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AGENDA
Planning & Development Committee Regular Meeting
4:00 PM - Monday, November 9, 2015
Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way
1. CA Zoning Recommendations
2. Docket 11 Update
a) D-123 - One Pager
b) D-123 Staff Report
c) D-124 One Pager
d) D-124 Staff Report
e) D-125 One Pager
f) D-125 Staff Report
g) D-126 One Pager
h) D-126 Staff Report
i) D-126 Attachments
i) D-126 Attachments
Docket Item #123 – Setbacks in Commercial Zones
Summary of proposed changes:
Staff proposes to increase the minimum 10’ setback and maximum 15’ setback in the CN, CV, and CA zones to 15’
and 20’ respectively. Planners who implement Title IV regulations have noted the difficulty in requiring a ten feet-
wide landscaping strip and a minimum five feet-wide pedestrian walkway within any given lot due to the maximum
setback of 15 feet in the CN, CV, and CA zones. The combination of these development regulations limits a
developer to an exact setback of 15 feet with no ability to accommodate site constraints, or underground utilities
that are often located in front of a building.
Staff has also noted the obsolescence of the current UC zone setbacks. RMC 4-9-200.B.1, Master Plan Review,
requires all development within the UC and COR zones be governed by a Master Plan. While setbacks of the COR
zone are “determined through site plan review,” front yard setbacks of the UC zone are prescribed as five feet for
townhouses and zero feet for all other development. However, because all aspects of a UC zone development are
determined through Master Plan Review, providing setback standards is misleading and inaccurate. Therefore,
staff proposes setbacks for the UC zone be “determined through site plan review.”
Background:
This docket request was initiated by the Planning Division.
Appeal Available:
Text amendments of the Development Regulations that are referred to the Planning Commission are a Type VI
process. The appeal available is a judicial appeal to the Growth Management Hearings Board.
15’
AGENDA ITEM #2. a)
h:\ced\planning\title iv\docket\d-123 setbacks in commercial zones\d-123 staff rpt.docx November 4, 2015
#D-123 SETBACKS IN COMMERCIAL ZONES
General Description
Staff was directed to review building setbacks in commercial zones with consideration of the
effect on the public realm and other development regulations.
CN, CV, and CA Zones
Planners whom implement Title IV regulations have noted the difficulty in requiring a ten feet-
wide landscaping strip and a minimum five feet-wide pedestrian walkway within any given lot
due to the maximum setback of 15 feet in the CN, CV, and CA zones.
The building located at 175 Rainier Ave South (occupied by AutoZone) is a prime example of the
constraint resulting from the provision of a landscaping strip and pedestrian walkway within the
maximum allowed setback of 15 feet (shown below). The combination of these development
regulations limits a developer to an exact setback of 15 feet with no ability to accommodate
site constraints or underground utilities that are often located in front of a building.
15’
AGENDA ITEM #2. b)
Page 2 of 4 November 4, 2015
In addition to a conflict of development regulations, staff considers this particular building to be
too close to the public right-of-way despite it being set back the maximum distance. Below is a
“street view” image of the building for reference.
Staff proposes increasing the minimum front yard and side yard along a street (i.e., secondary
frontage on corner lots) setbacks of the CN, CV, and CA zones from ten feet to fifteen feet, and
increasing the maximum setback distance to 20 feet.
UC Zone
Staff has also noted the obsolescence of the current UC zone setbacks. RMC 4-9-200.B.1,
Master Plan Review, requires all development within the UC and COR zones be governed by a
Master Plan. While setbacks of the COR zone are “determined through site plan review,” front
yard setbacks of the UC zone are prescribed as five feet for townhouses and zero feet for all
other development. However, because all aspects of a UC zone development are determined
through Master Plan Review, providing setback standards is misleading and inaccurate.
Therefore, staff proposes setbacks for the UC zone be “determined through site plan review.”
