HomeMy WebLinkAboutSubdivision & Street Improvement Ordinance Revisions (4/10/1995) CITY OF RENTON, WASHINGTON
ORDINANCE NO. 4522
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, REPEALING
CHAPTER 12, SUBDIVISION ORDINANCE, OF TITLE IX (PUBLIC
WAYS AND PROPERTIES) , OF ORDINANCE NO. 4260 ENTITLED
"CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON,
WASHINGTON" AND ADOPTING A NEW CHAPTER 12 RELATING TO
PROVIDING FOR THE MUNICIPAL ADOPTION OF RULES,
REGULATIONS, REQUIREMENTS, STANDARDS, AND PROCEDURES FOR
THE APPROVAL OR DISAPPROVAL OF THE SUBDIVISION OF LAND
INTO TWO (2) OR MORE PARCELS, INCLUDING, BUT NOT LIMITED
TO THE APPROVAL OF SUBDIVISION METES AND BOUNDS
DESCRIPTIONS OR DEDICATIONS, ACQUISITIONS, IMPROVEMENTS,
AND RESERVATIONS OF SITES FOR PUBLIC USE; PROVIDING FOR
THE VARIATION AND EXCEPTION THERETO IN HARDSHIP CASES;
PROVIDING FOR THE MODIFICATION OF LOT LINES; PROVIDING
PENALTIES FOR THE VIOLATION OF SUCH ADOPTED RULES,
REQUIREMENTS, REGULATIONS AND STANDARDS; PROVIDING FOR
THE IMPLEMENTATION OF THE EXPRESSED AND IMPLIED AUTHORITY
OF THE CITY OF RENTON IN ACCORDANCE WITH THE INTENTS OF
STATE STATUTES. THIS CODE IS TO BE KNOWN AS THE CITY OF
RENTON SUBDIVISION CODE.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I . Chapter 12 , Subdivision Ordinance, of Title IX
(Public Ways and Properties ) , of Ordinance No. 4260 entitled "Code
of General Ordinances of the City of Renton, Washington" is hereby
repealed.
SECTION II. A new Chapter 12, titled Subdivision Ordinance,
of Title IX (Public Ways and Properties ) , of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton,
Washington, " is hereby adopted to read as follows :
CHAPTER 12
SUBDIVISION ORDINANCE
SECTION:
9-12- 1 : Title, Purpose and Scope
9-12- 2 : Definitions
9-12- 3 : Administering Authority
9-12- 4 : Notifications of Other Agencies
9-12- 5 : Exceptions
,RDINANCE NO. 4522
9-12- 6 : Outline of Subdivision Procedures
9-12- 7 : Detailed Procedures for Lot Line Adjustments
9-12- 8 : Detailed Procedures for Short Subdivisions
9-12- 9 : Detailed Procedures for Subdivision
9-12-10 : Property Annexed to City with Preliminary Plat Approval
in County
9-12-11 : Installation of Improvements or Bonding in Lieu of
Improvements
9-12-12 : Final Plat Procedures
9-12-13 : General Requirements and Minimum Standards -
Environmental Considerations
9-12-14 : General Requirements and Minimum Standards -
Compatibility with Existing Land Use and Plans
9-12-15 : General Requirements and Minimum Standards - Streets
9-12-16 : General Requirements and Minimum Standards - Installation
of Utilities
9-12-17 : General Requirements and Minimum Standards - Public Use
and Service Areas
9-12-18 : General Requirements and Minimum Standards - Blocks
9-12-19 : General Requirements and Minimum Standards - Lots
9-12-20 : General Requirements and Minimum Standards - Other
Improvements
9-12-21 : Hillside Subdivisions
9-12-22 : Parks and Open Space
9-12-23 : General Requirements and Minimum Standards - Industrial
and Commercial Plats
9-12-24 : Variances
9-12-25 : Penalties, Severability and Liability
9-12-26 : Repealed Ordinances .
9-12-1 : TITLE, PURPOSE AND SCOPE
A. Title: This code shall be hereinafter known as the City of
Renton Subdivision Code.
B. Purpose: The purpose of this code is to provide rules,
regulations, requirements, and standards for subdividing land in
the City of Renton, and for administrative procedures for
adjustments of lot lines in the City of Renton, insuring that the
public health, safety, general welfare, and aesthetics of the City
of Renton shall be promoted and protected; that orderly growth,
development, and the conservation, protection and proper use of
land shall be insured; that proper provisions for all public
facilities (including circulation, utilities, and services) shall
be made; that the site characteristics shall be taken into
consideration; that conformance with provisions set forth in the
City of Renton Zoning Code and Renton Comprehensive Plan shall be
insured.
C. Scope: This code shall apply to the division of land for sale
or lease into two (2 ) or more parcels and to the modification of
lot lines between adjoining parcels .
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D. Conflicts with other Codes: Where this code imposes greater
restrictions or higher standards upon the development of land than
other laws, ordinances or restrictive covenants, the provisions of
this code shall prevail .
E. State Enabling Legislation as it Applies to this Code: This
code is in conformance with Chapter 58 . 17 of the Revised Code of
the State of Washington regulating platting, subdivision, adjusting
lot lines, and the dedication of land; and further provides for
administrative procedures for the adjustment of lot lines .
9-12-2 : DEFINITIONS
For the purpose of this Ordinance, certain abbreviations, terms,
phrases, words and their derivatives shall be construed as
specified in this Section. Words used in the singular include the
plural and the plural the singular. The words "shall" and "will"
are mandatory; the word "may" is permissive.
A. ACCUMULATIVE SHORT SUBDIVISION: Multiple short subdivision of
contiguous land under common ownership. Ownership for purposes of
this section shall mean ownership as established at the application
submittal date of the initial short subdivision approval .
B. ADMINISTRATOR: The Administrator of the Department of
Planning/Building/Public Works of the City, or any successor office
with responsibility for management of the public properties within
the City of Renton, or his/her designee.
C. ALLEY: A public right-of-way not designed for general travel
and primarily used as means of vehicular and pedestrian access to
the rear of abutting properties .
D. BLOCK: A group of lots, tracts, or parcels within well
defined and fixed boundaries .
E. CITY COUNCIL: The City Council of the City of Renton,
Washington.
F. COMMON OPEN SPACE: A parcel or parcels of land or an area of
water or a combination of land and water within the site designated
for a subdivision and designed and intended for the use or
enjoyment of residents of a subdivision. Common open space may
contain such complementary structures and improvements as are
necessary and appropriate for the benefit and enjoyment of
residents of the subdivision.
G. COMPREHENSIVE PLAN: The plans, maps and reports which
comprise that official development plan as adopted by the City
Council in accordance with RCW 35 . 63 or RCW 35A.
H. COUNTY AUDITOR: As defined in Chapter 36 . 22 RCW or the office
of the person assigned such duties under the King County charter.
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I . CUL-DE-SAC: A short street having one end open to traffic and
being terminated at the other end by a vehicular turn-around.
J. 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 exercise and
enjoyment of the public uses to which the property has been
devoted. The intention to dedicate shall be evidenced by the owner
by the presentment for filing of a final plat showing the
dedication thereof or a submittal of Deed of Dedication to the City
of Renton; and, the acceptance by the public shall be evidenced by
the approval of such plat for filing by the City Council or
approval by City Council of the Deed of Dedication.
K. DEED OF DEDICATION: A formal dedication of right-of-way or
easement to the City, to be approved by City Council.
L. DEPARTMENT: The Planning/Building/Public Works Department of
the City of Renton.
M. DIVISION OF LAND: The subdivision of any parcel or parcels of
land into two (2 ) or more parcels .
M. ERC: The Environmental Review Committee as defined by Renton
City Code 4-6-6 . For all proposals for which the City is the lead
agency, the ERC shall make the threshold determination, supervise
scoping and preparations of any required environmental impact
statement (EIS) , and perform any other functions assigned to the
"lead agency" or "responsible official" by section so the SEPA
rules that were adopted by reference in WAC 173-806-020 .
0. FINAL PLAT: The final drawing of the subdivision andr
dedication prepared for filing for record with the County Auditor
and containing all elements and requirements set forth in this code
and Chapter 58 . 17 RCW.
P. HEARING EXAMINER: The office of the Hearing Examiner as
defined by Renton City Code, Title IV, Chapter 8 . The Hearing
Examiner is appointed by the Mayor of the City to conduct public
hearings on applications outlined in the City ordinance creating
the Hearing Examiner, and prepares a record, findings of fact and
conclusions on such applications .
Q. HILLSIDE SUBDIVISION: A subdivision in which the average
slope is twenty percent (20%) or in which any street in the
subdivision has grades greater than fifteen percent ( 15%) at any
point.
R. HOME OWNERS ASSOCIATION: An incorporated nonprofit
organization operating under recorded land agreements through
which, a) each lot owner is automatically a member, and b) each lot
is automatically subject to a proportionate share of the expenses
for the organizations activities, such as maintaining common
property.
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S. LOT: A fractional part of divided lands having fixed
boundaries, being of sufficient area and dimension to meet minimum
zoning requirements for width and area. The term shall include
tracts or parcels .
T. LOT, CORNER: A lot abutting upon two (2 ) or more streets at
their intersection, or upon two (2 ) parts of the same street, such
streets or parts of the same street forming an interior angle of
less than one hundred thirty-five ( 135) degrees within the lot
lines .
U. LOT, FRONTAGE: The front of a lot shall be that portion
nearest the street except on a corner lot in which case the user of
a corner lot has the option of determining which part of the lot
fronting on a street shall become the lot frontage.
V. LOT LINES : The property lines bounding the lot.
W. LOT LINE ADJUSTMENT: A lot line adjustment is the adjusting
of common property line(s) or boundaries between adjacent lots,
tracts, or parcels for the purpose of accommodating a transfer of
land, rectifying a disputed property line location, or freeing such
a boundary from any differences or discrepancies . The resulting
adjustment shall not create any additional lots, tracts or parcels
and all reconfigured lots, tracts or parcels shall contain
sufficient area and dimension to meet minimum requirements for
zoning and building purposes .
X. LOT MEASUREMENTS:
(a) Depth of a lot shall be considered to be the average distance-
between the foremost points of the side lot lines in front (i.e. ,
the points where the side lot lines intersect with the street
right-of-way line) and the rear-most points of the side lot lines
in the rear. In the case of pipestem lots, the pipestem portion of
the lot shall be ignored for purposes of the calculation of average
depth.
(b) Width of a lot shall be considered to be the average distance
between the side lines connecting front and rear lot lines, except
for pipestem lots, where the pipestem portion of the lot shall be
ignored for purposes of calculating the average width. In
addition, width between side lot lines at their foremost points
(i.e. , the points where the side lot lines intersect with the
street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of ( 1) pipestem
lots, which shall have a minimum width of twenty feet (20 ' )
pursuant to Subsection 9-12-19D, and (2 ) lots on the turning circle
of cul-de-sac shall be a minimum of thirty-five feet (35 ' ) for non-
pipestem lots .
Y. LOT OF RECORD: A lot which is part of a subdivision recorded
in the office of the County Assessor, or a lot or parcel described
by metes and bounds or aliquot parts, the description of which has
been so recorded in conformance with all applicable regulations in
effect at the time of recording.
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Z . LOT, PIPESTEM: A lot not meeting minimum frontage
requirements and where the access is by a narrow, private right-of-
way or driveway.
AA. LOT, THROUGH: A lot that has both ends fronting on a street.
BB. MEANDER LINE: A line along a body of water intended to be
used solely as a reference for surveying property boundaries .
CC. OFFICIAL PLANS: Those maps, development plans or portions
thereof, adopted by the City Council of the City of Renton as
amended.
DD. PERFORMANCE BOND OR GUARANTEE : That security which may be
accepted in lieu of a requirement that certain improvements be made
before the City Council approves the Final Plat, including
performance bonds, escrow agreements, and other similar collateral
or surety agreements .
EE. PLANNING COMMISSION: That body as defined in chapters 36 .70,
35. 63, or 35A. 63 RCW as designated by the legislative body to
perform a planning function or that body assigned such duties and
responsibilities under a city or county charter.
FF. PLAT: A map or representation of a subdivision, showing
thereon the division of a tract or parcel of land into lots,
blocks, streets, and alleys or other division and dedications .
GG. PREAPPLICATION SUBMITTAL: A map and other pertinent
information prepared in accordance with the same general
requirements as the preliminary plat map, but submitted prior to
preliminary plat submittal .
HH. PREAPPLICATION MEETING: A conference held with a project
applicant and City representative(s) in advance of the proposed
development project application. During the conference, the City
representative( s ) shall inform the applicant of applicable
policies, plans, and requirements as they apply to the proposed
development project.
II . PRELIMINARY APPROVAL: The official favorable action taken on
the Preliminary Plat of a proposed subdivision, metes-and-bounds
description, or dedication, by the City Council following a duly
advertised public hearing.
JJ. PRELIMINARY PLAT: A neat and approximate drawing of a
proposed subdivision showing the general layout of streets and
alleys, lots, blocks, and other elements of a subdivision
consistent with the requirements of this Subdivision Ordinance and
chapter 58 . 17 RCW. The preliminary plat shall be the basis for the
approval or disapproval of the general layout of a subdivision.
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DINANCE NO. 4522
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KK. RESTRICTIVE COVENANT: A restriction on the use of land set
forth in a formal binding agreement . Restrictive covenants run
with the land and are binding upon subsequent owners of the
property.
LL. ROADWAY: That portion of a street intended for the
accommodation of vehicular traffic, generally within curb lines .
MM. SEGREGATION: Division of land into lots or tracts each of
which is one-one hundred twenty eighth ( 1/128 ) of a section of land
or larger, or five acres or larger if the land is not capable of
description as a fraction of a section of land. For the purposes
of computing the size of any segregation which borders on a street
or road, the lot size shall be expanded to include that area which
would be bounded by the center line of the road or street and the
side lot lines of the lot running perpendicular to such center
line. Segregations require plat or short plat approval by the City
of Renton.
NN. SHORT PLAT: The map or representation of a short subdivision.
00. SHORT SUBDIVISION: The division or redivision of land into
nine (9 ) or fewer lots, tracts, parcels, sites, or divisions for
the purpose of sale, lease or transfer of ownership, except when
such division or subdivision amounts to a short subdivision.
QQ. PP. SUBDIVISION: The division or redivision of land into ten
( 10) or more lots, tracts, parcels, sites or divisions for the
purpose of sale or lease, or transfer of ownership.
RR. SUBDIVISION, PHASED: A subdivision which is developed in
increments over a period of time. Preliminary plat approval must
be granted for the entire subdivision and must delineate the
separate divisions which are to be developed in increments . The
preliminary plat approval shall be conditioned upon completion of
the proposed phases in a particular sequence and may specify a
completion date for each phase. Final plat approval shall be
granted for each separate phase of the preliminary plat and any
changes at the preliminary plat stage would require Council
approval .
SS. SURVEY STANDARDS : City of Renton Survey Standards as adopted
by the Planning/Building/Public Works Department.
9-12-3 : ADMINISTERING AUTHORITY
A. Planning/Building/Public Works (PBPW) Department: The PBPW
Department is responsible for the administration and coordination
of this Subdivision Code unless another department is authorized to
administer and enforce a specific section or sections . The PBPW
Department is also responsible for reviewing all engineering and
technical requirements of this ordinance.
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NioRDINANCE NO. 4522
B. Administrator: The Administrator shall review and make
recommendations to the Hearing Examiner for preliminary plats and
short plats of five (5) or more lots . The Administrator shall have
the authority to approve short plats of less than five (5) lots .
C. Hearing Examiner: The Hearing Examiner is authorized to hold
a public hearing on all preliminary plats and to make
recommendations to the City Council .
D. City Council: The Renton City Council shall approve all
preliminary plats; further, the City Council shall have sole
authority to approve final plats .
9-12-4 : NOTIFICATION OF OTHER AGENCIES
A. Notice to Other Jurisdictions: Notice of the filing of a
preliminary plat of a proposed subdivision in the City of Renton,
which subdivision is adjacent to the City of Rentons municipal
boundaries or which contemplates the use of King Countys or any
other citys utilities shall be sent to the appropriate County or
authorities .
B. Notice for State Highways: Notice of the filing of a
preliminary plat or short plat located adjacent to the right-of-way
of a State Highway shall be sent to the State Department of
Transportation.
9-12-5 : EXCEPTIONS
The provisions of this code do not apply to:
A. Cemeteries and burial plots while used for that purpose
B. Divisions made by testamentary provisions, or the laws of
descent.
C Division of land due to condemnation or sale under threat
thereof, by an agency or division of government vested with the
power of condemnation, or by court judgment.
9-12-6 : GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT
AND LOT LINE ADJUSTMENT PROCEDURES
A. Preapplication Meeting: Any person who desires to subdivide
land in the City of Renton should request a preapplication meeting
with the Department at an early date in order to become familiar
with the requirements of this code.
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 . The completed application is filed with the Department;
2 . The application is reviewed by the Department staff;
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3 . The adjustment is either approved, modified, or denied by the
Administrator and/or designee;
4 . The approved lot line adjustment is recorded by the City Clerk
with the King County Department of Records and Elections .
C. Application for Short Subdivision - General Overview of
Procedures: The general procedures for processing applications for
a short subdivision are as follows :
1 . The completed application is filed with the Department.
2 . Public comment is requested by the following: (1 ) a notice
board on the site, (2 ) a notice in a newspaper of general local
circulation, and ( 3 ) written notice is mailed to all property
owners within 300 feet (300 ' ) of the subject property. A fourteen
( 14) day comment period is provided prior to a determination on the
application.
3 . The application is reviewed by the Department and other
interested City departments and outside agencies .
4 . The Administrator may approve, modify, or deny the short
subdivision; or require a public hearing and decision by the
Hearing Examiner. Appeal of the decision of the Administrator
shall be to the Hearing Examiner.
5 . A public hearing before the Hearing Examiner will be conducted
for short plats creating five (5) or more lots . The short plat
decision will then be made by the Hearing Examiner.
6 . The Department will confirm that the required improvements
have been installed by the applicant, or deferred by the Board of
Public Works .
7 . The final short plat is submitted to the Department for final
review, approval and recording.
D. Application for Subdivision - General Overview of Procedures:
The general procedures for processing an application for a
subdivision are as follows :
1 . The completed application is filed with the Department.
2 . Public comment is requested by the following: ( 1 ) a notice
board on the site, (2 ) a notice in a newspaper of general local
circulation, and (3) written notice is mailed to all property
owners within 300 feet (300 ' ) of the subject property. A fourteen
( 14) day comment period is provided prior to a public hearing on
the application.
3 . The application is reviewed by the Department and other
interested City departments and outside agencies .
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4 . The Administrator will send a recommendation to the Hearing
Examiner along with the environmental determination.
5 . The Hearing Examiner will hold a public hearing and forward a
recommendation to the City Council which will make a final
determination regarding the preliminary plat.
6 . The Department will confirm that the required improvements
have been installed by the applicant, or deferred by the Board of
Public Works .
7 . The applicant submits the final plat to the Department for its
review. The Department will forward the final plat and its
recommendation to the City Council .
8 . The Department submits the final plat to the City Council for
approval . The approved final plat is recorded with the office of
the King County Department of Records and Elections .
9-12- 7 : DETAILED ADMINISTRATIVE PROCEDURES FOR LOT LINE
ADJUSTMENTS
A. Purpose: The purpose of a lot line adjustment is to
accommodate a transfer of land between adjacent legally created
lots provided no additional lot, parcel or tracts are created.
B. Principles of Acceptability: A lot line adjustment shall be
consistent with the following principles of acceptability:
1 . Adjust lot lines including the elimination of a common lot
line in order to correct property line o-r setback encroachments;
2 . Create better lot design, or improve access;
3 . Conform to applicable zoning, subdivision and other code
requirements pertaining to lot design, building location, and
development standards;
C. Application Requirements: Lot line adjustment applications
shall be submitted on forms supplied by the Department and shall
include the following:
1 . Five (5) paper copies of a legible map, drawn to a scale of 1"
= 40 ' , unless otherwise approved by the Department. The lot line
adjustment map shall be prepared on a 18 x 24 sheet of mylar
showing when applicable:
a. Existing lot lines
b. Proposed new lot lines and distance it has been moved
c. Adjacent streets
d. Type, location and dimensions of existing and/or proposed
easements
e. Existing structures and dimensioned distances to property
lines
f . Total square footage of revised lots
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DINANCE NO. 4522
g. Ground floor square footage of all structures
h. Location of on-site parking, landscaping and other
significant site features affected by the change
i. North arrow and graphic scale
j . Parcels identified as Lot A, Lot B, etc .
k. Scale of drawing
1 . Surveyors testament, stamp and signature
m. Signature block for Administrator and King County
Department of Records and Elections .
2 . The signature of all property owners having interest in the
lot line adjustment, certifying ownership and approval of the
proposal .
3 . A copy of the existing legal description for both parcels,
including section, township and range. If a metes and bounds
description of the proposed new lots is used, it must be stamped by
a licensed surveyor.
5 . A survey for the lot line adjustment meeting the requirements
of the City' s Surveying Standards .
6 . Additional information as listed by the Department in the
document entitled "Submittal Requirements for Lot Line
Adjustments" .
D. 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 mylar map shall
be signed and dated by the Administrator. The applicant shall be
notified in writing of the decision. The signed mylar map shall be
filed with the King County Department of Records and Elections .
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 of any such modification action. If a
modification of the original lot line 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 therefore.
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E. Final Recording: The lot line adjustment does not become
effective until it is recorded with the King County Department of
Records and Elections . After two copies of the signed mylar are
made for City records, the mylar 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 copy of
the recorded documents shall be provided to the applicant by the
Department.
F. 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 Department of Records
and Elections and are not subject to these provisions .
G. Expiration Period: If the Lot Line Adjustment is not filed
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 Department may grant one ( 1) extension of not more
than one (1 ) year. Such request must be received by the Department
prior to the two year expiration date.
9-12-8 : DETAILED PROCEDURES FOR SHORT SUBDIVISIONS
A. Purpose: The procedures regulating short subdivisions,
including segregations of nine or fewer lots, are established to
promote orderly and efficient division of lots on a small scale,
avoiding placing undue burdens on the subdivider 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 . Create legal building sites which comply with all provisions
of the City of Renton Zoning Code.
2 . Establish access to a public road for each segregated parcel.
3 . 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 . Make adequate provision for drainage ways, streets, alleys,
other public ways, water supplies and sanitary wastes .
C. Scope: Any land being divided into nine (9 ) or less parcels,
lots, tracts, sites, or subdivisions, including segregations, and
which has not been divided in a short subdivision within a period
of five (5) years, shall meet the requirements of this Section.
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No application for a short subdivision shall be approved if the
land being divided is held in common ownership with a contiguous
parcel which has been divided in a short subdivision within the
preceding five (5) years . Such applications must be processed as
preliminary plat, rather than a short plat .
D. Preapplication Plan Review: In any short subdivision of
property the applicant may submit a preliminary sketch (five
copies) for preliminary staff review prior to submittal of the
application. The staff shall review this map within fourteen ( 14 )
working days and inform applicant of any preliminary concerns and
recommendations for revisions . This shall not preclude the staff
from making further recommendations at the application stage.
