HomeMy WebLinkAboutORD 5907CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5907
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SUBSECTIONS 4-1-045.F.2, 4-6-010.C, 4-6-060.D, 4-6-060.J.3, 4-6-080.K, 4-7-
020.A, 4-7-020.D, 4-7-050.13, 4-7-050.C.6, 4-7-OSO.D.7, 4-7-060.E.3, 4-7-060.F, 4-
7-060.G, 4-7-060.H, 4-7-070.A, 4-7-070.H.1, 4-7-070.J, 4-7-0701, 4-7-070.M, 4-7-
070.0, 4-7-080.E, 4-7-080.J, 4-7-0801, 4-7-110.C, 4-7-130.A, 4-7-200.E, AND 4-9-
060.C, SECTIONS 4-7-140 AND 4-7-190, AND THE DEFINITIONS OF "LOT LINE
ADJUSTMENT MAP" IN SUBSECTION 4-8-120.D.12, AND "SHORT PLAT OR
BINDING SITE PLAN MAP, FINAL" IN SUBSECTION 4-8-120.D.19, OF THE RENTON
MUNICIPAL CODE, STREAMLINING, CLARIFYING, AND UPDATING SHORT PLAT
AND FORMAL PLAT PROCESSES, AND PROVIDING FOR SEVERABILITY AND
ESTABLISHING AN EFFECTIVE DATE.
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 June 25, 2018, the City notified the State of
Washington of its intent to adopt amendments to its development regulations; and
WHEREAS, the Planning Commission held a public hearing on June 20, 2018, considered
all relevant matters, and heard all parties in support or opposition, and subsequently forwarded
a recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in
strikethrough and underline edits remain in effect and unchanged.
SECTION II. Subsection 4-1-045.F.2 of the Renton Municipal Code is amended as
follows:
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F. DURATION OF APPROVALS:
1. Building Permits: Development of a building shall be based on the
controls contained in the approved permit application. Vesting rights applicable
to building permit applications would expire pursuant to permit expiration periods
identified in the International Building Code (IBC) and adopted by reference herein
in RMC 4-5-050, as it exists or may be amended.
2. Preliminary Plat: Development of an approved preliminary plat shall be
based on the controls contained in the Hearing Examiner's decision. A final plat
meeting all of the requirements of the preliminary plat approval shall be
submitted within five (5) years of the effective date of the Hearing Examiner's
decision, unless a different time limitation was specifically authorized in the final
approval.
3. Final Plat: The lots in a final plat may be developed by the terms of
approval of the final plat, and the development regulations in effect at the time
the preliminary plat application was deemed complete for a period of five (5) years
from the recording date unless the City finds that a change in conditions creates a
serious threat to the public health, safety or welfare.
4. Conditional Use Permit: The use authorized in a conditional use permit
shall be allowed to develop for a period of two (2) years from the effective date
of the permit approval unless a different time limitation was specifically
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authorized in the final approval. The development of an approved conditional use
permit shall be governed by the terms of approval of the permit unless the City
finds that a change in conditions creates a serious threat to the public health,
safety or welfare.
5. Permits Associated with a Preliminary Plat: Permit applications, such as
Planned Urban Developments (PUD) applications that are approved as a
companion to a preliminary plat application shall remain valid for the duration of
the preliminary and final plat as provided in subsections F2 and 3 of this Section,
as they exist or may be amended.
6. Short Plat: The lots in a short plat may be developed by the terms and
conditions of approval, and the development regulations in effect at the time the
application was deemed complete for a period of five (5) years from the recording
date unless the City finds that a change in conditions creates a serious threat to
the public health, safety or welfare.
7. Shoreline Development Permits: An approved Shoreline Permit shall be
allowed to develop pursuant to the time limitations listed in RMC 4-9-190J (Time
Requirements For Shoreline Permits), as it exists or may be amended. The
development of an approved shoreline permit shall be governed by the terms of
approval of the permit unless the City finds that a change in conditions creates a
serious threat to the public health, safety or welfare.
8. All approvals described in this Section shall be vested for the specific
use, density, and physical development identified in the permit approval.
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SECTION III. Subsection 4-6-010.0 of the Renton Municipal Code is amended as follows:
C. OVERSIZING OF UTILITIES AND REIMBURSEMENT BY CITY:
If it has been determined that it would be to the best interests of the City and
the general locality to be benefited thereby to install a larger size main than one
then needed or considered by the applicant subdivideF, owners or developers
immediately abutting upon the street, alley or easement in which such a main is
to be placed, then the City may, at its discretion, require the installation of such a
larger sized main in which case the City shall pay the increased difference in cost
between the installation cost of the similar main and of the larger main.
Any party required to oversize utilities may request that utility participate in
the cost of the project.
SECTION IV. Subsections 4-6-060.D and 4-6-060.J.3 of the Renton Municipal Code are
amended as shown below. All other provisions of 4-6-060 remain in effect and unchanged.
D., EXEMPTIONS:
The following exemptions shall be made to the requirements listed in this
Section:
1. New construction or addition with valuation less than one hundred fifty
thousand dollars ($150,000.00) (the value of which shall be reviewed in
conjunction with mandatory periodic updates of the Comprehensive Plan and
based on the Seattle Construction Cost Index).
2. Interior remodels of any value not involving a building addition.
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3. If demonstrated as necessary to mitigate an extreme hardship not
caused by the requestor.