Conclusion
Staff did not identify other commercial setbacks that should be revised. For reference, the
current front and side yard along a street (i.e., secondary frontage on corner lots) setbacks for
commercial zones are as follows (footnotes were omitted for simplicity):
AGENDA ITEM #2. b)
Page 3 of 4 November 4, 2015
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
N/A
Effect on the City’s capacity to provide adequate public facilities
N/A
Effect on the rate of population and employment growth
N/A
Whether Plan objectives are being met as specified or remain valid and desirable
N/A
Effect on general land values or housing costs
N/A
CN CV CA UC CD CO COR
Minimum Front
Setback
10'
Townhouses:
5’
All other uses:
0’
none
Residential Mixed
Use Buildings: 0’
Buildings less than
25’ in height: 15’
Buildings 25’ to 80’
in height: 20’
Buildings over 80’
in height: 30’
Determined
through site
plan review.
Maximum Front
Setback 15'
5’
15' for buildings
25' or less in
height
Mixed use: 15’
other: 0’
Determined
through site
plan review.
Minimum Side
Yard Along a
Street
15’
Townhouses:
10’
All other uses:
0’
none
Residential Mixed
Use Buildings: 0’
Buildings less than
25’ in height: 15’
Buildings 25’ to 80’
in height: 20’
Buildings over 80’
in height: 30’
Determined
through site
plan review.
Maximum Side
Yard Along a
Street n/a 5’
15’ for buildings
25’ or less in
height
Mixed use: 15'
other: 0'
Determined
through site
plan review.
AGENDA ITEM #2. b)
Page 4 of 4 November 4, 2015
Whether capital improvements or expenditures are being made or completed as expected
N/A
Consistency with GMA, the Plan, and Countywide Planning Policies
N/A
Effect on other considerations
N/A
Staff Recommendation
Amend Renton Municipal Code as described to increase the minimum and maximum setbacks
of the CN, CV, and CA zones to 15 feet and 20 feet respectively. Staff also proposes that all
setbacks for the UC zone be “determined through site plan review.”
Implementation Requirements
Adopt an ordinance amending RMC 4-2-120.A, Development Standards for Commercial Zoning
Designations (CN, CV, CA, & UC), and RMC 4-2-120.B, Development Standards for Commercial
Zoning Designations (CD, CO, & COR).
AGENDA ITEM #2. b)
Docket Item #124 SUBAREA, COMMUNITY, AND DISTRICT PLANS
Summary of Proposed Changes:
Plans adopted by the City must be consistent with the Comprehensive Plan and implementing
Renton Municipal Code. Due to the adoption of a revised Comprehensive Plan in June 2015,
plans have been reviewed for consistency. This was also an opportunity to review plans for
relevancy. If they were still relevant, but found to be inconsistent, rectifying recommendations
are being provided. Those no longer relevant will require adoption of rescinding resolutions.
During the course of this review, inconsistencies were found in the Renton Municipal Code 4-4-
030.B: “Adoption by Reference,” which states, “The goals, objectives, and policies as set forth in
the following documents and related studies or documents are presently in force or as modified
from time to time are hereby incorporated by reference and shall be considered as if fully set
forth herein.” Several plans listed therein are no longer valid. These include both City of Renton
plans and at least one King County plan.
There are also plans “adopted by reference” elsewhere in the Renton Municipal Code, but not
included in RMC 4-4-030.B.
Work to complete this docket item included the following tasks:
• Review of City of Renton plans as to relevance. Plans no longer relevant include:
o Cedar River Master Plan, date unknown
o Green River Valley Plan, date unknown
o Community Development Plan, 1976
o Comprehensive Plan for Urban Beautification, 1967
• Assessment of the consistency of relevant plans with the 2015 Comprehensive Plan
and Renton Municipal Code. Plans not consistent with the Plan and Code include:
o South Renton Neighborhood Plan
o Highlands Subarea Plan
o Automall Improvement Plan
Background:
This docket request was initiated by the Long-range Planning Division.
AGENDA ITEM #2. c)
h:\ced\planning\title iv\docket\d-124 plans\d-124 staff report.docx November 4, 2015
#D-124 SUBAREA, COMMUNITY, AND DISTRICT PLANS
General Description
Subarea, community, and district plans adopted by the City must be consistent with policies
under the Comprehensive Plan and implementing Renton Municipal Code. Due to the adoption
of a revised Comprehensive Plan in June 2015, plans must be reviewed for consistency. If they
are found to be inconsistent, rectifying recommendations must be provided. This is also an
opportunity to review plans for general relevancy.