E . Application Requirements: Application for a short subdivision
shall be made with the Department on forms prescribed by the
Department. The application shall be accompanied by ten ( 10 )
copies of the Short Plat Drawing. The Short Plat application shall
conform to the following requirements :
1 . Shall be a neat and approximate drawing at a scale of 1" =
40 ' , unless otherwise approved by the Department. The Short Plat
map shall measure 18 x 24.
2 . Shall show how the proposed subdivision will be served by
streets and utilities . Show how access will be provided to all
lots and location of sewer and water lines .
3 . Shall show all existing structures and dimensioned distances
from any existing and proposed lot lines within or abutting the
short plat.
4 . Shall include contour and/or elevations (at five-foot vertical
intervals minimum) to the extent necessary to accurately predict
drainage characteristics of the property. Approximate, estimated
contour lines shall be extended at least one hundred feet ( 100 ' )
beyond the boundaries of the proposed short plat.
5 . Shall include a copy of a title report on the property,
including a listing of all easements and restrictive covenants,
where applicable.
6 . Shall include all information as listed by the Department in
the document entitled "Submittal Requirements for Short Plats" .
F. Referral to Other Departments and Agencies: Upon receipt of
an application for a Short Plat, the Department shall transmit one
( 1) copy to any department or agency as warranted.
G. Public Notice: Public notice shall be given when short plat
application is made. The notices shall state the nature and
location of the proposed development, the public approvals that are
required and the opportunities for public comment. A fourteen ( 14 )
day public comment period shall be provided prior to any final
action by the Administrator on the proposed short plat. Notice of
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the application for short plat shall be given in the following
manner:
1 . A minimum of one ( 1 ) notice of the application for short plat
shall be posted on or adjacent to the land to be subdivided at
least fourteen ( 14 ) days prior to the administrative determination
on the short plat application. Public notice shall be accomplished
through use of a 4 x 8 plywood face notice board to be provided
and installed by the applicant and approved by the Department.
Applicant shall be responsible for placement of the notice board in
one ( 1) conspicuous place on or adjacent to the property subject to
the application at least 14 days prior to the administrative
determination on the short plat application. Applicant will notify
the Department staff when the notice board is installed to allow
for Department review and approval of the notice board.
2 . One (1) notice of the short plat application shall be given in
a newspaper of general circulation within the area in which
property is located, at least ten ( 10) days prior to the
administrative determination on the short plat application.
3 . Notice shall be mailed to all property owners within a radius
of three hundred feet (300 ' ) of the exterior boundaries of the
property which is the subject of the application. If the owner of
the subject property also owns property lying adjacent to the
subject property, the 300 foot radius must be taken from the
exterior boundaries of this adjacent owned property.
4 . The failure of any property owner to receive said notice of
hearing will not necessarily invalidate the proceedings . Failure
to receive notice will be grounds for a request for reconsideration
by the decision maker for the short plat. The decision maker shall
reconsider when it is demonstrated that there is additional
material testimony to provide that was not provided by others
before the original decision.
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.
2 . Action: The Administrator may approve, approve with
modifications, require a public hearing and decision by the Hearing
Examiner, or deny the application for a short plat. Action for
short plats of five (5) or greater lots, or otherwise referred to
the Hearing Examiner, shall be by the Hearing Examiner. Every
decision or recommendation made under this section shall include
findings of fact and conclusions to support the decision or
recommendation.
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DINANCE NO. 4522
N .r
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.
5 . 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.
Short plats of five (5 ) or more lots will also be referred to the
Hearing Examiner for public hearing and decision. Notice of the
public hearing shall be given as required for a full subdivision.
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 therefore.
7 . Reconsideration: Any party may request that an application,
on which the Administrator has taken action, be reopened by the
Administrator if it is found by the Department or the applicant
that new information has come to light not readily discoverable
prior to the approval upon the exercise of due diligence or any
material misrepresentation of fact is found that might affect the
action taken by the Administrator. In case of a denial of the
request for reconsideration by the Administrator any appeal shall
be made to the Hearing Examiner. New information can be presented
during the Hearing Examiner ' s consideration of the appeal .
I . Appeal: The decision of the Administrator shall be final,
unless an appeal by any aggrieved party is made to the Hearing
Examiner within fourteen ( 14) days after the Administrator' s
decision. Said appeal shall be in writing to the Hearing Examiner
and filed with the City Clerk and the Department. The Hearing
Examiner shall set a hearing date for the appeal within twenty-one
(21 ) days unless an extension thereto is agreed to, in writing, by
the applicant.
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RDINANCE NO. 4522
J. Required Improvements: The following tangible improvements
shall be constructed or deferred before a final short plat is
submitted or a short subdivision is recorded: grading and paving
of streets and alleys, installation of curbs, gutters, sidewalks,
monuments, sanitary and storm sewers, street lights, water mains
and street name signs, together with all appurtenances thereto to
specifications and standards of this code, approved by the
Department and in accordance with other standards of the City. A
separate construction permit will be required for any such
improvements, along with associated engineered plans prepared per
the City Drafting Standards and associated fees .
K. Final Short Plat Map: The final short plat map which is
submitted for filing shall conform to the following:
1 . Shall be a reproducible mylar map drawn to scale with black
ink on stabilized drafting film. The map size is to be 18 x
24.
2 . Shall show all existing structures in relation to lot lines
within or abutting short plat.
3 . Shall show all utilities, streets, existing and new easements
and associated covenants within or abutting short plat. If a new
easement is created on the plat it must show grantee of easement
rights . If the grantee is the City of Renton a statement of
easement provisions reserving, granting and conveying the easement,
with a description of the rights and purposed need to be made on
the short plat.
4 . Shall include a legal desoription of total parcel, shown on
the final short plat map. The lot numbering scheme and lot
addresses must be included on the plat map. Street names and
addresses shall be determined by the Department in accordance with
the House Numbering Ordinance and the Street Grid Ordinance and
established Department procedures for addressing of new lots .
5 . Shall be surveyed per City of Renton Surveying Standards by a
land surveyor licensed in the State of Washington.
6 . Shall include the surveyors certificate on the final short
plat map.
7 . Shall include signatures of approval by the Administrator and
King County Assessor on the final short plat map. For short plats
where septic service is proposed, signature of approval shall also
be included by the King County Department of Health.
8 . Shall be signed on the face of the final short plat map by
each and every owner of the property included within the short
plat.
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DINANCE NO. 4522
9 . Shall provide a notarized certificate of each and every owner,
contract purchaser, grantor of a deed of trust, or other holder of
beneficial title to the property being subdivided indicating that
the short subdivision is made with free consent and in accordance
with their desires .
a. If the short subdivision is conditioned upon deeding of
property(s) , the notarized certificate shall be signed by all
parties having any ownership interest in the lands subdivided.
b. For purposes of this section, ownership interest
shall include: legal and equitable property interests,
including, but not limited to, present, future, contingent or
whole fee interests, together with a beneficiarys interest
pursuant to a trust and contract interest pursuant to a
specifically enforceable contract for the purchase of the said
real property.
10 . Include a current title report confirming that the title of
the lands described and shown on the plat is in the name of the
owner(s) signing the plat certification.
L. Filing Short Plat:
1 . Any required or proposed right-of-way dedications must be
submitted to the Department for review and approval prior to filing
of the short plat. All right-of-way dedications require City
Council approval prior to filing of the short plat.
2 . A short plat must be signed by the Administrator before it is
filed. The final signed mylar.- 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 subdivider.
3 . 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 office of the King County Auditor and
shall not be deemed approved until so filed.
M. Expiration Period: If the Short Plat is not filed within two
(2 ) years of the date of approval, the Short Plat shall be null and
void. Upon written request of the subdivider, the Department may
grant one ( 1 ) extension of not more than one ( 1) year. Such
request must be received by the Department prior to the expiration
of the short plat.
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.
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RDINANCE NO. 4522
0. Administrative Guidelines: There shall be on file with the
Department 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.
9-12-9 : DETAILED PROCEDURES FOR SUBDIVISION
A. Purpose: The procedures regulating subdivisions, including
segregations of ten or more lots, are established to promote
orderly and efficient division of lots, avoiding placing undue
burdens on the subdivider and to comply with provisions of Chapter
58 . 17 RCW.
B. Principles of Acceptability: A subdivision shall be
consistent with the following principles of acceptability:
1 . Create legal building sites which comply with all provisions
of the City of Renton Zoning Code.
2 . Establish access to a public road for each segregated parcel.
3 . Have suitable physical characteristics . A proposed 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 plat.
4 . Make adequate provision for drainage ways, streets, alleys,
other public ways, water supplies and sanitary wastes .
C. Scope: Any land being divided into ten ( 10) or more parcels,
lots, tracts, sites, or subdivision, including segregations, or any
land which has been divided under the Short Subdivision procedures
within five (5) years, or any land which is held in common
ownership with a contiguous parcel divided under the Short
Subdivision procedures within the preceding five (5 ) years shall
conform to the procedures and requirements of this Section.
D. Preapplication Meeting Procedures:
1 . Preapplication: Requests for a preapplication meeting and
review shall be filed with the Department. Five (5) of copies of
the preapplication submittal shall be filed with the request.
2 . Preapplication Submittal Requirements:
a. Vicinity Map adequate to show the location of the plat
b. Preliminary plat drawn to an appropriate scale showing
the location of existing and proposed platted property lines,
streets, buildings, water courses, railroads, bridges, and
easements .
c. Contours should be shown to the extent necessary to
predict drainage characteristics of the property.
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r r)INANCE NO. 4522
w �✓
d. Indicate the approximate dimensions of each lot.
3 . Referral to Other Departments: The Department shall transmit
copies of the preapplication submittal to other departments as
warranted.
4. Preapplication Meeting: A meeting shall be held attended by
the departments which receive copies of the tentative plat, the
Department, and the subdivider. Any recommendations of the various
departments for revision of the tentative plat should be discussed
at such meeting as well as recorded in writing.
5 . General Requirements or Findings for Preapplication
Application: Following the aforesaid preapplication meeting, and
receipt of the recommendations of other City departments, the
Department may find that the proposed plat :
a. Is in general conformance with the regulations of this
code;
b. Is in conformance to the street and pedestrian circulation
pattern established or proposed for the area of the
subdivision;
c. Is in conformance with sewer, water and other utility
plans for the area;
d. Is not detrimental to its surroundings .
6 . Further Action: If the preapplication request is acceptable
as presented, or as modified per the suggestions presented in
writing at the preapplication meeting, the applicant should proceed
to the preliminary plat stage. If the preapplication submittal is
not acceptable, a preliminary plat may still be submitted to the
Department.
E . Preliminary Plat Application Requirements: Application for a
preliminary plat shall be made with the Department on forms
prescribed by the Department. The application shall be accompanied
by eleven ( 11 ) copies of the Preliminary Plat Drawing. The
Preliminary Plat application shall conform to the following
requirements :
1 . Shall be a neat and approximate drawing at a scale of 1" =
40 ' , unless otherwise approved by the Department. The Plat map
shall measure 18 x 24.
2 . Shall include a vicinity map showing the location of the plat.
3 . Shall show how the proposed subdivision will be served by
streets and utilities . Show how access will be provided to all
lots and location of sewer and water lines . Give the names,
locations, widths , and other dimensions of proposed streets,
alleys, easements, parks and other open spaces, reservations, and
utilities .
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RDINANCE NO. 4522
4 . Shall show all existing structures and distances from any
existing and proposed lot lines within or abutting the preliminary
plat.
5 . Shall include contour and/or elevations (at five-foot vertical
intervals minimum) to the extent necessary to accurately predict
drainage characteristics of the property. Approximate, estimated
contour lines shall be extended at least one hundred feet ( 100 ' )
beyond the boundaries of the proposed plat.
6 . Shall include the subdivision name and number, the name and
address of the owner or owners, and the name and address of the
licensed land surveyor and subdivision engineer.
7 . Shall show the date of preparation, the true north point, a
graphic scale and legal description of the property to be
subdivided.
8 . Shall indicate the acreage of land to be subdivided; the
number of lots; the area of the smallest lot and the approximate
square footage and approximate percent of total acreage in open
space.
9 . Shall indicate the approximate dimensions and square footage
area of each lot.
10 . Shall indicate the zoning applicable to the land to be
platted, subdivided or dedicated and of the land adjacent and
contiguous.
11 . Shall include a copy of a title report on the property,
including a listing of all easements and restrictive covenants,
where applicable.
12 . Shall include all information as listed by the Department in
the document entitled "Submittal Requirements for Preliminary
Plats" .
13 . Shall include a statement of soil type, drainage conditions,
present landscaping (describe any natural or manmade land cover) ,
wildlife present, and any other environmental factors which may be
prescribed by the Department.
F. Preliminary Plat Meeting: The Department shall compare the
applicants preapplication plan and preliminary plat and shall
reach a decision within three (3) working days after the
applicants submission, as to whether another preapplication
meeting is necessary. Another preapplication meeting may be deemed
necessary when there are significant differences between the
preapplication plan and preliminary plats . The determination of
the necessity of another meeting shall be based on the following
considerations :
20
r T)INANCE NO. 4522
a. The degree of similarity between the two plans (i.e. , is
the preliminary plat a refinement of the preapplication plan,
or is it a completely new plat for the same property? )
b. The presence or absence of revisions present in the
preliminary plat resulting from objections raised at the
preapplication meeting.
G. Referral to Other City Departments and Agencies: The
Department shall distribute one ( 1 ) copy to the Fire Department;
one ( 1 ) copy to the Police Department; one ( 1 ) copy to the Parks
Department; and one ( 1 ) copy to each of the public utility agencies
serving the area in which the subdivision is to be constructed.
Each department or agency may file recommendations with the
Department within ten ( 10) working days of receipt of the
preliminary plat; or in the event that a preliminary plat meeting
would be called by the Department, may present their recommendation
at that time.
H. Time Limitation for Approval or Disapproval of Plats: The
City will review and take action on the proposed short plat within
the time limits as defined in Chapter 58 . 17 RCW.
I . Hearing Examiner Public Hearing:
1 . Public Hearing Required: The Hearing Examiner shall hold a
public hearing on any preliminary plat and forward his/her
recommendations to the Renton City Council . The Hearing Examiner
shall review preliminary plats and make recommendations to the City
Council to assure conformance with the general purposes of the
Comprehensive Plan and adopted standards . The Hearing Examiner' s
recommendation shall include findings of fact and conclusions to
support the recommendation.
2 . Public Notice Required: The notice for public hearing shall
include the date and location of the public hearing. Notice of the
public hearing shall be given in the following manner:
a. A minimum of one ( 1 ) notice of the application for
subdivision shall be posted on or adjacent to the land to be
subdivided at least fourteen ( 14 ) days prior to the
administrative determination on the preliminary plat
application. Public notice shall be accomplished through use
of a 4 x 8 plywood face notice board to be provided and
installed by the applicant and approved by the Department.
Applicant shall be responsible for placement of the notice
board in one ( 1 ) conspicuous, clearly visible place on or
adjacent to the property subject to the application at least
14 days prior to the date of the public hearing. Applicant
will notify the Department staff when the notice board has
been installed to allow for Department review and approval of
the notice board.
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RDINANCE NO. 4522
b. One ( 1 ) notice of the public hearing shall be given in a
newspaper of general circulation within the area in which
property is located, at least ten ( 10) days prior to the
public hearing.
c. Notice shall be mailed to all property owners within a
radius of three hundred ( 300) feet of the exterior boundaries
of the property which is the subject of the application. If
the owner of the subject property also owns property lying
adjacent to the subject property, the 300 foot radius must be
taken from the exterior boundaries of this adjacent owned
property. The notices shall state the nature and location of
the proposed development, the public approvals that are
required and the opportunities for public comment. Such
notice shall be sent at least fourteen ( 14) days prior to the
public hearing.
d. The failure of any property owner to receive said notice
of hearing will not necessarily invalidate the proceedings .
Failure to receive notice will be grounds for a request for
reconsideration by the Hearing Examiner. The Hearing Examiner
shall reconsider when it is demonstrated that there is
additional material testimony to provide that was not provided
by others before the original decision.
J. Health Agency Recommendation: The health agencies responsible
for approval of the proposed means of sewage disposal and water
supply shall file with the Department, prior to the Councils
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. )
K. City Council Action: The Hearing Examiner ' s recommendations
shall be submitted to the City Council not later than fourteen ( 14)
days following the public hearing. After receiving the Hearing
Examiners recommendation, the City Council shall consider the
adoption or rejection of the recommendation. If the City Council
deems that a change in the Hearing Examiners recommendation is
necessary, the change of the recommendation shall not be made until
the City Council has adopted its own findings, conclusions
recommendations and approved or disapproved the preliminary plat.
L. Expiration Date: Preliminary Plat approval shall lapse unless
a final plat based on the preliminary plat, or any phase thereof,
is submitted within three (3 ) years from the date of preliminary
plat approval . One one-year extension shall be granted to an
applicant who files a written request with the Administrator at
least thirty (30) days before the expiration of this three-year
period, provided the applicant demonstrates that he/she has
attempted in good faith to submit the final plat within the three-
year period.
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DINANCE NO. 4522
Additional time extensions beyond this one-year time period may be
granted by the City Council if the applicant can show need caused
by unusual circumstances or situations which make it unduly
burdensome to file the final plat within the four-year time period.
The applicant must file a written request with the City Council and
Department for this additional time extension; this request must be
filed at least thirty ( 30 ) days prior to the plat expiration date .
The request must include documentation as to the need for the
additional time period.
Additional time extensions shall be granted in not greater than one
( 1 ) year increments .
In the case of a phased subdivision, final plat approval by the
City Council of any phase of the preliminary plat will constitute
an automatic one ( 1 ) year extension for the filing of the next
phase of the subdivision.
9-12-10 : PROPERTY ANNEXED TO CITY
WITH PRELIMINARY PLAT APPROVAL IN COUNTY
In instances where property annexed to the City has received
preliminary plat approval from King County prior to annexation, the
following review shall occur:
A. City Staff Review: The Department and Fire Department shall
review the plat. City plan checking review and inspections shall
be subject to fees pursuant to City Code 5-1-1 .
B. General Requirements and Findings: If the City staff finds
that the preliminary plat complies with the following requirements,
the subdivision can proceed to the final plat stage without a
preliminary plat hearing by the Hearing Examiner and City Council :
1 . Density Requirements: Overall density of the subdivision
shall not exceed the maximum density allowed pursuant to the Renton
Zoning Code. Lot size and lot width requirements need not comply
with Zoning Code so long as overall density complies with the Code.
2 . Public Works Improvements: Adequate provision shall be made
for drainage, streets, alleys, public ways, water, and sanitary
wastes. The City may add conditions to the preliminary plat in
order to ensure conformance with City of Renton standards .
C. Expiration Date: The preliminary plat shall comply with
section 9-12-9 of this Code pertaining to expiration of the
preliminary plat. The date of approval will be that date on which
King County approved the preliminary plat.
D. Installation of Improvements or Bonding in Lieu of
Improvements: If the improvements are not constructed prior to
annexation to the City, the subdivision must comply with section 9-
12-11 of this Code .
23
tioloRDINANCE NO. 4522
E . Final Plat Procedures: The procedures for final plat shall be
the same as those outlined in section 9-12-12 of this Code.
9-12-11 : INSTALLATION OF IMPROVEMENTS OR BONDING
IN LIEU OF IMPROVEMENTS
A. Required Improvements: The following tangible improvements
shall be required before a final plat is submitted or a short
subdivision is recorded: grading and paving of streets and alleys,
installation of curbs, gutters, sidewalks, monuments, sanitary and
storm sewers, street lights, water mains and street name signs,
together with all appurtenances thereto to specifications and
standards of this code, approved by the Department and in
accordance with other standards of the City. A separate
construction permit will be required for any such improvements,
along with associated engineered plans prepared per the City
Drafting Standards and associated fees as listed in the Fee
Schedule Code.
B. Inspection, Approval and Fees: The Department shall be
responsible for the supervision, inspection and acceptance of all
subdivision improvements .
C. Permits: Prior to proceeding with subdivision improvements,
the subdivider shall make application for such permits from the
City as are necessary. The applicant is also responsible for
complying with all permit requirements of other federal, state and
local agencies .
D. Final Submittal: No final plat shall be submitted to the City
Council nor any short subdivision recorded until all improvements
are constructed in a satisfactory manner and approved by the
responsible departments or a security approved by the City has been
posted for deferred improvements .
E. Deferred Improvements:
1 . Deferral Process: If a developer wishes to defer certain plat
or short plat required improvements, written application shall be
made to the Board of Public Works (BPW) stating the reasons why
such delay is necessary. If the deferment is approved by the BPW,
the developer shall furnish proper security to the City in an
amount equal to a minimum of one hundred fifty ( 150) percent of the
estimated cost of the required improvements . The decision of the
BPW as to amount of such security shall be conclusive.
2 . Time Limit: Such security shall list the exact work that
shall be performed by the applicant and shall specify that all of
the deferred improvements be completed within the time established
by the BPW; and if no time is established, then not later than one
( 1) year after approval of the final plat by the City Council or
one ( 1 ) year after recording of a short subdivision. The security
shall be held by the Finance Department.
24
r)INANCE NO. 4522
3 . 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.
4 . 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 attorneys fees . The applicant
shall enter into an agreement with the City requiring payment of
such attorneys fees .
5 . Binding Upon Applicant: The requirement of the posting of any
security shall be binding on the applicant, his heirs, successors
and assigns .
6 . Notification to Administrator: The BPW shall notify the
Administrator in writing of the following: the improvements
deferred, amount of security or check deposited, time limit of
security or check, name of bonding company, and any other pertinent
information.
7 . Restrictive Covenants: A restrictive covenant running with
the land, signed and properly recorded after City Attorney review,
may be accepted as security if the covenant guarantees that the
property will join in any future LID established to install the
required improvements in addition to the following conditions :
a. The restrictive covenant for deferrals occurs only for a
single-family development no larger than a short plat.
b. 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 .
c. There will be no detrimental effect on the public health,
safety or welfare if the improvements are not installed.
25
%100,RDINANCE NO. 4522
d. There is little likelihood that the zoning or land use on
or adjacent to the site will change to a higher classification
and development will occur within a five (5) year period, thus
increasing the likelihood that the improvements will be
needed.
e. A covenant approved by the Board shall contain language
that stipulates the property owner will immediately install
the deferred improvements at his or her expense upon a
determination of the Board of Public Works that the
improvements have become necessary.
9-12-12 : FINAL PLAT PROCEDURES
A. Application:
1 . Application for final plat shall be filed with the Department
on forms prescribed by the Department.
2 . Ten (10) copies of the final plat plus the original shall be
submitted with the final plat application. The final plat shall be
prepared by a registered land surveyor in accordance with the
requirements of the Renton Surveying Standards . The final plat
shall conform with only minor modifications to the preliminary
plat. The lot configuration and number of lots must remain
unchanged from the approved preliminary plat. Minor modifications
are allowed in lot line locations and dimensions of the new parcels
provided all parcels are in conformance with the lot development
standards of the Zoning Code.
3 . Application fees are required as outlined in Renton Fee
Schedule Ordinance.
