., upper soil grade). This height does not include the depth of footing below grade. EE. RIPARIAN AREA: The upland area immediately adjacent to and paralleling a body of water and is usually composed of trees, shrubs and other plants. Riparian functions include bank and channel stability, sustained water supply, flood storage, recruitment of woody debris, leaf litter, nutrients, sediment and pollutant filtering, shade, shelter, and other functions that are important to both fish a nd wildlife. FF. ROADWAY: That portion of a street intended for the accommodation of vehicular traffic, generally within curb lines. GG. ROCKERY: One or more courses of rocks stacked against an exposed soil face to protect the soil face from erosion and sloughing. The bottom course of rocks bears on the foundation soils and the upper rocks bear partially or entirely on the rocks below. A rockery is also known as a “rock wall.” HH. ROOFS, PITCHED: A shed, gabled or hipped roof having a slope or pitch of at least one foot (1') rise for each four feet (4') of horizontal distance in the direction of the slope or pitch of the roof. II. ROUTINE VEGETATION MANAGEMENT: Tree and other vegetation management undertaken as part of a regularly scheduled program of maintenance and repair of property. I EXHIBIT I RMC 4-11-200 4-11-200 DEFINITIONS T: A. TANK VEHICLE: A vehicle other than a railroad tank car or boat, with a cargo tank mounted thereon or built as an integral part thereof used for the transportation of flammable or combustible liquids, LP- gas, or hazardous chemicals. Tank vehicles include self-propelled vehicles and full trailers and semi- trailers, with or without motive power, and carrying part or all of the load. B. TAVERN: An establishment used primarily for the serving of liquor by the drink to the general public that holds a Washington State tavern license. Establishments in this category limit their dedicated dining area to less than fifteen percent (15%) of the total establishment and restrict entry to the premises to persons twenty-one (21) years of age and older. This definition excludes restaurants, cafes, fast-food establishments, microbreweries with restaurants, and espresso stands. C. TAX LOT SEGREGATION: The separation of two (2) or more legal lots, as defined in RMC 4-11-120, into individual tax parcels. D. TAXI STAND: A facility for pick-up and drop-off of taxi patrons, typically characterized by an area for queuing passengers and taxis. E. TELECOMMUNICATIONS: The transmission, between or among points specified by the user, of information of the user’s choosing, without change in the form or content of the information as sent and received. F. TEMPORARY HOMELESS ENCAMPMENT: A group of homeless persons temporarily residing out of doors on a site with services provided by a sponsor and supervised by a managing organization. 1. Managing Organization, Temporary Homeless Encampment: A group or organization that has the capacity to organize and manage a temporary homeless encampment. A temporary encampment “managing organization” may be the same entity as the temporary homeless encampment sponsor. 2. Sponsor, Temporary Homeless Encampment: A religious institution which: a. Owns the property or has an ownership interest in the property, for which a temporary homeless encampment is to be located; and b. Has an agreement with the temporary homeless encampment managing organization to provide basic services and support for the residents of a temporary homeless encampment and liaison with the surrounding community; and c. Joins with the managing organization in an application for a temporary homeless encampment permit. A “sponsor” may be the same entity as the managing organization. G. TEMPORARY OR MANUFACTURED BUILDINGS USED FOR CONSTRUCTION: Construction site buildings housing the office of construction/development management and sales staff for duration of construction. H. TEMPORARY USE: A use of limited term. Temporary uses may be established under special circumstances for some temporary time period. I. TENANT: Any person who occupies or has a leasehold interest in a rental unit under a lawful rental agreement whether oral or written, express or implied. J. TERRACE: A relatively level step constructed in the face of a graded slope surface for drainage and maintenance purposes. K. THRESHOLD LIMIT VALUE (TLV): The concentration of certain airborne materials representing conditions under which it is believed and adopted by the American