Initial review of this issue indicates there are several types of plans. First are plans “adopted by
reference” in RMC 4-4-030.B. Renton Municipal Code 4-4-030.B: “Adoption by Reference,”
states, “The goals, objectives, and policies as set forth in the following documents and related
studies or documents are presently in force or as modified from time to time are hereby
incorporated by reference and shall be considered as if fully set forth herein.” There may also
be plans “adopted by reference” elsewhere in the Renton Municipal Code, but not included in
RMC 4-4-030.B.
Plans adopted by reference in RMC 4-4-030.B are two types: City of Renton initiated plans or
plans generated by King County agencies. The City of Renton plans are:
• Cedar River Master Plan
• Comprehensive Solid Waste Management Plan
• Green River Valley Plan
• Fire Department Master Plan
• Airport Master Plan
• Comprehensive Park, Recreation and Open Space Plan
• Comprehensive Water System Plan
• Long Range Wastewater Management Plan
• Shoreline Master Program
• Six-Year Transportation Improvement Plan
• Street Arterial Plan
• Traffic Mitigation Resolution and Fee
• Parks Mitigation Resolution and Fee
• Fire Mitigation Resolution and Fee
• Comprehensive Plan (Ord. 5526, 2-1-2010)
The King County plans are:
• King County Comprehensive Housing Affordability Strategy (CHAS)
• King County Solid Waste Management Plan
• Countywide Planning Policies
A third classification of plan includes plans adopted by the City, but not included in RMC 4-4-
030.B as adopted by reference. These include:
• Renton Municipal Airport Compatible Land Use Program
• South Renton Neighborhood Plan
AGENDA ITEM #2. d)
#D-124 Page 2 of 3 November 4, 2015
• Highlands Subarea Plan
• Renton Automall Improvement Plan
• Soos Creek Community Plan
• Community Development Plan
• Comprehensive Plan for Urban Beautification
Work to complete this docket item will include the following tasks:
• Determine if there are plans adopted by reference in the Renton Municipal Code
that are not included in RMC 4-4-030.B,
• Check City of Renton plans heretofore adopted by reference as to relevance,
• Determine if there are plans adopted by the City, but not adopted by reference in
Title IV of the RMC and, if so, are they still relevant,
• Verify that King County plans included in RMC 4-4-030.B are currently viable,
• Determine if additional King County plans have been adopted and, if so, are they
relevant to the City and should they be adopted by reference,
• Decide if RMC 4-4-030.B: “Adoption by Reference,” can be and should be removed
from Title IV,
• Review other plans adopted by the City as to relevance and determine if they should
be adopted by reference in the RMC,
• Assess the consistency of relevant City plans with the 2015 Comprehensive Plan and
Renton Municipal Code,
• Propose revisions to City plans as necessary, and
• Propose additions and deletions to the list of plans adopted by reference.
An example of non-relevance is the South Renton Neighborhood Plan (Plan), which was
adopted before the recent down-zoning of the neighborhood, thereby reducing the maximum
density and building heights. The Plan is in conflict with the current development regulations.
Proposed Amendments to Code
Renton Municipal Code 4-4-030.B should be either revised to include only relevant plans or
eliminated altogether. An opinion has been requested of the City Attorney as to whether the
section is a required element of the municipal code.
Summary
Adoption of an ordinance that would either revise or eliminate Renton Municipal Code 4-4-
030.B: “Adoption by Reference.” Enact legislation reflective of the adopting mechanism
(ordinance or resolution) to rescind plans that are no longer relevant.
AGENDA ITEM #2. d)
#D-124 Page 3 of 3 November 4, 2015
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
Not applicable
Effect on the City’s capacity to provide adequate public facilities
Not applicable
Effect on the rate of population and employment growth
Not applicable
Effect on general land values or housing costs
Not applicable
Whether capital improvements or expenditures are being made or completed as expected
Not applicable
Consistency with GMA, the Plan, and Countywide Planning Policies
All municipal plans must be consistent with the City’s Comprehensive Plan, municipal code,
Growth Management Act priorities, and Countywide Planning Policies. The docket item will
ensure this consistency.