B. Final Plat Requirements:
1 . Requirements: The final plat or final short subdivision map
(for short subdivisions of five (5) or more lots) shall be drawn to
a scale of not less than one ( 1) inch representing one hundred
( 100) feet unless otherwise approved by the Department, and on
sheets eighteen inches by twenty-four inches ( 18" x 24" ) . The
original drawing shall be in black ink on stabilized drafting film,
and shall:
a. Shall include the date, title, name and location of
subdivision, graphic scale, and north arrow.
b. Shall display the lines of all streets and roads, alley
lines, lot lines, lot and blocks numbered in numerical order,
reservations, restrictive covenants, easements (including
easement language) , and any areas to be dedicated to public
use, with notes stating their purpose and any limitations . If
a new easement is created on the plat it must show the grantee
of the easement rights . If the grantee is the City of Renton
a statement of easement provisions reserving, granting and
conveying the easement, with a description of the rights and
purposed need to be made on the plat.
26
')INANCE NO. 4522
waive .✓
c. Shall include the lot numbering scheme and lot addresses
on the plat map. Street names and addresses shall be
determined by the Department in accordance with the House
Numbering Ordinance and the Street Grid Ordinance and
established Department procedures for addressing of new lots .
d. Shall contain data sufficient to determine readily and
reproduce on the ground the location, bearing, and length of
every street, easement line, lot line, boundary line and block
line on site.
e. Shall include dimensions to the nearest one-hundredth
( 1/100) of a foot and angles and bearings in degrees, minutes,
and seconds .
f. Shall include coordinates per City Surveying Standards
for permanent control monuments .
g. Shall display all interior permanent control monuments
located per City Surveying Standards . All interior monuments
shall be installed prior to the release of any bond.
h. Shall be mathematically correct.
i. Shall be accompanied by an approved printed computer plot
closure or demonstrated mathematical plot closure on all lots,
streets, alleys and boundaries .
j . Shall contain a legal description of the land to be
subdivided on the final mylar.
k. Shall be accompanied by a complete survey of the section
or sections in which the plat or replat is located, or as much
thereof as may be necessary to properly orient the plat within
such section or sections . The plat and section survey shall
be submitted with complete field and computation notes showing
the original or re-established corners with descriptions of
the same and the actual traverse showing error of closure and
method of balancing. A sketch showing all distances, angles
and calculations required to determine corners and distances
of the plat shall accompany this data. The allowable error of
closure shall not exceed one ( 1) foot in ten thousand ( 10, 000)
feet per City Surveying Standards .
2 . Final plat certificates: In addition to other requirements as
specified herein, the final plat shall contain or be accompanied by
the following:
a. Certification showing that streets, rights-of-way and all
sites for public use have been dedicated.
b. As-built plans for all the required utility and street
improvements for the plat must be submitted to approved by the
Department prior to recording of the final plat.
27
RDINANCE NO. 4522
'Vh
c . Certification by a licensed land surveyor that a survey
has been made and that monuments and stakes will be set.
d. Certification by the responsible health agencies that the
methods of sewage disposal and water service are acceptable.
e. Certification in the form of a plat certificate from a
title insurance company documenting the ownership and title of
all interested parties in the plat, subdivision, or dedication
and listing all encumbrances . The certificate shall be dated
within forty-five (45) days prior to the granting of the final
plat by the City Council.
f. Certification by the King County Finance Department that
taxes have been paid in accordance with Section 1, Chapter No.
188, Laws of 1927 (RCW 58 . 08 . 030 & 040) and that a deposit has
been made with the King County Finance Department in
sufficient amount to pay the taxes for the following year.
g. Certification by the City Finance Department that there
are no delinquent special assessments and that all special
assessments certified to the City Treasurer for collection on
any property herein contained dedicated for streets, alleys or
other public uses are paid in full.
h. Certification of approval to be signed by the
Administrator.
i. Certification of approval to be signed by the Mayor and
the City Clerk_
j . Copies of any restrictive covenants as may be used in the
subdivision.
3 . Referral to Other Departments and Agencies: The Department
shall distribute the final plat to all other departments, utility
agencies and other governmental agencies as warranted.
4 . City Council Approval: At its first public meeting following
the date the final plat application has been officially accepted by
the Department, the City Council shall set a date to consider the
final plat. The final plat shall be approved, disapproved or
returned to the applicant for modification or correction by the
City Council .
5 . Filing Final Plat: Before the final plat is submitted to the
City Council, it shall be signed by the Administrator. After the
final plat is approved by the City Council, it shall be signed by
the Mayor and the City Clerk. The final plat shall be filed with
the King County Department of Records and Elections by the City.
28
C )INANCE NO. 4522
6 . Expiration of Plat After Council Approval: If a final plat
has not been recorded within six ( 6) months after approval by the
City Council, the plat shall expire and be null and void. To
revitalize the expired plat, the plat shall be resubmitted as a
preliminary plat. One ( 1 ) extension to the six ( 6 ) month period
may be granted by the City Council .
9-12-13 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
ENVIRONMENTAL CONSIDERATIONS
A plat, short plat, subdivision or dedication shall be prepared in
conformance with the following provisions .
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 ground water supply, prevent erosion and to
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 subdivider in creating an attractive and healthy
environment. No action taken herein shall constitute a taking
under the laws or constitution of the state or federal government.
B. Unsuitable Land: Land which is found to be unsuitable for
subdivision includes land with features likely to be harmful to the
safety and general health of the future residents (such as lands
adversely affected by flooding, steep slopes, or rock formations) .
Land which the Department or the Hearing Examiner considers
inappropriate for subdivision shall not be subdivided unless
adequate safeguards are provided against these adverse conditions .
If any portion of the land within the boundary of a preliminary
plat is subject to flooding or inundation, that portion of the
subdivision must have the approval of the State of Washington
according to Chapter 86 . 16 RCW before the Department and the
Hearing Examiner shall consider such subdivision.
C. Trees: Reasonable effort shall be made to preserve existing
trees .
D. Streams:
1 . Every reasonable effort shall be made to preserve existing
streams, bodies of water, and wetland areas .
2 . If a stream passes through any of the subject property, a plan
shall be presented which indicates how the stream will be
preserved. The methodologies used should include an overflow area,
and an attempt to minimize the disturbance of the natural channel
and stream bed.
3 . The piping or tunneling of water shall be discouraged and
allowed only when going under streets .
29
11101RDINANCE NO. 4522
4 . Every effort shall be made to keep all streams and bodies of
water clear of debris and pollutants .
9-12-14 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
COMPATIBILITY WITH EXISTING LAND USE AND PLANS
A. Continuity with Improved Additions: No plan for the
replatting, subdivision, or dedication of any areas shall be
approved by the City Council unless the streets shown therein are
connected by surfaced road or street (according to City of Renton
specifications) to an existing street or highway.
B. Conformity with Existing Plans: The location of all streets
shall conform to any adopted plans for streets in the City of
Renton.
C. Trails Plan: If a subdivision is located in the area of an
officially designed trail, provisions shall be made for reservation
of the right-of-way or for easements to the City for trail
purposes .
9-12-15 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
STREETS
A. Relationship to Adjoining Street System: The proposed street
system shall extend existing streets unless otherwise approved by
the Department. The roadway classifications shall be as defined
and designated by the Department.
B. Street Names: All proposed street names shall be approved by
the City of Renton.
C. Arterials, Intersections: Streets intersecting with existing
or proposed public highways, major or secondary arterials shall be
held to a minimum.
D. Street Alignment: The alignment of all streets shall be
reviewed and approved by the Department. The street standards set
by Street Improvement Ordinance shall apply unless otherwise
approved. Street alignment offsets of less than one hundred
twenty-five feet ( 125 ' ) are not desirable, but may be approved by
the Department upon a showing of need but only after provision of
all necessary safety measures .
E. Street Pattern: A standard non meandering street pattern
shall be the predominant street pattern in any subdivision
permitted by this Ordinance provided that this does not cause the
need for lots with dual front and rear street frontages or dead-end
streets . Cul-de-sacs shall be allowed when required to provide
public access to lots where a through street cannot be provided.
Cul-de-sacs may be permitted by the Department where the street is
not required as a connection to the greater neighborhood street
grid system.
30
DINANCE NO. 4522
r..,
F. Improvements Required: All adjacent right-of-ways and new
right-of-ways dedicated as part of the plat, including streets,
roads, and alleys , shall be graded to their full width and the
pavement and sidewalks shall be constructed to the standards
specified in the Street Improvement Ordinance or deferred by the
Board of Public Works .
G. Adjacent to Unplatted Acreage: Streets which may be extended
in the event of future adjacent platting may be required to be
dedicated to the plat boundary line. Extensions of greater depth
than an average lot shall be improved with temporary turnarounds .
Dedication of a full-width boundary street may be required in
certain instances to facilitate future development.
9-12-16 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
INSTALLATION OF UTILITIES
A. Sanitary Sewers: Unless septic tanks are specifically
approved by the Department and the King County Health Department,
sanitary sewers shall be provided by the developer at no cost to
the City and designed in accordance with City standards . Side
sewer lines shall be installed eight feet (8 ' ) into each lot if
sanitary sewer mains are available, or provided with the
subdivision development.
B. Storm Drainage: An adequate drainage system shall be provided
for the proper drainage of all surface water. Cross drains shall
be provided to accommodate all natural water flow and shall be of
sufficient length to permit full-width roadway and required slopes .
The drainage system shall be designed per the requirements of the
Renton Storm and Surface Water Ordinance. The drainage system
shall include detention capacity for the new street areas .
Residential plats shall also include detention capacity for future
development of the lots . Water quality features shall also be
designed to provide capacity for the new street paving for the
plat.
C. Water System: The water distribution system including the
locations of fire hydrants shall be designed and installed in
accordance with City standards as defined by the Department and
Fire Department ordinances and requirements .
D. Underground Utilities: All utilities designed to serve the
subdivision shall be placed underground. Any utilities installed
in the parking strip shall be placed in such a manner and depth to
permit the planting of trees . Those utilities to be located
beneath paved surfaces shall be installed, including all service
connections, as approved by the Department. Such installation
shall be completed and approved prior to the application of any
surface material . Easements may be required for the maintenance
and operation of utilities as specified by the Department.
31
+RDINANCE NO. 4522 Noi
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 subdivider 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 landowner. The subdivider 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 subdivider and shall inspect
the conduit and certify to the City that it is properly installed.
F. Latecomer Agreements: Where a development is required to
construct utility improvements that may also be required by other
developments or by future development of other parcels in the
vicinity, then the developer may request establishment of a
latecomer agreement to reimburse the developer for all initial
costs of the improvements. The procedure to follow in making
application for the latecomer agreement and the steps to be
followed by the City are as detailed in Sections 9-5-1 through 9-5-
16 .
9-12-17 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
PUBLIC USE AND SERVICE AREAS
Due consideration shall be given by the subdivider 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. Community Assets: Due regard shall be shown to all natural
features such as large trees, water courses, and similar community
assets which, if preserved, will add attractiveness and value to
the property.
9-12-18 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
BLOCKS WITHIN RESIDENTIAL PLATS
A. Width: Blocks shall be wide enough to allow two (2 ) tiers of
lots, except where fronting on major streets or prevented by
topographical conditions or size of the property.
B. Walkways: Where circumstances warrant, the Hearing Examiner
may require one ( 1 ) or more public crosswalks or walkways of not
less than six ( 6 ) feet in width dedicated to the City to extend
entirely across the width of the block at locations deemed
necessary. Such crosswalks or walkways shall be paved for their
entire width and length with a permanent surface and shall be
adequately lighted at the developer' s cost.
32
)INANCE NO. 4522
9-12-19 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
LOTS WITHIN RESIDENTIAL PLATS
A. Arrangement: Insofar as practical, side lot lines shall be at
right angles to street lines or radial to curved street lines .
Each lot must have access to a public street or road. Access may
be by private access easement street per the requirements of the
Street Improvement Ordinance.
B. Minimum Size: The size, shape, and orientation of lots shall
meet the minimum area and width requirements of the applicable
zoning classification and shall be appropriate for the type of
development and use contemplated.
C. Property Corners at Intersections: All lot corners at
intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of fifteen feet ( 15 ' ) .
D. Pipestem Lots Allowed: Pipestem lots may be permitted for new
plats to achieve densities permitted within the Zoning Code when .
there is no other feasible alternative to achieving the permitted
density. The pipestem lot shall contain the required area for the
zoning classification exclusive of the area of the pipestem and
providing the pipestem shall not exceed one hundred fifty feet
( 150 ' ) in length and not less than twenty feet ( 20 ' ) in width.
Pipestem lots shall not be created that have adjacent separate
pipestems for access in place of a shared private access road.
However, the pipestem portion of a pipestem lot may provide access
to both the pipestem lot itself and a lot adjacent to it with an
access easement to be established to serve the adjacent lot. A
restrictive covenant will 'be required on both parcels for
maintenance of the pipestem driveway.
9-12-20 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
OTHER IMPROVEMENTS
A. Monuments: Concrete permanent control monuments shall be
established at each and every controlling corner of the
subdivision. Interior monuments shall be located as determined by
the Department. All surveys shall be per the City Surveying
Standards .
B. Survey: All other lot corners shall be marked per the City
Surveying Standards .
C. Street Signs: The subdivider shall install all street name
signs necessary in the subdivision.
9-12-21 : HILLSIDE SUBDIVISIONS
A. Purpose: Because of their steeper slopes, the sites of
hillside subdivisions ordinarily should have greater attention paid
to the potential for drainage, erosion, and slope stability
problems than other subdivisions .
33
1010RDINANCE NO. 4522
410
B. Procedure: Any short plat or subdivision meeting the
definition of a hillside subdivision shall follow the procedures
established for subdivisions . Hillside Subdivisions, including
short plats, shall require the review and approval of the Hearing
Examiner.
C. Standards: The following additional standards shall apply to
Hillside Subdivisions :
1 . Application Information: Information concerning the soils,
geology, drainage patterns, and vegetation shall be presented in
order to evaluate the drainage, erosion control and slope stability
for site development of the proposed plat. The applicant must
demonstrate that the development of the hillside subdivision will
not result in soil erosion and sedimentation, landslide, slippage,
excess surface water runoff, increased costs of building and
maintaining roads and public facilities and increased need for
emergency relief and rescue operations .
2 . Grading: Detailed plans for any proposed cut and fill
operations shall be submitted. These plans shall include the angle
of slope, contours, compaction, and retaining walls .
3 . Streets:
a. Streets may only have a grade exceeding fifteen percent
( 15%) , if approved by the Department and the Fire Department.
b. Street widths may be less than those required in the
Renton Street Standard Ordinance for streets with grades
steeper than fifteen percent ( 15%) if parking prohibition on
one or both sides of the street is approved by- the
Administrator.
4 . Lots: Lots may be required to be larger than minimum lot
sizes required by the Renton Zoning Code. Generally, lots in
steeper areas of the subdivision should be larger than those in
less steep areas of the subdivision.
5 . Erosion Control Requirements: Any clearing or grading shall
be accompanied by erosion control measures as deemed necessary by
the Department.
9-12-22 : PARKS AND OPEN SPACE
Approval of all subdivisions located in either single family
residential or multi-family residential zones as defined in the
Renton Zoning Code shall be contingent upon the subdividers
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 per
the City of Renton Parks Mitigation Ordinance.
34
DINANCE NO. 4522
9-12-23 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS OF
INDUSTRIAL AND COMMERCIAL SUBDIVISIONS
The division of land for industrial and commercial purposes shall
conform to the requirements and minimum standards of residential
design except as provided in this section.
A. Property Corners at Intersections: All lot corners at
intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of twenty-five feet (25 ' ) .
B. Lot Orientation: The size, shape and orientation of lots
shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the
type of development and use contemplated.
C. Lot Arrangement: Insofar as practical, side lot lines shall
be at right angles to street lines or radial to curved street
lines .
9-12-24 : VARIANCES
A. Variance Requirements: A variance from the requirements of
this Ordinance may be approved by the Hearing Examiner for a short
plat, or a variance for a full subdivision recommended to and
approved by the City Council, when undue hardship may be created as
a result of strict compliance with the provisions of this
Ordinance. In recommending or approving any variance, the Hearing
Examiner may prescribe conditions that he/she deems necessary to or
desirable for the public interest. No variance shall be approved
or recommended unless the Hearing Examiner finds : '
1 . That there are special physical circumstances or conditions
affecting said property such that the strict application of the
provisions of this Ordinance would deprive the applicant of the
reasonable use or development of his land; and
2 . That the variance is necessary to insure such property the
rights and privileges enjoyed by other properties in the vicinity
and under similar circumstances; and
3 . That the granting of the variance will not be detrimental to
the public welfare or injurious to other property in the vicinity.
B. Applications Required: Application for any variance shall be
submitted in writing by the subdivider at the time the preliminary
plat is submitted to the Department. The application shall state
fully all substantiating facts and evidence pertinent to the
request.
C. Variance Fees: The appropriate fees shall be paid at time of
application as required in City Code Section 5-1-1 .
35
RDINANCE NO. 4522
9-12-25 : PENALTIES, SEVERABILITY, LIABILITY
A. Penalties: Any person, firm, corporation or association, or
any agent of any person, firm, corporation or association who
violates the provisions of this code shall be guilty of a
misdemeanor and upon conviction be subject to a fine not to exceed
five hundred dollars ( $500 . 00) for each such violation, or
imprisonment for a period not to exceed thirty ( 30) days, or both
such fine and imprisonment.
In addition to the above, any person or firm who transfers, sells,
or options any land which is undergoing platting procedures before
such plat or map has been approved by the City of Renton, and
before the same has been filed for record in the office of the King
County Department of Records and Elections or the City Clerk shall,
upon conviction, be subject to a fine not to exceed three hundred
dollars ( $300 . 00 ) for each such violation, or imprisonment for a
period not to exceed thirty ( 30) days, or both such fine and
imprisonment. This provision does not apply when the original
subdivider sells the entire parcel to another subdivider. The City
may recover said penalty by civil action in any court of competent
jurisdiction.
B. Injunction: The City Council may direct the City Attorney to
initiate an action to enjoin the transfer, sale, agreement, or
option by making application for an injunction in the Superior
Court.
C. Violations: Whenever land within a subdivision granted final
approval is used in a manner or for a purpose which violates any
provision of the state subdivision law (Chapter 58 . 17 RCW) or any
provisions of the Renton Subdivision Code, or any term or condition
of plat approval prescribed for a plat by the Renton City Council,
then the prosecuting attorney, or the attorney general, may
commence an action to restrain and enjoin such use and compel
compliance with the provisions of the State subdivision law or the
Renton Subdivision Code, or with such terms or conditions . The
costs of such action, including reasonable attorney fees, may be
taxed against the violator.
D. City Not Liable: This code shall not be construed to relieve
from or lessen the responsibility of any person owning any land or
building, constructing or modifying any subdivisions in the City
for damages to anyone injured or damaged either in person or
property by any defect therein; nor shall the City or any agent
thereof be held as assuming such liability by reason of any
preliminary or final approval or by issuance of any permits or
certificates authorized herein.
E. Severability: If any provision of this Ordinance or its
application to any person or property is held invalid by a court of
competent jurisdiction, the remainder of the Ordinance or the
application of the provision to other persons or circumstances
shall not be affected.
36
Y FINANCE NO. 4522
9-12-26 : REPEALED ORDINANCES
Any and all Ordinances in conflict herewith are hereby repealed.
SECTION III . This Ordinance shall be effective upon its
passage, approval, and thirty ( 30) days after its publication .
PASSED BY THE CITY COUNCIL this 5th day of June , 1995 .
Maiilytl J. Pet rscn, City Clcrk
Brenda Fritsvold, Deputy City Clerk
APPROVED BY THE MAYOR this 5th day of June , 1995 .
(:LC4C,L (.. _
Earl Clymer, Mayo
Approved as to form:
C'‘2
Lawr e J. Warre City Attorney
Date of Publication: June 9, 1995 (Summary Only)
ORD. 464: 5/15/95 :as .
37
k
June 5. 1995 Winton City Council Minutes .r+ Page 230
Utility: Multi-Family Unit An ordinance and summary ordinance were read amending Subsection 8-5-
Sewer System 17.B.3 of Chapter 5, Sewers, of Title VIII (Health and Sanitation) of City
Development Charge Code relating to a system development charge for connection to the City's
sewer system. MOVED BY KEOLKER-WHEELER, SECONDED BY
NELSON, COUNCIL REFER THE ORDINANCE AND SUMMARY
ORDINANCE FOR SECOND AND FINAL READING ON 6/12/95.
CARRIED.
Utility: Multi-Family Unit An ordinance and summary ordinance were read amending Subsection 8-4-
Water System 41.B.3 of Chapter 4, Water, of Title VIII (Health and Sanitation) of City Code
Development Charge relating to a system development charge for connection to the water utility.
MOVED BY EDWARDS, SECONDED BY NELSON, COUNCIL REFER THE
ORDINANCE AND SUMMARY ORDINANCE FOR SECOND AND FINAL
READING ON 6/12/95. CARRIED.
Planning: SEPA Policy An ordinance was read amending Chapter 6, Environmental Ordinance, and
Ordinance Update Chapter 18, Renton Developmental Guidelines Ordinance, of Title IV
(Building Regulations) of City Code by updating policies. MOVED BY
KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 6/12/95.
CARRIED.
The following ordinances were presented for second and final reading:
Ordinance #4520 An ordinance was read amending Subsections 4-31-10.4 and 4-31-10.4.F, and
Zoning: Auto Mall adding Subsection 4-31-10.4.G, to Chapter 31, Zoning Code, of Title IV
Provision in Commercial (Building Regulations) of City Code to have an auto mall included in the
Arterial Zone Commercial Arterial (CA) zoning district. MOVED BY EDWARDS,
SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS
PRESENTED. ROLL CALL: SIX AYES (SCHLITZER, CORMAN,
EDWARDS, NELSON, KEOLKER-WHEELER, STREDICKE), ONE NAY
(TANNER). CARRIED.
Ordinance #4521 An ordinance and summary ordinance were read creating Chapter 34, Street
Building: Street Improvements, of Title IV (Building Regulations) of City Code relating to the
Improvement Ordinance design standards, development requirements, administration and enforcement
for required street improvements, creating a process for the alteration,
modification, deferrals and waivers of the street standards, creating an appeal
mechanism, and establishing a penalty for violation of the chapter. MOVED
BY EDWARDS, SECONDED BY NELSON, COUNCIL ADOPT THE
ORDINANCE AND SUMMARY ORDINANCE AS PRESENTED. ROLL
CALL: ALL AYES. CARRIED.
Ordinance #4522 An ordinance and summary ordinance were read repealing Chapter 12,
Planning: Subdivision Subdivision Ordinance, of Title IX (Public Ways and Properties), of City
Ordinance Changes Code, and adopting a new Chapter 12 providing for the municipal adoption of
rules, regulations, requirements, standards, and procedures for the approval or
disapproval of the subdivision of land into two (2) or more parcels, including,
but not limited to the approval of subdivision metes and bounds, descriptions
or dedications, acquisitions, improvements, and reservations of sites for public
use; providing for the variation and exception thereto in hardship cases;
providing for the modification of lot lines; providing penalties for the
violation of such adopted rules, requirements, regulations and standards;
providing for the implementation of the expressed and implied authority of
the City of Renton in accordance with the intents of State statutes. This Code
is to be known as the City of Renton Subdivision Code. MOVED BY
STREDICKE, SECONDED BY SCHLITZER, COUNCIL ADOPT THE
i.