Conference of Governmental Industrial Hygienists (ACGIH) that nearly all workers may be repeatedly exposed day after day without adverse effects. L. TOE OF SLOPE: A point or line at the low point of a natural slope or slope created through an excavation or cut where the lower surface changes to horizontal or meets the existing ground surface. The toe of a slope may be a distinct topographic break in slope gradient or the point in which the lowermost limit of a steep slope is inclined at less than the gradient of that steep slope for a horizontal distance of a minimum of twenty five feet (25'). M. TOP OF SLOPE: A point or line on the upper surface of a natural slope or slope created through an excavation or cut where it changes to horizontal or meets the existing ground surface. The top of a slope may be a distinct topographic break in slope gradient or the point in which the uppermost limit of a steep slope is inclined at less than the gradient of that steep slope for a horizontal distance of a minimum of twenty five feet (25'). 1. Top of Excavation or Cut: The upper surface point where the excavation meets the original ground surface. 2. Top of Embankment: The upper surface point or line to which the side slope changes to horizontal or meets original ground surface. N. TOW TRUCK: A vehicle equipped for and used in the business of towing or transporting vehicles. All tow trucks must display a valid Department of Licensing permit or decal that indicates the tow truck class. 1. Class A: Trucks that are capable of towing and recovery of passenger cars, pickup trucks, small trailers, or equivalent vehicles. 2. Class B: Trucks that are capable of towing and/or recovery of medium-size trucks, trailers, motor homes, or equivalent vehicles. 3. Class E: Tow trucks designed and intended to transport vehicles entirely on a truck bed. O. TOW TRUCK OPERATION: A facility that dispatches tow trucks for hire with no automotive storage area for impounded vehicles. P. TOW TRUCK OPERATION/AUTO IMPOUNDMENT YARD: A facility that dispatches tow trucks for hire with associated automotive storage area for impounded vehicles. Q. TOXIC SUBSTANCE: Those materials listed and documented by the American Conference of Governmental Industrial Hygienists (ACGIH). R. TRACT: An area of land that meets one of the following circumstances (wherever in this Title a tract is required to be created, if an applicant is not pursuing a subdivision then an easement shall be interpreted to suffice for a tract): 1. A physically separate and distinct property created pursuant to the provisions of this title, or pursuant to any previous laws governing the subdivision, short subdivision, or segregation of land created expressly to provide a common benefit or public purpose, including but not limited to land provided for: stormwater management, critical areas protection, utilities, recreation, or open space. Such tracts shall be unbuildable, except for the structures and infrastructure necessary to fulfill the common benefit or public purpose for which the tract was created; or 2. A physically separate and distinct property that was not created pursuant to the provisions of this Title, nor pursuant to any previous laws governing the subdivision, short subdivision, or segregation of land. Such tracts shall be unbuildable unless converted into a lot pursuant to the provisions of this Title. S. TRADE OR VOCATIONAL SCHOOL: A school that provides postsecondary education including industrial and technical processes and may include continuing education courses as an accessory use. This definition does not include arts and crafts schools/studios, or other higher education institutions such as colleges, universities, or professional schools. T. TRAILER, TRAVEL: See RECREATIONAL VEHICLE. U. TRANSIT CENTER: Any facility designed for accommodating large numbers of public transportation passengers to wait, board, and disembark at the intersection of multiple transit routes. V. TRANSIT STOP, MAJOR: (This definition applies to RMC 4-2-110C, Development Standards for Accessory Dwelling Units, use only.) A transit stop governed pursuant to the provisions of RCW 36.70A.696(8), which includes any of the following: 1. A stop on a high capacity transportation system funded or expanded under the provisions of chapter 81.104 RCW; 2. Commuter rail stops; 3. Stops on rail or fixed guideway systems, including transitways; 34. Stops on bus rapid transit routes or routes that run on high