J. SHARED DRIVEWAY STANDARDS:
1. Where Permitted: Shared driveways may be allowed for access to four
(4) or fewer residential lots, provided:
a. At least one of the four (4) lots abuts a public right-of-way and the
street frontage of the lot is equal to or greater than the lot width requirement of
the zone;
lots;
b. The subject lots are not created by a subdivision of ten (10) or more
c. A public street is not anticipated by the City of Renton to be
necessary for existing or future traffic and/or pedestrian circulation through the
short subdivision or to serve adjacent property;
d. The shared driveway would not adversely affect future circulation to
neighboring properties;
e. The shared driveway is no more than three hundred feet (300') in
length; and
f. The shared driveway poses no safety risk and provides sufficient
access for emergency vehicles and personnel.
2. Minimum Standards: Shared driveways shall be within a tract; the width
of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire
Department may require the tract and paved surface to be up to twenty feet (20')
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wide. If a shared driveway abuts properties that are not part of the subdivision,
an eight foot (8') wide landscaped strip shall be provided between the shared
driveway and neighboring properties. The landscape strip shall be within a tract
and planted with a mixture of trees, shrubs, and groundcover, as required in RMC
4-4-070. The shared driveway may be required to include a turnaround per
subsection H of this Section. No sidewalks are required for shared driveways;
however, drainage improvements pursuant to City Code are required (i.e.,
collection and treatment of stormwater), as well as an approved pavement
thickness. The maximum grade for the shared driveway shall not exceed fifteen
percent (15%), except for within approved hillside subdivisions.
3. Signage Required: Appurtenant traffic control devices including
installation of "No Parking" signs, as required by the Department of Community
and Economic Development, shall be provided by the applicant suladMdeF. Lots
served by the shared driveway shall be addressed to the public street to which the
shared driveway connects.
4. Tract Required: The shared driveway shall be wholly within a tract. The
tract shall be shown and recorded on the face of the plat to be preserved in
perpetuity. The owners of the subject lots shall have an equal and undivided
interest in the ownership of the tract.
5. Easement Required: An access easement shall be recorded with the
King County Recorder's Office and be shown on the face of the plat to encumber
the entirety of the tract. The easement shall prohibit any temporary or permanent
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physical obstructions within the easement including, but not limited to, the
parking of non -emergency vehicles.
6. Timing of Improvements: The shared driveway must be installed prior
to recording of the plat unless approved for deferral.
7. Lot Type and Orientation: The Administrator may permit lots that only
front a shared driveway to be designated as a corner lot. If permitted by the
Administrator, lot width, lot depth and yard setbacks shall be measured consistent
with the corner lot designation (see illustration below).
8. Maintenance: The applicant shall ensure the shared driveway can be
continually maintained to minimum standards listed in this section by the owners
of the lots served by the driveway to the satisfaction of the City of Renton, prior
to the recording of the short plat.
9. Covenants, Conditions and Restrictions: Covenants, conditions and
restrictions, which are approved by the Administrator, shall be recorded with the
King County Recorder's Office. The applicant shall provide a copy of the recorded
document. These covenants shall provide for, at a minimum, the following:
a. Maintenance, repair, operation, and payment of taxes for the
commonly owned tract and facilities; and
b. These covenants shall run with the land and be irrevocable and
binding on all the property owners, including their assigns, heirs, and successors.
10. Exception for Joint -Use Driveway Extending from Emergency
Turnaround: A driveway that extends from the terminus of an emergency
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turnaround (excluding cul-de-sacs) and provides access to no more than two (2)
lots shall be permitted as joint -use driveway that does not take access from a
public right-of-way (see illustration below). The joint -use driveway shall be
constructed to City standards prior to recording the short plat, and a reciprocal
access easement for the benefit of the two (2) lots, in a form satisfactory to the
City Attorney, shall be recorded with the King County Recorder.
CL = Corner L
IL = Intenoi _L
joint -use
dmeaay
or depth
scape strip
Tact)
I driveway
It)
SECTION V. Subsection 4-6-080.K of the Renton Municipal Code is amended as follows:
K. INSTALLATION OF SERVICE PRIOR TO COMPLETION OF STREET
CONSTRUCTION:
Whenever it is deemed prudent, in case of a new development or subdivision,
to install the three -fourths inch (3/4") service from the main to the property line,
hereinafter referred to as "stub service" prior to completion of street
construction, the City will provide such service for sixty percent (60%) of the then
current installation cost for such service. At such time that meter installation is
ORDINANCE NO. 5907
requested, the remaining balance of the then current rate shall be collected and
paid for by such developer or applicant ref.
SECTION VI. Subsections 4-7-020.A and 4-7-020.D of the Renton Municipal Code are
amended as shown below. All other provisions of 4-7-020 remain in effect and unchanged.
4-7-020 ADMINISTERING AUTHORITY:
A. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ("the
Department" Q-D):
E€$The Department of Community and Economic Development is responsible
for the administration and coordination of this Chapter including but not limited
to reviewing all engineering and technical requirements of this Chapter, unless
another department is authorized to administer and enforce a specific section or
sections.
B. ADMINISTRATOR:
The Community and Economic Development Administrator shall review and
make recommendations to the Hearing Examiner for preliminary plats, but shall
have the authority to approve short plats and final plats.
C. HEARING EXAMINER:
The Hearing Examiner is authorized to hold a public hearing on all preliminary
plats and approve, conditionally approve, or deny all preliminary plats.
D., PUBLIC WORKS ADMINISTRATOR:
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The Administrator of the Department of Public Works is authorized to sign final
plats approved by the Administrator of the Department of Community and
Economic Development.