1
June 5. 1995 `„enton City Council Minutes `../ Pane 231
ORDINANCE AND SUMMARY ORDINANCE AS PRESENTED. ROLL
CALL: ALL AYES. CARRIED.
Ordinance #4523 An ordinance and summary ordinance were read amending Chapter 31,
Planning: Publicly-Owned Zoning Code, of Title IV (Building Regulations) of City Code by adding
(P-Suffix) Property Uses definitions and regulations concerning the use and reuse of publicly-owned
(P-Suffix) properties. MOVED BY SCHLITZER, SECONDED BY NELSON,
COUNCIL ADOPT THE ORDINANCE AND SUMMARY ORDINANCE AS
PRESENTED. ROLL CALL: ALL AYES. CARRIED.
Ordinance #4524 An ordinance was read amending subsection 7-1-4.0.5 of Chapter 1, Uniform
Fire: New Year's Eve Fire Code, of Title VII (Fire Regulations) of City Code relating to permissible
Fireworks Ban discharge of fireworks. MOVED BY TANNER, SECONDED BY EDWARDS,
COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL:
ALL AYES. CARRIED.
NEW BUSINESS Councilman Stredicke announced that the Municipality of Metropolitan Seattle
Metro: Public Hearing on (METRO) will hold a public meeting in the Renton Council Chambers on
Sewer Rates June 13th, 3:00 p.m., regarding sewer rates.
ADJOURNMENT MOVED BY TANNER, SECONDED BY SCHLITZER, COUNCIL
ADJOURN. CARRIED. Time: 9:18 p.m.
6g41140101
BRENDA FRIT OLD, Deputy City Clerk
6/05/95
May 22. 1995 Benton City Council Minutes Page 216
Utility: Mobile Home Park Utilities Committee Chair Corman presented a report regarding water rates for
Sub-Metering (Sunnydale) residents of the Sunnydale Mobile Home Park. The Committee recommended
concurrence with the Planning/Building/Public Works Department's
recommendation to accept the final Memorandum of Understanding, dated
May 22, 1995, regarding the implementation of sub-metering at the Sunnydale
Mobile Home Park. The Committee further recommended that the
Administration develop a policy and guideline for sub-metering. MOVED BY
CORMAN, SECONDED BY NELSON, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
ORDINANCES AND The following resolution was presented for reading and adoption:
RESOLUTIONS
Resolution #3124 A resolution was read authorizing the Mayor and City Clerk to enter into an
Utility: Elliot Levee interlocal cooperative agreement with King County for the Upper Elliot Park
Reconstruction Project, Levee Restoration and Habitat Enhancement project. MOVED BY
King County, CAG-95- KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL ADOPT THE
RESOLUTION AS PRESENTED. CARRIED.
The following ordinances were presented for first reading and referred to the
Council meeting of 06/05/95 for second reading:
Zoning: Auto Mall An ordinance was read amending Subsections 4-31-10.4 and 4-31-10.4.F, and
Provision in Commercial adding Subsection 4-31-10.4.G, to Chapter 31, Zoning Code, of Title IV
Arterial Zone (Building Regulations) of City Code to have an auto mall included in the
Commercial Arterial (CA) zoning district. MOVED BY EDWARDS,
SECONDED BY KEOLKER-WHEELER, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 06/05/95.
CARRIED.
Councilman Corman requested that, prior to second and final reading, staff
provide Council with data summarizing property appraisals that are currently
available for this area.
Building: Street An ordinance and summary ordinance were read creating Chapter 34, Street
Improvement Ordinance Improvements, of Title IV (Building Regulations) of City Code relating to the
design standards, development requirements, administration and enforcement
for required street improvements, creating a process for alteration,
modification, deferrals and waivers of the street standards, creating an appeal
mechanism, and establishing a penalty for violation of the chapter. MOVED
BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL REFER
THE ORDINANCE AND SUMMARY ORDINANCE FOR SECOND AND
FINAL READING ON 06/05/95. CARRIED. (This item was reported out
of Transportation Committee 3/06/95; public hearing held 4/10/95.)
Planning: Subdivision * An ordinance and summary ordinance were read repealing Chapter 12,
Ordinance Changes Subdivision Ordinance, of Title IX (Public Ways and Properties), of City
Code, and adopting a new Chapter 12 providing for the municipal adoption of
rules, regulations, requirements, standards, and procedures for the approval or
disapproval of the subdivision of land into two (2) or more parcels, including,
but not limited to the approval of subdivision metes and bounds, descriptions
or dedications, acquisitions, improvements, and reservations of sites for public
use; providing for the variation and exception thereto in hardship cases;
providing for the modification of lot lines; providing penalties for the
violation of such adopted rules, requirements, regulations and standards;
providing for the implementation of the expressed and implied authority of
the City of Renton in accordance with the intents of State statutes. This Code
is to be known as the City of Renton Subdivision Code. MOVED BY
May 22. 1995 Benton City Council Minutes `oe, Pane 217
NELSON, SECONDED BY KEOLKER-WHEELER, COUNCIL REFER THE
ORDINANCE AND SUMMARY ORDINANCE FOR SECOND AND FINAL
READING ON 06/05/95. CARRIED. (This item was reported out of
Planning & Development Committee 3/20/95; public hearing held 4/10/95.)
Planning: Publicly-Owned An ordinance and summary ordinance were read amending Chapter 31,
(P-Suffix) Property Uses Zoning Code, of Title IV (Building Regulations) of City Code by adding
definitions and regulations concerning the use and reuse of publicly-owned
(P-Suffix) properties. MOVED BY KEOLKER-WHEELER, SECONDED BY
NELSON, COUNCIL REFER THE ORDINANCE AND SUMMARY
ORDINANCE FOR SECOND AND FINAL READING ON 06/05/95.
CARRIED.
Fire: New Year's Eve An ordinance was read amending subsection 7-1-4.0.5 of Chapter 1, Uniform
Fireworks Ban Fire Code, of Title VII (Fire Regulations) of City Code relating to permissible
discharge of fireworks. MOVED BY TANNER, SECONDED BY
STREDICKE, COUNCIL REFER THE ORDINANCE FOR SECOND AND
FINAL READING ON 06/05/95. CARRIED.
NEW BUSINESS Councilman Stredicke commented on a letter from the Parks Department
Parks: Maplewood Golf regarding the removal of trees on the Maplewood Golf Course. MOVED BY
Course Tree Removal STREDICKE, SECONDED BY TANNER, COUNCIL REFER THIS
MATTER TO THE COMMITTEE OF THE WHOLE. CARRIED.
Council: Committee Transportation (Aviation) Committee Chair Edwards announced that the
Meeting Schedule Changes Transportation Committee's regular meetings have been changed to the first
and third Tuesdays of every month at 3:30 p.m.
Utilities Committee Chair Corman added that the Utilities Committee's regular
meetings have also been changed, to the first and third Tuesdays of every
month at 4:30 p.m.
AUDIENCE COMMENT Marjorie Richter, 300 Meadow Ave. N., Renton, 98055, expressed her
Citizen Comment: Richter appreciation for the trees on the golf course that are slated to be removed,
- Maplewood Golf Course and hoped that the City will endeavor to minimize the impacts of their
Tree Removal removal.
ADJOURNMENT MOVED BY STREDICKE, SECONDED BY TANNER, COUNCIL
ADJOURN. CARRIED. Time: 9:37 p.m.
MARILYN . RSEN, CMC, City Clerk
Recorder: Brenda Fritsvold
5/22/95
J
April 10. 1995 Renton City Council Minutes ' Page 140
adding that the only possible zoning for this property is R-10 under the
current comprehensive plan designation.
Councilman Tanner was troubled by the fact that although the Burnstead
properties and the White Fence Ranch properties favor annexation, these areas
are not contiguous to the City limits. Annexing them, therefore, would
require annexing the in-between area, where many property owners appear to
oppose annexation.
Moved by Tanner, seconded by Stredicke, Council table action on this matter
until April 17th to allow staff to provide information on individual properties
in the proposed annexation area, specifically which owners support or oppose
the effort.*
Mrs. Keolker-Wheeler reiterated that, according to the petition submitted to
and certified by the City, at least 62% of the assessed valuation in the total
annexation area is represented by owners in support of annexation.
*Roll call: Three ayes (Corman, Tanner, Stredicke), four nays (Schlitzer,
Edwards, Nelson, Keolker-Wheeler). Motion failed.
MOVED BY NELSON, SECONDED BY EDWARDS, COUNCIL ACCEPT
THE 60% ANNEXATION PETITION AND AUTHORIZE THE
ADMINISTRATION TO PREPARE A NOTICE OF INTENTION PACKAGE
FOR SUBMISSION TO THE KING COUNTY BOUNDARY REVIEW
BOARD.*
Councilman Corman said while he shared concerns regarding the proposed R-
10 zoning on part of the property, multi-family development would probably
be restricted to only 1% to 2% of the total annexation area and would not, in
any case, result in greater density than four-plexes. He further stated that in
the time he has lived in Renton he has not been pressured to change his rural
lifestyle, and said he was confident that Council will strive to protect this
area, should it be annexed.
*MOTION CARRIED.
Planning: Subdivision This being the date set and proper notices having been posted and published
Ordinance in accordance with local and State laws, Mayor Clymer opened the public
hearing to consider the proposed subdivision ordinance and the proposed street
improvement ordinance.
Neil Watts, Plan Review Supervisor, explained that the revisions to the
subdivision and the street improvement ordinances were undertaken to
implement new land use policies, update language and modify the structure to
refer to existing departments and officials, and make process revisions to
provide better service. The revisions are also meant to improve public, owner
and City participation in the process.
Noting that the subdivision ordinance regulates platting and lot boundary
adjustments, Mr. Watts reviewed the primary changes, which are meant to
provide a logical, consistent format and improve the process. Under the
proposed changes, a small plat of five to nine lots would not come before
Council for approval but would be decided by the Hearing Examiner. Plats of
four or fewer lots would be administrative decisions and no longer handled by
the Hearing Examiner. The revisions also increase public notice requirements
for planning activities.
April 10. 1995 ti.✓ Renton City Council Minutes rr' Page 141
Councilman Stredicke commented on his preference for preserving streams,
and felt these should not be piped underneath parking lots as was done with
Honey Creek during the development of Albertson's.
Turning to the street improvement ordinance, which sets standards for street
improvements, including those for development projects, Mr. Watts explained
that one of the proposed changes would allow for sidewalk construction
adjacent to the curb for residential streets, eliminating the separate planting
strip. The ordinance also attempts to provide flexibility for site-specific
conditions through the use of deferrals, waivers and the alteration
modification process.
At Councilmember Keolker-Wheeler's suggestion, the reference in the
subdivision ordinance to 4' x 4' signs which are to be posted on or adjacent to
properties to be subdivided was changed to refer to 4' x 8' signs.
Audience comment was invited.
Sandy Webb, 430 Mill Ave. S., Renton, 98055, requested a copy of the
proposed street improvement ordinance.
There being no further public comment, it was MOVED BY STREDICKE,
SECONDED BY SCHLITZER, COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED.
MOVED BY STREDICKE, SECONDED BY KEOLKER-WHEELER,
COUNCIL REFER THE PROPOSED SUBDIVISION AND STREET
IMPROVEMENT ORDINANCES TO THE CITY ATTORNEY FOR
PREPARATION. CARRIED.
AUDIENCE COMMENT Ralph Evans, 3306 NE 11th Pl., Renton, 98056, described work currently
Citizen Comment: Evans - being performed at his home that includes an update of the electrical service
Building Permit Variance from 100 amp to 200 amp. In response to a finding by. a City electrical
Request inspector that the incoming electrical service from the utility pole must clear
the roofline by eight feet, Mr. Evans must request a variance before the work
can be approved. He noted that although new wires were installed from the
new meter base up to the mast on the roof, neither the wires from the utility
pole nor the mast itself, which extends approximately seven feet from the
surface of the roof, were changed. In response to his request for clarification
of this matter, it was MOVED BY KEOLKER-WHEELER, SECONDED BY
NELSON, COUNCIL REFER THIS MATTER TO THE ADMINISTRATION
FOR INVESTIGATION. CARRIED.
Citizen Comment: Webb - Sandy Webb, 430 Mill Ave. S., Renton, 98055, commented that the proposed
City Personnel boundary of the Burnstead annexation area appears irregular and thus should
not be approved by the Boundary Review Board. Referring to last week's
Council meeting, he commended Civil Engineer Carolyn Boatsman for the
clarity of her presentation on the proposed amendments to the Aquifer
Protection Ordinance and also the City Clerk's Office for producing clear and
accurate meeting minutes. With regard to the proposed reclassification of the
Economic Development Specialist position, he questioned the incumbent's
credentials and length of experience with the City.
Citizen Comment: Hoshide Lloyd Hoshide, 833 Kirkland Ave. NE, Renton, 98056, said while he generally
- Master Site Plan favored the proposed Master Site Plan ordinance, he was concerned that the
Ordinance paragraph on appeals of administrative site plan approvals would effectively
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT
MEMORANDUM
DATE: FEBRUARY 6, 1995
TO: CITY COUNCIL MEMBERS
VIA: MAYOR CLYMER
FROM: GREGG ZIMMERMAN, ADMINISTRATOR
PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT
STAFF CONTACT: NEIL WATTS, PLAN REVIEW SUPERVISOR
SUBJECT: NEW SUBDIVISION ORDINANCE
ISSUE
One of the implementation measures listed in the Compr_ehensive Land Use Plan adopted by the
City is to revise the current subdivision standards. The current Subdivision Ordinance contains
language which conflicts with recently adopted policies and zoning development standards. There
are also process requirements which may be excessive, resulting in extra costs, permit delays and
staff time for processing with minimal or no benefit to the City. Therefore, at this time staff is
recommending adoption of a revised Subdivision Ordinance which provides some format changes
for easier use, and for several process changes.
RECOMMENDATION
Staff recommends adoption of the revised Subdivision Ordinance as submitted. The Planning
Commission reviewed the proposed Ordinance, and conducted a public hearing on the proposed
revisions. The Planning Commission also recommends adoption of the proposed Subdivision
Ordinance.
BACKGROUND
The new Subdivision Ordinance recommended by staff include the following general changes from
the current Subdivision Ordinance:
Organization Changes
• Provides a logical, consistent format.
PAGE 2 Now,
• Updates the code language to reference existing departments and officials.
• Separates street standards from the Subdivision Ordinance to a separate ordinance.
• Separates binding site plan from the Subdivision Ordinance to a separate ordinance.
• Refers to the Zoning Code to remove inconsistencies with lot development standards.
Process Changes
• Short plat approval to be an administrative decision, rather than Hearing Examiner
decision (except for appeals, hillside plats and controversial short plats).
• Short plats to be increased from maximum of 4 lots to maximum of 9 lots.
• Establishes requirements for hillside plats, with extra information requirements listed.
• Allows for approval of pipestem lots without a variance.
• Requires preapplication meetings for plats.
*at *4110
PLATTING PROCESS COMPARISON
Short Plat Short Plat Full Approximate
Administrative Hearing Subdivision Time to
Decision Examiner Process
Decision
Preapplication Optional Optional Yes 2 weeks
Meeting
Administrative Yes Yes Yes 4 weeks
Review
Environmental Yes* Yes* Yes 2 weeks
Review
Committee
Hearing No Yes Yes 2-6 weeks
Examiner •
City Council No No Yes 3 weeks
Approval
Final Plat No No Yes 8 weeks
Approval
Final Plat Yes Yes Yes 2 weeks
Recording
*Required for more than 4 new lots
Process Definitions:
• Preapplication Review: A quick informal review to identify major potential
problems, costs, and improvement requirements. Information is provided to the
applicant to facilitate the remaining permit process.
• Administrative Review: Review of proposal for compliance with Zoning Code and
other City Code requirements. Includes environmental review of project, public
works review, and review for conformance with City Comprehensive policies.
• Environmental Review Committee: Environmental determination for project.
• Hearing Examiner: Provides a forum for a public hearing on the project. Provides
an independent evaluation of the project and its conformance with City codes and
policies.
• City Council Approval: Required by state law for full subdivisions.
• Final Plat Approval: After all the required improvements are installed for the plat,
the final plat is reviewed again by the City to provide assurance that the final plat
conforms to original approved preliminary plat. This process involves
administrative review, Hearing Examiner review, and approval by City Council.
• Final Recording: Review of surveyed plat map for technical accuracy and
conformance with preliminary approvals of the project.
. •wr
CHAPTER 12
SUBDIVISION ORDINANCE
A CODE OF THE CITY OF RENTON, WASHINGTON PROVIDING FOR THE MUNICIPAL
ADOPTION OF RULES, REGULATIONS, REQUIREMENTS, STANDARDS, AND
PROCEDURES FOR THE APPROVAL OR DISAPPROVAL OF THE SUBDIVISION OF
LAND INTO TWO (2) OR MORE PARCELS, INCLUDING, BUT NOT LIMITED TO THE
APPROVAL OF SUBDIVISION METES AND BOUNDS DESCRIPTIONS OR
DEDICATIONS, ACQUISITIONS, IMPROVEMENTS, AND RESERVATIONS OF SITES
FOR PUBLIC USE; PROVIDING FOR THE VARIATION AND EXCEPTION THERETO IN
HARDSHIP CASES; PROVIDING FOR THE MODIFICATION OF LOT LINES; PROVIDING
PENALTIES FOR THE VIOLATION OF SUCH ADOPTED RULES, REQUIREMENTS,
REGULATIONS AND STANDARDS; PROVIDING FOR THE IMPLEMENTATION OF THE
EXPRESSED AND IMPLIED AUTHORITY OF THE CITY OF RENTON IN ACCORDANCE
WITH THE INTENTS OF STATE STATUTES. THIS CODE IS TO BE KNOWN AS THE
CITY OF RENTON SUBDIVISION CODE.
SECTION:
9-12- 1: Title, Purpose and Scope
9-12- 2: Definitions
9-12- 3: Administering Authority
9-12- 4: Notifications of Other Agencies
9-12- 5: Exceptions
9-12- 6: Outline of Subdivision Procedures
9-12- 7: Detailed Procedures for Lot Line Adjustments
9-12- 8: Detailed Procedures for Short Subdivisions
9-12- 9: Detailed Procedures for Subdivision
9-12-10: Property Annexed to City with Preliminary Plat Approval in County
9-12-11: Installation of Improvements or Bonding in Lieu of Improvements
9-12-12: Final Plat Procedures
9-12-13: General Requirements and Minimum Standards - Environmental Considerations
9-12-14: General Requirements and Minimum Standards - Compatibility with Existing Land Use
and Plans
9-12-15: General Requirements and Minimum Standards - Streets
9-12-16: General Requirements and Minimum Standards - Installation of Utilities
9-12-17: General Requirements and Minimum Standards - Public Use and Service Areas
9-12-18: General Requirements and Minimum Standards - Blocks
9-12-19: General Requirements and Minimum Standards - Lots
9-12-20: General Requirements and Minimum Standards - Other Improvements
9-12-21: Hillside Subdivisions
9-12-22: Parks and Open Space
9-12-23: General Requirements and Minimum Standards - Industrial and Commercial Plats
9-12-24: Variances
9-12-25: Penalties, Severability and Liability
9-12-26: Repealed Ordinances
9-12-27: Effective Date
*4110
City of Renton
Subdivision Code
9-12-1: TITLE, PURPOSE AND SCOPE
A. Title: This code shall be hereinafter known as the City of Renton Subdivision Code.
B. Purpose: The purpose of this code is to provide rules, regulations, requirements, and
standards for subdividing land in the City of Renton, and for administrative procedures for
adjustments of lot lines in the City of Renton, insuring that the public health, safety, general
welfare, and aesthetics of the City of Renton shall be promoted and protected; that orderly
growth, development, and the conservation, protection and proper use of land shall be insured;
that proper provisions for all public facilities (including circulation, utilities, and services) shall be
made; that the site characteristics shall be taken into consideration; that conformance with
provisions set forth in the City of Renton Zoning Code and Renton Comprehensive Plan shall be
insured.
C. Scope: This code shall apply to the division of land for sale or lease into two (2) or more
parcels and to the modification of lot lines between adjoining parcels.
D. Conflicts with other Codes: Where this code imposes greater restrictions or higher standards
upon the development of land than other laws, ordinances or restrictive covenants, the provisions
of this code shall prevail.
E. State Enabling Legislation as it Applies to this Code: This code is in conformance with
Chapter 58.17 of the Revised Code of the State of Washington regulating platting, subdivision,
adjusting lot lines, and the dedication of land; and further provides for administrative procedures
for the adjustment of lot lines.
9-12-2: DEFINITIONS
For the purpose of this Ordinance, certain abbreviations, terms, phrases, words and their
derivatives shall be construed as specified in this Section. Words used in the singular include the
plural and the plural the singular. The words "shall" and "will" are mandatory; the word "may"
is permissive.
ACCUMULATIVE SHORT SUBDIVISION: Multiple short subdivision of contiguous land
under common ownership. Ownership for purposes of this section shall mean ownership as
established at the application submittal date of the initial short subdivision approval.
ADMINISTRATOR: The Administrator of the Department of Planning/Building/Public Works of
the City, or any successor office with responsibility for management of the public properties
within the City of Renton, or his/her designee.
ALLEY: A public right-of-way not designed for general travel and primarily used as means of
vehicular and pedestrian access to the rear of abutting properties.
BLOCK: A group of lots, tracts, or parcels within well defined and fixed boundaries.
CITY COUNCIL: The City Council of the City of Renton, Washington.
COMMON OPEN SPACE: A parcel or parcels of land or an area of water or a combination of
land and water within the site designated for a subdivision and designed and intended for the use
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City of Renton
Subdivision Code
or enjoyment of residents of a subdivision. Common open space may contain such complementary
structures and improvements as are necessary and appropriate for the benefit and enjoyment of
residents of the subdivision.
COMPREHENSIVE PLAN: The plans, maps and reports which comprise that official
development plan as adopted by the City Council in accordance with RCW 35.63 or RCW 35A.
COUNTY AUDITOR: As defined in Chapter 36.22 RCW or the office of the person assigned
such duties under the King County charter.
CUL-DE-SAC: A short street having one end open to traffic and being terminated at the other
end by a vehicular turn-around.
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 exercise and
enjoyment of the public uses to which the property has been devoted. The intention to dedicate
shall be evidenced by the owner by the presentment for filing of a final plat showing the
dedication thereof or a submittal of Deed of Dedication to the City of Renton; and, the acceptance
by the public shall be evidenced by the approval of such plat for filing by the City Council or
approval by City Council of the Deed of Dedication.
DEED OF DEDICATION: A formal dedication of right-of-way or easement to the City, to be
approved by City Council.
DEPARTMENT: The Planning/Building/Public Works Department of the City of Renton.
DIVISION OF LAND: The subdivision of any parcel of land into two (2) or more parcels.
ERC: The Environmental Review Committee as defined by Renton City Code 4-6-6. For all
proposals for which the City is the lead agency, the ERC shall make the threshold determination,
supervise scoping and preparations of any required environmental impact statement (EIS), and
perform any other functions assigned to the "lead agency" or "responsible official" by section so
the SEPA rules that were adopted by reference in WAC 173-806-020.