Staff Recommendation
The current recommendation is to either amend Renton Municipal Code 4-4-030.B to include
only relevant plans or eliminate that section altogether. An opinion as to the feasibility of this
has been requested of the City Attorney. Propose revisions to relevant plans to ensure
consistency with the 2015 Comprehensive Plan and RMC.
Implementation Requirements
Adopt ordinances and/or resolutions as appropriate and necessary.
AGENDA ITEM #2. d)
Docket Item #125 – Assisted Living Facilities
Summary of proposed changes:
Staff was directed to review Title IV regulations pertaining to Assisted Living Facilities, Convalescent Centers, and
senior housing; specifically, review of the permissive zones and the allowed intensity.
Assisted Living Facilities (ALF) provide dwelling units for tenants and limited aspects of personal care (assistance
with taking medication, bathing, dressing, etc.). In contrast, Convalescent Centers (CC) are licensed by the State,
and provide temporary housing for patients recovering health and strength after illness or injury, or receiving long-
term care for chronic conditions, disabilities, or terminal illnesses. “Senior housing” is not defined by Title IV. If an
applicant were to propose age-restricted housing, it would be regulated by the City in the same manner as any
other housing.
Currently, ALFs and CCs are allowed outright, or through an Administrative or Hearing Examiner Conditional Use
Permit in the following zones:
P = Permitted Outright
AD = Administrative Conditional Use Permit
H = Hearing Examiner Conditional Use Permit
Staff concludes that the current zones allowing either an ALF or CC are appropriate. Where a Conditional Use
Permit (issued by the Administrator or Hearing Examiner) may allow a facility, the process and possible conditions
would likely mitigate any real or perceived impacts, or such application may be denied if a site and/or surrounding
area is incompatible with the use.
Because ALFs create dwelling units within the facility the intensity of the development is governed by the density
of applicable zones, in addition to other development regulations (e.g., building coverage, height, parking, etc.).
Bonus density is offered for these facilities, which allows a one-and-a-half (1.5) increase in commercial zones. In
the R-1, R-10, and R-14 zones an absolute maximum density of 18 du/ac is offered. The absolute maximum density
bonus is based on the intensity of other uses allowed in the R-1.
On the other hand, rooms for habitation in CCs are not required to meet the definition of a dwelling unit (cooking
and sanitary facilities must be provided), and the facilities are generally comparable to a non-emergency hospital
for long-term care and rehabilitation. Because CCs are not subject to density regulations, the intensity of the
facilities is governed by general development standards (e.g., building coverage, height, parking, etc.) coupled with
any site constraints.
Background:
This docket request was initiated by the Planning Division.
Appeal Available:
Text amendments of the Development Regulations that are referred to the Planning Commission are a Type VI
process. The appeal available is a judicial appeal to the Growth Management Hearings Board.
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC
Assisted living AD AD P P P P P P P
Convalescent
centers H H H H P AD P P AD AD
K. SERVICES
RESIDENTIAL INDUSTRIAL COMMERCIALUSES:
D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS
AGENDA ITEM #2. e)
h:\ced\planning\title iv\docket\d-125 assisted living\d-125 staff rpt.docx November 4, 2015
#D-125 ASSISTED LIVING
General Description
Staff was directed to review Title IV regulations pertaining to Assisted Living Facilities,
Convalescent Centers, and senior housing; specifically, review of the permissive zones and the
allowed intensity.
Analysis – Permissive Zones
By definition, an Assisted Living Facility (ALF) contains dwelling units and offers round-the-clock
limited aspects of personal care, such as taking medication, bathing, or dressing. Dwelling units
include a full kitchen or kitchenette, a bathroom, and a living area. On the premises, facilities
include: a professional kitchen, common dining room, recreation area(s), activity room, and a
laundry area. Meals may be provided multiple times daily in a common dining area.