SECTION VII. Subsections 4-7-050.13, 4-7-050.C.6, and 4-7-050.D.7 of the Renton
Municipal Code are amended as shown below. All other provisions of 4-7-050 remain in effect
and unchanged.
4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT LINE
ADJUSTMENT PROCEDURES:
A. PRE -APPLICATION MEETING:
Any person who desires to subdivide land in the City should request a
preapplication meeting with the Department at an early date in order to become
familiar with the requirements of this Chapter.
B. APPLICATION FOR LOT LINE ADJUSTMENT — GENERAL OVERVIEW OF
PROCEDURES:
The general administrative procedures for processing applications for a lot line
adjustment are as follows:
1. Application: The completed application is filed with the
Department.
2. Review: The application is reviewed by the Department staff.;
3. Decision: The adjustment is either approved, modified, or denied
by the Administrator.;
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4. Recording: The approved lot line adjustment is recorded by the City
Clerk with the King County DepaFt..,. ent „f ReGGFds and Fleetie r Recorder's Office.
C. APPLICATION FOR SHORT SUBDIVISION — GENERAL OVERVIEW OF
PROCEDURES:
The general procedures for processing applications for a short subdivision are
as follows:
1. Application: The completed application is filed with the Department.
2. Public Notice: Public comment is requested by the following: (a) a notice
board on the site, (b) a notice in a newspaper of general local circulation, and (c)
written notice is mailed to all property owners within three hundred feet (300') of
the subject property. A fourteen (14) day comment period is provided prior to a
determination on the application.
3. Review: The application is reviewed by the Department and other
interested City departments and outside agencies.
4. Short Plats: The Administrator may approve, modify, or deny the short
subdivision; or transfer the matter to the Hearing Examiner for a public hearing
and decision.
S. Improvements: The Department will confirm that the required
improvements have been installed by the applicant, or deferred by the
Administrator.
6. Recording: The final short plat is submitted to the Department for final
review, approval and recording with the King County Recorder's Office.
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D. APPLICATION FOR SUBDIVISION — GENERAL OVERVIEW OF PROCEDURES:
The general procedures for processing an application for a subdivision are as
follows:
I. Application: The completed application is filed with the Department.
2. Public Notice: Public comment is requested by the following: (a) a notice
board on the site, (b) a notice in a newspaper of general local circulation, and (c)
written notice is mailed to all property owners within three hundred feet (300') of
the subject property. A fourteen (14) day comment period is provided prior to a
public hearing on the application.
3. Initial Review: The application is reviewed by the Department and other
interested City departments and outside agencies.
4. Recommendation: The Administrator will send a recommendation to
the Hearing Examiner along with the environmental determination.
5. Hearing: The Hearing Examiner shall hold a public hearing and issue a
final determination regarding the preliminary plat.
6. Improvements: The Department will confirm that the required
improvements have been installed by the applicant, or deferred by the
Administrator.
7. Final Review: The applicant submits the final plat to the Department of
Community and Ecenemie Develepm for its review. The Department shall
approve, deny, or return to the applicant for modification or correction a
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proposed final plat. If approved, the final plat will be forwarded to the
Administrator of the Public Works Department for signing.
8. Recording: The approved final plat is recorded with the King County
Recorder's Office.
SECTION Vill. Subsections 4-7-060.E.3, 4-7-060.F, 4-7-060.G, and 4-7-060.1-1 of the
Renton Municipal Code are amended as shown below. All other provisions of 4-7-060 remain in
effect and unchanged.
E. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will review and take action on the
proposed lot line adjustment within thirty (30) working days of receiving a
completed application.
2. Action: The Administrator may approve, request corrections by the
applicant, approve with modifications, or deny the application for a lot line
adjustment.
3. Approval: If approved, the lot line adjustment wv l4� map shall be
signed and dated by the Administrator. The applicant shall be notified in writing
of the decision. The signed map la-F shall be filed with the King County
Recorder's Office.
4. Approval with Modification(s): If modification(s) are deemed
necessary by the Administrator, they may be added to the original lot line
adjustment map or a revised map may be required. The applicant will be notified
on any such modification action. If a modification of the original lot line
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adjustment map, legal description or other information is necessary, the projected
approval date may be extended.
5. Denial: If denied, the lot line adjustment shall be marked "Denied" and
the applicant shall be notified in writing of the decision, stating the reasons
therefor.
F. FINAL RECORDING:
The lot line adjustment does not become effective until it is recorded with the
King County Recorder's Office. After two (2) copies of the signed FnyIaFinap are
made for City records, the eFinap shall be sent to the City Clerk's office for
recording. It is the responsibility of the City Clerk to record the approved map and
new legal descriptions. A eep, of the -ded decuments shall be PF9Vffided te the
All maps
need to be on paper and mailed.
G. TRANSFER OF TITLE:
The recording of a lot line adjustment does not constitute a transfer of title.
Separate deeds to this effect must be recorded with the King County Recorder's
Office Department of ResGFdS €lestfensand are not subject to these
provisions.
H. EXPIRATION PERIOD:
If the lot line adjustment is not recorded 41.e within two (2) years of the date
of approval, the lot line adjustment shall be null and void. Upon written request
of the applicant, the Planning/Building/Public Works Department may grant one
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extension of not more than one year. Such request must be received by the
Department prior to the two (2) year expiration date.
SECTION IX. Subsections 4-7-070.A, 4-7-070.H.1, 4-7-070.J, 4-7-0701, 4-7-070.M, and
4-7-070.0 of the Renton Municipal Code are amended as shown below. All other provisions of 4-
7-070 remain in effect and unchanged.