FINAL PLAT: The final drawing of the subdivision and dedication prepared for filing for record
with the County Auditor and containing all elements and requirements set forth in this code and
Chapter 58.17 RCW.
HEARING EXAMINER: The office of the Hearing Examiner as defined by Renton City Code,
Title IV, Chapter 8. The Hearing Examiner is appointed by the Mayor of the City to conduct
public hearings on applications outlined in the City ordinance creating the Hearing Examiner, and
prepares a record, findings of fact and conclusions on such applications.
HILLSIDE SUBDIVISION: A subdivision in which the average slope is twenty percent (20%) or
in which any street in the subdivision has grades greater than fifteen percent (15%) at any point.
HOME OWNERS ASSOCIATION: An incorporated nonprofit organization operating under
recorded land agreements through which, a) each lot owner is automatically a member, and b)
each lot is automatically subject to a proportionate share of the expenses for the organization's
activities, such as maintaining common property.
3 04/06/95
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City of Renton
Subdivision Code
LOT: A fractional part of divided lands having fixed boundaries, being of sufficient area and
dimension to meet minimum zoning requirements for width and area. The term shall include
tracts or parcels.
LOT, CORNER: A lot abutting upon two (2) or more streets at their intersection, or upon two
(2) parts of the same street, such streets or parts of the same street forming an interior angle of
less than one hundred thirty-five (135) degrees within the lot lines.
LOT, FRONTAGE: The front of a lot shall be that portion nearest the street except on a corner
lot in which case the user of a corner lot has the option of determining which part of the lot
fronting on a street shall become the lot frontage.
LOT LINES: The property lines bounding the lot.
LOT LINE ADJUSTMENT: A lot line adjustment is the adjusting of common property line(s) or
boundaries between adjacent lots, tracts, or parcels for the purpose of rectifying a disputed
property line location, freeing such a boundary from any differences or discrepancies or
accommodating a transfer of land. The resulting adjustment shall not create any additional lots,
tracts or parcels and all reconfigured lots, tracts or parcels shall contain sufficient area and
dimension to meet minimum requirements for zoning and building purposes.
LOT MEASUREMENTS:
(a) Depth of a lot shall be considered to be the average distance between the foremost points of
the side lot lines in front and the rear-most points of the side lot lines in the rear. In the case of
pipestem lots, the pipestem portion of the lot shall be ignored for purposes of the calculation of
average depth.
(b) Width of a lot shall be considered to be the average distance between the side lines connecting
front and rear lot lines, except for pipestem lots, where the pipestem portion of the lot shall be
ignored for purposes of calculating the average width. In addition, width between side lot lines at
their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way
line) shall not be less than eighty percent (80%) of the required lot width except in the cases of(1)
pipestem lots, which shall have a minimum width of twenty feet (20') pursuant to Subsection 9-
12-19D, and (2) lots on the turning circle of cul-de-sac shall be a minimum of thirty-five feet (35')
for non-pipestem lots.
LOT OF RECORD: A lot which is part of a subdivision recorded in the office of the County
Assessor, or a lot or parcel described by metes and bounds or aliquot parts, the description of
which has been so recorded in conformance with all applicable regulations in effect at the time of
recording.
LOT, PIPESTEM: A lot not meeting minimum frontage requirements and where the access is by
a narrow, private right-of-way or driveway.
LOT, THROUGH: A lot that has both ends fronting on a street.
MEANDER LINE: A line along a body of water intended to be used solely as a reference for
surveying property boundaries.
OFFICIAL PLANS: Those maps, development plans or portions thereof, adopted by the City
Council of the City of Renton as amended.
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Subdivision Code
PERFORMANCE BOND OR GUARANTEE: That security which may be accepted in lieu of a
requirement that certain improvements be made before the City Council approves the Final Plat,
including performance bonds, escrow agreements, and other similar collateral or surety
agreements.
PLANNING COMMISSION: That body as defined in chapters 36.70, 35.63, or 35A.63 RCW as
designated by the legislative body to perform a planning function or that body assigned such
duties and responsibilities under a city or county charter.
PLAT: A map or representation of a subdivision, showing thereon the division of a tract or
parcel of land into lots, blocks, streets, and alleys or other division and dedications.
PREAPPLICATION SUBMITTAL: A map and other pertinent information prepared in
accordance with the same general requirements as the preliminary plat map, but submitted prior to
preliminary plat submittal.
PREAPPLICATION MEETING: A conference held with a project applicant and Department
representative(s) in preparation of the proposed development project application. During the
conference, the Department representative(s) shall inform the applicant of applicable policies,
plans, and requirements as they apply to the proposed development project.
PRELIMINARY APPROVAL: The official favorable action taken on the Preliminary Plat of a
proposed subdivision, metes-and-bounds description, or dedication, by the City Council following
a duly advertised public hearing.
PRELIMINARY PLAT: A neat and approximate drawing of a proposed subdivision showing the
general layout of streets and alleys, lots, blocks, and other elements of a subdivision consistent
with the requirements of this Subdivision Ordinance and chapter 58.17 RCW. The preliminary
plat shall be the basis for the approval or disapproval of the general layout of a subdivision.
RESTRICTIVE COVENANT: A restriction on the use of land set forth in a formal binding
agreement. Restrictive covenants run with the land and are binding upon subsequent owners of
the property.
ROADWAY: That portion of a street intended for the accommodation of vehicular traffic,
generally within curb lines.
SEGREGATION: Division of land into lots or tracts each of which is one-one hundred twenty
eighth (1/128) of a section of land or larger, or five acres or larger if the land is not capable of
description as a fraction of a section of land. For the purposes of computing the size of any
segregation which borders on a street or road, the lot size shall be expanded to include that area
which would be bounded by the center line of the road or street and the side lot lines of the lot
running perpendicular to such center line. Segregations require plat or short plat approval by the
City of Renton.
SHORT PLAT: The map or representation of a short subdivision.
SHORT SUBDIVISION: The division or redivision of land into nine (9) or fewer lots, tracts,
parcels, sites, or divisions for the purpose of sale, lease or transfer of ownership, except when
such division or subdivision amounts to a short subdivision.
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City of Renton
Subdivision Code
SUBDIVISION: The division or redivision of land into ten (10) or more lots, tracts, parcels, sites
or divisions for the purpose of sale or lease, or transfer of ownership.
SUBDIVISION, PHASED: A subdivision which is developed in increments over a period of
time. Preliminary plat approval must be granted for the entire subdivision and must delineate the
separate divisions which are to be developed in increments. The preliminary plat approval shall
be conditioned upon completion of the proposed phases in a particular sequence and may specify a
completion date for each phase. Final plat approval shall be granted for each separate phase of the
preliminary plat and any changes at the preliminary plat stage would require Council approval.
SURVEY STANDARDS: City of Renton Survey Standards as adopted by the
Planning/Building/Public Works Department.
TRACT. A parcel of land proposed for subdivision or subdividing.
ZERO LOT LINE : The location of building on a lot in such a manner that one or more of the
building's sides rest directly on a lot line.
9-12-3: ADMINISTERING AUTHORITY
A. Planning/Building/Public Works (PBPW) Department: The PBPW Department is
responsible for the administration and coordination of this Subdivision Code unless another
department is authorized to administer and enforce a specific section or sections. The PBPW
Department is also responsible for reviewing all engineering and technical requirements of this
ordinance.
B. Administrator: The Administrator shall review and make recommendations to the Hearing
Examiner for preliminary plats. The Administrator shall have the authority to approve short
plats.
C. Hearing Examiner: The Hearing Examiner is authorized to hold a public hearing on all
preliminary plats and to make recommendations to the City Council.
D. City Council: The Renton City Council shall approve all preliminary plats; further, the City
Council shall have sole authority to approve final plats.
9-12-4: NOTIFICATION OF OTHER AGENCIES
A. Notice to Other Jurisdictions: Notice of the filing of a preliminary plat of a proposed
subdivision in the City of Renton, which subdivision is adjacent to the City of Renton's municipal
boundaries or which contemplates the use of King County's or any other city's utilities shall be
sent to the appropriate County or authorities.
B. Notice for State Highways: Notice of the filing of a preliminary plat or short plat located
adjacent to the right-of-way of a State Highway shall be sent to the State Department of
Transportation.
9-12-5: EXCEPTIONS
The provisions of this code do not apply to:
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City of Renton
Subdivision Code
A. Cemeteries and burial plots while used for that purpose
B. Divisions made by testamentary provisions, or the laws of descent.
C. Division of land due to condemnation or sale under threat thereof, by an agency or division of
government vested with the power of condemnation, or by court judgement.
9-12-6: GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT
AND LOT LINE ADJUSTMENT PROCEDURES
A. Preapplication Meeting: Any person who desires to subdivide land in the City of Renton
should request a preapplication meeting with the Department at an early date in order to become
familiar with the requirements of this code.
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. The completed application is filed with the Department;
2. The application is reviewed by the Department staff;
3. The adjustment is either approved, modified, or denied by the Administrator and/or designee;
4. The approved lot line adjustment is recorded by the City Clerk with the King County
Department of Records and Elections.
C. Application for Short Subdivision - General Overview of Procedures: The general
procedures for processing applications for a short subdivision are as follows:
1. The completed application is filed with the Department.
2. Public comment is requested by the following: (1) a notice board on the site, (2) a notice in a
newspaper of general local circulation, and (3) written notice is mailed to all property owners
within 300 feet (300') of the subject property. A fourteen (14) day comment period is provided
prior to a determination on the application.
3. The application is reviewed by the Department and other interested City departments and
outside agencies.
4. The Administrator may approve, modify, or deny the short subdivision; or require a public
hearing and decision by the Hearing Examiner. Appeal of the decision of the Administrator shall
be to the Hearing Examiner.
5. A public hearing before the Hearing Examiner will be conducted for short plats creating five
(5) or more lots. The short plat decision will then be made by the Hearing Examiner.
5. The required improvements are installed by the applicant, or deferred by the Board of Public
Works. The Department will confirm that the improvements have been completed.
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6. The final short plat is submitted to the Department for final review, approval and recording.
D. Application for Subdivision - General Overview of Procedures: The general procedures for
processing an application for a subdivision are as follows:
1. The completed application is filed with the Department.
2. Public comment is requested by the following: (1) a notice board on the site, (2) a notice in a
newspaper of general local circulation, and (3) written notice is mailed to all property owners
within 300 feet (300') of the subject property. A fourteen (14) day comment period is provided
prior to a public hearing on the application.
3. The application is reviewed by the Department and other interested City departments and
outside agencies.
4. The Administrator will send a recommendation to the Hearing Examiner along with the
environmental determination.
5. The Hearing Examiner will hold a public hearing and forward a recommendation to the City
Council which will make a final determination regarding the preliminary plat.
6. The required improvements are installed by the applicant, or deferred by the Board of Public
Works. The Department will confirm that the improvements have been completed.
7. The applicant submits the final plat to the Department for its review. The Department will
forward the final plat and its recommendation to the City Council.
8. The Department submits the final plat to the City Council for approval. The approved final
plat is recorded in the office of the King County Department of Records and Elections.
9-12- 7: DETAILED ADMINISTRATIVE PROCEDURES FOR
LOT LINE ADJUSTMENTS
A. Purpose: The purpose of a lot line adjustment is to accommodate a transfer of land between
adjacent legally created lots provided no additional lot, parcel or tracts are created.
B. Principles of Acceptability: A lot line adjustment shall be consistent with the following
principles of acceptability:
1. Adjust lot lines including the elimination of a common lot line in order to correct property line
or setback encroachments;
2. Create better lot design, or improve access;
3. Conform to applicable zoning, subdivision and other code requirements pertaining to lot
design, building location, and development standards;
C. Application Requirements: Lot line adjustment applications shall be submitted on forms
supplied by the Department and shall include the following:
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1. Four (4) paper copies of a legible map, drawn to a scale of 1" = 40', unless otherwise
approved by the Department. The lot line adjustment map shall be prepared on a 18" x 24" sheet
of mylar showing when applicable:
a. Existing lot lines
b. Proposed new lot lines and distance it has been moved
c. Adjacent streets
d. Type, location and dimensions of existing and/or proposed easements
e. Existing structures and distance to property lines
f. Total square footage of revised lots
g. Ground floor square footage of all structures
h. Location of on-site parking, landscaping and other significant site features affected by
the change
i. North arrow and graphic scale
j. Parcels identified as Lot A, Lot B, etc.
k. Scale of drawing
1. Surveyors testament, stamp and signature
m. Signature block for Administrator and King County Department of Records and
Elections.
2. The signature of all property owners having interest in the lot line adjustment, certifying
ownership and approval of the proposal.
3. A copy of the existing legal description for both parcels, including section, township and
range. If a metes and bounds description of the proposed new lots is used, it must be stamped by
a licensed surveyor.
5. A survey for the lot line adjustment meeting the requirements of the City's Surveying
Standards.
6. Additional information as listed by the Department in the document entitled "Submittal
Requirements for Lot Line Adjustments".
D. 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 mylar map shall be signed and dated by the
Administrator. The applicant shall be notified in writing of the decision. The approval
notification and signed mylar map shall be filed with the King County Department of Records and
Elections.
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 of any such modification action. If a modification of the
original lot line adjustment map, legal description or other information is necessary, the projected
approval date may be extended.
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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 therefore.
E. Final Recording: The lot line adjustment does not become effective until it is recorded with
the King County Department of Records and Elections. After two copies of the signed mylar are
made for City records, the mylar 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 copy
of the recorded documents shall be provided to the applicant by the Department.
F. 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 Department of Records
and Elections and are not subject to these provisions.
G. Expiration Period: If the Lot Line Adjustment is not filed 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 Department may grant one (1) extension of not more than one (1) year. Such request must be
received by the Department prior to the two year expiration date.
9-12-8: DETAILED PROCEDURES FOR SHORT SUBDIVISIONS
A. Purpose: The procedures regulating short subdivisions, including segregations of nine or
fewer lots, are established to promote orderly and efficient division of lots on a small scale,
avoiding placing undue burdens on the subdivider 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. Create legal building sites which comply with all provisions of the City of Renton Zoning
Code.
2. Establish access to a public road for each segregated parcel.
3. Have suitable physical characteristics. A proposed short plat may be denied because of flood,
inundation, or wetland conditions. Modification of the short plat may be required as a condition of
approval.
4. Make adequate provision for: drainage ways, streets, alleys, other public ways, water supplies
and sanitary wastes.
C. Scope: Any land being divided into nine (9) or less parcels, lots, tracts, sites, or
subdivisions, including segregations, and which has not been divided in a short subdivision within
a period of five (5) years, shall meet the requirements of this Section.
No application for a short subdivision shall be approved if the land being divided is held in
common ownership with a contiguous parcel which has been divided in a short subdivision within
the preceding five (5) years. Such applications must be processed as preliminary plat, rather than
a short plat.
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D. Preapplication Plan Review: In any short subdivision of property the applicant may submit a
preliminary sketch (five copies) for preliminary staff review prior to submittal of the application.
The staff shall review this map within ten (10) working days and inform applicant of any
preliminary concerns and recommendations for revisions. This shall not preclude the staff from
making further recommendations at the application stage.
E. Application Requirements:
1. Application: Application for a short subdivision shall be made with the Department on forms
prescribed by the Department. The application shall be accompanied by ten (10) copies of the
Short Plat Drawing.
2. Requirements: The Short Plat application shall conform to the following requirements:
a. Shall be a neat and approximate drawing at a scale of 1" = 40', unless otherwise
approved by the Department. The Short Plat map shall measure 18" x 24".
b. Shall show how the proposed subdivision will be served by streets and utilities. Show
how access will be provided to all lots and location of sewer and water lines.
c. Shall show all existing structures and distances from any existing and proposed lot
lines within or abutting the short plat.
d. Shall include contour and/or elevations (at five-foot vertical intervals minimum) to the
extent necessary to accurately predict drainage characteristics of the property.
Approximate, estimated contour lines shall be extended at least one hundred feet (100')
beyond the boundaries of the proposed short plat.
e. Shall include a copy of a title report on the property, including a listing of all
easements and restrictive covenants, where applicable.
f. Shall include all information as listed by the Department in the document entitled
"Submittal Requirements for Short Plats".
F. Referral to Other Departments and Agencies: Upon receipt of an application for a Short
Plat, the Department shall transmit one (1) copy to any department or agency as warranted.
G. Public Notice: The notice for public hearing shall include the date and location of the public
hearing. Notice of the application for short plat shall be given in the following manner:
1. A minimum of one (1) notice of the application for short plat shall be posted on or adjacent to
the land to be subdivided at least fourteen (14) days prior to the administrative determination on
the short plat application. Public notice shall be accomplished through use of a 4' x 4' plywood
face notice board to be provided and installed by the applicant and approved by the Department.
Applicant shall be responsible for placement of the notice board in one (1) conspicuous place on
or adjacent to the property subject to the application at least 14 days prior to the administrative
determination on the short plat application. Applicant will notify the Department staff when the
notice board is installed to allow for Department review and approval of the notice board.
2. One (1) notice of the short plat application shall be given in a newspaper of general circulation
within the area in which property is located, at least ten (10) days prior to the administrative
determination on the short plat application.
3. Notice shall be mailed to all property owners within a radius of three hundred feet (300') of
the exterior boundaries of the property which is the subject of the application. If the owner of the
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subject property also owns property lying adjacent to the subject property, the 300 foot radius
must be taken from the exterior boundaries of this adjacent owned property. The notices shall
state the nature and location of the proposed development, the public approvals that are required
and the opportunities for public comment. A fourteen (14) day public comment period shall be
provided prior to any final action by the Administrator on the proposed short plat.
4. The failure of any property owner to receive said notice of hearing will not necessarily
invalidate the proceedings.
H. Administrative Review:
1. Review Time: The Administrator will review and take action on the proposed short plat
within thirty (30) working days of receiving a completed application, unless the subdivider
consents to an extension of the time period.
2. Action: The Administrator may approve, approve with modifications, require a public hearing
and decision by the Hearing Examiner, or deny the application for a short plat.
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 schoolgrounds 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.
5. 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.
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 therefore.
7. Reconsideration: An applicant may request that an application, on which the Administrator
has taken affirmative action, be reopened by the Administrator if it is found by the Department or
the applicant that new information has come to light that might affect the action taken by the
Administrator. In case of a denial by the Administrator any appeal shall he made to the Hearing
Examiner, new information can be presented during the Hearing Examiner consideration of the
appeal.
I. Appeal: The decision of the Administrator shall be final, unless an appeal by any aggrieved
party is made to the Hearing Examiner within fourteen (14) days after the Administrator's
decision. Said appeal shall be in writing to the Hearing Examiner and filed with the City Clerk
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and the Department. The Hearing Examiner shall act on said appeal within twenty-one (21) days
unless an extension thereto is agreed to, in writing, by the applicant.
J. Required Improvements: The following tangible improvements shall be required before a
final plat is submitted or a short subdivision is recorded: grading and paving of streets and alleys,
installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights,
water mains and street name signs, together with all appurtenances thereto to specifications and
standards of this code, approved by the Department and in accordance with other standards of the
City. A separate construction permit will be required for any such improvements, along with
associated engineered plans prepared per the City Drafting Standards and associated fees as listed
in the Fee Schedule Code.
K. Final Short Plat Map: The final short plat map which is submitted for filing shall conform
to the following:
1. Must be a reproducible mylar map drawn to scale with black ink on stabilized drafting film.
2. Size: 18" x 24".
3. Shall show all existing structures in relation to lot lines within or abutting short plat.
4. Shall show utilities, streets, existing and new easements and associated covenants within or
abutting short plat. If a new easement is created on the plat it must show grantee of easement
rights. When the grantee is not specified the grantee will be the plat. If the grantee is the City of
Renton a statement of easement provisions reserving, granting and conveying the easement, with a
description of the rights and purposed need to be made on the short plat.
5. Legal description of total parcel shall be shown on the final short plat. The lot numbering
scheme and lot addresses must be included on the plat map. Street names and addresses shall be
determined by the Department in accordance with the House Numbering Ordinance and the Street
Grid Ordinance and established Department procedures for addressing of new lots.
6. All final short plats shall be surveyed per City of Renton Surveying Standards by a land
surveyor licensed in the State of Washington.
7. Surveyor's certificate must appear on final short plat.
8. Signatures of approval by the Administrator and King County Assessor must be provided on
short plat.
9. Face of final plat map must be signed by each and every owner of property.
10. Provide a notarized certificate of each and every owner, contract purchaser, grantor of a deed
of trust, or other holder of beneficial title to the property being subdivided indicating that the
short subdivision is made with free consent and in accordance with their desires.
a. If the short subdivision is subject to deeding of property(s), the notarized certificate
shall be signed by all parties having any ownership interest in the lands subdivided.
b. For purposes of this section, "ownership interest" shall include: legal and equitable
property interests, including, but not limited to, present, future, contingent or whole fee
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interests, together with a beneficiary's interest pursuant to a trust and contract interest
pursuant to a specifically enforceable contract for the purchase of the said real property.
11. Include a current title report confirming that the title of the lands described and shown on the
plat is in the name of the owner(s) signing the plat certification.
L. Filing Short Plat:
1. Any right-of-way dedications must be submitted to the Department for review and approval
prior to filing of the short plat. All right-of-way dedications require City Council approval prior
to filing of the short plat.
2. A short plat must be signed by the Administrator before it is filed. The final signed mylar
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 subdivider.
3. The approved short plat will be sent to the City Clerk by the Department when the applicant
requests filing of the short plat. The short plat shall be filed by the City Clerk for record in the
office of the King County Auditor and shall not be deemed approved until so filed.
M. Expiration Period: If the Short Plat is not filed within two (2) years of the date of approval,
the Short Plat shall be null and void. Upon written request of the subdivider, the Department may
grant one (1) extension of not more than one (1) year. Such request must be received by the
Department prior to the two year expiration date.
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.
O. Administrative Guidelines: There shall be on file with the Department and made available
with each application issued, a set of Administrative guidelines for drawing short plat maps,
filling out the application and recording the plat.
9-12-9: DETAILED PROCEDURES FOR SUBDIVISION
A. Purpose: The procedures regulating subdivisions, including segregations of ten or more lots,
are established to promote orderly and efficient division of lots, avoiding placing undue burdens
on the subdivider and to comply with provisions of RCW 58.17.
B. Principles of Acceptability: A subdivision shall be consistent with the following principles of
acceptability:
1. Create legal building sites which comply with all provisions of the City of Renton Zoning
Code.
2. Establish access to a public road for each segregated parcel.
3. Have suitable physical characteristics; a proposed subdivision may be denied because of Hood,
inundation, or swamp conditions or construction of protective improvements may be required as a
condition of approval.
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4. Make adequate provision for: drainage ways, streets, alleys, other public ways, water supplies
and sanitary wastes.
C. Scope: Any land being divided into ten (10) or more parcels, lots, tracts, sites, or
subdivision, including segregations, or any land which has been divided under the Short
Subdivision procedures within five (5) years, or any land which is held in common ownership
with a contiguous parcel divided under the Short Subdivision procedures within the preceding five
(5) years shall conform to the procedures and requirements of this Section.
D. Preapplication Meeting Procedures:
1. Application: Applications for a preapplication meeting and review shall be filed with the
Department. Five (5) of copies of the preapplication submittal shall be filed with the application.