In contrast, a Convalescent Center (CC) is licensed by the State for patients recovering health
and strength after illness or injury, or receiving long-term care for chronic conditions,
disabilities, or terminal illnesses. Facilities provide twenty-four (24) hour supervised nursing
care and feature extended treatment that is administered by a skilled nursing staff. Typically,
residents do not live in individual units and the facilities provide personal care, room, board,
laundry service, and organized activities.
“Senior housing” is not defined by Title IV. If an applicant were to propose age-restricted
housing, it would be regulated by the City in the same manner as any other housing. Catering to
a certain demographic group or offering health services would be a voluntary decision of a
proprietor.
Currently, ALFs and CCs are allowed outright, or through an Administrative or Hearing Examiner
Conditional Use Permit in the following zones:
P = Permitted Outright
AD = Administrative Conditional Use Permit
H = Hearing Examiner Conditional Use Permit
Staff concludes that the current zones allowing either an ALF or CC are appropriate. Where a
Conditional Use Permit (issued by the Administrator or Hearing Examiner) may allow a facility,
the process and possible conditions would likely mitigate any real or perceived impacts, or such
application may be denied if a site and/or surrounding area is incompatible with the use.
Analysis – Intensity
Because ALFs create dwelling units within the facility the intensity of the development is
governed by the density of applicable zones, in addition to other development regulations (e.g.,
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC
Assisted living AD AD P P P P P P P
Convalescent
centers H H H H P AD P P AD AD
K. SERVICES
RESIDENTIAL INDUSTRIAL COMMERCIALUSES:
D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS
AGENDA ITEM #2. f)
Page 2 of 3 November 4, 2015
building coverage, height, parking, etc.). Bonus density is offered for these facilities, which
allows a one-and-a-half (1.5) increase. For example, in the COR zone the maximum density is 50
dwelling units per acre (du/ac), but up to 75 du/ac with bonus density. In the R-1, R-10, and R-
14 zones an absolute maximum density of 18 du/ac is offered to ALFs. The absolute maximum
density bonus is based on the intensity of other uses allowed in the R-1.
As a land use, the traffic generated by an ALF is generally lower than a grouping of single-family
homes. Other high intensity land uses in the R-1 include group homes for seven or more, bed
and breakfast houses, and family day care. Many of these uses have similar characteristics of
use to ALFs, such as visitors, employees, and traffic generation. Family day care allows for the
care of 12 or fewer children in a 24-hour period. Group homes (II) are not limited to a specified
number of people and includes staff that provide care. Professional bed and breakfast houses
allow for overnight accommodations for a range of four to ten guest rooms. All of these uses
involve a staff and residents or customers.
Staff applied the maximum number of guest rooms (10) allowed at a professional bed and
breakfast as a base to determine the maximum number of assisted living residential units to
allow in the R-1. It is reasonable to assume that a proprietor of a bed and breakfast would have
two bedrooms for themselves. This base number of 12 was multiplied by the density ratio 1.5
to determine that up to 18 du/ac should be allowed for ALFs in the R-1 zone, which was also
applied to the R-10 and R-14 zones.
On the other hand, rooms for habitation in CCs are not required to meet the definition of a
dwelling unit (cooking and sanitary facilities must be provided), and the facilities are generally
comparable to a non-emergency hospital for long-term care and rehabilitation. Because CCs are
not subject to density regulations, the intensity of the facilities is governed by general
development standards (e.g., building coverage, height, parking, etc.) coupled with any site
constraints.
Summary
Staff considers the zones where ALFs and CCs are allowed outright to be appropriate for such
uses, while sites within zones that permit them conditionally will be determined for
appropriateness through the Conditional Use Permit process (Administrative or Hearing
Examiner). Furthermore, staff believes that the density bonus of 1.5 times base density in
commercial zones, and up to 18 du/ac in the R-1, R-10, and R-14 zones to be appropriate
intensities. Staff does not propose any amendments related to Assisted Living Facilities and
Convalescent Centers.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
N/A
Effect on the City’s capacity to provide adequate public facilities
N/A
AGENDA ITEM #2. f)
Page 3 of 3 November 4, 2015
Effect on the rate of population and employment growth
N/A
Whether Plan objectives are being met as specified or remain valid and desirable
N/A
Effect on general land values or housing costs
N/A
Whether capital improvements or expenditures are being made or completed as expected
N/A
Consistency with GMA, the Plan, and Countywide Planning Policies
N/A
Effect on other considerations
N/A
Staff Recommendation
No amendments to Renton Municipal Code are proposed.