occupancy vehicle lanes; or 45. Stops for a bus or other transit mode providing actual fixed route service at intervals of at least fifteen (15) minutes for at least five (5) hours during the peak hours of operation on weekdays. W. TRANSIT STOP, MAJOR: (This definition applies to RMC 4-2-110F, Development Standards for Middle Housing, use only.) A transit stop governed pursuant to the provisions of RCW 36.70A.030(25) which includes any of the following: 1. A stop on a high capacity transportation system funded or expanded under the provisions of chapter 81.104 RCW; 2. Commuter rail stops; 3. Stops on rail or fixed guideway systems; or 4. Stops on bus rapid transit routes, including those stops that are under construction. XV. TRANSITIONAL HOUSING: “Transitional housing” has the same meaning as “transitional housing” in RCW 84.36.043, and as thereafter amended. YW. TRANSPORTATION MANAGEMENT PLAN: A plan developed by the occupant of a building or land use, or by the developer of a proposed project, designed to provide mechanisms for reducing the vehicle demand generated by an existing or proposed land use. ZX. TRANSPORTATION SYSTEM, MULTI-MODAL: A system of transportation consisting of various types of conveyances, for example, light rail train and bus, or ferry and automobile. AAY. TREE: A woody perennial usually having one dominant trunk, or, for certain species, a multi- stemmed trunk system, with a potential minimum height of ten feet (10') at maturity. Any trees listed on the complete King County Weed List shall not qualify as a tree. 1. Tree, High-Risk: Any tree that has been certified in a written arborist report, prepared by an arborist with ISA Tree Risk Assessment Qualification (TRAQ), as possessing the following ISA Tree Risk Assessment characterizations: a. The tree has a probable or imminent likelihood of failure; and b. The tree has a medium or high likelihood of impact; and c. The consequences of failure for the tree are significant or severe. 2. Tree, Landmark: A tree with a caliper of twenty four inches (24") or greater, except for big leaf maples, black cottonwoods, and red alder trees, which qualify as landmark trees with a caliper of thirty inches (30") or greater. 3. Tree, Protected: A significant tree identified to be retained, or a new tree required to be planted, as a condition of approval for a land development permit. 4. Tree, Significant: A tree with a caliper of at least six inches (6"), except alder or cottonwood trees, which qualify as significant trees with a caliper of eight inches (8") or greater. Trees certified as high-risk shall not be considered significant. 5. Tree, Small Species: A tree with a mature height of thirty feet (30') or less. 6. Tree, Medium Species: A tree with a mature height between thirty feet (30') and fifty feet (50'). 7. Tree, Large Species: A tree with a mature height of fifty feet (50') or more. BBZ. TREE PROTECTION TRACT: A restrictive area where all retained and/or replacement trees are protected, and development, alteration, or disturbance within the tract, or tree removal, is prohibited without the explicit approval of the City. Tree protection tracts may contribute to any required open space. CCAA. TREE REMOVAL: The removal of a tree, through either direct or indirect actions, including but not limited to: (1) clearing, damaging or poisoning resulting in a high-risk tree; (2) removal of more than forty percent (40%) of the live crown; or (3) damage to roots or trunk that is likely to destroy the tree’s structural integrity. DDBB. TREE TOPPING: The act of removing whole tops of trees, or large branches and/or trunks from the tops of trees, and leaving stubs or lateral branches that result in the disfigurement of the canopy. Tree topping is considered to be tree removal. Other common names for the practice include “hat- racking,” “lopping,” “heading,” “rounding over,” and “tipping.” EECC. TREE TRIMMING: The intentional removal of a tree’s branches in order to reduce the live canopy of the tree by no more than forty percent (40%) during any consecutive twelve (12) months. Trimming more than forty percent (40%) of a tree’s canopy during any consecutive twelve (12) months shall be considered “tree topping.” FFDD. TRUCK TERMINALS: A building or area in which semitrailers, including tractor and/or trailer units and other trucks are parked, stored for seventy two (72) hours or less, and dispatched. This facility may include incidental servicing and washing facilities.