2. Preapplication Submittal Requirements:
a. Vicinity Map adequate to show the location of the plat
b. Preliminary plat drawn to an appropriate scale showing the location of existing and
proposed platted property lines, streets, buildings, water courses, railroads, bridges, and
easements.
c. Contours should be shown to the extent necessary to predict drainage characteristics of
the property.
d. Indicate the approximate dimensions of each lot.
3. Referral to Other Departments: The Department shall transmit copies of the preapplication
application to other departments as warranted.
4. Preapplication Meeting: A meeting shall be held attended by the departments which receive
copies of the tentative plat, the Department, and the subdivider. Any recommendations of the
various departments for revision of the tentative plat should be discussed at such meeting as well
as recorded in writing.
5. General Requirements or Findings for Preapplication Application: Following the aforesaid
preapplication meeting, and receipt of the recommendations of other City departments, the
Department may find that the proposed plat:
a. Is in general conformance with the regulations of this code;
b. Streets conform to the circulation pattern established or proposed for the area the
subdivision will be developed in;
c. Is in conformance with sewer, water and other utility plans for the area;
d. Is not detrimental to its surroundings.
6. Further Action: If the preapplication application is approved as presented, or as modified per
the suggestions presented in writing at the preapplication meeting, the applicant should proceed to
the preliminary plat stage. If the preapplication submittal is not approved, a preliminary plat may
still be submitted to the Department.
E. Preliminary Plat Procedures:
1. Application:
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a. Application for a preliminary plat shall be filed with the Department on forms
prescribed by the Department at least 90 days prior to the Hearing Examiner hearing at
which it is to be considered.
b. Twelve (12) copies of the preliminary plat shall be submitted, which shall be prepared
by a land surveyor registered in accordance with the requirements of the City of Renton's
Surveying Standards.
c. Application fees are required as outlined in Renton City Fee Schedule Code.
2. Preliminary Plat Requirements: The following shall be part of the preliminary plat:
a. Vicinity Map. Adequate to show the location of the plat.
b. The subdivision name and number, the name and address of the owner or owners, and
the name and address of the licensed land surveyor and subdivision engineer.
c. The date of preparation, the true north point, a graphic scale and legal description of
the property to be subdivided.
d. Preliminary plats shall be drawn to an appropriate engineering scale.
e. Show the location of existing and proposed platted property lines, and existing section
lines, streets, buildings, water courses, railroads, bridges, and any recorded public or
private utility or roadway easements, both on the land to be subdivided and on the
adjoining lands (land that abuts the proposed subdivision), to a distance of one-hundred
(100) feet from the edge of the subject property.
f. The zoning applicable to the land to be platted, subdivided or dedicated and of the land
adjacent and contiguous.
g. Contour and/or elevations (at five-foot vertical intervals minimum) shall be shown to
that extent necessary to accurately predict drainage characteristics of the property.
Approximate, estimated contour lines shall be extended at least one hundred feet (100')
beyond the boundaries of the proposed plat.
h. Give the names, locations, widths, and other dimensions of proposed streets, alleys,
easements, parks and other open spaces, reservations, and utilities.
i. Indicate the acreage of land to be subdivided; the number of lots; the area of the
smallest lot and the approximate square footage and approximate percent of total acreage
in open space.
j. Indicate the approximate dimensions of each lot.
k. Include a statement of soil type, drainage conditions, present landscaping (describe any
natural or manmade land cover), wildlife present, and any other environmental factors
which may be prescribed by the Department.
I. Copy of the title report for the property, including a listing of all easements.
1. Copies of any restrictive covenants proposed to be included in the deeds
F. Time Limitation for Approval or Disapproval of Plats: Preliminary plats shall be
approved, disapproved, or returned to the applicant for modification or correction within ninety
(90) days from date of filing thereof unless the applicant consents to an extension of such time
period or unless otherwise extended for public hearing by RCW 58.17.095(3). If an
environmental impact statement is required the ninety (90) day period shall not include the time
spent preparing and circulating the environmental impact statement by the local government
agency. Final plats and short plats shall be approved, disapproved, or returned to the applicant
within thirty (30) days from the date of filing thereof, unless the applicant consents to an
extension of such time period.
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G. Referral to Other City Departments and Agencies: The Department shall distribute one (1)
copy to the Fire Department; one (1) copy to the Police Department; one (1) copy to the Parks
Department; one (1) copy to each of the public utility agencies serving the area in which the
subdivision is to be constructed. Each department or agency may file recommendations with the
Department within ten (10) working days of receipt of the preliminary plat; or in the event that a
preliminary plat meeting would be called by the Department, may present their recommendation at
that time.
H. Preliminary Plat Meeting: The Department shall compare the applicant's preapplication plan
and preliminary plat and shall reach a decision within three (3) working days after the applicant's
submission, as to whether another preapplication meeting is necessary. Another preapplication
meeting may be deemed necessary when there are significant differences between the
preapplication plan and preliminary plats. The determination of the necessity of another meeting
shall be based on the following considerations:
a. The degree of similarity between the two plans (i.e., is the preliminary plat a
refinement of the preapplication plan, or is it a completely new plat for the same
property?)
b. The presence or absence-of revisions present in the preliminary plat resulting from
objections raised at the preapplication meeting.
I. Hearing Examiner Public Hearing:
1. Public Hearing Required: The Hearing Examiner shall hold a public hearing on any
preliminary plat and forward its recommendations to the Renton City Council. The Hearing
Examiner shall review preliminary plats and make recommendations to the City Council to assure
conformance with the general purposes of the Comprehensive Plan and adopted standards.
2. Public Notice Required: The notice for public hearing shall include the date and location of
the public hearing. Notice of the public hearing shall be given in the following manner:
a. A minimum of one (1) notice of the application for subdivision shall be posted on or
adjacent to the land to be subdivided at least fourteen (14) days prior to the administrative
determination on the short plat application. Public notice shall be accomplished through
use of a 4' x 4' plywood face notice board to be provided and installed by the applicant
and approved by the Department. Applicant shall be responsible for placement of the
notice board in one (1) conspicuous place on or adjacent to the property subject to the
application at least 14 days prior to the date of the public hearing. Applicant will notify
the Department staff when the notice board has been installed to allow for Department
review and approval of the notice board.
b. One (1) notice of the public hearing shall be given in a newspaper of general
circulation within the area in which property is located, at least ten (10) days prior to the
public hearing.
c. Notice shall be mailed to all property owners within a radius of three hundred (300)
feet of the exterior boundaries of the property which is the subject of the application. If
the owner of the subject property also owns property lying adjacent to the subject
property, the 300 foot radius must be taken from the exterior boundaries of this adjacent
owned property. The notices shall state the nature and location of the proposed
development, the public approvals that are required and the opportunities for public
comment. Such notice shall be sent fourteen (14) days prior to the public hearing.
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d. The failure of any property owner to receive said notice of hearing will not necessarily
invalidate the proceedings.
J. Health Agency Recommendation: The health agencies responsible for approval of the
proposed means of sewage disposal and water supply shall file with the Department, prior to the
Council'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.)
K. City Council Action: The Hearing Examiner's recommendations shall be submitted to the
City Council not later than fourteen (14) days following the public hearing. After receiving the
Hearing Examiner's recommendation, the City Council shall, at its next public meeting consider
the adoption or rejection of the recommendation. If at this meeting the City Council deems that a
change in the Hearing Examiner's recommendation is necessary, the change of the
recommendation shall not be made until the City Council has conducted a public hearing and
thereupon adopted its own recommendations and approved or disapproved the preliminary plat.
L. Expiration Date: Preliminary Plat approval shall lapse three (3) years from the date of
approval unless a final plat based on the preliminary plat, or any phase thereof, is submitted
within three (3) years from the date of preliminary plat approval. One one-year extension shall be
granted to an applicant who files a written request with the Administrator at least thirty (30) days
before the expiration of this three-year period, provided the applicant demonstrates that he/she has
attempted in good faith to submit the final plat within the three-year period.
Additional time extensions beyond this one-year time period may be granted by the City Council
if the applicant can show unusual circumstances or situations which make it impossible to file the
final plat within the four-year time period. The applicant must file a written request with the City
Council and Department for this additional time extension; this request must be filed at least thirty
(30) days prior to the plat expiration date. The request must include documentation as to the need
for the additional time period.
Additional time extensions shall be granted in not greater than one (1) year increments.
In the case of a phased subdivision, final plat approval by the City Council of any phase of the
preliminary plat will constitute an automatic one (1) year extension for the filing of the next phase
of the subdivision.
9-12-10: PROPERTY ANNEXED TO CITY
WITH PRELIMINARY PLAT APPROVAL IN COUNTY
In instances where property annexed to the City has received preliminary plat approval from King
County prior to annexation, the following review shall occur:
A. City Staff Review: The Department and Fire Department shall review the plat. City plan
checking review and inspections shall be subject to fees pursuant to City Code 5-1-1.
B. General Requirements and Findings: If the City staff finds that the preliminary plat
complies with the following requirements, the subdivision can proceed to the final plat stage
without a preliminary plat hearing by the Hearing Examiner and City Council:
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1. Density Requirements: Overall density of the subdivision shall not exceed the maximum
density allowed pursuant to the Renton Zoning Code. Lot size and lot width requirements need
not comply with Zoning Code so long as overall density complies with the Code.
2. Public Works Improvements: Adequate provision shall be made for drainage, streets, alleys,
public ways, water, and sanitary wastes. The City may add conditions to the preliminary plat in
order to ensure conformance with City of Renton standards.
C. Expiration Date: The preliminary plat shall comply with section 9-12-9 of this Code
pertaining to expiration of the preliminary plat. The date of approval will be that date on which
King County approved the preliminary plat.
D. Installation of Improvements or Bonding in Lieu of Improvements: If the improvements
are not constructed prior to annexation to the City, the subdivision must comply with section 9-
12-11 of this Code.
E. Final Plat Procedures: The procedures for final plat shall be the same as those outlined in
section 9-12-12 of this Code.
9-12-11: INSTALLATION OF IMPROVEMENTS OR BONDING
IN LIEU OF IMPROVEMENTS
A. Required Improvements: The following tangible improvements shall be required before a
final plat is submitted or a short subdivision is recorded: grading and paving of streets and alleys,
installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights,
water mains and street name signs, together with all appurtenances thereto to specifications and
standards of this code, approved by the Department and in accordance with other standards of the
City. A separate construction permit will be required for any such improvements, along with
associated engineered plans prepared per the City Drafting Standards and associated fees as listed
in the Fee Schedule Code.
B. Inspection, Approval and Fees: The Department shall be responsible for the supervision,
inspection and acceptance of all subdivision improvements.
C. Permits: Prior to proceeding with subdivision improvements, the subdivider shall make
application for such permits from the City as are necessary. The applicant is also responsible for
complying with all permit requirements of other federal, state and local agencies.
D. Deferred Improvements: No final plat shall be submitted to the City Council nor any short
subdivision recorded until all improvements are constructed in a satisfactory manner and approved
by the responsible departments or a security approved by the City has been posted for deferred
improvements.
1. Deferral Process: If a developer wishes to defer certain plat or short plat required
improvements, written application shall be made to the Board of Public Works (BPW) stating the
reasons why such delay is necessary. If the deferment is approved by the BPW, the developer
shall furnish proper security to the City in an amount equal to a minimum of one hundred fifty
(150) percent of the estimated cost of the required improvements. The decision of the BPW as to
amount of such security shall be conclusive.
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2. Time Limit: Such security shall list the exact work that shall be performed by the applicant
and shall specify that all of the deferred improvements be completed within the time established by
the BPW; and if no time is established, then not later than one (1) year after approval of the final
plat by the City Council or one (1) year after recording of a short subdivision. The security shall
be held by the Finance Department.
3. 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.
4. Proceed 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.
5. Binding Upon Applicant: The requirement of the posting of any security shall be binding on
the applicant, his heirs, successors and assigns.
6. Notification to Administrator: The BPW shall notify the Administrator in writing of the
following: the improvements deferred, amount of security or check deposited, time limit of
security or check, name of bonding company, and any other pertinent information.
7. Restrictive Covenants: A restrictive covenant running with the land, signed and properly
recorded after City Attorney review, may be accepted as security if the covenant guarantees that
the property will join in any future LID established to install the required improvements in
addition to the following conditions:
a. The restrictive covenant for deferrals occurs only for a single-family development no larger
than a short plat.
b. 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.
c. There will be no detrimental effect on the public health, safety or welfare if the improvements
are not installed.
d. There is no likelihood that the zoning or land use on or adjacent to the site will change to a
higher classification within a five (5) year period, thus increasing the likelihood that the
improvements will be needed.
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e. A covenant approved by the Board shall contain language that stipulates the property owner
will immediately install the deferred improvements at his or her expense upon a determination of
the Board of Public Works that the improvements have become necessary.
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9-12-12: FINAL PLAT PROCEDURES
A. Application:
1. Application for final plat shall be filed with the Department on forms prescribed by the
Department.
2. Eleven (11) copies of the final plat plus the original shall be submitted; said plat shall be
prepared by a land surveyor registered in accordance with the requirements of the Renton
Surveying Standards. The final plat shall conform with only minor modifications to the
preliminary plat. The lot configuration and number of lots must remain unchanged from the
approved preliminary plat. Minor changes are allowed in lot line locations and dimensions of the
new parcels provided all parcels are in conformance with the lot development standards of the
Zoning Code.
3. Application fees are required as outlined in Renton Fee Schedule Ordinance.
B. Final Plat Requirements:
1. Requirements: The final plat or final short subdivision map (for short subdivisions of five (5)
or more lots) shall be drawn to a scale of not less than one (1) inch representing one hundred
(100) feet unless otherwise approved by the Department, and on sheets eighteen inches by twenty-
four inches (18" x 24"). The original drawing shall be in black ink on stabilized drafting film,
and shall:
a. Include the date, title, name and location of subdivision, graphic scale, and north
arrow.
b. Display the lines of all streets and roads, alley lines, lot lines, lot and blocks numbered
in numerical order, reservations, restrictive covenants, easements (including easement
language), and any areas to be dedicated to public use, with notes stating their purpose
and any limitations. If a new easement is created on the plat it must show grantee of
easement rights. When the grantee is not specified the grantee will be the plat. If the
grantee is the City of Renton a statement of easement provisions reserving, granting and
conveying the easement, with a description of the rights and purposed need to be made on
the plat.
c. The lot numbering scheme and lot addresses must be included on the plat map. Street
names and addresses shall be determined by the Department in accordance with the House
Numbering Ordinance and the Street Grid Ordinance and established Department
procedures for addressing of new lots.
d. Contain data sufficient to determine readily and reproduce on the ground the location,
bearing, and length of every street, easement line, lot line, boundary line and block line
on site.
e. Include dimensions to the nearest one-hundredth (1/100) of a foot and angles and
bearings in degrees, minutes, and seconds.
f. Include coordinates per City Surveying Standards for permanent control monuments on
the final plat.
g. Display all interior permanent control monuments located per City Surveying
Standards. All interior monuments shall be installed prior to the release of any bond.
h. Be mathematically correct.
i. Be accompanied by an approved printed computer plot closure or demonstrated
mathematical plot closure on all lots, streets, alleys and boundaries.
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j. Contain a legal description of the land to be subdivided on both the title report and
final mylar.
k. Be accompanied by a complete survey of the section or sections in which the plat or
replat is located, or as much thereof as may be necessary to properly orient the plat within
such section or sections. The plat and section survey shall be submitted with complete
field and computation notes showing the original or re-established corners with
descriptions of the same and the actual traverse showing error of closure and method of
balancing. A sketch showing all distances, angles and calculations required to determine
corners and distances of the plat shall accompany this data. The allowable error of
closure shall not exceed one (1) foot in ten thousand (10,000) feet per City Surveying
Standards.
2. Final plat certificates: In addition to other requirements as specified herein, the final plat
shall contain or be accompanied by the following:
a. Certification showing that streets, rights-of-way and all sites for public use have been
dedicated. As-built plans for all the required utility and street improvements for the plat
must be approved by the Department prior to recording of the final plat.
b. Certification by a licensed land surveyor that a survey has been made and that
monuments and stakes will be set.
c. Certification by the responsible health agencies that the methods of sewage disposal
and water service are acceptable.
d. The subdivider shall furnish the City a plat certificate from a title insurance company
documenting the ownership and title of all interested parties in the plat, subdivision, or
dedication and listing all encumbrances. The certificate shall be dated within forty-five
(45) days prior to the granting of the final plat by the City Council.
e. Certification by the King County Finance Department that taxes have been paid in
accordance with Section 1, Chapter No. 188, Laws of 1927 (RCW 58.08.030 & 040) and
that a deposit has been made with the King County Finance Department in sufficient
amount to pay the taxes for the following year.
f. Certification by the City Finance Department that there are no delinquent special
assessments and that all special assessments certified to the City Treasurer for collection
on any property herein contained dedicated for streets, alleys or other public uses are paid
in full.
g. Certification of approval to be signed by the Administrator.
h. Certification of approval to be signed by the Mayor and the City Clerk,
i. Copies of any restrictive covenants as may be used in the subdivision.
3. Referral to Other Departments and Agencies: The Department shall distribute the final plat
to all other departments, utility agencies and other governmental agencies deemed necessary.
4. City Council Approval: At its first public meeting following the date the final plat
application has been officially accepted by the Department, the City Council shall set a date to
consider the final plat. The final plat shall be approved, disapproved or returned to the applicant
for modification or correction by the City Council.
5. Filing Final Plat: Before the final plat is submitted to the City Council, it shall be signed by
the Administrator. After the final plat is approved by the City Council, it shall be signed by the
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Mayor and the City Clerk. The final plat shall be filed with the King County Department of
Records and Elections by the City.
6. Expiration of Plat After Council Approval: If a final plat has not been recorded within six
(6) months after approval by the City Council, the map shall expire and be null and void. To
revitalize the expired map, the map shall be resubmitted as a preliminary map. One (1) extension
to the six (6) month period may be granted by the City Council.
9-12-13: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
ENVIRONMENTAL CONSIDERATIONS
A plat, short plat, subdivision or dedication shall be prepared in conformance with the following
provisions.
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 ground
water supply, prevent erosion and to 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 subdivider in
creating an attractive and healthy environment.
B. Unsuitable Land: Land which is found to be unsuitable for subdivision includes land with
features likely to be harmful to the safety and general health of the future residents (such as lands
adversely affected by flooding, steep slopes, rock formations). Land which the Department or the
Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate
methods are provided as safeguards against these adverse conditions. If any portion of the land
within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the
subdivision shall have the approval of the State of Washington according to RCW 86.16 before
the Department and the Hearing Examiner shall consider such subdivision.
C. Trees: Reasonable effort shall be made to preserve existing trees.
D. Streams:
1. Every effort shall be made to preserve existing streams, bodies of water, marshes and bogs.
2. If a stream passes through any of the subject property, a plan shall be presented which
indicates how the stream will be preserved; methodology should include an overflow area, and an
attempt to minimize the disturbance of the natural channel and stream bed.
3. The piping or tunneling of water shall be discouraged and allowed only when going under
streets.
4. Every effort shall be made to keep all streams and bodies of water clear of debris and
pollutants.
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9-12-14: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
COMPATIBILITY WITH EXISTING LAND USE AND PLANS
A. Buffer Between Uses: Where residential subdivisions are to be developed adjacent to
business, commercial or industrial land use districts, buffer strips shall be provided.
B. Continuity with Improved Additions: No plan for the replatting, subdivision, or dedication
of any areas shall be approved by the City Council unless the streets shown therein are connected
by surfaced road or street (according to City of Renton specifications) to an existing street or
highway.
C. Conformity with Existing Plans: The location of all streets shall conform to any adopted
plans for streets in the City of Renton.
D. Trails Plan: If a subdivision is located in the area of an officially designed trail, provisions
shall be made for reservation of the right-of-way or for easements to the City for trail purposes.
9-12-15: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
STREETS
A. Relationship to Adjoining Street System: The proposed street system shall extend existing
streets unless otherwise approved by the Department. The roadway classifications shall be as
defined and designated by the Department.
B. Street Names: All proposed street names shall be approved by the City of Renton.
C. Arterials, Intersections: Streets intersecting with existing or proposed public highways,
major or secondary arterials shall be held to a minimum.
D. Street Alignment: The alignment of all streets shall be reviewed and approved by the
Department. The street standards set by Street Improvement Ordinance shall apply unless
otherwise approved. Street alignment offsets of less than 200 feet (200') are not desirable, but
may be approved by the Department.
E. Street Pattern: Standard non meandering street pattern shall be the predominant street pattern
in any subdivision permitted by this Ordinance; provided, that this does not cause the need for lots
with front and rear street frontages or dead-end streets. Cul-de-sacs shall be allowed when
required to provide public access to lots where a through street cannot be provided. Cul-de-sacs
may be permitted by the Department where the street is not required as part of the greater
neighborhood street grid system.
F. Improvements Required: All adjacent right-of-ways and new right-of-ways dedicated as part
of the plat, including streets, roads, and alleys, shall be graded to their full width and the
pavement and sidewalks shall be constructed to the standards specified in the Street Improvement
Ordinance.
G. Adjacent to Unplatted Acreage: Streets which may be extended in the event of future
adjacent platting may be required to be dedicated to the boundary line. Extensions of greater
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depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-
width boundary street may be required in certain instances to facilitate future development.
9-12-16: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
INSTALLATION OF UTILITIES
A. Sanitary Sewers: Unless septic tanks are specifically approved by the Department, sanitary
sewers shall be provided at no cost to the City and designed in accordance with City standards.
Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are
available, or provided with the subdivision development.
B. Storm Drainage: An adequate drainage system shall be provided for the proper drainage of
all surface water. Cross drains shall be provided to accommodate all natural water flow and shall
be of sufficient length to permit full-width roadway and required slopes. The drainage system
shall be designed per the requirements of the Renton Storm and Surface Water Ordinance. The
drainage system shall include detention capacity for the new street areas. Residential plats shall
also include detention capacity for future development of the lots. Water quality features shall
also be designed to provide capacity for the new street paving for the plat.
C. Water System: The water distribution system including the locations of fire hydrants shall be
designed and installed in accordance with City standards as defined by the Department and Fire
Department ordinances and requirements.
D. Underground Utilities: All utilities designed to serve the subdivision shall be placed
underground. Any utilities installed in the parking strip shall be placed in such a manner and
depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be
installed, including all service connections, as approved by the Department; such installation shall
be completed and approved prior to the application of any surface material. Easements may be
required for the maintenance and operation of utilities as specified by the Department.
E. Cable TV Conduits: The 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 subdivider 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
landowner. The subdivider 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 subdivider and shall inspect the conduit and certify to the
City that it is properly installed.
F. Latecomer Agreements: Where a development is required to construct utility improvements
that may also be required by other developments or by future development of other parcels in the
vicinity, then the developer may request establishment of a latecomer agreement to reimburse the
developer for all initial costs of the improvements. The procedure to follow in making application
for the latecomer agreement and the steps to be followed by the City are as detailed in Sections 9-
5-1 through 9-5-16.
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9-12-17: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
PUBLIC USE AND SERVICE AREAS
Due consideration shall be given by the subdivider 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. Community Assets: Due regard shall be shown for all natural features such as large trees,
water courses, historical spots and similar community assets which, if preserved, will add
attractiveness and value to the property.