Implementation Requirements
N/A
AGENDA ITEM #2. f)
Docket Item #126 – Administrative Code Interpretations
Summary of proposed changes:
Renton Municipal Code Title IV Development Regulations are proposed to be amended based on recent
administrative interpretations (attached) of unclear or contradictory code.
CI-61 – Title Report for Complete Submittal: CI-61 adds a Title Report to the list of required materials for certain
land use actions. Title Reports provide property information, including property owners and any encumbrances.
CI-62 – Side Yard Abutting Shared Driveways: CI-62 clarifies that a side yard along a street setback is not necessary
or appropriate for shared driveways.
CI-63 – Signs within Shoreline Areas – Special Requirements: Sign Code for signage located within shoreline areas
is not consistent with the Shoreline Master Program, and therefore is proposed to be deleted.
CI-64 – Side Yard Setback Requirements adopted under Ordinance 5724: CI-64 adjusted side yard setbacks
established under interim zoning (R-8 standards were temporarily set to anticipated R-6 standards).
CI-65 – Time Review Period for Minor Alterations: CI-65 determined that applications for “minor alterations” of
existing wireless communication towers, as defined in RMC 4-4-140.E, shall be reviewed within 60-days.
CI-66 – Minimum Dimensions for Wireless Landscaping/Screening: CI-66 clarified that required landscaping to
screen a telecommunications compound shall be 15 feet wide, equal to the height of the compound fence, and
located along the outside perimeter of the fence.
CI-67 – Minimum Front Yard for Alley Accessed Garages: CI-67 corrects the inadvertent omission of reduced front
setbacks for alley-loaded garages that occurred with recent Title IV updates.
CI-68 – Fence Height for Side Yards Along a Street and Rear Yards Abutting a Street: CI-68 clarifies that fences
within a side yard along a street setback may only exceed 48 inches in height with a Special Fence Permit.
CI-69 – Fence Height Requiring Building Permit: CI-69 corrects a reference to the International Building Code by
noting the requirement of a building permit for fences that are seven feet tall instead of six feet.
CI-70 – Allowed Projections into Setbacks - Fences/Retaining Walls: CI-70 corrects a footnote that provides
misleading information about allowed height of fences and retaining walls within setbacks.
CI-71 – Underground Utilities Exemption Process: CI-71 provides an exemption to seeking a variance for
undergrounding utilities if compliance with standards can be shown.
CI-72 – CD Zone Landscaping and Bicycle Parking Requirements: Specifies that parking lot landscaping applies to
existing or proposed surface parking lots, and that bicycle parking is required in the CD zone.
CI-73 – Residential Building Height (RC thru RMF): Specifies that building height is measured from average grade
to the highest portion of the structure, and placing restrictions on wall plate height and the number of stories.
CI-74 – Amendments to Wireless Communication Facility Regulations: CI-74 extended the definition of a Minor
Alteration to existing non-tower facilities, clarified that height restrictions influenced by the airport are applicable,
and created a purposeful redundancy between different RMC Titles regarding utility poles as towers.
CI-75 – Distinguishing Tracts from Lots During Subdivision Review: Certain facilities and/or features are required
to be located within tracts instead of easements; tracts will not contribute to subdivision lot count.
CI-76 – RMF Yard Setbacks: CI-76 clarified a setback scheme based on lot width by replacing it with prescriptive
setbacks in the RMF zone (five feet side yard setback, and 20 feet side yard along a street setback).
CI-77 – WCF Minor Alteration Criteria: CI-77 corrected a scrivener’s error by requiring all Minor Alteration Criteria
be satisfied instead of one or more criterions.