4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS:
A. PURPOSE
The procedures regulating short subdivisions, including segregations of nine
(9) or fewer lots, are established to promote orderly and efficient division of lots
on a small scale, avoiding placing undue burdens on the applicant subduer -and
to comply with provisions of chapter 58.17 RCW.
B. PRINCIPLES OF ACCEPTABILITY:
A short plat shall be consistent with the following principles of acceptability:
1. Legal Building Sites: Create legal building sites which comply with all
provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed
short plat may be denied because of flood, inundation, or wetland conditions.
Construction of protective improvements may be required as a condition of
approval, and such improvements shall be noted on the final short plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other
public ways, water supplies and sanitary wastes.
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C. SCOPE:
1. Short Plat Process Applicable to Division into Nine (9) or Less Lots: Any land
being divided into nine (9) or less parcels, lots, tracts, sites, or subdivisions,
including segregations, and that has not been divided in a short subdivision within
the preceding five (5) years, shall conform to the procedures and requirements of
this Section. For the purpose of distinguishing a short plat application from a
preliminary plat application, tracts proposed to be created for the purpose of
ensuring the continued protection of features or facilities located therein, with
equal and undivided ownership among the lot owners, their successors and heirs,
shall not contribute to the total number of subdivided units of land.
2. Preliminary Plat Required for Certain Divisions: No application for a short
subdivision shall be approved if the land being divided is held in common
ownership with a contiguous parcel that has been subdivided in a short
subdivision within the preceding five (5) years. Such applications shall be
processed as preliminary plat, rather than a short plat.
D. PRE -APPLICATION MEETING:
An applicant may submit materials for preliminary staff review prior to
submittal of the short plat application. Staff shall review the materials and inform
the applicant of any initial concerns and recommendations for revisions. This shall
not preclude staff from making further recommendations. Required materials are
as follows and shall provide the content, details and number of copies as officially
declared by the Administrator:
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I. Project narrative;
2. Vicinity map;
3. Site plan; and
4. Other materials that may be applicable to the subject property, as
officially declared by the Administrator.
E. SUBMITTAL REQUIREMENTS FOR SHORT SUBDIVISION:
Submittal requirements for a short subdivision application shall be as
stipulated in RMC 4-8-120.
F. REFERRAL TO OTHER DEPARTMENTS AND AGENCIES:
Upon receipt of an application for a short plat, the Department shall transmit
one copy to any department or agency as warranted.
G. PUBLIC NOTICE:
Public notice shall be provided in accordance with RMC 4-8-090, Public Notice
Requirements.
H. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will review and take action on the
proposed short plat within the ='time limits" as defined in chapter 58.17 RCW. A
fourteen (14) day public comment period shall be provided prior to any final action
by the Administrator on the proposed short plat.
2. Action: The Administrator may approve, approve with modifications, or
deny the application for a short plat. Action for short plats otherwise referred to
the Hearing Examiner shall be by the Hearing Examiner. Every decision or
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recommendation made under this Section shall include findings of fact and
conclusions to support the decision or recommendation.
3. Approval: If the Administrator finds that the proposed plat makes
appropriate provisions for the public health, safety, and general welfare and for
such open spaces, drainage ways, streets, alleys, other public ways, water
supplies, sanitary wastes, parks, playgrounds, sites for schools and school grounds
and all other relevant facts and that the public use and interest will be served by
the proposed short plat, then it shall be approved. The applicant shall be notified
in writing of the decision.
4. Approval with Modification(s): If modification(s) are deemed necessary
by the Administrator, then they may be added to the preliminary short plat map
or a revised map may be required. The applicant will be notified of any such
modification action. If a modification of the preliminary short plat map, legal
description or other information is necessary, the projected approval date may be
extended.
S. Referral to the Hearing Examiner: If the Administrator determines that
there are sufficient concerns by residents in the area of the short plat, or by City
staff, to warrant a public hearing, then he/she shall refer the short plat to the
Hearing Examiner for public hearing and decision by the Hearing Examiner. Notice
of the public hearing shall be given as required for a full subdivision.
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6. Denial: If denied, the preliminary short plat map shall be marked
"Denied" and the applicant shall be notified in writing of the decision, stating the
reasons therefor.
7. Reconsideration: See RMC 4-8-100, Application and Decision — General.
I. APPEAL:
See RMC 4-8-110, Appeals.
Rd St9FM seweFS,street lights, + d + + name + ther with
asseGiated fees Reserved.
K. FINAL SHORT PLAT MAP SUBMITTAL REQUIREMENTS:
The final short plat map which is submitted for filing shall be as stipulated in
RMC 4-8-120.
L. FILING SHORT PLAT:
1. Right -of -Way Dedications Require Separate Approval: Any required or
proposed right-of-way dedications must be submitted to the Department for
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review and approval prior to filing of the short plat. All right-of-way dedications
require approval by the Administrator or designee prior to filing of the short plat.
2. Administrator Signature and Recording Fees: A short plat must be
signed by the Administrator before it is filed. The final signed tea* map shall
remain with the Department until such time as the applicant requests that the
short plat be recorded. The recording fees shall be paid by the applicant
3. Recording Process: The approved short plat will be sent to the City Clerk
by the Department when the short plat is final and all prerequisites to filing have
been completed. The short plat shall be filed by the City Clerk for record in the
^{ ;e King County Recorder's Office PepaFtment „f o,,,.eFds aAd- Eleetiem--
and shall not be deemed approved until so filed.
M. EXPIRATION PERIOD:
If the short plat is not recorded with the King County Recorder's Office fled within
five 5 #we -(-years of the date of approval, the short plat shall be null and void.