9-12-18: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
BLOCKS WITHIN RESIDENTIAL PLATS
A. Width: Blocks shall be wide enough to allow two (2) tiers of lots, except where fronting on
major streets or prevented by topographical conditions or size of the property, in which case the
Department may approve a single tier.
B. Walkways: Where circumstances warrant, the Hearing Examiner may require one (1) or
more public crosswalks or walkways of not less than six (6) feet in width dedicated to the City to
extend entirely across the width of the block at locations deemed necessary. Such crosswalks or
walkways shall be paved for their entire width and 13ngth with a permanent surface and shall be
adequately lighted.
9-12-19: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
LOTS WITHIN RESIDENTIAL PLATS
A. Arrangement: Insofar as practical, side lot lines shall be at right angles to street lines or
radial to curved street lines. Each lot must have access to a public street or road. Access may be
by private access easement street per the requirements of the Street Improvement Ordinance.
B. Minimum Size: The size, shape, and orientation of lots shall meet the minimum area and
width requirements of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated.
C. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-
of-way, except alleys, shall have minimum radius of fifteen feet (15').
D. Pipestem Lots Allowed: Pipestem lots may be permitted for new plats to achieve densities
permitted within the Zoning Code when there is no other feasible alternative to achieving the
permitted density. The pipestem lot shall contain the required area for the zoning classification
exclusive of the area of the pipestem and providing the pipestem shall not exceed one hundred
fifty feet (150') in length and not less than twenty feet (20') in width. Pipestem lots shall not be
created that have adjacent separate pipestems for access in place of a shared private access road.
However, the pipestem portion of a pipestem lot may provide access to both the pipestem lot itself
and a lot adjacent to it with an access easement to be established to serve the adjacent lot.
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9-12-20: GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
OTHER IMPROVEMENTS
A. Monuments: Concrete permanent control monuments shall be established at each and every
controlling corner of the subdivision. Interior monuments shall be located as determined by the
Department. All surveys shall be per the City Surveying Standards.
B. Survey: All other lot corners shall be marked per the City Surveying Standards.
C. Street Signs: The subdivider shall install all street name signs necessary in the subdivision.
9-12-21: HILLSIDE SUBDIVISIONS
A. Purpose: Because of their steeper slopes, the sites of hillside subdivisions ordinarily should
have greater attention paid to the potential for drainage and erosion problems, and slope stability
problems than other subdivisions.
B. Procedure: Any short plat or subdivision meeting the definition of a hillside subdivision shall
follow the procedures established for subdivisions. Hillside Subdivisions, including short plats,
shall require the review and approval of the Hearing Examiner.
C. Standards: The following additional standards shall apply to Hillside Subdivisions:
1. Application Information: Information concerning the soils, geology, drainage patterns, and
vegetation shall be presented in order to evaluate the drainage, erosion control and slope stability
for site development of the proposed plat. The applicant must demonstrate that the development
of the hillside subdivision will not result in soil erosion and sedimentation, landslide, slippage,
excess surface water runoff, increased costs of building and maintaining roads and public facilities
and increased need for emergency relief and rescue operations.
2. Grading: Detailed plans for any proposed cut and fill operations shall be submitted. These
plans shall include the angle of slope, contours, compaction, and retaining walls.
3. Streets:
a. Streets may have a grade exceeding fifteen percent (15%), if approved by the
Department and the Fire Department.
b. Street widths may be less than those required in the Renton Street Standard Ordinance
for streets with grades steeper than fifteen percent (15%) if parking prohibition on one or
both sides of the street is approved by the Administrator.
4. Lots: Lots may be required to be larger than minimum lot sizes required by the Renton
Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in
less steep areas of the subdivision.
5. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion
control measures as deemed necessary by the Department.
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9-12-22: PARKS AND OPEN SPACE
Approval of all subdivisions located in either single family residential or multi-family residential
zones as defined in the Renton Zoning Code shall be contingent upon the subdivider'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 per the City of Renton Parks Mitigation Ordinance.
9-12-23: GENERAL REQUIREMENTS AND MINIMUM STANDARDS OF
INDUSTRIAL AND COMMERCIAL SUBDIVISIONS
The division of land for industrial and commercial purposes shall conform to the requirements and
minimum standards of residential design except as provided in this section.
A. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-
of-way, except alleys, shall have minimum radius of twenty-five feet (25').
B. Lot Orientation: The size, shape and orientation of lots shall meet the minimum area and
width requirements of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated.
C. Lot Arrangement: Insofar as practical, side lot lines shall be at right angles to street lines or
radial to curved street lines.
9-12-24: VARIANCES
A. Variance Requirements: A variance from the requirements of this Ordinance may be
approved by the Hearing Examiner for a short plat, or a variance for a full subdivision
recommended to the City Council, when, in its opinion, undue hardship may be created as a result
of strict compliance with the provisions of this Ordinance. In recommending any variance, the
Hearing Examiner may prescribe conditions that it deems necessary to or desirable for the public
interest. No variance shall be approved or recommended unless the Hearing Examiner finds:
1. That there are special physical circumstances or conditions affecting said property such that the
strict application of the provisions of this Ordinance would deprive the applicant of the reasonable
use or development of his land; and
2. That the variance is necessary to insure such property the rights and privileges enjoyed by
other properties in the vicinity and under similar circumstances; and
3. That the granting of the variance will not be detrimental to the public welfare or injurious to
other property in the vicinity.
B. Applications Required: Application for any variance shall be submitted in writing by the
subdivider at the time the preliminary plat is submitted to the Department. The application shall
state fully all substantiating facts and evidence pertinent to the request.
C. Variance Fees: The appropriate fees shall be paid at time of application as required in City
Code Section 5-1-1.
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9-12-25: PENALTIES, SEVERABILITY, LIABILITY
A. Penalties: Any person, firm, corporation or association, or any agent of any person, firm,
corporation or association who violates the provisions of this code shall be guilty of a
misdemeanor and upon conviction be subject to a fine not to exceed five hundred dollars
($500.00) for each such violation, or imprisonment for a period not to exceed thirty (30) days, or
both such fine and imprisonment.
In addition to the above, any person or firm who transfers, sells, or options any land which is
undergoing platting procedures before such plat or map has been approved by the City of Renton,
and before the same has been filed for record in the office of the King County Department of
Records and Elections or the City Clerk shall, upon conviction, be subject to a fine not to exceed
three hundred dollars ($300.00) for each such violation, or imprisonment for a period not to
exceed thirty (30) days, or both such fine and imprisonment. This provision does not apply when
the original subdivider sells the entire parcel to another subdivider.
B. Injunction: The City Council may direct the City Attorney to initiate an action to enjoin the
transfer, sale, agreement, or option by making application for an injunction in the Superior Court.
The City may recover said penalty by civil action in any court of competent jurisdiction.
C. Violations: Whenever land within a subdivision granted final approval is used in a manner or
for a purpose which violates any provision of the state subdivision law (Chapter 134 Laws of
1974 1st Extraordinary Session) or any provisions of the Renton Subdivision Code, or any term
or condition of plot approval prescribed for a plat by the Renton City Council, then the
prosecuting attorney, or the attorney general, may commence an action to restrain and enjoin such
use and compel compliance with the provisions of the State subdivision law or the Renton
Subdivision Code, or with such terms or conditions. The costs of such action may be taxed
against the violator.
D. City Not Liable: This code shall not be construed to relieve from or lessen the responsibility
of any person owning any land or building, constructing or modifying any subdivisions in the City
for damages to anyone injured or damaged either in person or property by any defect therein; nor
shall the City or any agent thereof be held as assuming such liability by reason of any preliminary
or final approval or by issuance of any permits or certificates authorized herein.
E. Severability: If any part or portion of this code is determined to be unconstitutional by a
court of competent jurisdiction, such determination shall not affect the remainder of this code.
9-12-26: REPEALED ORDINANCES
Any and all Ordinances in conflict herewith are hereby repealed.
9-12-27: EFFECTIVE DATE
This Ordinance shall be in full force and effect from and after its passage, approval and legal
publication.
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•
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT
MEMORANDUM
DATE: APRIL 6, 1995
TO: CITY COUNCIL MEMBERS
VIA: MAYOR CLYMER
FROM: GREGG ZIMMERMAN, ADMINISTRATOR
PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT
STAFF CONTACT: NEIL WATTS, PLAN REVIEW SUPERVISOR
SUBJECT: NEW STREET IMPROVEMENT ORDINANCE
ISSUE
Renton City Code currently does not list street improvement requirements for projects as a
separate Ordinance. Street improvement requirements for subdivisions are listed in the
Subdivision Ordinance, and the building code references these requirements for other development
projects. In conjunction with revising the Subdivision Ordinance, staff is recommending adoption.
of a separate Street Improvement Ordinance to provide clarity in use by the public and staff, and
to implement desired process improvements.
RECOMMENDATION
Staff recommends adoption of the revised Street Improvement Ordinance as submitted. The
Planning Commission reviewed the proposed Ordinance, and conducted a public hearing on the
proposed revisions. The Planning Commission also recommends adoption of the proposed Street
Improvement Ordinance.
BACKGROUND
The new Street Improvement Ordinance recommended by staff include the following general
changes from the current code:
Organization Changes
• Provides a logical, consistent format.
• Updates the code language to reference existing departments and officials.
NOV
PAGE 2
• Separates street standards from the Subdivision Ordinance to a separate ordinance.
• Outlines minimum standards for different types of streets.
• Outlines development requirements for different project types.
Process Changes
• Provides flexibility for site specific circumstances through deferral process, waiver
process, or an alteration/modification process.
• Allows private streets under certain limited conditions.
• Establishes new residential street standards, with sidewalk allowed adjacent to the curb.
• Changes width for sidewalks in industrial areas from 6 foot to 5 foot.
• Establishes alley standards.
• Establishes dead-end street standards.
CHAPTER 34
STREET IMPROVEMENTS
SECTION:
4-34- 1: Title
4-34- 2: Purpose
4-34- 3: Definitions
4-34- 4: Administering and Enforcing Authority
4-34- 5: Design Standards
4-34- 6: Development Requirements, Applicability and Exemptions
4-34- 7: Plan Drafting and Surveying Standards
4-34- 8: Review and Approval of Plans
4-34- 9: Inspections, Fees and Permits
4-34-10: Bond and Liability Insurance Required
4-34-1 1 : Alterations and Modifications -
4-34-12: Deferrals
4-34-13: Waivers
4-34-14: Appeals
4-34-15: Violations and Penalties
4-34-16: Severability
4-34-1 : TITLE: This code shall be hereinafter known as the Renton Street
Improvement Ordinance.
4-34-2: PURPOSE: It is the purpose of this code is to establish design standards
and development requirements for street improvements to insure reasonable and safe
access to developed properties. These improvements include sidewalks, curbs,
gutters, street paving, monumentation, signage and lighting.
4-34-3: DEFINITIONS: Unless the context specifically indicates otherwise, the
meaning of terms used in this Section shall be as follows:
ACCESS EASEMENT: An easement created for the purpose of providing vehicular or
pedestrian access to a property.
ADMINISTRATOR: The Administrator of the Department of Planning/Building/Public
Works of the City, or any successor office with responsibility for management of the
public properties within the City of Renton, or his/her designee.
ALLEY: A public right-of-way not designed for general travel and primarily used as
means of vehicular and pedestrian access to the rear of abutting properties.
AREA CLASSIFICATION: The area classifications "commercial", "industrial", and
"residential" shall mean the following:
a. Commercial: That portion of the City with designated land uses characterized by
commercial office activities, services and retail sales. Ordinarily these areas have
large numbers of pedestrians and a heavy demand for parking space during periods of
peak traffic or a sustained high pedestrian volume and a continuously heavy demand
for off-street parking space during business hours. This definition applies to densely
p
Street Standard Ordinar
1400,
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developed business areas outside of, as well as those that are within, the central part
of a municipality. Those portions of the City with the following zoning designations
are considered for purposes of this Ordinance as commercial: Convenience
Commercial, Neighborhood Commercial, Community Commercial, Arterial Commercial,
Mixed Commercial and Commercial Office.
b. Industrial: That portion of the City with designated land uses characterized by
production, manufacturing, distribution or fabrication activities. Ordinarily these areas
have few pedestrians and a low parking turnover, but there is a large amount of truck
and trailer traffic. Those portions of the City with the following zoning designations
are considered for purposes of this Ordinance as industrial: Light Industrial, Medium
Industrial and Heavy Industrial.
c. Residential: A residential development or a mixture of residential and commercial
establishments characterized by few pedestrians and a low parking demand for
turnover at night. This definition includes areas with single family homes, townhouses
and apartments.
COMBINED PUBLIC DETENTION: A storm water detention system designed to
accommodate runoff from both public streets and private property.
CURB: A physical vertical curb and gutter section constructed from concrete.
DEPARTMENT: The Planning/Building/Public Works Department of the City of Renton.
DOWNTOWN AREA: That area bounded by the center lines of Smithers Avenue South
from South Fourth Place to South Third Avenue and Logan Avenue South from South
Third Street to the Cedar River, bounded on the north by Cedar River, east to Mill
Avenue South, south to South Fourth Street and west to Smithers Avenue South.
HILLSIDE SUBDIVISION: A subdivision in which the average slope is twenty percent
(20%) or in which any street in the subdivision has grades greater than fifteen percent
(15%) at any point.
NO-PROTEST AGREEMENT: A _document signed by the property owner signifying
consent to the future formation of a Local Improvement District by the City of Renton
or by property owners for constructing and paying for street improvements.
PAVED: Surfaced with a hard, smooth surface, usually consisting of concrete or
asphalt underlain by a subgrade of crushed rock.
PAVEMENT WIDTH: Width of paved driving and parking surface, including gutters, as
measured from face of curb to face of curb, or from edge of pavement where there
are no curbs.
PEDESTRIAN WALKWAY: A surfaced walkway, separate from the traveled portion of
the roadway, usually of crushed rock or asphalt, and following the existing ground
surface.
SIDEWALK: A concrete walkway separated from the roadway by a curb, planting strip
or roadway shoulder.
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STREET, ARTERIAL: Streets intended for higher traffic volumes and speeds as
designated by the Department.
STREET, COLLECTOR: A street providing access with higher traffic volumes than a
typical access street. Collector streets are designated by the Department.
STREET, COMMERCIAL ACCESS: A non-arterial street providing access to
commercial land uses.
STREET, INDUSTRIAL ACCESS: A non-arterial street providing access to industrial
land uses.
STREET, RESIDENTIAL ACCESS: A non-arterial street providing access to residential
land uses, and not designated as a collector street by the Department
4-34-4: ADMINISTERING AND ENFORCING AUTHORITY: The Administrator of
the Department of Planning/Building/Public Works is designated as the administrator
and is responsible for the general administration and coordination of this code. All
provisions of this code shall be enforced by the Administrator and/or his/her
designated representatives. For such purposes the Administrator or his/her duly
authorized representative shall have the power of a police officer.
4-34-5: DESIGN STANDARDS:
A. The minimum design standards for residential access streets, collector streets,
commercial access streets and industrial access streets are listed in the following
Table A. These standards will be used as guidelines for determining specific street
improvement requirements for development projects, including short plats and
subdivisions. However, streets designated by City plans as bike corridors or transit
routes may require additional pavement and right-of-way width.
TABLE A
MINIMUM DESIGN STANDARDS FOR RESIDENTIAL ACCESS STREETS
ROW WIDTH PAVEMENT SIDEWALKS OTHER
50' R.O.W 32' paved 6' sidewalk Standard crown
Parking both sides adjacent to curb Combined public
both sides detention
Street lighting
MINIMUM DESIGN STANDARDS FOR COLLECTOR STREETS
ROW WIDTH PAVEMENT SIDEWALKS OTHER
60' R.O.W. 36' paved 5' sidewalks and 5' Standard crown
Parking both sides planting strip on both Combined public
sides detention
Street lighting
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400
MINIMUM DESIGN STANDARDS FOR COMMERCIAL ACCESS STREETS
ROW WIDTH PAVEMENT SIDEWALKS OTHER
60' R.O.W. 40' paved 5' sidewalks located on Standard crown
the property line Combined public detention
Street lighting
MINIMUM DESIGN STANDARDS FOR INDUSTRIAL ACCESS STREETS
ROW WIDTH PAVEMENT SIDEWALKS OTHER
66' R.O.W. 44' paved 5' sidewalks and 5' Standard crown
planting strip on Combined public detention
both sides Street lighting
B. Arterial Streets: Arterial street right-of-ways shall be sixty feet (60') to one
. hundred and fifty feet (150') in width as may be required by the Administrator or
his/her designee. The design standards for arterial streets will be established on a
case by case basis by the Administrator or his/her designee in accordance with the
major arterials and streets plan.
C. Sidewalk Widths:
1 . Minimum Clearance: New sidewalks must provide a minimum of four feet (4') of
horizontal clearance from all vertical obstructions. Sidewalk widths listed in Table A
include curb width for those sidewalks constructed adjacent to the curb.
2. Downtown Area: Greater sidewalk widths may be required in the Downtown Area
as part of site plan review for specific projects. The Administrator may require that
sidewalks be extended from property line to the curb with provisions made for street
trees and other landscaping requirements, street lighting, and fire hydrants.
D. Private Streets: Private streets are allowed for access to six (6) or less lots, with
no more than four (4) of the lots not abutting a public right-of-way. Private streets will
only be permitted if the proposed private street is not anticipated by the Department to
be necessary for existing or future traffic and/or pedestrian circulation through the
subdivision or to serve adjacent property. Such private streets shall consist of a
minimum of a twenty-six foot (26') easement with a twenty foot (20') pavement
width. The private street shall not exceed five hundred feet (500') in length, and shall
provide a turnaround meeting the minimum requirements of this Chapter. Appurtenant
traffic control devices including installation of traffic and street name signs, as
required by the Department, shall be provided by the subdivider. The street name
signs will include a sign labeled "Private Street". No sidewalks are required for private
streets, however drainage improvements per City Code are required, as well as an
approved pavement thickness. The maximum grade for the private street shall not
exceed fifteen percent (15%), except for within approved hillside subdivisions.
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E. Shared Driveway: A shared private driveway may be permitted for access to two
lots. The private access easement shall be a minimum of twenty foot (20') in width,
with a minimum of a twelve foot (12') paved driveway.
F. Pavement Thickness: Pavement thickness for new streets or street widening must
be approved by the Department. Pavement thickness design shall be based on
standard engineering design methods. For the purposes of asphalt pavement design,
the procedures described by the "Asphalt Institute's Thickness Design Manual" (latest
edition) will be accepted by the Department. Alternate design procedures may be
used if approved by the Department.
G. Alley Standards: The minimum design standards for alleys are outlined in the
following Table B. Alleys may be used for vehicular access to the adjacent lots, but
are not to be considered as primary access for emergency or fire department concerns.
TABLE B
MINIMUM ALLEY DESIGN STANDARDS
ZONING TYPE ROW WIDTH PAVING WIDTH
All residential 16 feet 14 feet
Commercial 16 feet 16 feet
Downtown Area and Industrial 20 feet 20 feet
H) Dead End Streets: Dead end streets are permitted where through streets are
determined by the Department to not be feasible. For other circumstances, dead end
streets may be approved by the Department as part of the plat approval or site plan
approval for a proposed development.
1 . Standards: Minimum standards for dead end streets, when approved by the
Department, are as follows:
DEAD-END STREETS - (MINIMUM STANDARDS)
For up to 150' in length - No turnaround required
From 1 50' to 300' in length- Dedicated hammerhead turnaround or cul-de-sac required
From 300' and longer - Cul-de-sac required
Longer than 500' in length - Cul-de-sac required. Fire sprinkler systems required
(with max. of 700') for houses beyond five hundred feet (500')
Any cul-de-sac greater than maximum length of seven hundred feet (700') will require
two means of access.
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2. Secondary Access: Secondary access for emergency equipment is required when a
development of three or more buildings are located more than two hundred feet (200')
from a public street.
3. Cul-de-sac Design: Cul-de-sacs shall have a minimum paved radius of forty five
feet (45') with a right-of-way radius of fifty five feet (55') for the turnaround.
4. Turnaround Design: The hammerhead turnaround shall have a design approved by
the Administrator and the Fire Department.
I. Grades: Grades on arterial streets shall not exceed ten percent (10%), and the
grade on any public street shall not exceed fifteen percent (15%), except for within
approved hillside subdivisions.
J. Horizontal Curves: Where a deflection angle of more than ten degrees (10°) in the
alignment of a street occurs, a curve of reasonably long radius shall be introduced,
subject to review and approval of the Administrator.
K. Vertical Curves: All changes is grade shall be connected by vertical curves of a
minimum length of two hundred feet (200') unless specified otherwise by the
Administrator.
L. Tangents for Reverse Curves: A tangent of a least two hundred feet (200') in
length shall be provided between reverse curves for arterials; one hundred and fifty
feet (150') for collectors and one hundred feet (100') for residential access streets.
M. Lighting:
1 . Aveage Maintained Illumination: The street lighting shall be constructed to provide
average maintained horizontal illumination as illustrated below. the lighting levels shall
be governed by roadway classification and area zoning classification. Values are in
horizontal footcandles at the pavement surface when the light source is at its lowest
level.
Commercial Industrial Residential
Principal Arterial 2.0 2.0 1 .0
Minor Arterial 1 .4 1 .2 0.6
Collector Street 1 .2 0.9 0.6
Local Street 0.9 0.6 0.2
2. Uniformity Ratios: Uniformity ratios for the street lighting shall meet or exceed 4:1
for light levels of 0.6 footcandles or more and 6:1 for light levels less than 0.6
footcandles.
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NYese•
3. Guidelines: Street lighting systems shall be designed and constructed in
accordance with the City publication, "Guidelines and Standards for Street Lighting
Design of Residential and Arterial Streets".
4-34-6: STREET IMPROVEMENT REQUIREMENTS, APPLICABILITY AND
EXEMPTIONS:
A. Applicability: Whenever a permit is applied for under the provisions of the Uniform
Building Code for new construction, or application made for a short plat or a full
subdivision which is located on a property adjacent to public right-of-way, then the
person applying for such building permit shall build and install certain street
improvements, including, but not limited to: sidewalks, curbs, gutters, street paving,
drainage, monuments and lighting on all adjacent right-of-ways. Such improvements
shall extend the full distance of such property to be improved upon and sought to be
occupied as a building site or parking area for the aforesaid building or platting
purposes and which may adjoin property dedicated as a public street. The minimum
level of street improvements required depends upon the project size as listed in Table
C. The project sizes listed shall be for square footage of new building and/or addition
to existing buildings, number of units for apartments, or total number of final lots in
the proposed plat or short plat.
B. Exemptions: The following exemptions shall be made to the requirements listed in
this section:
1 . New construction or addition with valuation less than $50,000 shall be exempt
from the requirements of this Section.
2. Interior remodels of any value not involving a building addition.
3. The construction of one (1) single family house, or the modification or addition to
an existing house will not require street improvements if the public street adjacent to
the lot under construction is currently used for vehicular access and improved with
pavement. If the street does not meet this criteria, then the street must be improved
to minimum Fire Department standards.