CI-78 – Fee in Lieu of Street Improvements: CI-78 specifies that the fee in-lieu option is available to developers of
infill single family building permits, and reduces the fee in-lieu for sidewalk and curb to more appropriate figures.
Background:
This docket request was initiated by the Planning Division.
Appeal Available:
Text amendments of the Development Regulations that are referred to the Planning Commission are a Type VI
process. The appeal available is a judicial appeal to the Growth Management Hearings Board.
AGENDA ITEM #2. g)
H:\CED\Planning\Title IV\Docket\D-126 Administrative Code Interpretations\D-126 Staff Rpt..docx November 4, 2015
D# 126 ADMINISTRATIVE CODE INTERPRETATIONS
General Description
Renton Municipal Code Title IV Development Regulations are proposed to be amended based
on recent administrative interpretations (attached) of unclear or contradictory code. These
administrative decisions have already become effective. This report to the Planning
Commission is part of the process by which the print version of the code is to be amended
based on such decisions. Municipal code section 4-1-080 provides guidance for Administrative
Interpretations as it states:
RMC 4-1-080.A.1.a: The Community and Economic Development Administrator, or
designee, is hereby authorized to make interpretations regarding the implementation of
unclear or contradictory regulations contained in this Title. Any interpretation of the
Renton Title IV Development Regulations shall be made in accordance with the intent or
purpose statement of the specific regulation and the Comprehensive Plan. Life, safety
and public health regulations are assumed to prevail over other regulations.
Interpretations are needed where there are unclear or contradictory regulations. Examples
include mistakenly placed text, sections of code that lack predictability for users, and where
certain situations were not evaluated in updating Title IV. Each decision has a public appeal
period and is supplied with a background, justification, decision, and recommended code
amendment. For more information about the process or each determination, go to:
• Background and decision: http://rentonwa.gov/business/default.aspx?id=24686
• Process: http://rentonwa.gov/business/default.aspx?id=24684
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
None
Effect on the City’s capacity to provide adequate public facilities
None
Effect on the rate of population and employment growth
None
Whether Plan objectives are being met as specified or remain valid and desirable
Plan objectives are being met as specified and remain valid and desirable.
Effect on general land values or housing costs
None
AGENDA ITEM #2. h)
#D-126 Page 2 of 4 November 4, 2015
Whether capital improvements or expenditures are being made or completed as expected
N/A
Consistency with GMA, the Plan, and Countywide Planning Policies
Determinations are based on proposed development standards that have been previously
reviewed in light of these plans and policies. Code Interpretations are consistent with these
plans.
Effect on critical areas and natural resource lands
None
Effect on other considerations
None
Staff Recommendation
Staff recommends codifying all code amendments as written within Administrative Code
Interpretations CI-61 through CI-78. These Code Interpretations are abbreviated below.
• CI-61 – Title Report for Complete Submittal: CI-61 adds a Title Report to the list of
required materials for certain land use actions. Title Reports provide critical information
regarding property, including property owners and any encumbrances. It is important
to ensure all property owners consent to a land use application and that the proposed
use or development does not conflict with any encumbrances, such as easements.
Therefore, a Title Report is a necessary submittal requirement for staff to conduct a
complete review of certain land use applications.
• CI-62 – Side Yard Abutting Shared Driveways: CI-62 clarifies that a side yard along a
street setback is not necessary or appropriate for shared driveways. These setbacks are
intended for corner lots and are usually equal to the front setback. Requiring a
substantial setback for houses that front a public street and a shared driveway is
unnecessary.
• CI-63 – Signs within Shoreline Areas – Special Requirements: Currently the City’s
adopted sign regulations contain special requirements for signs located within shoreline
areas. The language adopted within the Sign Code for signage located within shoreline
areas is not consistent with the language adopted under the City’s current Shoreline
Master Program, and therefore is proposed to be deleted.
• CI-64 – Side Yard Setback Requirements adopted under Ordinance 5724: CI-64
adjusted side yard setbacks established under interim zoning (R-8 standards were
temporarily set to anticipated R-6 standards). Now that interim zoning has been
repealed, this interpretation is rescinded.