One single year extension may be granted to an applicant who files a written
request with the Administrator at least thirty (30) days before the expiration of
the five (5) year period, provided the applicant demonstrates that he/she has
attempted in good faith to record the short plat within the five (5) year period
must be raaaiyed by the gepaFtmentPrier to the expiration of the shert pivr The
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City reserves the authority to add or alter conditions and requirements when
considering extension requests for approval pursuant to RCW 58.17.140(4).
N. LIMITATIONS ON FURTHER SUBDIVISION:
Any land subdivided under the requirements of this Section shall not be
further divided for a period of five (5) years without following the procedures for
subdivision. Further short subdivision of lot(s) must be consistent with the then -
current applicable maximum density requirement as measured within the plat as
a whole.
O. ADMINISTRATIVE GUIDELINES:
There shall be on file with the Department
Development, and made available with each application issued, a set of
administrative guidelines for drawing short plat maps, completing the application
package and recording the plat.
SECTION X. Subsections 4-7-080.E, 4-7-080.J, and 4-7-0801 of the Renton Municipal
Code are amended as shown below. All other provisions of 4-7-080 remain in effect and
unchanged.
E., NEIGHBORHOOD MEETING:
A neighborhood meeting shall be held by the applicant in accordance with
RMC 4-8-090A, Neighborhood Meetings.
J. HEALTH AGENCY RECOMMENDATION:
The health agencies responsible for approval of the proposed means of
sewage disposal and water supply shall file with the C€D Department, prior to the
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Hearing Examiner's consideration of the preliminary plat, written statements as
to the general adequacy of the proposed means of sewage disposal and water
supply. (Applicant is responsible for submitting appropriate application forms to
the Seattle -King County Health Department and for paying the Health Department
review fee.)
L. EXPIRATION PERIOD DATE:
1. Expiration and Extension: Preliminary plat approval shall lapse unless a
final plat based on the preliminary plat, or any phase thereof, is recorded with the
King County Recorder submitted within five (5) years from the date of preliminary
plat approval. One ene-single year extension may &I a4 be granted to an applicant
who files a written request with the Administrator at least thirty (30) days before
the expiration of this five (5) year period, provided the applicant demonstrates
that he/she has attempted in good faith to record submit the final plat within the
five (5) year period.
2. Additional Extensions: One aAdditional time extensions beyond this
one-year time period may be granted by the Hearing Examiner if the applicant can
show need caused by unusual circumstances or situations that occurred durin
the prior extension period, which make it unduly burdensome to file the final plat
within the five_.(5) fees (4) year time period. The applicant must file a written
request with the Hearing Examiner and the CED DepaFtFneRt Administrator for this
additional time extension; this request must be filed at least thirty (30) days prior
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to the plat expiration date. The request must include documentation as to the
need for the additional time period.
3. Extension Time Increments: Additional time extensions shall be granted
in not greater than one-year increments.
4. Phased Subdivision: In the case of a phased subdivision, final plat
approval by the Administrator of any phase of the preliminary plat will constitute
an automatic one-year extension for the filing of the next phase of the subdivision.
S. Authority to Add or Alter Conditions: The City reserves the authority to
add or alter conditions and requirements when considering extension requests for
approval pursuant to 58.17.140(4) RCW.
SECTION XI. Subsection 4-7-110.0 of the Renton Municipal Code is amended as follows:
C. ADMINISTRATOR APPROVAL:
Within thirty (30) days following the date the complete final plat application
has been officially accepted by the C€DDepartment, the Administrator shall
approve, deny or return the final plat to the applicant for modification or
correction.
SECTION XII. Subsection 4-7-130.A of the Renton Municipal Code is amended as follows:
A. PURPOSE:
It is the purpose of this Section to provide for the protection of valuable,
irreplaceable environmental amenities and to make urban development as
compatible as possible with the ecological balance of the area. Goals are to
preserve drainage patterns, protect groundwater supply, prevent erosion and to
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ORDINANCE NO. 5907
preserve trees and natural vegetation. This is beneficial to the City in lessening the
costs of the development to the City as a whole, and to the applicant subdivide
in creating an attractive and healthy environment.
SECTION XIII. 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 either single family residential or multi-
family residential zones as defined in the Zoning Code shall be contingent upon
the applicant's 0deF'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 peF the City „f Rept-A-n
PaFks Miti atieR Res l„ as set forth in RMC 4-1-190.
SECTION XIV. Section 4-7-190 of the Renton Municipal Code is amended as follows:
4-7-190 PUBLIC USE AND SERVICE AREA — GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
Due consideration shall be given by the applicant der to the allocation of
adequately sized areas for public service usage.
A. EASEMENTS FOR UTILITIES:
Easements may be required for the maintenance and operation of utilities as
specified by the Department.
B.r UTILITIES IN TRACTS:
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Utilities, such as stormwater vaults, ponds, or other structures, shall be
located within dedicated tracts.
C. COMMUNITY ASSETS:
Due regard shall be shown to all natural features such as large trees,
watercourses, and similar community assets. Such natural features should be
preserved, thereby adding attractiveness and value to the property.