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TABLE C
PUBLIC STREET IMPROVEMENT REOUIREMENTS FOR PRIVATE DEVELOPMENT
PROJECT SIZE ROW WIDTH PAVEMENT SIDEWALKS OTHER
• 2-4 units residential As determined Provide half Provide sidewalk Minimum 20'
• 0-5000 sq.ft. by Section 4-34- pavement width on project side pavement to
commercial 6D per standard plus No street arterial (500'
• 0-10,00 sq.ft. minimum 10' - lighting required maximum)
industrial curb required on
project side
• 5-20 residential lots As determined Provide full Provide sidewalk Minimum 20'
• 5-10,000 sq.ft by Section 4-34- pavement width on project side pavement to
commercial 6D per standard - Street lighting arterial (500'
• 10-20,000 sq.ft. - curb required on required on maximum)
industrial project side project side
More than 20 units As determined Provide full Provide sidewalk Minimum 20'
residential, 10,000 by Section 4-34- pavement width on project side pavement and
sq.ft commercial, or 6D per standard - Street lighting pedestrian
20,000 sq. ft. curb required on required on walkway to
industrial project side project side arterial
D. Right-of-Way Dedication: Where the existing width for any right-of-way adjacent
to the development site is less than the minimum standards listed in Section 4-34-5,
additional right-of-way dedication will be required for the proposed development. The
right-of-way dedication required shall be half of the difference between the existing
width and the minimum required width as listed in Section 4-34-5. In cases where
additional right-of-way has been dedicated on the opposite side of the right-of-way
from the development site in compliance with this section, then dedication of the
remaining right-of-way width to obtain the minimum width as listed in Section 4-34-5
shall be required. The Department may waive the requirement for additional right-of-
way dedication where it is determined by the Department that construction of full
street improvements are waived and not anticipated in the future.
E. Standards: All such improvements shall be constructed to the City standards for
municipal public works construction. Standards for construction shall be as specified
in Table A of this Ordinance, and by the Administrator or his/her duly authorized
representative. All plans and specifications for such improvements are to be
submitted at time such application for a building permit is made.
F. Installation of Street Improvements: No building shall be granted a certificate of
final occupancy, or plat or short plat recorded, until all the required street
improvements are constructed in a satisfactory manner and approved by the
responsible departments unless those improvements remaining unconstructed have
been deferred by the Board of Public Works and security for such unconstructed
improvements has been satisfactorily posted.
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G. Latecomer Agreements: Where a development is required to construct street
improvements that may also be required by other developments or by future
development of other parcels in the vicinity, then the developer may request
establishment of a latecomer agreement to reimburse the developer for all initial costs
of the improvements. The procedure to follow in making application for the latecomer
agreement and the steps to be followed by the City are as detailed in Sections 9-5-1
through 9-5-16.
4-34-7: PLAN DRAFTING SURVEYING STANDARDS: The construction permit
plans for street improvements shall be prepared and surveyed in conformance with the
Department's "Construction Plan Drafting Standards", surveying standards and the
City's "Standard Specifications for Municipal Construction", and standard detail
documents.
4-34-8: REVIEW AND APPROVAL OF PLANS: All street improvement plans
prepared in connection with any of the requirements listed in Section 4-34-6 shall be
submitted for review and approval to the Department. If no action is taken by the city
after submission of final street improvement plans within forty-five (45) working days,
then such plans are deemed approved. All permits required for the construction of
these improvements shall be applied for and obtained in the same manner, fees, and
conditions as specified in Chapter 10, Title IX (Public Ways and Property) of Ordinance
No. 4260 entitled Code of General Ordinances of the City of Renton relating to
excavating or disturbing streets, alleys, pavement or improvements.
4-34-9: INSPECTION, FEES AND PERMITS: The Department shall be responsible
for the supervision, inspection and acceptance of all street improvements listed in this
Ordinance, and shall make a charge therefore to the applicant. The charges shall be
based on percentage of the estimated construction cost as follows:
5% of the first $100,000
4% of anything over $100,000 up to $200,000
3% of any amount over $200,000
The applicant will be required to_submit a cost estimate for the improvements. This
will be checked by the Department for accuracy.
Moneys derived from the above charges shall be deposited to the General Fund. Half
of the fee is due and payable upon submittal for a construction permit application, and
the remainder is due and payable prior to issuance of the construction permit.
4-34-10: BOND AND LIABILITY INSURANCE REQUIRED: Prior to commencing
construction the person constructing the street improvements shall post a construction
bond in an amount sufficient to cover the cost of conforming said construction with
the approved construction permit plans. In lieu of a bond, the applicant may elect to
establish a cash escrow account with his/her bank in an amount deemed by the
Administrator to be sufficient to reimburse the City if it should become necessary for
the city to complete the improvements. The instructions to the escrow shall
specifically provide that after prior written notice unto the applicant and his/her failure
to correct and/or eliminate existing or potential hazardous conditions or improperly
constructed improvements, and his/her failure to timely remedy same, the escrow shall
04/06/95 Page 9
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be authorized without any further notice to the applicant or her/his consent to disburse
the necessary funds unto the City of Renton for the purpose of correcting and/or
eliminating such conditions. After determination by the Department that all facilities
are constructed in compliance with the approved plans, the construction bond can be
reduced to 10 percent (10%) as a one (1) year maintenance bond.
4-34-1 1: ALTERNATES AND MODIFICATIONS:
A. Alternates: The provisions of this Ordinance are not intended to prevent the use of
any material or method of construction not specifically prescribed by this Ordinance,
provided any alternate has been-approved and its use authorized by the Department
Administrator or his/her designee.
The Administrator may approve any such alternate, provided he/she finds that the
proposed design and/or methodology is satisfactory and complies with the provisions
of this Ordinance and that the material, method or work offered is, for the purpose
intended, at least the equivalent of that prescribed in this Ordinance in suitability,
strength, effectiveness, durability, safety, maintainability and environmental
protection.
The Administrator may require that sufficient evidence or proof be submitted to
substantiate any claims that may be made regarding its use.
B. Modifications: Whenever there are practical difficulties involved in carrying out the
provisions of this Section, the administrator may grant modifications for individual
cases provided she/he shall first find that a special individual reason makes the strict
letter of this Ordinance impractical, that the modification is in conformity with the
intent and purpose of this Ordinance, and that such modification:
1 . Will meet the objectives and safety, function, environmental protection and
maintainability intended by the requirements of this Ordinance, based upon sound
engineering judgment.
2. Will not be injurious to other property(s) in the vicinity.
C. Half Street Improvements: Half street improvements may be allowed for a
residential access street by the Administrator or her/his designee when it is determined
that the adjacent parcel of property has the potential for future platting and dedication
of the completion of the street right-of-way. The right-of-way for the half street
improvement must be a minimum of thirty-five feet (35') with twenty-eight feet paved
(28'). A curb and a six foot (6') sidewalk shall be installed on the plat side of the
street. If the street will require a cul-de-sac, then the right-of-way for the half of the
cul-de-sac shall be dedicated, with installation of a temporary hammerhead turnaround.
The property shall also dedicate easements to the City for street lighting and fire
hydrants. Additional easements shall be provided for the franchise utilities outside of
the dedicated right-of-way. When the adjacent parcel is platted or developed, an
additional fifteen feet (15') of right-of-way shall be dedicated. The pavement shall
then be widened to thirty-two feet (32') in total width, and a curb and six foot (6')
wide sidewalk shall be installed on the remaining side of the street. If the street is a
dead-end street requiring a cul-de-sac, then the second parcel shall dedicate the
_ 04/06/95 Page 10
Street Standard Ordinance
remainder of the right-of-way for the cul-de-sac and construct the final complete cul-
de-sac, including curb and sidewalk improvements.
D. Reduced Right-of-Way Dedication Requirements for Platting: The Department may
approve a reduction in the required right-of-way width for residential access streets for
new streets within a short plat or subdivision to forty-two feet (42') when the extra
area from the reduction is used for the creation of an additional lot(s) which could not
be platted without the reduction; or when the platting of the required right-of-way
width results in the creation of lots with less than one hundred feet (100') in depth.
The Department may require additional easements be provided for the franchise
utilities outside of the dedicated right-of-way when such a right-of-way reduction is
approved. In no case shall a reduction in the required right-of-way width be approved
unless it is shown that there will be no detrimental effect on the public health, safety
or welfare if the right-of-way width is reduced, and that the full right-of-way width is
not needed for current or future development.
4-34-12: DEFERRAL:
A. Deferral and Security: If a developer wishes to defer certain street improvements
listed in this ordinance until after obtaining a certificate of occupancy for any
structures, or in the case of plats, final plat approval, then written application shall be
made to the Board of Public Works. Upon approval by the Board of Public Works for
such deferment, for good cause shown by the applicant, the applicant shall thereupon
furnish security to 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
Board of Public Works as to the amount of such security shall be conclusive.
B. Time Limit: 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 Board of Public works, and if no time is so specified,
then not later than one year. The Board of Public Works shall annually review the
deferred improvements and the amount of the security. Should the Board of Public
Works determine that any improvement need not be installed immediately, then the
Board of Public works 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, unless the Board of Public Works 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 Board 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 the work is
diligently pursued, then the Board of Public Works 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 Board of Public Works 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.
C. 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
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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.
D. 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.
E. Binding Upon Applicant: The requirement of the posting of any security therefor
shall be binding on the applicant and the applicant's heirs, successors and assigns.
F. Notification to the Administrator: The Board of Public Works shall notify the
Administrator in writing of the following: the improvements deferred, amount of
security or check deposited, time limit of security or check, name of bonding
company, and any other pertinent information.
G. Security: Whenever security has been accepted by the Board of Public Works,
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.
The City shall not be required to permit a substitution of one party for another on any
security if the Board of Public Works, after full review, feels that the new owner does
not provide sufficient security to the City that the improvements will be installed when
required.
H. Restrictive Covenants: A restrictive covenant running with the land, signed and
properly recorded after City Attorney review, may be accepted as security if the
covenant guarantees that the property will join in any future LID established to install
the required improvements in addition to the following conditions:
a. 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.
04/06/95 Page 12
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b. There will be no detrimental effect on the public health, safety or welfare if
the improvements are not installed.
c. There is no likelihood that the zoning or land use on or adjacent to the site
will change to a higher classification within a five (5) year period, thus
increasing the likelihood that the improvements will be needed.
d. A covenant approved by the Board of Public Works shall contain language
that stipulates the property owner will immediately install the deferred
improvements at his or her expense upon a determination of the Board of
Public works that the improvements have become necessary.
4-34-13: WAIVERS:
A. Waiver by the Board of Public Works: The Board of Public Works may grant waiver
of the installation of street improvements subject to the determination that there is
reasonable justification for such waiver. Any application for such a waiver shall
specify in detail the reason for such requested waiver and may contain such evidence
including photographs, maps, surveys as may be pertinent thereto. Reasonable
justification shall include but not be limited to the following:
1 . Required street improvements will alter an existing wetlands or stream, or have a
negative impact on a shorelines area.
2. Existing steep topography would make required street improvements infeasible.
3. Required street improvements would have a negative impact on other properties,
such as restricting available access.
4. 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.
In no case shall a waiver be granted unless it is shown that there will be no
detrimental effect on the public health, safety or welfare if the improvements are not
installed, and that the improvements are not needed for current or future development.
B. Waiver of Turnaround Requirement: The requirement for a turnaround or cul-de-sac
may be waived by the Administrator with approval of the Fire Department when the
development proposal will not create an increased need for emergency operations.
4-23-14: APPEALS: Any decisions made in the administrative process
described in this Section may be appealed to the Hearing Examiner within fifteen (15)
days and filed, in writing, with the Hearing Examiner or secretary. The Hearing
Examiner shall give substantial weight to any discretionary decision of the City
rendered pursuant to this Chapter.
4-23-15: VIOLATIONS AND PENALTIES: Penalties for any violation of the
provisions of this Chapter shall conform with Chapter 33 of Title IV.
4-23-16: SEVERABILITY: If any provision of this Ordinance or its application to
any person or property is held invalid by a court of competent jurisdiction, the
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remainder of the Ordinance or the application of the provision to other persons or
circumstances shall not be affected.
04/06/95 Page 14
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 10th day of
April, 1995, at 7:30 p.m. as the date and time for a public hearing to be held in the second
floor Council Chambers of the Renton Municipal Building, 200 Mill Avenue South,
Renton, 98055, to consider the following:
Revisions to Subdivision Ordinance and Street Improvement Ordinance
All interested parties are invited to attend and present written and/or oral comments.
Interpretive services and translation services are available upon request. Public meetings
and hearings are held in handicap accessible facilities. For further information, call the
City Clerk's office at 235-2501 (TDD 277-4404).
Marilyn J. et r n, CMC
City Clerk
Published: Valley Daily News
March 24, 1995
Acct. #50640
March 20, 1995 r Renton City Council Minutes Page 105
from 05/01/95 to 05/01/97 in Zone 2. The revision would also amend the
due date for operating permit applications in Zone 2 to 05/01/96. Refer to
Utilities Committee.
Plat: Final, Summit Park, Hearing Examiner submitted Summit Park Final Plat, 25 lots on 12 acres
5100 Talbot Rd S located in the 5100 block of Talbot Rd. S., File No. FP-94-149, and
recommended approval. Council concur. (See page 107 for resolution.)
MOVED BY SCHLITZER, SECONDED BY NELSON, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
CORRESPONDENCE Correspondence was read from the Falcon Ridge Residential Park Association,
Citizen Comment: Falcon 2100 SE 8th Dr., Renton, 98055, opposing the recent City Council decision to
Ridge Residential Assn - move the Parker P.U.D./Highlander development into a rezone process for
The Highlander (Parker multi-family status. Falcon Ridge residents are worried about the additional
PUD) traffic that would be generated by the development, and feel that the proposal
lacks concern for the environmental repercussions it would have on wildlife in
the area.
OLD BUSINESS Planning and Development Committee Chair Stredicke presented a report
Planning and Development recommending that the City Council hold a public hearing on the Master Site
Committee Plan Ordinance and that the public hearing be set for April 17, 1995.
Planning: Master Site Plan MOVED BY STREDICKE, SECONDED BY CORMAN, COUNCIL CONCUR
Ordinance IN THE COMMITTEE REPORT. CARRIED.
Zoning: Subdivision , Planning and Development Committee Chair Stredicke presented a report
Ordinance R@visions regarding revisions to the Subdivision Ordinance. The Committee
recommended that a public hearing be held before the City Council on the
revised Subdivision Ordinance proposed by the Administration. The
Committee further recommended that the public hearing be held concurrently
with the public hearing for the revised Street Improvement Ordinance, and
that said public hearing be scheduled before the Council on April 10, 1995.
The Committee further recommended that the draft ordinance be revised to
include the requirement that short plats of five or more lots be approved by
the Hearing Examiner. The Committee was also provided information on the
process times for recent short plat and preliminary plat submittals, as
requested. The information demonstrated that processing of these submittals
has been completed in a timely manner by all City staff involved, including
the Hearing Examiner. The Committee also discussed the use of large signs
for notice of land use action, and concurred with the staff recommendation to
require large signs for public notice for short plats and preliminary plat
applications. A requirement for large signs for site plan permit applications
will be considered as part of future revisions to the Site Plan Ordinance.
MOVED BY STREDICKE, SECONDED BY CORMAN, COUNCIL CONCUR
IN THE COMMITTEE REPORT AS PRESENTED. CARRIED.
Public Safety Committee Public Safety Committee Acting Chair Stredicke presented a report regarding
Police: Dog Scoop Law the dog scoop law. City Ordinance 6-6-5, Section B.1. covers animals at large
Changes and declares it unlawful for any animal to "soil" any property, public or
private. Expanding ordinance language similar to Park Rules - Section 11.B.
appears unnecessary; therefore, the Committee recommended no change. The
Committee did recommend that this ordinance (Section 4) be reviewed by the
City Attorney's Office to determine if increased flexibility should be allowed
for other persons in addition to the blind. MOVED BY STREDICKE,
SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE
REPORT AS PRESENTED. CARRIED.
APPROVED BY
CITY COUNCIL
Date 3-,0- �S
PLANNING & DEVELOPMENT COMMITTEE
COMMITTEE REPORT
MARCH 15, 1995
SUBDIVISION ORDINANCE REVISIONS
(Referred February 13, 1995)
The Planning & Development Committee recommends that a public
hearing be held before the City Council on the revised Subdivision
Ordinance proposed by the Administration. The Committee further
recommends that the public hearing be held concurrently with the public
hearing for the revised Street Improvement Ordinance, and that said
public hearing be scheduled before the Council on Monday, April 10,
1995.
The Committee further recommends that the draft ordinance be revised
to include the requirement that short plats of five or more lots be
approved by the Hearing Examiner.
The Committee was also provided information on process times for recent
short plat and preliminary plat submittals, as requested. The information
demonstrated that processing of these submittals has been completed in
a timely manner by all City staff involved, including the Hearing Examiner.
The Committee was also discussed the use of large signs for notice of land
use action, and concur with staff recommendation to require the large
signs for public notice for short plats and preliminary plat applications. A
requirement for large signs for site plan permit applications will be
considered as part of future revisions to the Site Plan Ordinance.
Richard Stredicke, Chair
e66-6& e �c
Kath olker-Wheeler, Vice-Chair
andy Corman, Member
CZZGtZ
March 6, 1995 '4041,r Renton City Council Minutes r+ Page 88
Transportation (Aviation) Transportation (Aviation) Committee Chair Edwards presented a report
Committee recommending that a public hearing be held before the City Council on the
Streets: Street proposed Street Improvement ordinance as recommended by the
Improvement Ordinance , Administration. The Committee further recommended that this public hearing
be held concurrently with the public hearing on the revised Subdivision
Ordinance, if said hearing is recommended by the Planning and Development
Committee. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED.
Transportation: N 8th St Transportation (Aviation) Committee Chair Edwards presented a report
RR Crossing Project, recommending that Council authorize the Mayor and City Clerk to enter into
Burlington Northern RR, an agreement with Burlington Northern Railroad Company and the
CAG-95- Washington State Department of Transportation for the North 8th Street
railroad crossing improvement project. MOVED BY EDWARDS, SECONDED
BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED. (See page 89 for resolution.)
Transportation: Arterial Transportation (Aviation) Committee Chair Edwards presented a report
HOV Project, Parsons recommending that Council authorize the Mayor and City Clerk to enter into
Brinckerhoff et al, CAG- a contract with Parsons Brinckerhoff Quade & Douglas, Inc. to complete a
95- study to identify and plan potential HOV improvements to arterial streets in
Renton. The maximum amount payable for this contract is $70,000. Funding
for this project comes from an $86,500 federal grant with a $13,500 City
match. The Arterial HOV program is listed as the #10 ranked project in the
1995-2000 TIP. MOVED BY EDWARDS, SECONDED BY NELSON,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Utilities Committee Utilities Committee Chair Corman presented a report recommending
Latecomer: Summit Park, concurrence with the recommendation of staff that Council direct the City
LA-94-001 Clerk to send the final notification and protest procedures to all property
owners within the area affected by the Summit Park Latecomer Agreement.
MOVED BY CORMAN, SECONDED.BY NELSON, COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED.
Solid Waste: 1995 Business Utilities Committee Chair Corman presented a report recommending
Recycling/Special Events concurrence in the Planning/Building/Public Works Department's
Programming, King recommendation that Council adopt a resolution authorizing the Mayor and
County, CAG- City Clerk to execute the King County City Optional Program Interlocal
Agreement between the County and the City of Renton for the business
recycling program and special recycling events, and that the Solid Waste
Utility be authorized to receive $39,421 in revenues from King County for
the implementation of said programs. The Committee further recommended
that the resolution regarding this matter be presented for reading and
adoption. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 89 for
resolution.)
ORDINANCES AND The following ordinance was presented for second reading and adoption:
RESOLUTIONS
Ordinance #4501 An ordinance was read amending Chapter 31, Zoning Code, of Title IV
Planning: Resource (Building Regulations) of City Code by deleting Section 4-31-38, Resource
Conservation District Code Conservation Zone. MOVED BY NELSON, SECONDED BY STREDICKE,
Correction COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL:
ALL AYES. CARRIED.
APPROVED BY
•.- .� CITY COUNCIL
Date -
TRANSPORTATION COMMITTEE
COMMITTEE REPORT
MARCH 6, 1995
STREET IMPROVEMENT ORDINANCE
(Referred February 13, 1995)
The Transportation Committee recommends that a public hearing be
held before the City Council to & ups-the proposed Street Improvement
Ordinance as recommended by the Administration. The Committee
further recommends that this public hearing be held concurrently with the
public hearing ofithe revised Subdivision Ordinance, if said
hearing is recommended by the Planning & Development Committee.
c/a,,c4,
Bob Edwards, Chair
Randy Corman, Vice-Chair
Toni Nelson, Member
cc: Jim Hanson
Neil Watts
•
3-
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT
MEMORANDUM
DATE: FEBRUARY 8, 1995
TO: LARRY WARREN
FROM: NEIL WATTS icifjLz
SUBJECT: REVIEW OF DRAFT ORDINANCES
SUBDIVISION ORDINANCE AND STREET IMPROVEMENT ORDINANCE
Attached are copies of draft ordinances to replace our current Subdivision Ordinance. Both have
been through the Planning Commission, and they have recommended approval of both ordinances.
We are planning on going to the Planning and Development Committee with the Subdivision
Ordinance on March 1, and to the Transportation Committee with the Street Improvement
Ordinance on March 6. Please review the attached documents and recommend changes where
needed. I am also attaching short issue papers on both ordinances to help you understand the
basic changes we are attempting to make through these new ordinances.
I have several areas of concern with these ordinances. These concerns are as follows:
1. The Subdivision Code attempts to address the process for plats approved in the county, then
annexed to the City before they are finaled (Section 9-12-10). Is this approach legal? Is it
reasonable? Should we attempt to do more? less?
2. There are several references in RCW to review/approval time limits. I have attempted to
include these requirements in the Subdivision Ordinance. Is this necessary? advisable?
3. Is Section 9-12-25B legal? Similar language used in the Kent Subdivision Ordinance.
4. There are other ordinances which will need to be revised with the removal of our current
Subdivision Ordinance. All street and utility improvement requirements for normal building
projects (no platting activity with project) are now triggered by Section 4-24-3, which
references the Subdivision Ordinance for specific requirements. The revised ordinances will
outline plat requirements within the Subdivision Ordinance, and all street improvement
requirements for all projects in the Street Improvement Ordinance. The language of 4-24-3
will need to be revised to require the appropriate utility improvements for non-platting
development projects.
PAGE 2
5. The Fee Structure Ordinance will need to be modified to include the fee for public works
construction permit plans (review and inspection). This is currently in the Subdivision
Ordinance.
I wish that I could have gotten these ordinances to you sooner, but I chose to wait until all staff
comments (including Gregg's) had been addressed before your review. The committees' will have
enough to work on at this time with the broader process change proposals and the existing draft
ordinances. Therefore, I am not asking you to rush on this review - hopefully you can have final
ordinances for council by the time they are able to approve them (after public hearing) in late
March at the earliest.
If you have any questions, concerns, complaints, etc., please call me at 277-6178.
Thank you for you assistance.
cc: Jim Hanson
Gregg Zimmerman
Marilyn Petersen '
Attachments: Draft Subdivision Ordinance
Draft Street Improvement Ordinance
Issue Papers on both Ordinances