• CI-65 – Time Review Period for Minor Alterations: CI-65 determined that applications
for “minor alterations” of existing wireless communication towers, as defined in RMC 4-
AGENDA ITEM #2. h)
#D-126 Page 3 of 4 November 4, 2015
4-140.E, shall be reviewed within 60-days, including review to determine whether an
application is complete.
• CI-66 – Minimum Dimensions for Wireless Landscaping/Screening: CI-66 clarified that
required landscaping to screen a telecommunications compound shall be 15 feet wide,
equal to the height of the compound fence, and located along the outside perimeter of
the fence.
• CI-67 – Minimum Front Yard for Alley Accessed Garages: CI-67 corrects the inadvertent
omission of reduced front setbacks for alley-loaded garages that occurred during
extensive Title IV updates in conjunction with the Comprehensive Plan update.
• CI-68 – Fence Height for Side Yards Along a Street and Rear Yards Abutting a Street: CI-
68 clarifies that fences within a side yard along a street setback may only exceed 48
inches in height upon approval of a Special Fence Permit.
• CI-69 – Fence Height Requiring Building Permit: CI-69 corrects a reference to the
International Building Code by noting the requirement of a building permit for fences
that are seven feet tall instead of six feet.
• CI-70 – Allowed Projections into Setbacks - Fences/Retaining Walls: CI-70 corrects a
footnote that provides misleading information about allowed height of fences and
retaining walls within setbacks. The footnote was corrected to direct readers to the
Fences/Retaining Wall regulations instead of attempting to summarize standards.
• CI-71 – Underground Utilities Exemption Process: CI-71 provides an exemption to
seeking a variance for undergrounding utilities if compliance with standards can be
shown.
• CI-72 – CD Zone Landscaping and Bicycle Parking Requirements: Specifies that parking
lot landscaping applies to existing or proposed surface parking lots, and that bicycle
parking is still required if off-street vehicular parking is not required.
• CI-73 – Residential Building Height (RC thru RMF): Corrects conflicting standards by
specifying that building height is measured from average grade to the highest portion of
the structure, and placing restrictions on wall plate height and the number of stories.
• CI-74 – Amendments to Wireless Communication Facility Regulations: CI-74 extended
the definition of a Minor Alteration to existing non-tower facilities, clarified that height
restrictions influenced by the airport are applicable, and created a purposeful
redundancy between different RMC Titles regarding utility poles as towers.
• CI-75 – Distinguishing Tracts from Lots During Subdivision Review: Recent docket work
resulted in requiring certain facilities and/or features to be located within tracts as
opposed to easements because of the added legal protection of a distinct property.
AGENDA ITEM #2. h)
#D-126 Page 4 of 4 November 4, 2015
Such facilities/features include protected trees, native growth protection, stormwater
detention facilities, open space, and private access. Prior to the recent docket work
these areas would have been required to be within easements, and therefore these
required tracts should not count towards the lot count of proposed subdivisions.
• CI-76 – RMF Yard Setbacks: CI-76 clarified a setback scheme based on lot width by
replacing it with prescriptive setbacks in the RMF zone (five feet side yard setback, and
20 feet side yard along a street setback).
• CI-77 – WCF Minor Alteration Criteria: CI-77 corrected a scrivener’s error by requiring
all Minor Alteration Criteria be satisfied instead of one or more criterion.
• CI-78 – Fee in Lieu of Street Improvements: CI-78 specifies that the fee in-lieu option is
available to developers of infill single family building permits, and reduces the fee in-lieu
for sidewalk and curb to more appropriate figures.
Implementation Requirements
Staff Recommendation
Staff recommends amendments to Renton Municipal Code as proposed within the cited
Administrative Code Interpretations.
Implementation Requirements
Although these interpretations are already effective, the Planning Division is bringing these
decisions to the Planning Commission as part of a more extensive public process to provide
greater transparency where Title IV Development Regulations have been clarified and/or
amended. Codify Administrative Code Interpretations by adopting an ordinance amending the
pertinent sections of RMC as prepared within each Administrative Code Interpretation will
codify.
AGENDA ITEM #2. h)
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