SECTION XV. Subsection 4-7-200.E of the Renton Municipal Code is amended as follows:
E. CABLE TV CONDUITS:
Any cable TV conduits shall be undergrounded at the same time as other basic
utilities are installed to serve each lot. Conduit for service connections shall be laid
to each lot line by the applicant subdivideF as to obviate the necessity for
disturbing the street area, including sidewalks, or alley improvements when such
service connections are extended to serve any building. The cost of trenching,
conduit, pedestals and/or vaults and laterals as well as easements therefore
required to bring service to the development shall be borne by the developer
and/or land owner. The applicant der shall be responsible only for conduit
to serve his development. Conduit ends shall be elbowed to final ground elevation
and capped. The cable TV company shall provide maps and specifications to the
applicant subd+videF and shall inspect the conduit and certify to the City that it is
properly installed.
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ORDINANCE NO. 5907
SECTION XVI. The definition of "Lot Line Adjustment Map" in subsection 4-8-120.D.12,
of the Renton Municipal Code is amended as shown below. All other provisions of 4-8-120.D.12
remain in effect and unchanged.
Lot Line Adjustment Map: A drawing of the proposed lot line adjustment
prepared on an eighteen inch by twenty-four inch (18" x 24") sheet of paperPwar
by a licensed land surveyor complying with the City's surveying standards,
including the following:
a. Name of the proposed lot line adjustment (e.g., Smith/Larsen Lot
Line Adjustment),
b. Space reserved for "City of Renton File Number' (large type) at top
of first sheet,
c. Space reserved for City of Renton "land record number" (small type)
at bottom left of first sheet,
d. Legal description of each existing and proposed lot. If a metes and
bounds description is used, it must be stamped by a licensed surveyor,
e. Date, graphic scale (one inch equals forty feet (1" = 40'), unless
otherwise approved by the Department), and north arrow,
f. Names, locations, widths, types, and dimensions of adjacent and on -
site streets, alleys, and easements,
each lot,
g. Lot lines with all property lines dimensioned and square footage of
h. Parcels identified as Lot 4, Lot 3, etc.,
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ORDINANCE NO. 5907
i. "Old" lot line(s) and "new" lot line(s) clearly labeled and
differentiated by line type and/or thickness (indicated distance(s) moved),
j. Addresses for each lot and new street names in accordance with the
street grid system regulations of chapter 9-11 RMC,
k. Total square footage of existing and revised lots,
I. Ground floor square footage of all structures,
m. Location, dimensions and square footage of any existing structures
to remain, and dimensioned distances to property lines,
n. Location of existing conditions (such as wetlands, steep slopes,
watercourses) on or adjacent to the site which could hinder development. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage,
and purpose statement of each tract. Clearly delineate the critical area and buffer
boundaries within the tract and indicate a dimension for buffer width,
o. Reservations, restrictive covenants, easements, description of any
areas to be dedicated to public use with notes stating their purpose, and any
limitations, and identifying the grantee and, if the grantee is the City, a statement
of provisions reserving, granting and/or conveying the area with a description of
the rights and purposes must be shown,
p. Coordinates pursuant to City surveying standards for permanent
control monuments,
q. Location of all interior permanent control monuments pursuant to
City surveying standards,
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ORDINANCE NO. 5907
130-100,
r. Statement of equipment and procedure used pursuant to WAC 332-
s. Basis of bearing pursuant to WAC 332-130--1050(1)(b)(iii),
t. Date the existing monuments were visited pursuant to WAC 332-
130-050(1)(f)(iv),
u. Verification that permanent markers are set at corners of the
proposed lots,
v. Statement of discrepancies, if any, between bearings and distances
of record and those measured or calculated,
w. Surveyor's testament, stamp and signature,
x. Certification by a State of Washington licensed land surveyor that a
survey has been made and that monuments and stakes have been set,
y. Notarized signatures of all property owners having an interest in the
property, certifying ownership and approval of the proposal,
z. Signature and date line(s) for the King County Assessor, and
aa. Signature and date line(s) for the Community and Economic
Development Administrator.
SECTION XVIL The definition of "Short Plat or Binding Site Plan Map, Final" in subsection
4-8-120.D.19, of the Renton Municipal Code is amended as shown below. All other provisions of
4-8-120.D.19 remain in effect and unchanged.
Short Plat or Binding Site Plan Map, Final: A plan, with a two-inch (2")
border on the left edge and one-half inch (1/2") on all other sides, prepared by a
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ORDINANCE NO. 5907
State of Washington registered land surveyor in accordance with RCW 18.43.010,
General Provision, as it exists or may be amended, and/or chapter 58.17 RCW,
fully dimensioned, drawn at a scale of one inch equals forty feet (1" = 40') on
eighteen inch by twenty-four inch (18" x 24") plan sheet(s) (or other scale
approved by the Planning Division Director). The reproducible original shall be in
black ink on paper stabilized dFafting film and shall include the following:
a. Name and location of the short plat or binding site plan,
b. Space reserved for "City of Renton file number" (large type) at top
of first sheet,
c. Space reserved for "City of Renton land record number" (small type)
at bottom left of first sheet,
d. Legal description of the property,
e. Date, graphic scale, and north arrow,
f. Vicinity map (a reduced version of the "neighborhood detail map" as
defined above),
g. Names, locations, widths and other dimensions of existing and
proposed streets, alleys, easements, parks, open spaces and reservations, as well
as all utilities, streets, existing and new easements and associated covenants
within or abutting the short plat. If a new easement is created on the plat, it must
show grantee of easement rights. If the grantee is the City, a statement of
easement provisions reserving and conveying the easement, with a description of
the rights and purposes, needs to be made on the short plat,
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ORDINANCE NO. 5907
h. Lots designated by number within the area of the lot. Tracts shall be
similarly designated and each tract shall be clearly identified with ownership. Lot
lines with all property lines dimensioned and square footage of each lot,
i. Lot numbers,
j. Addresses for each lot and new street names determined by the
Department in accordance with the street grid system regulations of chapter 9-11
RMC,
k. Reservations, restrictive covenants, easements and any areas to be
dedicated to public use with notes stating their purpose, and any limitations, and
identifying the grantee. If the grantee is the City, a statement of provisions
reserving, granting and/or conveying the area with a description of the rights and
purposes must be shown,
I. Coordinates pursuant to City surveying standards for permanent
control monuments,
m. All interior permanent control monuments located pursuant to City
surveying standards,
130-100,
n. Statement of equipment and procedure used pursuant to WAC 332-
o. Basis for bearing pursuant to WAC 332-130--1050(1)(b)(iii),
p. Date the existing monuments were visited pursuant to WAC 332-
130-050(1)(f)(iv),
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ORDINANCE NO. 5907
q. Verification that permanent markers are set at corners of the
proposed lots,
r. Statement of discrepancies, if any, between bearings and distances
of record and those measured or calculated,
s. Location, dimensions and square footage of any existing structures
to remain within or abutting the plat,
t. Location of existing conditions (such as wetlands, steep slopes,
watercourses) on or adjacent to the site which could hinder development. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage,
and purpose statement of each tract. Clearly delineate the critical area and buffer
boundaries within the tract and indicate a dimension for buffer width.
approval,
u. Reference to all agreements or covenants required as a condition of
v. For binding site plans only: provisions requiring site development to
be in conformity with the approved binding site plan,
w. Certifications by:
i. A State of Washington licensed land surveyor that a survey has
been made and that monuments and stakes have been set,
ii. The King County Department of Health that the proposed septic
system(s) is acceptable to serve the plat if not served by sewer,
x. Signature and date line for:
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ORDINANCE NO. 5907
stamp),
i. All property owners (signatures must be notarized with an ink
ii. The King County Assessor,
iii. The Public Works Administrator.
SECTION XVIII. Subsection 4-9-060.0 of the Renton Municipal Code is amended as
follows:
C. COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATOR'S
DEFERRAL OF SUBDIVISION PI AT IMPROVEMENTS OR DEFERRAL OF OTHER ON -
AND OFF -SITE IMPROVEMENTS BEYOND TEMPORARY OCCUPANCY PERMIT:
1. Applicability: If a developer wishes to defer certain improvements listed
in this Title until after obtaining a certificate of occupancy for any structures, or in
the case of plats, final plat approval, the written application shall be made to the
Administrator stating the reasons why such delay is necessary.
2. Decision Criteria: (Reserved)
3. Security Required: Upon approval by the Administrator for such
deferment, for good cause shown by the applicant, the applicant shall thereupon
furnish securityto the City in an amount equal to one hundred fifty percent (150%)
of the estimated cost of the installation and required improvements. The decision
of the Administrator as to the amount of such security shall be conclusive.
4. Plans for Improvements Required: Should the Administrator grant the
deferral of part or all of the necessary on -site improvements, then full and
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ORDINANCE NO. 5907
complete engineering drawings of the on -site improvements shall be submitted
as a condition precedent to the granting of any deferral.
S. Waiver of Requirement for Plans: The Administrator may waive
requirement of construction plans for short plat improvement deferrals.
6. Expiration: Such security shall list the exact work that shall be
performed by the applicant and shall specify that all of the deferred improvements
shall be completed within the time specified by the Administrator, and if no time
is so specified, then not later than one year. For plats, if no time is established,
then not later than one year after approval of the final plat or one year after
recording of the short subdivision. The security shall be held by the Administrative
Services Department.
7. Extension of Time Limit: The Administrator shall annually review the
deferred improvements and the amount of the security. Should the Administrator
determine that any improvement need not be installed immediately, then the
Administrator may extend the deferral for an additional period of time up to an
additional year. Any improvement deferred for five (5) years shall be required to
be installed or shall be waived by the Administrator pursuant to RMC 4-9-250C,
Waiver Procedures, unless the Administrator determines that it is more likely than
not that the improvements would be installed within an additional five (5) year
period of time, in which case the Administrator may continue to defer the
improvements year to year subject to the other conditions contained in this
Section. Should any improvement be initiated before the lapse of a deferral, and
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ORDINANCE NO. 5907
the work is diligently pursued, then the Administrator may extend the deferral
period for a term equivalent to the time necessary to complete construction, but
subject, however, to continuation of the security. At the same time as the granting
of any additional deferral, the security for such deferral shall be reviewed and
increased or decreased as the Administrator shall deem necessary, but shall
remain in an amount equal to a minimum of one hundred fifty percent (150%) of
the estimated cost of the installation of the deferred improvement.
8. Acceptable Security: Security acceptable under this Section may be
cash, letter of credit, set aside letter; provided, that the funds cannot be
withdrawn, spent, or committed to any third party, or savings account assigned to
the City and blocked as to withdrawal by the secured party without the City's
approval. Only if these security devices are unavailable to the applicant, or the
applicant can show hardship, will the City accept a performance bond. Any
security device must be payable to the City upon demand by the City and not
conditioned upon approval or other process involving the applicant. Security must
be unequivocally committed to the project being secured, and cannot be available
for any other purpose. Any security that, according to its terms, lapses upon a date
certain, will cause the deferral to lapse on that same date unless additional
adequate substitute security has been posted prior to the termination date of the
prior security. Each security document posted with the City must be approved by
the City Attorney, whose decision as to the acceptability of the security shall be
conclusive.
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9. Fee in Lieu of Required Street Improvements:
a. General: The provisions of this Section establish under what
circumstances the requirements of this Chapter may be satisfied with payment of
a fee in lieu of required street improvements.
b. Authority To Grant and Duration:
i. Application: If the proposed development of the subject
property is an infill single family residential building permit or requires approval
through a short plat approval described in the subdivision ordinance, a request for
payment of a fee in lieu of street improvements may be considered under the
provisions of this Section.
ii. Duration: If granted under an infill single family residential
building permit or short plat review process, the authorization to pay a fee in lieu
of street improvements is binding on the City for all development permits issued
for that approval under the building code within five (5) years of the granting of
the request for payment of a fee in lieu of street improvements.
c. Standards: The City will not accept the applicant's proposed
payment of a fee in lieu of street improvements if the Administrator determines
that it is in the City's interest that the street improvements be installed abutting
the subject property, taking into account such factors as the pedestrian safety
impacts that result from the development. The City may accept payment of a fee
in lieu instead of requiring installation of street improvements in the following
circumstances:
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ORDINANCE NO. 5907
i. There are no similar improvements in the vicinity and there is no
likelihood that the improvements will be needed or required in the next five (5)
years; or
ii. Installation of the required improvement would require
substantial off -site roadway modifications; or
iii. The Administrator determines that installation of the required
improvement would result in a safety hazard; or
iv. Other unusual circumstances preclude the construction of the
improvements as required.
d. Amount of Payment of Fee: In each instance where the City approves a
proposed fee -in -lieu under the provisions of this Section, the amount of the fee -
in -lieu is listed in the City of Renton Fee Schedule. Additional fee amounts will be
determined on a case -by -case basis for other significant street elements, such as
catch basins and curb ramps.
e. Use of Funds: In each instance where the City accepts payment of a fee
in lieu of installing a street improvement under the provisions of this Section, the
City shall deposit those funds into a reserve account and expend the funds
collected within ten (10) years of the date collected to fund other pedestrian
safety improvements in reasonable proximity to where they were collected. Funds
shall be collected and expended by grouped community plan areas as follows:
West Hill, City Center, Cedar River; Talbot, Benson, Fairwood; Kennydale,
Highlands, East Plateau; and Valley.
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ORDINANCE NO. 5907
f. No Further Obligation: In each instance where the City accepts payment
of a fee in lieu of installing street improvements, the subject property will not be
subject to participation in future street improvement costs (along the property
frontage) unless redevelopment occurs that will generate more traffic trips than
what was occurring at the property at the time of the payment of the fee in lieu
of installation of street improvements.
g. Cost Contribution Toward a City Capital Improvement Project for
Properties in which Frontage Improvements Have Been Deferred by Restrictive
Covenant: Where restrictive covenants have been recorded against a property,
requiring the property owner to pay their fair share of street frontage
improvements installed as part of a City capital improvement project and the City
undertakes such capital improvement project, the owners of said properties shall
pay the City an amount consistent with subsection C9d of this Section, Amount of
Payment of Fee in Lieu of Street Improvements. This assessment must be paid in
full within one year following notice from the City of such assessment, or the
payment may be paid over a ten (10) year period, with three percent (3%) per
annum interest on the unpaid balance. For payment over time, the owner shall
receive a bill from the City for one -tenth (1/10) of the assessment plus interest.
The first yearly payment must be paid within one year following the initial notice
from the City of the assessment. Payments over time shall become a lien against
the property. A notice of such lien specifying the charge, the period covered by
the charge, and giving the address and property identification (PID) number shall
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ORDINANCE NO. 5907
be filed with the office of the King County Auditor. When the payment has been
received by the City in full, a certificate of payment will be recorded with King
County.
10. (Repealed by Ord. 5170)
11. Security Requirement Binding: The requirement of the posting of any
security shall be binding on the applicant and the applicant's heirs, successors and
assigns.
12. Record of Deferral: The Administrator shall note for the Department's
record the following information: the improvements deferred, amount of security
or check deposited, time limit of security or check, name of bonding company, and
any other pertinent information.
13. Transfer of Responsibility: Whenever security has been accepted by
the Administrator, then no release of the owner or developer upon that security
shall be granted unless a new party will be obligated to perform the work as
agreed in writing to be responsible under the security, and has provided security.
In the instance where security would be provided by a condominium owners'
association or property owners' association, then it shall be necessary for the
owners' association to have voted to assume the obligation before the City may
accept the security, and a copy of the minutes of the owners' association duly
certified shall be filed along with the security.
14. Administrative Approval Required Prior to Transfer of Responsibility:
The City shall not be required to permit a substitution of one party for another on
ORDINANCE NO. 5907
any security if the Administrator, after full review, feels that the new owner does
not provide sufficient security to the City that the improvements will be installed
when required.
15. Proceeding Against Security: The City reserves the right, in addition to
all other remedies available to it by law, to proceed against such security or other
payment in lieu thereof. In case of any suit or action to enforce any provisions of
this code, the developer shall pay the City all costs incidental to such litigation
including reasonable attorney's fees. The applicant shall enter into an agreement
with the City requiring payment of such attorney's fees.
SECTION XIX. If any section, subsection, sentence, clause, phrase or work of this
ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase or word of this ordinance.
SECTION XX. 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 this this loth day of December, 2018.
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ORDINANCE NO. 5907
APPROVED BY THE MAYOR this 10' day of December, 2018.
Approved as to form:
Shane Moloney, City Aftorney
Date of Publication: 12/14/2018
ORD:2033:12/4/18:scr
- 14 P '4L
Deni Law, Mayor
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